HomeMy WebLinkAboutItem 2B - PCSR complete packet TTM 39025 1-22-25
Planning Commission Staff Report
DATE: January 22, 2025 Public Hearing
SUBJECT: AN APPLICATION BY SUNCAL, DBA SERENA 386, LLC, OWNER, FOR
A PROPOSED TENTATIVE TRACT MAP (TTM 39025) TO SUBDIVIDE A
156.18-ACRE PARCEL INTO SEVEN (7) LARGE PARCELS AND A
REMAINDER LOT (“LOT T”); LOCATED EAST OF NORTH SUNRISE
WAY, NORTH OF EAST VERONA ROAD, AND SOUTHWEST OF THE
WHITEWATER RIVER FLOODPLAIN WITHIN SECTION 1 AND
SECTION 36 (CASE STM-2024-0006) (RELATED CASES 5.1327 / PDD
366 / TTM 36691 / DA-2024-0002), APN’S 501-190-002, 501-190-011,
669-480-027, 669-590-066. (KL).
FROM: Department of Planning Services
SUMMARY
On August 12, 2024, Suncal, dba Serena 386, LLC purchased the roughly 156.18-acres
of land associated with the Serena Park project from PS Country Club, LLC1. As a
condition of the purchase, the Development Agreement (“DA”) previously established
between the City and PS Country Club, LLC was amended and adopted by and
between the City and Serena 386, LLC.
This tentative tract map is necessary to fulfill the phasing requirement of the
Development Agreement.
The purpose of this map is to allow the Serena Park project to be subdivided into seven
parcels that are to be sold to individual “merchant builders” who will, in turn complete
the construction of their portion of the overall Serena Park project as defined in Tract
Map 36691, PD 366 and all related conditions of those respective entitlement approvals.
This development phasing approach is the same as that which was implemented for the
Escena and Miralon developments; both of which have been subdivided, sold and built
by individual “merchant builder” developers.
The conditions and standards for Tentative tract map 36691, Planned Development
District #366, and all other project entitlements approved by City Council on September
1 For clarification, 156.18 acres reflects the total acreage of land owned by Serena 386 LLC, including Lot
“T” which is approximately 25 acres in the Whitewater River flood plain. Subtracting Lot “T” results in the
actual tract map acreage of 131.12 acres.
Planning Commission Staff Report
Case STM-2024-0006: TTM 39025 7-Lot Map for Serena Park January 22, 2025
Page 2 of 9
6, 2016 will remain in effect with the approval of this seven -lot tentative tract map. Map
36691 and PD 366 comprising of 386 dwelling units, roads and other infrastructure, will
remain in effect with the approval of this seven -lot tentative tract map and Map 36691
will become the “phasing map” which outlines the development obligations (number of
units, roads, infrastructure, conditions, etc.) that e ach merchant builder / developer
accepts with purchase of one or more of the seven lots created by this map 39025.
RECOMMENDATION:
1. Open the public hearing and receive testimony.
2. Close the public hearing, adopt the CEQA determination as outlined in this staff
report and recommend approval of Tentative Tract Map 39025 by the City
Council subject to the Conditions of Approval in Exhibit “A”.
ISSUES:
Suncal 386, LLC cannot proceed with the phasing and selling of portions of the Serena
Park project to merchant builders as outlined in Exhibit “2” of the Development Agreement
(“DA”) until this tentative tract map (TTM 39025) is finalized.
BACKGROUND:
Previous Approvals. On September 7, 2016, the City Council approved several
discretionary entitlements associated with the redevelopment of the roughly 131 -acre2
former Palm Springs Country Club golf course, including approving a change in the
General Plan Land Use designation from open space to low density residential
development. The project was approved with up to 92 attached single -family units and
294 detached single-family units (386 total dwelling units). The project is named “Serena
Park”
In approving the Serena Park project, the Council specifically adopted the following:
• Resolution No. 24082, certifying an Environmental Impact Report for the Serena
Park project;
• Resolution No. 24083, approving a General Plan Amendment to change land use
designation from "Open Space - Parks/Recreation" to "Very Low Density
Residential";
• Resolution No. 24084, approving a Major Architectural Application (Case
5.1327MAJ / PDD-366);
• Resolution No. 24085 approving Tentative Tract Map 36691; and
• Ordinance No. 1898 approving Planned Development District (PD-366) in lieu of
a change of zone.
2 Of the 131.12 acres that comprise the project, roughly 126 acres comprised the former golf course.
Planning Commission Staff Report
Case STM-2024-0006: TTM 39025 7-Lot Map for Serena Park January 22, 2025
Page 3 of 9
Development Agreement. On October 14, 2021 the City Council approved Ordinance
2051 amending the Development Agreement (“DA) between the City and PS Country
Club, LLC, the previous owner of the Serena Park project. The Effective Date of that DA
was October 17, 2018.
In order to effectuate sale of the project from PS Country Club LLC to Suncal, DBA
Serena 386, LLC the City Council approved Ordinance 2097 at a noticed public hearing
on July 9, 2024. This ordinance authorized the City Manager to execute an amendment
to the DA that, among other things, approved the assignment of the agreement from PS
Country Club LLC to Serena 386, LLC. On August 12, 2024, the amended agreement
was executed and recorded with the County along with the sale of the land to Serena
386,LLC.
Relationship between proposed Tentative Tract Map 39025 and approved TTM 36691.
As explained in the summary, the seven-lot tract map TTM 39025 divides the 131.12-
acres associated with the Serena Park tentative tract map TTM 36691 into seven large
parcels to allow Serena 386, LLC to sell off portions of the project to different “merchant
builder” developers who in turn will develop the actual homes, streets, and related
infrastructure. TTM36691 henceforth is referred to as “the Phasing Map” (see attached)
and identifies the seven parcels or phases as shown on the following exhibits:
BELOW LEFT: PHASES 1 THROUGH 5 (“SOUTH PART”), BELOW RIGHT: PHASES 6 AND 7 (“NORTH PART”)
The seven development phases of previously approved map 36691 correlate to the seven
parcels in proposed TTM 39025. The acreage and number of dwellings in each phase
are shown in the following table:
Planning Commission Staff Report
Case STM-2024-0006: TTM 39025 7-Lot Map for Serena Park January 22, 2025
Page 4 of 9
Tract No. phases
in TTM 36691:
Equivalent parcels in
proposed TTM 39025
Area (acres) No. of Units:
36691-1 Parcel 1 24.16 51
36691-2 Parcel 2 9.52 29
36691-3 Parcel 3 24.46 81
36691-4 Parcel 4 26.39 82
36691-5 Parcel 5 12.71 31
36691-6 Parcel 6 14.66 20
36691 Parcel 7 19.22 92
Total: 131.12 386
Details of Application Request
Site Area
Net Area 131.12 Acres
Most Recent Ownership
August 12, 2024 Suncal DBA Serena 386, LLC
Field Check
October 9, 2024 Staff visited site to observe existing conditions of the property.
Notification
1-11-25 Notice of Public Hearing of the Planning Commission was sent to all
property owners within 500 feet of subject site pursuant with PSZC 94.09.00
Neighborhood Notification
1-11-25 Agenda and notice of the public hearing was sent via e mail to
Neighborhood Organizations within a 1-mile radius of the project site.
Table 2: Surrounding Land Uses, General Plan and Zoning Designations:
Surrounding
Property
Existing General Plan
Designations
Existing Land Use Existing Zoning
Designations
Subject
Property
Very Low Density
Residential “VLDR”
Vacant (former golf course) PD-366
North VLDR Single Family Residential PD
South VLDR Single Family Residential R-1-C
East Open Space –
Watercourse “OS-W”
Open Space (Whitewater
River floodplain)
W (Watercourse)
Center of
north portion
of site
Medium Density
Residential “MDR”
Residential Mobile Home
Park
RMHP
Center of
south portion
of site
MDR Single & Multi-family
Residential
RGA-8 (Resid.
Garden Apts
8du/ac max)
West VLDR Single Family Residential R-1-C / PD
Planning Commission Staff Report
Case STM-2024-0006: TTM 39025 7-Lot Map for Serena Park January 22, 2025
Page 5 of 9
BELOW: TTM 36691 - SHOWING THE AREA ENCOMPASSING THE 386-UNIT SERENA PARK PROJECT
WHICH IS THE SAME AREA THAT COMPRISES THE PROPOSED 7-LOT TENTATIVE TRACT MAP
ANALYSIS and FINDINGS:
In considering a proposed tentative tract map, the Planning Commission and City
Council must consider the map and make affirmative findings pursuant to Municipal
Code Section 9.60 (“General Provisions”) and Section 66474 of the State of California
Subdivision Map Act as follows:
PSMC 9.60.020 – Consistency with the General Plan and any Specific Plans:
To be approved, any map of a proposed subdivision and the provisions for
its design and improvement must be found by the planning commission to
be consistent with the approved general plan, standard plans and specific
plans of the city as may be applicable from time to time.
The subject property is currently Very Low Density Residential (“VLDR”). This land use
designation allows 2.1 – 4 dwelling units per acre. Development in this land use
designation typically is comprised of single-family dwellings. As noted above Serena
Park will be developed with both attached and detached single -family dwellings. There
Planning Commission Staff Report
Case STM-2024-0006: TTM 39025 7-Lot Map for Serena Park January 22, 2025
Page 6 of 9
are no Specific Plans associated with this land area. Thus, the proposed subdivision is
consistent with the General Plan designation in terms of proposed use and density.
Consistency with Access:
Pursuant to Section 9.60.020 and 9.64.020 of the Municipal Code, every
subdivider is required to dedicate a portion of the subdivision fo r the
purpose of access.
In this case, the primary access into the tract will be from the existing public rights of
way at San Rafael Drive, Whitewater Club Drive. Conditions of approval are proposed
requiring the dedication of land for the purpose of access. As conditioned, t he proposed
map is consistent with this finding.
Required Findings for a Tentative Parcel Map
Findings are required for the proposed subdivision pursuant to Section 66474 of the
California Subdivision Map Act. Staff evaluated the proposed map relative to the
findings in Section 66474 as follows:
a. The proposed map is consistent with the applicable general and specific
plans;
As noted in the finding above for PSMC 9.60.020, the project is consistent with the
General Plan. The proposed 7-lot map does not change the density, design or other
characteristics of the underlying PD and Tentative Tract Map 36691. There are no
Specific Plans associated with this area of the city. This Tentative Tract Map 39025
merely further subdivides the land to allow development and phasing of the site
consistent with the Development Agreement and this finding can be affirmatively met.
b. That the design or improvements of the proposed subdivision are consistent
with the General Plan.
The proposed Tract Map does not propose design or improvements. The previously
approved underlying Map 36691 and PD-366 contain the proposed design and
improvements for the project.
The proposed 7-lot tentative tract map is comprised of two (2) lots over the northerly
portion of the project area and five (5) lots over the southerly portion. This Tentative
Tract Map 39025 merely further subdivides the land to allow development of the site
consistent with the existing entitlement standards and the phasing requirements of the
Development Agreement. The configuration of the site plan as defined in TTM 36691
and the other land use entitlements, and the underlying conditions of approval
associated with that map and those entitlements will be carried over to this proposed
map. The project is therefore consistent with the zoning of the area that comprises the
proposed map.
Planning Commission Staff Report
Case STM-2024-0006: TTM 39025 7-Lot Map for Serena Park January 22, 2025
Page 7 of 9
c. The site is physically suitable for the type of development.
The proposed Tentative Tract Map 39025 is proposed to subdivide the overall Serena
Park project into seven parcels to allow development phasing pursuant to the
Development Agreement. The configuration of the site plan is as defined in the
previously approved TTM 36691 and other related land use entitlements and the
underlying conditions of approval associated with that map will be carried over to this
proposed map. The project is therefore consistent with this finding.
d. The site is physically suitable for the proposed density of development.
The purpose of the proposed map 39025 is to subdivide the overall Serena Park project
to allow development phasing pursuant to the Development Agreement. It does not
affect the density of the proposed development which was established by the previous
entitlements associated with the Serena Park project. This finding can be affirmatively
met.
e. The design of the subdivision will not cause substantial environmental
damage or injure fish, wildlife or their habitat.
As noted above, map 39025 does not change any of the characteristics or design of the
proposed Serena Park Project as defined through the previously entitlements for the
project and as evaluated and certified by the City pursuant to CEQA. The proposed
map does not change any of the environmental circumstances of the project, therefore,
will not cause substantial environmental damage or injure fish, wildlife or their habitat
and thus this finding can be affirmatively met.
f. The design of the subdivision will not cause serious public health problems.
As noted above, the proposed map 39025, does not propose any change to the design
of the subdivision that was already approved through the previously approved map
36691, Case 5.1327 PD-366 / CZ / GPA / MAJ and as certified in the EIR. The
proposed map does not change the environmental circumstances of the project, it
merely subdivides the overall Serena Park project for purposes of phasing pursuant to
the Development Agreement and therefore this finding can be affirmatively met.
g. The design of the subdivision or the type of improvements will not conflict with
easements acquired by the public at large, for access through, or use of,
property within the proposed subdivision.
The coordination and establishment of easements and access through the property
were established and approved through the previously approved entitlements for the
Serena Park project. This map 39025 does not alter or change the design or any of the
characteristics of the project or required easements; it is merely a map to subdivide the
Planning Commission Staff Report
Case STM-2024-0006: TTM 39025 7-Lot Map for Serena Park January 22, 2025
Page 8 of 9
project into seven parcels for purposes of meeting the phasing requirements of the
Development Agreement. This finding can be affirmatively met.
Conclusion: The proposed Tentative Tract Map 39025 meets the findings of the Palm
Springs Zoning Code and the State of California Subdivision Map Act necessary for
approval. A draft resolution and conditions are attached for the Planning Commission’s
consideration.
ENVIRONMENTAL DETERMINATION:
On September 7, 2016, the City Council adopted Resolution No. 24082, certifying the
Environmental Impact Report (EIR) for the land use entitlements for the Serena Park
project, as required by the California Environmental Quality Act (CEQA). The EIR is the
controlling environmental document for the overall project. This proposed Seven-lot
Tentative Tract Map 39025 merely further subdivides the land to allow development of
the site consistent with these standards. The preparation of further environmental
documentation is not necessary because none of the circumstances triggering further
environmental review have occurred since the adoption of the EIR:
(i) There are no substantial changes in the project requiring major revisions of
the EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
(ii) There are no substantial changes with respect to the circumstances under
which the project is being undertaken which will require major revisions of the
EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified effects; and
(iii) There is no new information of substantial importance, which was not known
and could not have been known with the exercise of reasonable diligence at
the time the EIR was certified showing that:
(a) The project will have one or more significant effects not discussed in
the EIR;
(b) Significant effects previously examined will be substantially more
severe than shown in the EIR;
(c) Mitigation measures previously found not feasible would in fact be
feasible, and would substantially reduce one or more significant effects
of the project, but the mitigation measures have not been adopted; or
(d) Mitigation measures considerably different from those analyzed in the
EIR would substantially reduce one or more significant effects on the
environment, but the mitigation measures have not been adopted.
Accordingly, no further environmental review is required, pursuant to § 15162 of the
California Environmental Quality Act.
Planning Commission Staff Report
Case STM-2024-0006: TTM 39025 7-Lot Map for Serena Park January 22, 2025
Page 9 of 9
NOTIFICATION:
A public hearing notice was published in the Desert Sun and was mailed to all property
owners within 500 feet radius of the subject property/adjacent property owners as well
as relevant neighborhood organizations in accordance with PSZC 94.09.00 (“Public
Hearing Procedure”). As of the writing of this report, staff has received no public
comments on the proposed seven-lot tentative tract map.
Principal City Planner: Ken Lyon, RA
Director of Planning Services: Christopher Hadwin
Attachments:
1. Vicinity Map
2. Draft Resolution and Conditions of Approval
3. TTM 39025 application materials comprised of:
o Justification Letter
o Public Integrity Disclosure form
o Serena Park TTM 36691 – Phasing Map
o Tentative Tract Map 39025
o Topographic Survey
ATTACHMENT 1
Vicinity Map
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
Case STM-2024-0006 (TTM 39025)
Serena Park
ATTACHMENT 2
Draft Resolution &
Conditions of Approval
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THE CITY
COUNCIL APPROVE A SEVEN-LOT TENTATIVE TRACT MAP
(TTM 39025) TO SUBDIVIDE 156.18-ACRES THAT COMPRISE
THE SERENA PARK PROJECT INTO SEVEN (7) LARGE
PARCELS AND A REMAINDER LOT (“T”), LOCATED EAST OF
SUNRISE WAY, NORTH OF VERONA ROAD, AND SOUTHWEST
OF THE WHITEWATER RIVER FLOODPLAIN WITHIN SECTION 1
AND SECTION 36 (CASE STM-2024-0006), (RELATED CASES
5.1327 / PDD 366 / TTM 36691 / DA 2024 -0002), APN’S 501-190-
002, 501-190-011, 669-580-027, 669,590-066). (KL)
WHEREAS; Palm Springs Country Club, LLC (“Applicant”) submitted development
applications, including a General Plan Amendment, Planned Development District in lieu
of Zone Change, Tentative Tract Map and Major Architectural Application (Case Nos.
Case 5.1327 PD-366 GPA / ZC / MAJ / DA / TTM 36691 ), for the Serena Park project –
a request to convert a defunct golf course (open space) to 429 residential dwellings, public
and private streets and private and public open space over 126-acres located within
Section 1, Township 4, Range 4 and Section 36, Township 3, Range 4 ; and
WHEREAS; The proposed project associated with the above applications is considered
a “project” pursuant to the terms of the California Environmental Quality Act (“CEQA”);
and
WHEREAS; On December 23, 2014, the City issued a Notice of Preparation (NOP) and
Initial Study on the project indicating that a draft Environmental Impact Report (DEIR)
would be prepared on the proposal. Under State Clearinghouse No. 2014121075, the
NOP was circulated to responsible agencies and interested groups and individuals for
review and comment. A copy of the Notice of Preparation and comments thereon are
included in Appendix B of the Draft EIR. The NOP comment period ran from December
23, 2014 to January 21, 2015; and
WHEREAS; On January 8, 2015 a public Scoping Meeting was held to receive comments
on preparation of the DEIR; and
WHEREAS; A Draft Environmental Impact Report (DEIR) was prepared to analyze and
evaluate the potentially significant and significant adverse environmental impacts that
could result from approval of the Project; and
WHEREAS, On June 29, 2015, the DEIR was released and circulated for public review
under State Clearinghouse No. 2014121075, with the 45-day comment period ending on
August 12, 2015; and
Planning Commission Resolution No. _____ January 22, 2025
Case STM-2024-0006 (TTM 39025 / 5.1327 PD-366 / GPA / CZ / MAJ / TTM 36691
Page 2 of 8
WHEREAS; The City received written comments on the DEIR and prepared responses
that describe the disposition of significant environmental issues raised by the comments,
and made changes to the DEIR. The comments, responses to comments, changes to the
DEIR and additional information were published in a Final Environmental Impact Report
(FEIR) dated October 2015. The DEIR, the FEIR, and all the appendices comprise the
“EIR” referenced in these findings and this Resolution; and
WHEREAS; A notice of public hearing of the Planning Commission of the City of Palm
Springs to consider the Project, including Case Nos. Case 5.1327 PD-366 GPA / ZC /
MAJ / DA / TTM 36691, was given in accordance with applicable law for the meeting of
November 12, 2015; and
WHEREAS; On November 12, 2015, the Planning Commission continued the project,
without holding a public hearing to an adjourned meeting on November 18, 2015; and
WHEREAS; On November 18, 2015, a public hearing on the application for the project
was held by the Planning Commission in accordance with applicable law; and at this
meeting, the Planning Commission continued the item for further review at a study
session; and
WHEREAS; On January 27, 2016, February 10, 2016 and March 14, 2016, the Planning
Commission held study sessions on the project to review it in further detail; and
WHEREAS, A notice of public hearing of the Planning Commission of the City of Palm
Springs to consider the Project, including Case 5.1327 PD-366 GPA / ZC / MAJ / DA /
TTM 36691, was given in accordance with applicable law for the meeting of April 13,
2016.
WHEREAS, On April 13, 2016, the Planning Commission held a public hearing on the
project in accordance with applicable law. Upon reviewing and considering all evidence
presented the Planning Commission voted 5-1-1 (Hirschbein opposed, Donenfeld absent)
to approve Resolution 6856 recommending that the City Council certify the EIR, make all
required findings and statements of overriding considerations, and adopt all mitigation
measures related to the EIR; and approve Case 5.1327 PD-366 / GPA / ZC / MAJ / DA /
TTM 36691; and
WHEREAS, On August 3, 2016, the City Council held a public hearing on the Project in
accordance with applicable law. After taking testimony, the City Council voted to continue
the item to the meeting of September 7, 2016; and
WHEREAS, At the meeting of September 7, 2016, the City Council carefully reviewed
and considered the information contained in the EIR, all of the evidence presented in
connection with the project including, but not limited to, staff reports on all aspects of the
Project, and all written and oral testimony presented, and found the EIR to be in
compliance with CEQA and found that any significant environmental impacts outlined in
the report will be adequately mitigated or that there are overriding consideratio ns that
Planning Commission Resolution No. _____ January 22, 2025
Case STM-2024-0006 (TTM 39025 / 5.1327 PD-366 / GPA / CZ / MAJ / TTM 36691
Page 3 of 8
render such impacts acceptable; and
WHEREAS, A mitigation monitoring program prepared for the EIR pursuant to CEQA has
been incorporated into the Project whereby environmental impacts will be mitigated to the
extent feasible; and
WHEREAS, the certification of the Draft EIR and approval of the Mitigation Monitoring
Plan and the statement of Overriding Considerations was found to be consistent with the
provision of CEQA; and;
WHEREAS, at said meeting the City Council voted 5-0 to certify the EIR and adopted the
Mitigation Monitoring Plan for the project by adoption of Resolution 24082, subject to
conditions of approval in Exhibit “A”; and
WHEREAS at said meeting the City Council also voted 5-0 to adopt Resolution 24083,
approving a General Plan Amendment (“GPA”) to change the land use designation for
the land from OS-P/R (Open Space – Parks / Recreation) to VLDR (Very Low Density
Residential) for Case 5.1327 PD-366 GPA / ZC / MAJ / DA / TTM 36691, subject to
conditions of approval in Exhibit “A”; and
WHEREAS, at said meeting the City Council also voted 5-0 to adopt Resolution 24084,
approving the Major Architectural Application for the project comprised of a 386 -unit
residential development, subject to conditions of approval in Exhibit “A”; and
WHEREAS, at said meeting the City Council also voted 5-0 to adopt Resolution 24085,
approving Tentative Tract Map #36691 for the subdivision of the 156.18 -acres into 386
residential lots, public and private streets, a park, preserved open space and private open
space; and
WHEREAS, at said meeting the City Council considered and passed on first reading by
a vote of 5-0, Ordinance 1898, approving Planned Development District (“PDD”) 366 in
lieu of a change of zone; and
WHEREAS, on September 21, 2016, the City Council adopted on second reading
Ordinance 1898 approving PDD 366 in lieu of a change of zone; and
WHEREAS, on July 19, 2017, the City Council held a public hearing in accordance with
applicable law and at said meeting considered on first reading the Development
Agreement associated with the project and adopted by a vote of 4-1 (Foat recused) at an
adjourned regular and special meeting held on July 26,2017 to adopt Ordinance 1931
approving the said development agreement; and
WHEREAS, on July 26, 2017, the City Council held a public hearing in accordance with
applicable law and adopted Ordinance #1931 approving a Development Agreement and
its concomitant Transfer of Density Agreement. The Ordinance became effective on
August 25, 2017, and
Planning Commission Resolution No. _____ January 22, 2025
Case STM-2024-0006 (TTM 39025 / 5.1327 PD-366 / GPA / CZ / MAJ / TTM 36691
Page 4 of 8
WHEREAS, in 2018, Palm Springs Country Club, LLC, (applicant) filed a request for a
one-year extension of time on the entitlements associated with the Serena Park project
pursuant to Zoning Code Section 94.12.00; and
WHEREAS, a notice of a public hearing of the Planning Commission of the City of Palm
Springs, California was given in accordance with applicable law to consider the Extension
of Time and on September 26, 2018 the Planning Commission voted to recommend
approval of the 12-month time extension, and
WHEREAS a notice of a public hearing of the City Council of the City of Palm Springs
California was given in accordance with applicable law and on October 18, 2018, the City
Council approved the time extension via City Council Resolution 24501, and
WHEREAS on March 14, 2019 the Development Agreement which was approved under
Ordinance 1931 was recorded with the County of Riverside, California, and
WHEREAS, on October 14, 2021, the City Council, at a public hearing that was noticed
in accordance with applicable law adopted Ordinance 2051 amending the Development
Agreement, and
WHEREAS, on May 6, 2024 the amendment to the Development Agreement that was
adopted under Ordinance 2051 was recorded with the County of Riverside, California.
The effective date of this amended Development Agreement is October 17, 2018, and
WHEREAS, on July 9, 2024, the City Council, at a public hearing that was noticed in
accordance with applicable law, adopted Ordinance 2097 approving a First Amendment
to the First Amended and Restated Development Agreement, and
WHEREAS, on August 12, 2024 the Development Agreement that was adopted under
Ordinance 2097 was recorded by the County of Riverside, California, and
WHEREAS, on August 19, 2024, the City received an application (Case STM-2024-0006)
for a Tentative Tract Map (TTM 39025) to subdivide the 156.18 -acres that comprise the
Serena Park project into seven (7) large parcels and a remainder lot for the purposes of
compliance with the phasing schedule outlined in the Development Agreement and to
allow portions of the Serena Park project to be sold to individual “merchant builders” /
developers each which will be required to build out their respec tive portion of the Serena
Park project in accordance with the Development Agreement and all previously approved
entitlements for the project, including the 386 lots, roads, park, open space and other
improvements described in the aforementioned entitlements, and
WHEREAS, on January 22, 2025, at a public hearing that was noticed in accordance with
applicable law the Planning Commission considered Case STM-2024-0006, (TTM 39025)
and at said hearing, the Planning Commission carefully reviewed and considered all of
the evidence presented in connection with the meeting on the project, including but not
Planning Commission Resolution No. _____ January 22, 2025
Case STM-2024-0006 (TTM 39025 / 5.1327 PD-366 / GPA / CZ / MAJ / TTM 36691
Page 5 of 8
limited to the staff report, DEIR, FEIR, all related previously approved entitlements, the
Development Agreement and all written and oral testimony presented.
THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA
HEREBY FINDS AND DETERMINES AS FOLLOWS:
SECTION 1: That the recitals listed above are a true and accurate description of the facts
associated with this case.
SECTION 2: Environmental Determination Pursuant to CEQA.
The EIR for the Project is an adequate assessment of the potential adverse impacts of
the proposed project under the guidelines of the California Environmental Quality Act
(CEQA). The EIR has been prepared, published, circulated and reviewed in accordance
with CEQA, the State CEQA Guidelines and the provision of the City of Palm Springs.
With the exception of cumulative Air Quality and Greenhouse Gas Emissions, which the
EIR identifies as unavoidable significant impacts, t he mitigation measures outlined in the
Mitigation Monitoring & Report Program are sufficient and adequate to reduce potentially
significant impacts to less than significant levels. The Planning Commission hereby
recommends the City Council certify the EIR, make all required findings and statements
of overriding considerations, and adopt all mitigation measures from the EIR.
SECTION 3: Findings of Consistency: Zoning Code Section 9.60 (General Provisions).
The Planning Commission hereby finds that Tentative Tract Map 39025 is consistent with
Zoning Code Section 9.60 as follows:
PSMC 9.60.020 – Consistency with the General Plan and any Specific Plans:
To be approved, any map of a proposed subdivision and the provisions for
its design and improvement must be found by the planning commission to
be consistent with the approved general plan, standard plans and specific
plans of the city as may be applicable from time to time.
The subject property is currently Very Low Density Residential (“VLDR”). This land use
designation allows 2.1 – 4 dwelling units per acre. Development in this land use
designation typically is comprised of single-family dwellings. As noted above Serena Park
will be developed with both attached and detached single-family dwellings. There are no
Specific Plans associated with this land area. Thus, the proposed subdivision is
consistent with the General Plan designation in terms of proposed use and density.
Consistency with Access:
Pursuant to Section 9.60.020 and 9.64.020 of the Municipal Code, every
subdivider is required to dedicate a portion of the subdivision for the
purpose of access.
Planning Commission Resolution No. _____ January 22, 2025
Case STM-2024-0006 (TTM 39025 / 5.1327 PD-366 / GPA / CZ / MAJ / TTM 36691
Page 6 of 8
In this case, the primary access into the tract will be from the existing public rights of way
at San Rafael Drive and Whitewater Club Drive. Conditions of approval are proposed
requiring the dedication of land for the purpose of access. As conditioned, the proposed
map is consistent with this finding.
SECTION 4: Findings of Consistency with the State Subdivision Map Act..
The Planning Commission hereby finds that Tentative Tract Map 39025 complies with the
provisions of the State of California Subdivision Map Act Section 66474 as follows:
a. The proposed map is consistent with the applicable general and specific
plans;
As noted in the finding above for PSMC 9.60.020, the project is consistent with the
General Plan. The proposed 7-lot map does not change the density, design or other
characteristics of the underlying PD and Tentative Tract Map 36691. There are no
Specific Plans associated with this area of the city. This Tentative Tract Map 39025
merely further subdivides the land to allow development and phasing of the site consistent
with the Development Agreement and this finding can be affirmatively met.
b. That the design or improvements of the proposed subdivision are consistent
with the General Plan.
The proposed Tract Map does not propose design or improvements. The previously
approved underlying Map 36691 and PD-366 contain the proposed design and
improvements for the project.
The proposed 7-lot tentative tract map is comprised of two (2) lots over the northerly
portion of the project area and five (5) lots over the southerly portion. This Tentative Tract
Map 39025 merely further subdivides the land to allow development of the site consistent
with the existing entitlement standards and the phasing requirements of the Development
Agreement. The configuration of the site plan as defined in TTM 36691 and the other
land use entitlements, and the underlying conditions of approval associated with that map
and those entitlements will be carried over to this proposed map. The project is therefore
consistent with the zoning of the area that comprises the proposed map.
c. The site is physically suitable for the type of development.
The proposed Tentative Tract Map 39025 is proposed to subdivide the overall Serena
Park project into seven parcels to allow development phasing pursuant to the
Development Agreement. The configuration of the site plan is as defined in the previously
approved TTM 36691 and other related land use entitlements and the underlying
conditions of approval associated with that map will be carried over to this proposed map.
The project is therefore consistent with this finding.
d. The site is physically suitable for the proposed density of development.
Planning Commission Resolution No. _____ January 22, 2025
Case STM-2024-0006 (TTM 39025 / 5.1327 PD-366 / GPA / CZ / MAJ / TTM 36691
Page 7 of 8
The purpose of the proposed map 39025 is to subdivide the overall Serena Park project
to allow development phasing pursuant to the Development Agreement. It does not affect
the density of the proposed development which was established by the previous
entitlements associated with the Serena Park project. This finding can be affirmatively
met.
e. The design of the subdivision will not cause substantial environmental damage
or injure fish, wildlife or their habitat.
As noted above, map 39025 does not change any of the characteristics or design of the
proposed Serena Park Project as defined through the previously entitlements for the
project and as evaluated and certified by the City pursuant to CEQA. The proposed map
will not cause substantial environmental damage or injure fish, wildlife or their habitat and
thus this finding can be affirmatively met.
f. The design of the subdivision will not cause serious public health problems.
As noted above the proposed map 39025, does not propose and change to the design of
the subdivision that was already approved through the previously map 36691, Case
5.1327 PD-366 / CZ / GPA / MAJ and as certified in the EIR. The proposed merely
subdivides the overall Serena Park project for purposes of phasing pursuant to the
Development Agreement.
g. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through, or use of,
property within the proposed subdivision.
The coordination and establishment of easements and access through the property were
established and approved through the previously approved entitlements for the Serena
Park project. This map 39025 does not alter or change the design or any of the
characteristics of the project or required easements; it is merely a map to subdivide the
project into seven parcels for purposes of meeting the phasing requirements of the
Development Agreement. This finding can be affirmatively met.
THE PLANNING COMMISSION RESOLVES:
That the proposed Tentative Tract Map 39025 meets the findings and criteria necessary
for its approval. The Planning Commission hereby recommends that the City Council
approve Case STM-2024-0006 (Tentative Tract Map 39025) in conjunction with the
Serena Park project and all previously entitlements associated with the project (Case
Nos. 5.1327 GPA, PD-366 ZC, Tentative Tract Map 36691), and is consistent with the
Development Agreement as recorded on May 6, 2024 and amended and recorded on
Planning Commission Resolution No. _____ January 22, 2025
Case STM-2024-0006 (TTM 39025 / 5.1327 PD-366 / GPA / CZ / MAJ / TTM 36691
Page 8 of 8
August 12, 2024, subject to the Conditions of Approval attached to this Resolution as
Exhibit “A”.
ADOPTED this 22nd day of January, 2025.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Christopher Hadwin
Director of Planning Services
RESOLUTION NO. ____
EXHIBIT A
Cases STM-2024-0006 (TTM 39025) / 5.1327 PD-366 / TTM 36691
Seven-lot Tentative Tract Map for the 386-Lot Serena Park Project
January 22, 2025
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Director of
Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on
which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
Note: These Conditions of Approval are carried forward from the previously entitlements
approved by the Palm Springs City Council on September 7, 2016 for Case 5.1327 PDD-
366 / GPA / ZC / MAJ / TTM 36691. The wording that is shown bold and strike-through
reflects approvals / actions taken after September 7, 2016 and includes reference to this
entitlement for Case STM-2024-0006 (TTM 39025).
CITY COUNCIL SPECIFIC CONDITIONS
PC 1. Third access point for consideration by staff is to be established at Francis
Drive as an emergency access as shown on TTM 36691. Pedestrian
access shall be permitted.
ADMINISTRATIVE CONDITIONS
ADM 1. Project Description. This approval is for the project described per Case STM-
2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 and Development
Agreement recorded May 6, 2024 as amended under DA-2024-0002
recorded August 12, 2024; except as modified with the approved Mitigation
Monitoring Program and the conditions below.
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans. The Preliminary Development Plans
shall be the basis for submitting Final Development Plans. The project shall
be consistent with all Final Development Plans, including site plans,
architectural elevations, exterior materials and colors, landscaping, and
Planning Commission Resolution No_____
January 22, 2025 – Page 2 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
grading on file in the Planning Division except as modified by the approved
Mitigation Measures and conditions below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City, County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with
the provisions of the Palm Springs Zoning Code.
ADM 5. Tentative Map. This approval is for Tentative Tract Map 39025, date July 24,
2024, subject to any revisions to the map as imposed by City Council upon
approval of the project. Any revisions to the Tentative Tract Map shall be
reviewed and approved by the City prior to the submittal of the Final Map.
This approval is subject to all applicable regulations of the Subdivision Map
Act, the Palm Springs Municipal Code, and any other applicable City Codes,
ordinances and resolutions.
ADM 6. Indemnification. The owner shall defend, indemnify, and hold harmless the
City of Palm Springs, its agents, officers, and employees from any claim,
action, or proceeding against the City of Palm Springs or its agents, officers
or employees to attach, set aside, void or annul, an approval of the City of
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case STM-2024-0006 (TTM 39025), 5.1327 PD-366 and
TTM 36691. The City of Palm Springs will promptly notify the applicant of any
such claim, action, or proceeding against the City of Palm Springs and the
applicant will either undertake defense of the matter and pay the City's
associated legal costs or will advance funds to pay for defense of the matter
by the City Attorney. If the City of Palm Springs fails to promptly notify the
applicant of any such claim, action or proceeding or fails to cooperate fully in
the defense, the applicant shall not, thereafter, be responsible to defend,
indemnify, or hold harmless the City of Palm Springs. Notwithstanding the
foregoing, the City retains the right to settle or abandon the matter without the
applicant's consent but should it do so, the City shall waive the
indemnification herein, except, the City's decision to settle or abandon a
matter following an adverse judgment or failure to appeal, shall not cause a
waiver of the indemnification rights herein.
ADM 7. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including
and without limitation all structures, sidewalks, bikeways, parking areas,
landscape, irrigation, lighting, signs, walls, and fences between the curb and
property line, including sidewalk or bikeway easement areas that extend onto
private property, in a first class condition, free from waste and debris, and in
Planning Commission Resolution No_____
January 22, 2025 – Page 3 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
accordance with all applicable law, rules, ordinances and regulations of all
federal, state, and local bodies and agencies having jurisdiction at the
property owner’s sole expense. This condition shall be included in the
recorded covenant agreement for the property if required by the City.
ADM 8. Time Limit on Approval. Approval of TTM 39025 shall be valid for a period
starting from the date map is approved through the term of the
Development Agreement the effective date of the approval. Extensions of
time may be granted by the Planning Commission upon demonstration of
good cause. Time extensions may be approved pursuant to Code Section
9.63.110 for the Tentative Map and pursuant to Section 94.03.00 and for the
PD. Such extension shall be required in writing and received prior to the
expiration of the original approval.
ADM 9. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of
the Municipal Code regarding public art. The project shall either provide
public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee
shall be based upon the total building permit valuation as calculated pursuant
to the valuation table in the Uniform Building Code, the fee being 1/2% for
commercial projects or 1/4% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
ADM 10. Park Development Fees. The developer shall dedicate land or pay a fee in
lieu of a dedication, at the option of the City. The in-lieu fee shall be
computed pursuant to Ordinance No. 1632, Section IV, by multiplying the
area of park to be dedicated by the fair market value of the land being
developed plus the cost to acquire and improve the property plus the fair
share contribution, less any credit given by the City, as may be reasonably
determined by the City based upon the formula contained in Ordinance No.
1632. In accordance with the Ordinance, the following areas or features shall
not be eligible for private park credit: golf courses, yards, court areas,
setbacks, development edges, slopes in hillside areas (unless the area
includes a public trail) landscaped development entries, meandering
streams, land held as open space for wildlife habitat, flood retention facilities
and circulation improvements such as bicycle, hiking and equestrian trails
(unless such systems are directly linked to the City’s community -wide system
and shown on the City’s master plan).
ADM 11. CC&R’s. Prior to recordation of a final Tract Map or issuance of building
permits, the applicant shall submit a draft declaration of covenants, conditions
and restrictions ("CC&R's") to the Director of Planning for approval in a format
to be approved by the City Attorney. The draft CC&R package shall include:
Planning Commission Resolution No_____
January 22, 2025 – Page 4 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
c. Provisions for joint access to the proposed parcels, and any open space
restrictions.
d. A provision, which provides that the CC&R’s may not be terminated or
substantially amended without the consent of the City and the developer’s
successor-in-interest.
Approved CC&R’s are to be recorded following approval of the final map.
The CC&R's may be enforceable by the City, shall not be amended without
City approval, and shall require maintenance of all property in a good
condition and in accordance with all ordinances,
ADM 12. CC&R’s Deposits & Fees. The applicant shall submit to the City of Palm
Springs, a deposit in the amount of $860+$4554 deposit, for the review of the
CC&R's by the City Attorney. A $1,165 filing fee shall also be paid to the City
Planning Department for administrative review purposes.
ADM 13. Development Agreement. Approval of these land use entitlement applications
is based upon the Development Agreement recorded May 6, 2024 as
amended by the First Amendment recorded August 12, 2024. The
development agreement shall address the conversion of open space for
development purposes, through in-kind replacement of open space, payment
of in-lieu fees for the acquisition of open space, or replacement of open space
through a density transfer, pursuant to Policy LU2.2 of the City of Palm
Springs General Plan.
ADM 14. Maximum Number of Units. The maximum number of residential units shall
be limited to 386 single-family units.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the
City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Planning Commission Resolution No_____
January 22, 2025 – Page 5 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
Riverside County Clerk prior to the final City action on the project. This fee
shall be submitted by the City to the County Clerk with the Environmental
Impact Report (EIR). Action on this application shall not be final until such fee
is paid. The project may be eligible for exemption or refund of this fee by the
California Department of Fish & Game. Applicants may apply for a refund by
the CFG at www.dfg.ca.gov for more information.
ENV 3. Mitigation Monitoring. The mitigation measures of the EIR shall apply. The
applicant shall submit a signed agreement that the mitigation measures
outlined as part of the EIR will be included in the plans prior to Planning
Commission consideration.
PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting shall be in conformance with
Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning
ordinance. All exterior fixtures shall be submitted for approval by the
Department of Planning Services prior to issuance of a building permit.
Manufacturer's cut sheets of all exterior lighting on the building and in the
landscaping shall be included. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. No lighting of hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance . The project is subject to the
Water Efficient Landscape Ordinance (Chapter 8.60) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of
Planning for review and approval prior to the issuance of a building permit.
Landscape plans shall be wet stamped and approved by the Riverside
County Agricultural Commissioner's Office prior to submittal. Prior to
submittal to the City, landscape/irrigation plans shall also be certified by the
local water agency that they are in conformance with the water agency’s and
the State’s Water Efficient Landscape Ordinances.
PLN 3. Development Standards. All submittals shall comply with the following
development standards as described in the City Council Resolution
#24501, Exhibit “A”, which approved a time extension for Map 26691 on
October 17, 2018. .
Planning Commission Resolution No_____
January 22, 2025 – Page 6 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
PLN 4. Submittal of Final PDD. The Final Planned Development plans shall be
submitted in accordance with Section 94.03.00 (Planned Development
District) of the Zoning Ordinance. Final development plans shall include site
plans, building elevations, floor plans, roof plans, grading plans, landscape
plans, irrigation plans, exterior lighting plans, sign program, mitigation
monitoring program, site cross sections, property development standards and
other such documents as required by the Planning Department.
The Final Planned Development District applications for each of the
seven (7) portions of the Serena Park project described in TTM 39025
must be submitted after the Final Tract Maps for each portion of TTM
36691 are recorded and prior to application of the first building permit
associated with each of the seven portions of the Project
Planning Commission Resolution No_____
January 22, 2025 – Page 7 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
PLN 5. Final PD Review. The Final PD application shall require review by the
Architectural Advisory Committee (AAC), the Planning Commission and the
City Council. In addition to reviewing the application for conformance to the
Preliminary PD application, the following items shall be addressed as part of
the review:
a. The final landscape plan, including the design of all perimeter walls, all
buffer areas, paseos, and the trail design and landscaping.
b. The residential units, subject to the recommendations of the AAC and
Planning Commission:
• The architecture of the units should reference the design of the
Alexander Estates or the Cody-designed units within the Palm Springs
Country Club, as appropriate.
• All residential products shall provide options for a variety of color
palettes, roofing materials, and siding materials.
• Variation shall be provided in the roof forms of the residential units.
c. The “hammerhead” street design within the age -restricted portion of the
development shall be further reviewed for issues of access and guest
parking.
d. The design of guest parking areas shall be reviewed as part of the Final
PD applications; guest parking spaces may be required where streets are
not wide enough for on-street parking.
PLN 6. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must
conform to California Title 24 thermal standards for “Cool Roofs”. Such roofs
must have a minimum initial thermal emittance of 0.75 or a minimum SRI of
64 and a three-year aged solar reflectance of 0.55 or greater. Only matte
(non-specular) roofing is allowed in colors such as beige or tan.
PLN 7. Maintenance of Awnings & Projections. All awnings shall be maintained and
periodically cleaned.
PLN 8. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 9. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be
permitted on any facade on the proposed building(s) that are visible from
adjacent streets or residential and commercial areas.
PLN 10. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
Planning Commission Resolution No_____
January 22, 2025 – Page 8 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
PLN 11. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of
signalization will be permitted, except approved alarm systems.
PLN 12. Outside Storage Prohibited. No outside storage of any kind shall be
permitted except as approved as a part of the proposed plan.
PLN 13. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the proposed building site unless a parking management
plan has been approved.
PLN 14. Update of City’s Zoning Map. Upon approval of the proposed Change of
Zone, Tract Map and/or Planned Development District, the applicant shall be
responsible for costs associated with update of the City’s GIS based zoning
maps.
PLN 15. Public Streets. The central “spine” road shall be a public street. Other local
streets within the project may be public or private streets.
PLN 16. (Deleted).
PLN 17. Vehicular Gates. Vehicle gates shall be prohibited.
PLN 18. Sidewalks. Public streets shall be required to have sidewalks along at least
one side of the street; the age-restricted portion of the development shall also
be required to have sidewalks.
PLN 19. Open Space.
a. A minimum of 50% open space shall be required; in determining the open
space, the 25 acres within the Whitewater Wash may be included in the
calculation. Amenities such as private parks, public parks, greenbelts, the
interim CV Link Trail, and other similar amenities may be included in the
required open space areas
b. The applicant shall donate the 25 acres within the Whitewater Wash to the
City.
c. The levee shall be improved as park or trail area, and count towards the
open space requirement.
PLN 20. Park. Pursuant to Section 4.05.04, Exhibit “2” and Conceptual Park
Design shown in Exhibit “C” of the Development Agreement Recorded
on May 6, 2024, a park shall be provided in accordance with the approved
site plan and shall be owned and properly maintained by the HOA and
accessible to the general public. Pursuant to Exhibit “C”, The development
agreement the full scope and requirements for the public park will be
further identified in the Final Development Plans for the PD approved by
Planning Commission Resolution No_____
January 22, 2025 – Page 9 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
the City and shall be constructed as part of the first phase of
development and shall set forth the minimum maintenance obligations, the
recreational amenities and improvements provided by the applicant, and the
construction/completion schedule for the park.
PLN 21. Recreational Amenities – Age-Restrict Housing. A common clubhouse and
pool shall be provided in the age-restricted portion of the development.
PLN 22. Construction Requirements and Phasing.
a. The final construction phasing plan shall be reviewed as part of the Final
PD Review for consistency with these conditions of approval.
b. The central “spine” road shall be developed as a temporary construction
road from the Golden Sands Drive entrance to the Whitewater Club Drive
entrance, and shall be developed in Phase I of the construction phasing.
c. The applicant shall implement the construction restrictions identified in the
letter from Somis Investments, dated August 23, 2016, and incorporated
as part of the conditions of approval.
PLN 23. Interim CV Link Trail. The interim CV Link trail shall be provided as depicted
in the approved site plan. The trail shall have a minimum 14’ right -of-way for
pedestrians and bicycles, with electric vehicles permitted to share the public
streets. The applicant shall work with the residents of the Golden Sands
Mobile Home Park and the Four Seasons development to provide pedestrian
access to the interim CV Link Trail if requested. The applicant shall
coordinate the ultimate alignment with CVAG on the levee.
PLN 24. Public Benefit. In accordance with adopted City Council policy, the following
items shall be considered as public benefits:
a. Interim CV Link Trail alignment providing public access through the site;
b. Provision of 50% open space;
c. Dedication of land within the Whitewater River Wash to the City of Palm
Springs for perpetual open space;
d. Dedication of the central “spine” road as a public street;
e. Provision of a park, maintained by the HOA, and accessible to the general
public;
f. Implementing conservation measures:
• Additional water conservation such as gray-water systems
(plumb/offer as an option);
• Provide a percentage of solar power for units (such as 40% of
the usage capacity);
• All landscape lighting and outdoor lighting shall utilize LED
fixtures;
• All structures shall conform to the Green for Life building
program “Green Tree” level.
Planning Commission Resolution No_____
January 22, 2025 – Page 10 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
PLN 25. Agreements with Adjacent HOA’s/Neighborhood Organizations. The
applicant shall provide to the City any executed agreements with adjacent
HOA’s or neighborhood organizations.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 “Building Security
Codes” of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
APPLICATION FOR APPROVAL TO CONVERT THE PALM SPRINGS COUNTRY CLUB
TO RESIDENTIAL, PARKLAND, AND PRIVATE STREETS, TENTATIVE TRACT MAP
36691, APN 501-190-011, BEING A PORTION OF THE SOUTHWEST ¼ OF SECTION 1
AND APN 669-480-027 & 669-590-066 BEING A PORTION OF THE NORTHEAST ¼ OF
SECTION 36, TOWNSHIP 4S, RANGE 4E, S.B.M., CASE NO. 5.1327 PD-366 / TTM
36691 AND TTM 39025.
The Engineering Division recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards and
ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
ENG 2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plan(s) shall be approved by the City
Engineer prior to issuance of any building permits.
ENG 3. The applicant shall be required to construct asphalt concrete paving for streets in
two separate lifts. The final lift of asphalt concrete pavement shall be postponed
until such time that on-site construction activities are complete, as may be
determined by the City Engineer. Paving of streets in one lift prior to completion
Planning Commission Resolution No_____
January 22, 2025 – Page 11 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
of on-site construction will not be allowed, unless prior authorization has been
obtained from the City Engineer. Completion of asphalt concrete paving for
streets prior to completion of on-site construction activities, if authorized by the
City Engineer, will require additional paving requirements prior to acceptance of
the street improvements, including, but not limited to: removal and replacement
of damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as
required by the City Engineer.
ENG 4. Dedicate a public access easement for and construct a multi-use pedestrian,
bicycle and Neighborhood Electric Vehicle (NEV) pathway through the
development as approved by the City Engineer.
VERONA ROAD
ENG 5. Remove the existing curb located 18 feet north of centerline and replace with
6 inch curb and gutter located 20 feet north of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
ENG 6. Remove existing driveway approach and construct a new street intersection
in accordance with applicable City of Palm Springs Standard Drawings. The
centerline of the new street shall be aligned with the existing centerline of
Whitewater Club Drive.
ENG 7. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
ENG 8. Construct a Type C curb ramps meeting current California State Accessibility
standards on each corner of the intersection in accordance with City of Palm
Springs Standard Drawing No. 214.
ENG 9. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter to clean sawcut edge of pavement along the entire
Verona Road frontage in accordance with City of Palm Springs Standard
Drawing No. 110.
FRANCIS DRIVE
ENG 10. At the east end of Francis Drive, construct a 24 feet wide driveway approach in
accordance with City of Palm Springs Standard Drawing No. 201 or extend street
improvements to transition to a 24 feet wide minimum emergency access lane,
as approved by the City Engineer. To accommodate the emergency access, the
access gate and knox box shall be located entirely outside of the City’s right of
way. Accommodations for flow and/or acceptance of water shall be designed and
shown on improvement plans.
Planning Commission Resolution No_____
January 22, 2025 – Page 12 of 26
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GOLDEN SANDS DRIVE (PUBLIC)
ENG 11. Acquire or otherwise facilitate dedication of public right-of-way on Golden
Sands Drive from Sunrise Way to the intersection of Streets “L” and “O”, as
required by the City Engineer.
ENG 12. All broken or off grade street improvements along that portion of Golden
Sands Drive to be transferred to the City for public maintenance, shall be
repaired or replaced.
COUNTRY CLUB DRIVE (PRIVATE)
ENG 13. Construct a 6 wedge curb and gutter, 18 feet along both sides of the
centerline (to match existing improvements), from the easterly terminus of Lot
“AA” of TM 30054 MB 348 page 99 -102, to the existing entrance of the
Golden Sands Mobile Home Park.
ENG 14. Construct pavement with a minimum pavement section of 2 ½ inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter to edge of proposed gutter along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 110. If an
alternative pavement section is proposed, the proposed pavement section
shall be designed by a California registered Geotechnical Engineer using "R"
values from the project site and submitted to the City Engineer for approval.
WHITEWATER CLUB DRIVE (WEST) (PRIVATE)
ENG 15. Construct two 24 feet wide driveway approaches in accordance with City of
Palm Springs Standard Drawing No. 201 to accommodate the emergency
access gates and knox boxes as shown on improvement plans.
ON-SITE PRIVATE STREETS
ENG 16. Dedicate an easement for public utility purposes, including sewers, with the
right of ingress and egress for service and emergency vehicles and personnel
over the proposed private streets.
ENG 17. All centerline radii shall be a minimum of 100 feet.
ENG 18. All on-site cul-de-sacs shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 101, curb portion only. Construct all cul -de-sacs
with a minimum curb radius of 43 feet throughout the cul-de-sac bulb.
Planning Commission Resolution No_____
January 22, 2025 – Page 13 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
ENG 19. Construct all street “knuckles” in accordance with City of Palm Springs Standard
Drawing No. 104.
ENG 20. The minimum pavement section for all on -site pavement drive aisles, parking
spaces shall be 2-1/2 inches asphalt concrete pavement over 4 inches crushed
miscellaneous base with a minimum subgrade of 24 inches at 95% relative
compaction, or equal. If an alternative pavement section is proposed, the
proposed pavement section shall be designed by a California registered
Geotechnical Engineer using "R" values from the project site and submitted to
the City Engineer for approval.
ENG 21. All on-site private streets (or drive aisles) shall be two -way with a minimum 36
feet wide travelway (as measured from face of curb) where on -street parking
is proposed on both sides of the street.
ENG 22. All on-site private streets shall be constructed with standard 6 inch curb and
gutter, a wedge curb, or other approved curbs, and cross-gutters, as
necessary to accept and convey street surface drainage of the on -site streets
to the on-site drainage system.
SANITARY SEWER
ENG 23. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
ENG 24. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plan(s) shall be approved by the
City Engineer prior to issuance of any building permits.
ENG 25. Construct 8 inch V.C.P. sewer main across all private streets from centerline
or as required by the City Engineer. Removal and reconstruction of existing
public sewers in Whitewater Club Drive requires Developer to maintain
existing sewer service until relocated service is established. All sewer mains
constructed by the developer and to become part of the City sewer system
shall be digitally video recorded (Developer shall contact City treatment plant
facility for acceptable digital video format) and submitted to the City for review
prior to acceptance of the sewer system for maintenance by the City. Any
defects of the sewer main shall be removed, replaced, or repaired to the
satisfaction of the City Engineer prior to acceptance.
ENG 26. Upon completion of the construction of public sewer lines, an as-built drawing
in digital format shall be provided to the City as required by the City Engineer,
if the sewer was not constructed in accordance with the original approved
sewer plans.
Planning Commission Resolution No_____
January 22, 2025 – Page 14 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
GRADING
ENG 27. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise
Grading Plan shall be approved by the City Engineer prior to issuance of
grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and
shall be required to utilize one or more “Coachella Valley Best Available
Control Measures” as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable performance
standards are met. The applicant’s or its contractor’s Fugitive Dust Control
Plan shall be prepared by staff that has completed the South Coast Air
Quality Management District (AQMD) Coachella Valley Fugitive Dust Control
Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that has completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella
Valley Fugitive Dust Control Handbook and related “PM10” Dust Control
issues, please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov.
A Fugitive Dust Control Plan, in conformance with the Coachella Valley
Fugitive Dust Control Handbook, shall be submitted to and approved by the
Engineering Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following information:
a copy of final approved conformed copy of Conditions of Approval; a copy of
a final approved conformed copy of the Site Plan; a copy of current Title
Report; a copy of Soils Report; a copy of the associated Hydrology
Study/Report and a copy of the project-specific Final Water Quality
Management Plan.
ENG 28. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from the Agua
Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal
Archaeologist. The applicant shall contact the Tribal Historic Preservation Officer
or the Tribal Archaeologist at ACBCI-THPO@aguacaliente.net to determine their
requirements, if any, associated with grading or other construction. The applicant
is advised to contact the Tribal Historic Preservation Officer or Tribal
Archaeologist as early as possible. If required, it is the responsibility of the
applicant to coordinate scheduling of Tribal monitors during grading or other
construction, and to arrange payment of any required fees associated with Tribal
monitoring.
Planning Commission Resolution No_____
January 22, 2025 – Page 15 of 26
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ENG 29. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed at the limits of grading and/or
disturbed areas. Fencing shall have screening that is tan in color; green
screening will not be allowed. Temporary dust control perimeter fencing shall be
installed after issuance of Grading Permit, and immediately prior to
commencement of grading operations.
ENG 30. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
perimeter fence screening shall not be allowed. Perimeter fencing shall be
adequately anchored into the ground to resist wind loading.
ENG 31. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas on -
site shall be permanently stabilized, in accordance with Palm Springs Municipal
Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter
fencing shall be removed, as required by the City Engineer.
ENG 32. The applicant shall obtain approvals to perform grading within the Riverside
County Flood Control and Water Conservation District (RCFC&WCD) easement
for the Whitewater levee located along the northerly property line. An
Encroachment Permit shall be issued from RCFC&WCD, and a copy provided to
the City Engineer, prior to approval of a grading plan. For RCFC&WCD
requirements, contact the RCFC&WCD Encroachment Permit Section at (951)
955-1266.
ENG 33. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified
September 2, 2009) is required for the proposed development via the California
Regional Water Quality Control Board online SMARTS system. A copy of the
executed letter issuing a Waste Discharge Identification (WDID) number shall be
provided to the City Engineer prior to issuance of a grading or building permit.
ENG 34. This project requires preparation and implementation of a stormwater pollution
prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a
post-construction management plan (including Best Management Practices) in
accordance with the current Construction General Permit. Where applicable, the
approved final project-specific Water Quality Management Plan shall be
incorporated by reference or attached to the SWPPP as the Post -Construction
Management Plan. A copy of the up -to-date SWPPP shall be kept at the project
site and be available for review upon request.
ENG 35. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h),
the applicant shall post with the City a cash bond of two thousand dollars
($2,000) per disturbed acre (if there is disturbance of 5,000 square feet or more)
Planning Commission Resolution No_____
January 22, 2025 – Page 16 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
at the time of issuance of grading permit for mitigation measures for
erosion/blowsand relating to this property and development.
ENG 36. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the Geotechnical/Soils Report
shall be submitted to the Engineering Division with the first submittal of a grading
plan.
ENG 37. The applicant shall provide pad elevation certifications for all building pads in
conformance with the approved grading plan (if required), to the Engineering
Division prior to construction of any building foundation.
ENG 38. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export of
soil will be required to present a clearance document from a Department of Food
and Agriculture representative in the form of an approved “Notification of Intent
To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los
Angeles Counties” (RIFA Form CA-1) prior to approval of the Grading Plan (if
required). The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
ENG 39. This project shall be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP’s) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water Quality
Control Board (RWQCB). The applicant is advised that installation of BMP’s,
including mechanical or other means for pre -treating contaminated stormwater
and non-stormwater runoff, shall be required by regulations imposed by the
RWQCB. It shall be the applicant’s responsibility to design and install
appropriate BMP’s, in accordance with the NPDES Permit, that effectively
intercept and pre-treat contaminated stormwater and non-stormwater runoff from
the project site, prior to release to the City’s municipal separate storm sewer
system (“MS4”), to the satisfaction of the City Engineer and the RWQCB. Such
measures shall be designed and installed on-site; and provisions for perpetual
maintenance of the measures shall be provided to the satisfaction of the City
Engineer, including provisions in Covenants, Conditions, and Restrictions
(CC&R’s) required for the development (if any).
ENG 40. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a grading or
building permit. The WQMP shall address the implementation of operational Best
Management Practices (BMP’s) necessary to accommodate nuisance water and
Planning Commission Resolution No_____
January 22, 2025 – Page 17 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
storm water runoff from the site. Direct release of nuisance water to the adjacent
property (or public streets) is prohibited. Construction of operational BMP’s shall
be incorporated into the Precise Grading and Paving Plan.
ENG 41. Prior to issuance of any grading or building permits, the property owner shall
record a “Covenant and Agreement” with the County-Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Project -Specific Water Quality
Management Plan (WQMP). Other alternative instruments for requiring
implementation of the approved Final Project -Specific WQMP include:
requiring the implementation of the Final Project-Specific WQMP in Home
Owners Association or Property Owner Association Covenants, Conditions,
and Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance
Districts, Assessment Districts or Community Service Areas responsible for
implementing the Final Project-Specific WQMP; or equivalent. Alternative
instruments must be approved by the City Engineer prior to issuance of any
grading or building permits.
ENG 42. Prior to issuance of certificate of occupancy or final City approvals, the applicant
shall: (a) demonstrate that all structural BMP’s have been constructed and
installed in conformance with approved plans and specifications; (b) demonstrate
that applicant is prepared to implement all non-structural BMP’s included in the
approved Final Project-Specific WQMP, conditions of approval, or
grading/building permit conditions; and (c) demonstrate that an adequate number
of copies of the approved Final Project-Specific WQMP are available for the
future owners.
DRAINAGE
ENG 43. Dedicate a storm drain easement 36 feet wide (min.) extending across the
project as necessary to facilitate the future construction, operation and
maintenance of the Master Planned Storm Drain Line #3 as required by the City
Engineer.
ENG 44. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all storm
water runoff falling on the site, on-site retention or other facilities approved by the
City Engineer shall be required to contain the increased storm water runoff
generated by the development of the property.
ENG 45. Construct storm drain improvements, including but not limited to catch basins,
and storm drain lines, for drainage of on -site streets into the on-site retention
system, as described in the Preliminary Hydrology Report for property located
East of Sunrise Way, North of Joyce Drive & East of Farrell Drive and North of
Verona Road, at the Palm Springs Country Club, Tentative Tract Map No. 36691,
prepared by MSA Consulting, Inc, dated January 20, 2013. The preliminary
Planning Commission Resolution No_____
January 22, 2025 – Page 18 of 26
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hydrology study for Tentative Tract Map 36691 that includes catch basin sizing,
storm drain pipe sizing, and retention system sizing calculations and other
specifications for construction of required on-site storm drainage improvements.
Final retention basin sizing and other storm water runoff mitigation measures
shall be determined upon review and approval of the final hydrology study by the
City Engineer and may require redesign or changes to site configuration or layout
consistent with the findings of the final hydrology study.
ENG 46. All on-site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on -site storm drain
systems acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R’s) required for this project.
ENG 47. Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
ENG 48. This project shall be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP’s) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water Quality
Control Board (RWQCB). The applicant is advised that installation of BMP’s,
including mechanical or other means for pre -treating contaminated storm water
and non-storm water runoff, shall be required by regulations imposed by the
RWQCB. It shall be the applicant’s responsibility to design and install
appropriate BMP’s, in accordance with the NPDES Permit, that effectively
intercept and pre-treat contaminated storm water and non-storm water runoff
from the project site, prior to release to the City’s municipal separate storm sewer
system (“MS4”), to the satisfaction of the City Engineer and the RWQCB. Such
measures shall be designed and installed on-site; and provisions for perpetual
maintenance of the measures shall be provided to the satisfaction of the City
Engineer, including provisions in Covenants, Conditions, and Restrictions
(CC&R’s) required for the development.
The project is subject to flood control and drainage implementation fees. The acreage
drainage fee at the present time is $6,511 per acre in accordance with Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 49. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off -site
streets as required by and at the discretion of the City Engineer, including
additional pavement repairs to pavement repairs made by utility companies
Planning Commission Resolution No_____
January 22, 2025 – Page 19 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
for utilities installed for the benefit of the proposed development (i.e. Desert
Water Agency, Southern California Edison, Southern California Gas
Company, Time Warner, Verizon, Mission Springs Water District, etc.).
Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development
may require complete grinding and asphalt concrete overlay of the affected
off-site streets, at the discretion of the City Engineer. The pavement condition
of the existing off-site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
ENG 50. On phases or elements of construction following initial site grading (e.g.,
sewer, storm drain, or other utility work requiring trenching) associated with
this project, the applicant shall be responsible for coordinating the scheduled
construction with the Agua Caliente Band of Cahuilla Indians, Tribal Historic
Preservation Officer or Tribal Archaeologist. Unless the project site has
previously been waived from any requirements for Tribal monitoring, it is the
applicant’s responsibility to notify the Tribal Historic Preservation Officer or
the Tribal Archaeologist at (760) 699-6800, for any subsequent phases or
elements of construction that might require Tribal monitoring. If required, it is
the responsibility of the applicant to coordinate scheduling of Tribal monitors
during construction, and to arrange payment of any required fees associated
with Tribal monitoring. Tribal monitoring requirements may extend to off -site
construction performed by utility companies on behalf of the applicant (e.g.
utility line extensions in off-site streets), which shall be the responsibility of the
applicant to coordinate and arrange payment of any required fees for the
utility companies.
ENG 51. All proposed utility lines shall be installed underground.
ENG 52. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal
Code, all existing and proposed electrical lines of thirty-five thousand volts or
less and overhead service drop conductors, and all gas, telephone, television
cable service, and similar service wires or lines, which are on -site, abutting,
and/or transecting, shall be installed underground unless specific restrictions
are shown in General Orders 95 and 128 of the California Public Utilities
Commission, and service requirements published by the utilities. The existing
overhead utilities along the northerly tract boundary of Desert Park Estates
No. 11 & No. 12, and easterly tract boundary of Desert Park Estates No. 10
and No. 12, and any other existing overhead lines, meet the requirement to
be installed underground. Utility undergrounding shall extend to the nearest
off-site power pole; no new power poles shall be installed unless otherwise
approved by the City Engineer. A letter from the owners of the affected
utilities shall be submitted to the Engineering Division prior to approval of a
grading plan, informing the City that they have been notified of the City’s utility
undergrounding requirement and their intent to commence design of utility
undergrounding plans. When available, the utility undergrounding plan shall
be submitted to the Engineering Division identifying all above ground facilities
Planning Commission Resolution No_____
January 22, 2025 – Page 20 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
in the area of the project to be undergrounded. Undergrounding of existing
overhead utility lines shall be completed prior to issuance of a certificate of
occupancy.
ENG 53. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown from
the main line to the property line.
ENG 54. Upon approval of any improvement plan (if required) by the City Engineer, the
improvement plan shall be provided to the City in digital format, consisting of
a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of
the type and format of the digital data to be submitted to the City may be
authorized, upon prior approval by the City Engineer.
ENG 55. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) shall be documented with record
drawing “as-built” information and returned to the Engineering Division prior
to issuance of a final certificate of occupancy. Any modifications or changes
to approved improvement plans shall be submitted to the City Engineer for
approval prior to construction.
ENG 56. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to
maintain an appropriate sight distance per City of Palm Springs Zoning Code
Section 93.02.00, D.
ENG 57. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No. 904.
ENG 58. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
MAP
ENG 59. The developer shall apply for an annexation to the City of Palm Springs
Community Facilities District (CFD 2005-1) established for public safety
services and submit required applications, waivers, and consent forms to the
annexation prior to approval of a Final Map. Payment of an annexation fee
($7,500) and shall be made at the time of the application . The applicant is
advised that the annexation process takes an average of 6 months which
includes, a minimum of two City Council sessions, a 30 day public comment
period, and requires approved ballots to be mailed to the City Clerk. The
Final Map will not be approved until the CFD process is completed.
ENG 60. A Final Map shall be prepared by a California registered Land Surveyor or
qualified Civil Engineer and submitted to the Engineering Division for review
and approval. A Title Report prepared for subdivision guarantee for the
Planning Commission Resolution No_____
January 22, 2025 – Page 21 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
subject property, the traverse closures for the existing parcel and all lots
created therefrom, and copies of record documents shall be submitted with
the Final Map to the Engineering Division as part of the review of the Map.
The Final Map shall be approved by the City Council prior to issuance of
building permits.
ENG 61. A copy of draft Covenants, Conditions and Restrictions (CC&R’s) shall be
submitted to the City Attorney for review and approval for any restrictions
related to the Engineering Division’s recommendations. The CC&R’s shall be
approved by the City Attorney prior to approval of the Final Map by the City
Council, or in the absence of a Final Map, shall be submitted and approved
by the City Attorney prior to issuance of Certificate of Occupancy.
ENG 62. Upon approval of a Final Map, the Final Map shall be provided to the City in
G.I.S. digital format, consistent with the “Guidelines for G.I.S. Digital
Submission” from the Riverside County Transportation and Land
Management Agency.” G.I.S. digital information shall consist of the following
data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments
(ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown
as continuous lines; full map annotation consistent with annotation shown on
the map; map number; and map file name. G.I.S. data format shall be
provided on a CDROM/DVD containing the following: ArcGIS Geodatabase,
ArcView Shapefile, ArcInfo Coverage or Exchange file, DWG (AutoCAD 2004
drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of
the type and format of G.I.S. digital data to be submitted to the City may be
authorized, upon prior approval of the City Engineer.
ENG 63. In accordance with Section 66434 (g) of the Government Code, the portion of
the existing public sewer and public utility easement (or right -of-way) over
Whitewater Club Drive may be abandoned upon the filing of a Final Map
identifying the abandonment of the easements (or right-of-way) granted to the
City of Palm Springs. Prior to approval of a Final Map, the developer shall
coordinate with each public utility company and determine specific
requirements as to the abandonment and/or relocation of existing
underground utilities that may exist within the public easements (or right -of-
way) to be abandoned. Prior to approval of a Final Map, the developer shall
provide to the City Engineer a letter of approval regarding the proposed
abandonment of easements (or rights-of-way) over Whitewater Club Drive
from each public utility agency. The developer is advised that the City has
received notice from the Southern California Gas Company of the existence
of an existing gas line within Whitewater Club Drive that will require removal
and relocation to facilitate this development.
Planning Commission Resolution No_____
January 22, 2025 – Page 22 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
TRAFFIC
ENG 64. As determined by the traffic study submitted by Endo Engineering, the
following mitigation measure(s) will be required:
a. Reconstruct Whitewater Club Drive @ Northerly Terminus and access to
Palm Springs Country Club and Alexander Estates.
b. Re-Construct Whitewater Club Drive east of Sunrise Way @ access road
to Golden Sands.
c. Provide emergency access from Farrell Drive opposite Francis Drive.
ENG 65. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks or pedestrian paths of travel within the development.
Minimum clearance on public sidewalks or pedestrian paths of travel shall be
provided by (either an additional dedication of a sidewalk easement (if
necessary) and widening of the sidewalk, or by the relocation of any
obstructions.
ENG 66. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 67. Submit traffic striping (and signage) plans prepared by a California registered
civil engineer, for review and approval by the City Engineer. All required traffic
striping and signage improvements shall be completed in conjunction with
required street improvements, to the satisfaction of the City Engineer, and
prior to issuance of a certificate of occupancy.
ENG 68. Install all way stop, including signage, stop bar, and “STOP” legend for traffic
exiting/entering the development at the intersection of Verona Road and
Whitewater Club Drive in accordance with applicable City of Palm Springs
Standard Drawings and the California Manual on Uniform Traffic Control
Devices for Streets and Highways, dated November 7, 2014, or subsequent
editions in force at the time of construction, as required by the City Engineer.
ENG 69. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
City Engineer. As a minimum, all construction signing, lighting and barricading
shall be in accordance with Part 6 “Temporary Traffic Control” of the
California Manual on Uniform Traffic Control Devices (CAMUTCD), dated
November 7, 2014, or subsequent editions in force at the time of construction.
ENG 70. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
Planning Commission Resolution No_____
January 22, 2025 – Page 23 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Owner/developer
is responsible for all applicable state and locally adopted fire codes. Detailed plans are
still required for review.
FID 1. These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the revised site plans
received and stamped October 1, 2015. Additional requirements may be
required based on revisions to site plans.
FID 2. Fire Department Conditions were based on the 2022 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code and latest
adopted NFPA Standards. Four (4) complete sets of plans for private fire
service mains, fire alarm, or fire sprinkler systems must be submitted at time
of the building plan submittal.
FID 3. PLANS AND PERMITS
Complete plans for private fire service mains or fire sprinkler systems should
be submitted for approval well in advance of installation. Plan reviews can
take up to 20 working days. Submit a minimum of four (4) sets of drawings for
review. Upon approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM – 6:00 PM, Monday – Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. Inspection fees are charged at the fully burdened hourly rate of the
fire inspector. These fees are established by Resolution of the Palm Springs
City Council.
Complete listings and manufacturer’s technical data sheets for all system
materials shall be included with plan submittals. All system materials shall be
UL listed or FM approved for fire protection service and approved by the Fire
Prevention Bureau prior to installation.
Plans shall indicate all necessary engineering features, including all hydraulic
reference nodes, pipe lengths and pipe diameters as required by the
appropriate codes and standards. Plans and supportive data (calculations
Planning Commission Resolution No_____
January 22, 2025 – Page 24 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
and manufacturer's technical data sheets) shall be submitted with each plan
submittal. Complete and accurate legends for all symbols and abbreviations
shall be provided on the plans.
FID 4. Fire Apparatus Access Roads (CFC 503.1.1): Approved fire apparatus
access roads shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section and
shall extend to within 150 feet of all portions of the facility and all portions of
the exterior walls of the first story of the building as measured by an approved
route around the exterior of the building or facility.
• Fire Apparatus Access Road (CFC 202 Definitions) – A road that
provides fire apparatus access from a fire station to a facility, building
or portion thereof. This is a general term inclusive of all other terms
such as fire lane, public street, private street, parking lot lane and
access roadway.
• Dimensions (CFC 503.2.1): Fire apparatus access roads shall have
an unobstructed width of not less than 24 feet except for approved
security gates in accordance with Section 503.6 and an unobstructed
vertical clearance of not less than 13 feet 6 inches.
FID 5. Fire Lanes (CFC 202 Definitions): A road or other passageway developed
to allow the passage of fire apparatus.
• Designation of Fire Lanes (CVC 22500.1): Only the fire department
with jurisdiction over the area in which the place is located can
designate a fire lane.
• Designated Fire Lanes in private developments shall be not less than
24 feet wide (curb face to curb face) with no parking on either side.
Wedge, or rolled curbing contained within a 24 foot fire lane shall be
capable of supporting 73,000 pound GVW fire apparatus.
• Fire Lane Marking (CFC 503.3): Where required by the fire code
official, approved signs or other approved notices or markings that
include the words NO PARKING—FIRE LANE shall be provided for fire
apparatus access roads to identify such roads or prohibit the
obstruction thereof. The means by which fire lanes are designated
shall be maintained in a clean and legible condition at all times and be
replaced or repaired when necessary to provide adequate visibility.
Planning Commission Resolution No_____
January 22, 2025 – Page 25 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
Project Notes: 37 foot wide streets – parking allowable on one side only.
Opposite side shall be identified as “fire lane”
Project Notes: Site Plan Sheet I of 2 – SW traffic circle; non-compliant road
widths between medians
Project Notes: Site Plan Sheet 2 of 2 – SE traffic circle; non-compliant road
widths between medians
FID 6. Dead Ends (503.2.5 CFC): Dead-end fire apparatus access roads in excess
of 150 feet in length shall be provided with approved provisions for the turning
around of fire apparatus. The City of Palm Springs has two approved turn
around provisions. One is a cul-de-sac with an outside turning radius of 43
feet from centerline. The other is a hammerhead turnaround meeting the
Palm Springs Public Works and Engineering Department standard dated
9/4/2002.
FID 7. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW)
and shall be surfaced so as to provide all-weather driving capabilities.
FID 8. Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be
prohibited unless approved by the fire code official.
FID 9. Security Gates (CFC 503.6): The installation of security gates across a fire
apparatus access road shall be approved by the fire chief. Where security
gates are installed, they shall have an approved means of emergency
operation. Secured automated vehicle gates or entries shall utilize a
combination of a Tomar Strobeswitch ™, or approved equal, and an approved
Knox key electric switch. Electric gate operators, where provided, shall be
listed in accordance with UL 325. Gates intended for automatic operation
shall be designed, constructed and installed to comply with the requirements
of ASTM F 2200 and an approved Knox key electric switch. Secured non -
automated vehicle gates or entries shall utilize an approved padlock or chain
(maximum link or lock shackle size of ¼ inch). Approved security gates shall
be a minimum of 14 feet in unobstructed drive width on each side with gate in
open position.
In the event of a power failure, the gates shall be defaulted or automatically
transferred to a fail safe mode allowing the gate to be pushed open without
the use of special knowledge or any equipment. If a two -gate system is used,
the override switch must open both gates.
If there is no sensing device that will automatically open the gates for exiting,
a fire department approved Knox electrical override switch shall be placed on
each side of the gate in an approved location.
Planning Commission Resolution No_____
January 22, 2025 – Page 26 of 26
Case STM-2024-0006 (TTM 39025), 5.1327 PD-366, TTM 36691 – “Serena Park”
A final field inspection by the fire code official or an authorized representative
is required before electronically controlled gates may become operative.
Prior to final inspection, electronic gates shall remain in a locked -open
position.
FID 10. Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. One available fire hydrant must be within
250 feet from any point on lot street frontages. (CFC Appendix C)
FID 11. Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1): Operational
fire hydrant(s) shall be installed within 250 feet of all combustible
construction. They shall be installed and made serviceable prior to and
during construction. No landscape planting, walls, or fencing is permitted
within 3 feet of fire hydrants, except ground cover plantings
FID 12. NFPA 13D Fire Sprinklers Required: An automatic fire sprinkler system is
required. Only a C-16 licensed fire sprinkler contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 13D, 2013 Edition, as modified by local ordinance.
FID 13. Residential Smoke and Carbon Monoxide Alarms Installation with Fire
Sprinklers - R-3 & Household Fire Alarm System (CFC 907.2.11.2, CRC
R314 & R315 and California Health & Safety Code 17926): Provide and
Install Residential Smoke and Carbon Monoxide Alarms. Alarms shall
receive their primary power from the building wiring, and shall be equipped
with a battery backup. In new construction, alterations, repairs and additions,
smoke and carbon monoxide alarms shall be interconnected. The operation
of any smoke alarm or the fire sprinkler flow switch will cause all smoke
alarms within the dwelling to sound and activate the exterior horn/strobe. The
operation of any carbon monoxide alarm will cause all carbon monoxide
alarms within the dwelling to sound.
FID 14. Audible Residential Water Flow Alarms - NFPA 13D Fire Sprinklers &
Household Fire Alarm System (CFC 903.4.2): An approved audible
sprinkler flow alarm (Wheelock horn/strobe with WBB back box or equal) shall
be provided on the exterior of the building in an approved location. It shall be
powered by the household fire alarm system. The horn/strobe shall be
outdoor rated.
END OF CONDITIONS
ATTACHMENT 3
TTM 39025 Application
Materials
X:\Admin\5122\5122-018-00 Serena Park\Planning\Large Lot Parcel Map\5122-018 TTM 39025 Justification Memo 8-15-2024.doc
SIKAND
Engineering | Planning | Surveying
15230 Burbank Blvd., #100 Van Nuys, CA 91411
Phone 818.787.8550 Fax 818.901.7451
www.sikand.com Email: info@sikand.com
M E M O R A N D U M
TO: David Newell
FROM: Kenzie Wrage
DATE: 15 August 2024
SUBJECT: Serena Park – Tentative Tract No. 39025
W.O.: 5122-018
Tentative Tract Map No. 39025 (large lot map) subdivides the Serena Park project site into seven
parcels, to allow for project phasing as shown on the provided phasing plan. This Tentative Tract
Map boundary includes the entirety of the Tentative Tract Map No. 36691 boundary and the scope
of work is covered in the Serena Park EIR. All development will be subject to the Serena Park
Project Development Agreement recorded as document no. 2024-0240100 on 8/12/2024.
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
Page 1 of 2
(Revised 05/16/19)
PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
1. Name of Entity
2. Address of Entity (Principle Place of Business)
3. Local or California Address (if different than #2)
4. State where Entity is Registered with Secretary of State
If other than California, is the Entity also registered in California? Yes No
5. Type of Entity
Corporation Limited Liability Company Partnership Trust Other (please specify)
6. Officers, Directors, Members, Managers, Trustees, Other Fiduciaries (please specify)
Note: If any response is not a natural person, please identify all officers, directors,
members, managers and other fiduciaries for the member, manager, trust or other entity
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
_________________________________________________ Officer Director Member Manager
[name]
General Partner Limited Partner
Other ____________________________________
Serena 386, LLC
2392 Morse Ave, Irvine, CA 92614
California
n
SEE ATTACHED SUPPLEMENT SEC. 6
CITY OF PALM SPRINGS – PUBLIC INTEGRITY DISCLOSURE
APPLICANT DISCLOSURE FORM
Page 1 of 2
(Revised 05/16/19)
7. Owners/Investors with a 5% beneficial interest in the Applicant Entity or a related entity
EXAMPLE
JANE DOE
[name of owner/investor]
50%, ABC COMPANY, Inc.
[percentage of beneficial interest in entity
and name of entity]
A.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
B.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
C.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
D.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
E.
[name of owner/investor]
[percentage of beneficial interest in entity
and name of entity]
I DECLARE UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF
CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT.
Signature of Disclosing Party, Printed Name, Title
Date
PENALTIES
Falsification of information or failure to report information required to be reported
may subject you to administrative action by the City.
PLEASE SEE ATTACHED SUPPLEMENT SEC. 7
Serena 386, LLC - Supplement to City of Palm Springs Applicant Disclosure Form
Supplement to City of Palm Springs – Public Integrity Disclosure
Applicant Disclosure Form
for
Serena 386, LLC
(August 2024)
Section 6 Supplement – Business Entity Disclosure
Serena Park Holdings, LLC is the sole member of Serena 386, LLC
• Suncal Serena, LLC (5% managing member of Serena Park Holdings, LLC
• Kendra Elieff (non-member manager)
• Jeffrey Benice (non-member manager)
• SP Serena Park LLC (95% member of Serena Park Holdings, LLC)
• SP Serena Park Parent LLC (manager)
o SP 2024 Holdings LLC (sole member of SP Serena Park Parent LLC)
Silverpeak Co-Invest LLC (sole member/manager of SP 2024
Holdigns LLC)
• Non-Member Managers: Brett Bossung and Mark Walsh
Section 7 Supplement – Natural persons with more than 5% beneficial financial interest in
Serena 386, LLC
Name Percentage of beneficial interest and name of entity
A. Kaushik Amin Approx. 23% (with Rosebud Elijah) via Silverpeak Co-Invest
LLC
B. Rosebud Elijah
C. Brett Bossung Approx. 18% (with Kenneth) via Silverpeak Co-Invest LLC
D. Kenneth Bossung
E. Mark Walsh Approx. 18% (with Lisa) via Silverpeak Co-Invest LLC
F. Lisa Walsh
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SHT. 2SHT. 11·NTENTATIVE TRACT MAP NO. 39025 IN THE CITY OF PALM SPRINGSCOUNTY OF RIVERSIDE, STATE OF CALIFORNIASERENA 386, LLC2392 MORSE AVEIRVINE, CA 92614(949) 777-40002MWEDGE
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MNTENTATIVE TRACT MAP NO. 39025 IN THE CITY OF PALM SPRINGSCOUNTY OF RIVERSIDE, STATE OF CALIFORNIASERENA 386, LLC2392 MORSE AVEIRVINE, CA 92614(949) 777-400022·