HomeMy WebLinkAbout12/20/2000 - STAFF REPORTS (9) DATE: December 20, 2000
TO: City Council
FROM: Director of Planning and Building
CASE NO. 5.0850-PD-263 and TTM 29695 - APPLICATION BY THE COACHELLA
VALLEY HOUSING COALITION FORA PLANNED DEVELOPMENT AND A TENTATIVE
TRACT MAP TO ALLOW FOR A 9 LOT SUBDIVISION AND SINGLE FAMILY
RESIDENCES LOCATED ALONG THE WEST SIDE OF AVENIDA CABALLEROS
BETWEEN COTTONWOOD ROAD AND CHUCKWALLA ROAD, R-2 ZONE, SECTION
11,
RECOMMENDATION:
Planning Commission recommends thatthe City Council approve a Tentative Tract Map
and Planned Development to allow for a 9 lot subdivision located along the west side of
Avenida Caballeros between Cottonwood Road and Chuckwalla Road.
SUMMARY:
Approval of the subject applications will allowthe construction of single family residences
targeted for low income families. The applicant, Coachella Valley Housing Coalition,will
oversee the construction of the homes and owners will be required to participate in
construction. Homes range in size from 1,230 square feet to 1,375 square feet.
Modifications to lot size, lot dimensions, setbacks,and garages(some one car garages)
are being requested.
BACKGROUND:
The Coachella Valley Housing Coalition has submitted applications for both a Planned
Development and a Tentative Tract Map to create a 9 lot subdivision of single family
residences. The project is located on the west side of Avenida Caballeros between
Cottonwood Road and Chuckwalla Road.
The project site currently consists of 4 lots ranging in size from approximately 9,555
square feetto 11,025 square feet. The proposed subdivision would create 9lots ranging
from 3,990 square feet to 5,241 square feet in size. The minimum lot size for newly
created lots in the R-2 zone is 20,000 square feet. The Planned Development process is
being utilized to establish site specific property development standards. Specific property
development standard relief is being requested for lot size, lot dimensions,setbacks, and
garages. In addition to the lot size, a Planned Development would also be required for the
proposed reductions of the required 10 foot side setback down to a 5 foot setback, and the
required 25 foot front setback to a 20 foot setback as requested in the application.
The applicant is proposing that this project be built as light "self-help" housing. The
majority of the structures(approximately 76 percent)would be built by contractors,while
the remaining portion(approximately24 percent)would be built by the homeowners. In this
type of situation, individuals work together under the supervision of a construction
supervisor. The 24 percent of the work that they contribute earns them "sweat equity",
which counts as part of their down payment. None of the homeowners move into their
homes until all of the structures and landscaping are complete.
I oIl
Page 2 of 3
Staff Report Case No. 5.0850/TTM 29695
December 20, 2000
The residences themselves are designed as long and narrow,which allows them to fit on
the small lots on which they are located. Six of the 9 single family residences are 2-story
units. These 2-story units measure 23 feet tall (1 foot lower then the height limit allowed
in the R-2 zone). The remaining 3 single-story structures measure 15 feet tall.
The houses would consist of 3 bedrooms, and range in size from 1,230 square feet to
1,375 square feet. All but two of the residences have the required 2-car garage/carport.
These two(both 2-story)instead have 1-car garages. However, all 2-story units have long
driveways (50 feet) to accommodate additional off-street parking.
Landscaping is to be provided by the applicant in both the front and rear yards of the
individual residences. The applicant is also proposing to create a landscaped streetscape
along the west side of Avenida Caballeros. This would consist of a meandering sidewalk,
street trees and other landscaping.
ADJACENT ZONING/LAND USE:
North: R-2 (Multiple-Family Residential)
South: R-2 (Multiple-Family Residential)
East: O (Raymond Cree Middle School)
West: R-2 (Multiple-Family Residential)
ANALYSIS:
The neighborhood surrounding the Cottonwood/Chuckwalla location is currently
undergoing revitalization. The City's Recapture Our Neighborhoods program has
emphasized the abatement of vacant buildings and a strong property maintenance
program. A portion of the subject property contained an apartment complex which was
declared a public nuisance and a dangerous building. This apartment building was
demolished. The efforts of the property owners, as well as the City's strong commitment
to turn this area around, have slowly improved the quality of the neighborhood. It is the
belief of the applicantand Planning Commission thatthe proposed residential subdivision
will further enhance the neighborhood by adding the"pride of ownership" that has been
missing in the previous years.
After a thorough evaluation by the Planning Commission, it has been determined that the
reduced lot sizes can be built upon because of the shape of the proposed structures. The
houses were designed to be long and narrow as are the lots they sit on. It is the goal of
the applicant to enhance the existing neighborhood by bringing new homeowners. The
applicant has developed similar projects throughout the Coachella Valley and has had
success with the majority of them.
The proposed landscape along the west side of Avenida Caballeros would significantly
improve the look of the neighborhood. Not only would it look good to passing motorists, but
also improve the aesthetics of Raymond Cree Middle School located directly across
Avenida Caballeros from the project. The Planning Commission recommends that a 6
(six)foot, 6 inch to eight(8)foot wide meandering sidewalk in which the majority touches
the curbwould be a better choice then atraditional straight sidewalk/bikeway parallel to the
AN
Page 3 of 3
Staff Report Case No. 5.0850/TTM 29695
December 20, 2000
curb in this particular case. This will provide areas for drop-off of students in the morning
and afternoon. Street trees are proposed adjacent to the roadway.
There have been many discussions between the City and the applicant regarding
maintaining the landscaping along Avenida Caballeros. The applicant has asked that a
Homeowner's Association not be required in this instance due to the limited number of
homeowners and the administrative costs of a Homeowner's Association. Instead, they
would like to enter into an Assessment District for the City to maintain the landscaping
located within the City's right-of-way. This maintenance technique will allow the parkway
to be maintained by the City by creating or annexing this project into an Assessment
District. Maintenance costs would be the responsibility of the individual homeowners.
ENVIRONMENTAL ANALYSIS AND NOTIFICATION:
This action is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) per Section 15332 (In-Fill Development Projects).
All property owners within 400 feet were notified. As of this writing, staff has received one
comment on the proposed project.
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission, at its November 22, 2000 meeting, by a 5-0-2 vote,
recommended approval of the subject applications. During the public hearing, oral and
written testimony from surrounding property owners was received. Issues raised and
discussed included density,setbacks,and parking. The issue of street improvements was
also discussed at the public hearing. The Planning Commission recommended a
modification to the required sidewalk and bikeway(Condition#31)and additional on-site
trees (Condition #17).
Director f Planning and Building
APPR VO ED:—=�� ��
City Manager
ATTACHMENTS:
1. Map
2. Minutes
3. Letters (1)
4. Resolution
Aok a
V ONTY MAT
pkoj�cr
OCArloN
VISTA CHINO pOAP
COfTONWOOP FOA7
> ? CHUCKWAI,LA p0A7
� fl
0 o MEL AVENUE
-7 zQ v
v
� � NOSGIprN � z
'rACNEVAN WWI;
COfTONWOOP P\oA)
0
51�
z
CHILCKWALLA POMP
CITY OF PALM SPRINGS
CASE NO. 5 0850-FP-263 D E S C R I P TI O N FLANNEP PFVEL0PMENT PI5rnICT
fTM 29695 AMP TENTATIVE TRACT MAI' FOP\ 9 %61,E FAMILY PT51PFNCF5
A P P L C A N T COACNELLA VA LEY LOCATEP ON THE WE5T 5 Pn OF AVENVA CKr A LEp05
HOUSING COALITION DEftE N COTTONWOOP FV ANP CNUCWl LA pn„ p-2 ZONE,
SECTION II
Page 6 of 9
November 22, 2000
Planning Commission Minutes
Case 5.0850, TTM 29695 (PD 263) —Application by Coachella Valley Housing for a Planned
Development and Tentative Tract map to allow for a nine-lot subdivision and single family
residential development located along the west side of Avenida Caballeros between
Cottonwood Road and Chuckwalla Road, R-2 Zone, Section 11.
Director reported that the City has been working with this neighborhood to improve and
upgrade the area. He reported that the City did demolish one unit in the neighborhood. He
stated that there has been some redevelopment activity south of Vista Chino and north of
Indian Avenue. He explained that the Coachella Valley Housing Coalition (CVHC) promotes
pride of ownership in single family residence living environments. He stated that the project
has narrow lots with deep buildings and that the project attempts to have one to two covered
parking spaces per unit— a direct result of neighborhood meetings at which suggestions
included reducing the amount of street parking. Director recommended that the parkway be
brought into the City improvement area and that all other landscape area be maintained by
individual property owners. He also reported that an eight-foot bikeway will be installed in this
area.
Chairman Mills opened the Public Hearing.
Mr. JR Dogbert, neighborhood resident, addressed the Planning Commission to state that the
early project plans and proposed plans do have significant differences and that he is concerned
that resident children have enough safe play area within their own yards. He also asked that
landscape maintenance and after-school traffic and safety be addressed.
Mr. Reuel Young, project architect, addressed the Planning Commission to explain the goal
behind the decision to go with single family residences rather than multi-family units. He stated
that the sense of pride and ownership is an important element for the program. He explained
that the yards are configured with an exclusive use agreement; not zero lot lines. He stated
that safe play areas for children have been incorporated outside kitchen windows and in side
and rear yards. He reported that building footprints cover only 30% of the lots and that they are
upgrades compared to attached homes. He stated that the roofs are upgraded with tile. He
explained that these prospective homeowners have the least choice in the marketplace and it
has been his firm's goal to provide the best design and livability possible within the
neighborhood. He also stated that minor modifications could be considered; however, he
stands behind the design approach.
He then asked for relief from the condition requiring an eight-foot wide sidewalk on Caballeros.
He stated that he would prefer to bring it to 6'6" at some locations to accommodate more
AMMO
Page 7 of 9
November 22, 2000 , \ \
Planning Commission Minutes —�
landscaping. He also asked for relief from the condition to require removal and replacement of
existing pavement with asphalt concrete all along street frontages — he asked that the condition
be required through an assessment district for entire neighborhood.
He explained that the developer intends to provide turf and trees and automatic watering
systems; with an emphasis on trees for shade. He reported that in all cases of CVHC self-help
housing, the yard landscape and maintenance is the same or better than surrounding non-
CVHC homes.
Mr. Patrick Sanderson, neighborhood resident, addressed the Planning Commission to state
that he is concerned that the projects will be partially built by the homeowners and that the
possibility of lengthy delays to completion could exist. He expressed his wish that the
rehabilitation of the neighborhood continue.
Chairman Mills stated that all work will be complete on every home before any owner can move
in.
Mr. Tim Brophy, neighborhood property owner, claimed that he did not receive notice of this
public hearing. He also stated that he is in favor of upgrading the neighborhood. He asked that
CC&R's address ongoing maintenance and appearance of homes. He added that a
neighborhood assessment for sidewalks and curbs would be a burden to neighbors.
There being no further appearances, the Public Hearing was closed.
Commissioner Klatchko stated that he is pleased with the progress of the project and the
response of the applicant to the many suggestions and requests of the Planning Commission at
the Study Session level. He stated that the single family residence density is less than could
be allowed, but that he appreciates the upgrade to the neighborhood that single family
residences will bring. He also stated that the parkway that faces the school and proposed
landscaping is consistent with school activity.
Director reported that, because this project is a Planned Development, the Planning
Commission will get to review an exact site plan in the future.
Engineering staff reported that, regarding the removal and re-paving of the existing street
frontages, that the condition includes an "OR" option that allows the applicant to have a soils
engineer test and offer alternatives to shore up/strengthen area. She stated that all projects of
this type have the same requirement. She stated that the streets have substantial cracking and
obviously stressed pavement. She also stated that, regarding the eight-foot bikeway, that the
meandering percentage may require additional right-of-way or may use landscape easements
which could impact building setbacks. She also stated that any reduction of the eight feet
would preclude it from qualifying as a bike path or a sidewalk/bikepath because it would not
meet state bikeway requirements.
Project architect was called to the podium. He explained that the project is "light self help"
which means that the project is 76% built by contractor and 24% by homeowner and that no
homeowners may move in until all work is done on all homes. /�d
Page 8 of 9 _ 6
November 22, 2000
Planning Commission Minutes + �J
Chairman Mills stated that he would prefer to have a tree in back and/or side yards to soften
two-story area when adjacent building is single-story.
Commissioner Matthews stated that he felt the project was very tasteful and he encouraged the
neighbors to familiarize themselves with the plans.
M/S/C (Matthews/Raya 5-0, 2 absent) to approve subject to conditions; and:
• Engineering Condition No.30—Subject to Engineering approval, reduce combination
sidewalk/bicycle path to no less than 6 ft. 6 inches to accommodate street trees.
• Add a rear or side yard (or where appropriate) tree where two-story units adjoin single-
level units.
Commissioner Klatchko left the meeting.
Case 8.243 —Application by Harlan Laws Corp. for Lowe's Home Improvement Warehouse for
a Sign Variance to allow the installation of two main identification signs on Ramon Road, to
exceed the allowable square footage for a main identification sign on San Luis Rey, to
construct an off-site monument sign on Gene Autry Trail and for a sign program at 5201 East
Ramon Road, M-1 Zone, Section 20.
M/S/C (Raya/Matthews 4-0, 3 absent) to approve subject to conditions in staff report.
November 20,2000 C G IE;V E
City of Palm Springs
3200 Taquitz Canyon Way
Palm Springs, CA 92662
FIDMI'`_0DIVISION
To Planning Staff and Commission,
I reside near the proposed development at Cottonwood and Avenida Caballeros. I object to the approval of
the proposed development in it's present form because:
• The project appears too dense
• The project fails to meet current setback requirements
• The project fails to provide for adequate parking
• The proposed development discriminates against toddlers,seniors, and persons with disabilities
The areas that I believe warrant further design study follow.
Density
While within the permitted range of 15du,the proposed community of detached residences will feel very
crowded on the site. The overall visual appearance promised to be one of two story single wide mobile
homes.
These skinny and deep lots, formerly known in Riverside county as R-6 development,were common in the
1980s,but have proved to be an unattractive and unpleasant living environment in the long term. Few
jurisdictions continue to approve such lots.
Setbacks
Current setbacks are designed to assure privacy for neighboring residents,to maintain mountain views, and
to provide access to sunlight and winter warmth for all residents. The proposed development requests a
significantly reduced setback: from 50' between adjacent two story structures to as little as six feet. This
will create a major reduction in privacy,sunlight, and views.
Parking
Current parking standards for three bedroom residents require three off-street parking spaces. The
proposed development offers just one legal space per unit. This will place further demands for on-street
parking in a neighborhood which parking is already tight. On-street parking at these homes will be
severely restricted by the narrow lot widths,forcing second vehicles and guests to park up and down
surrounding blocks.
Exclusionary by Design
The proposed development discriminates against toddlers,seniors, and the disabled. This is contrary to
Palm Spring's tradition of single story homes that allow residents to grow up or age in place. A greater
number of single level plans would be more compatible to both the neighborhood and the city traditions.
I request that you consider the permanent impact of approving a project which fails to meet so many
current city standards. I believe an approval will reduce the City of Palm Springs ability to reject future
/1/O
projects which may also fail to comply. It is possible to comfortably house the number of families desired
on this site, but not with the project as proposed.
Very truly yours,
James N. O'Keefe
955 East Vista Chino,#16
Palm Springs, CA 92664
/b�9
RESOLUTION NO.
EXHIBIT A
West side of Avenida Caballeros
between Cottonwood Road and Chuckwalla Road
December 20, 2000
Case No. 5.0850-PD-263
TTM 29695
CONDITIONS OF APPROVAL
Before final acceptance ofthe project, all conditions listed belowshall be completed tothe
satisfaction of the City Engineer, the Director of Planning, 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.
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. 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 5.0850-PD-263/TTM 29695.
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 applicantwill 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 judgement or failure to appeal, shall not
cause a waiver of the indemnification rights herein.
3. The final development plans shall be submitted in accordance with Section
9403.00 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, mitigation monitoring program, site cross
sections, property development standards and othersuch documents as required
by the Planning Commission. Final development plans shall be submitted within
two(2)years of the City Council approval of the preliminary planned development
district.
AM /o
Page 2 of 8
Conditions of Approval
December 20, 2000
4. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning and Building for review and
approval in conjunction with #6 above. Refer to Chapter 8.60 of the Municipal
Code for specific requirements.
5. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of
the Municipal Code for specific requirements.
6. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
7. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide
and 6"deep. The irrigation system shall be field tested priorto final approval of the
project. Section 14.24.020 of the Municipal Code prohibits nuisance water from
entering the public streets, roadways or gutters.
8. 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 per City
of Palm Springs Engineering specifications.
9. No exterior downspouts shall be permitted on any facade on the proposed
building(s)which are visible from adjacent streets or residential and commercial
areas.
10. All roof mounted mechanical equipment(if proposed) shall be screened from all
possiblevantage points both existing and future per Section 9303.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights, and
type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
11. Perimeterwalls shall be designed, installed and maintained in compliance with the
corner cutback requirements as required in Section 9302.00.D.
12. The street address numbering/lettering shall not exceed eight inches in height.
13. Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened
and located in the interior of the building. Electrical transformers must be located
toward the interior of the project maintaining a sufficient distance from the
frontage(s) of the project. Said transformer(s) must be adequately and
decoratively screened.
14. Trash cans shall be screened from view and kept within fifty(50)feet of the street.
/nAII
Page 3 of 8
Conditions of Approval
December 20, 2000
15. An assessment district must be entered into with the City of Palm Springs to
maintain the landscaped parkways located in the right-of-way along the street
frontages.
16. The sidewalk along Avenida Caballeros must be a 6 foot, 6 inch to eight (8) foot
wide meandering sidewalk. A majority of this sidewalk should be adjacent to the
curb. The design of this sidewalk must be approved by the Director of Planning
and Building and City Engineer prior to the issuance of building permits.
17. Add a rearyard(orwhere appropriate)tree(s)where two-story units adjoin single-
level units.
FIRE:
18. Construction shall be in accordance with the 1998 California Fire Code,the 1998
California Building Code, 1996 National Electrical Code, City of Palm Springs
Ordinance 1570, Desert Water Agency and NFPA 13D (Modified).
19. Approved addresses shall be plainly visible and legible from the street or road
fronting the property per the 1998 California Building Code. Contact building
official.
20. Construction site fencing required. Fencing shall remain intact until buildings are
stuccoed or covered and secured with lockable doors and windows. Access
gates shall be at least 14' in width and equipped with a frangible chain and
padlock.
21. Provide a garden hose or hoses on construction site equipped with an adjustable
spray nozzle or nozzles capable of reaching all combustible construction.
22. If the required fire flow of 1250 GPM cannot be metwith the existing water supply
and fire hydrants an automatic fire sprinklersystem with 24 hour monitoring will be
required. Installation shall be in accordance with NFPA Pamphlet 13D(Modified).
Contact this office as soon as possible.
23. Residential Smoke Detectors shall be installed to protect all sleeping areas in
accordance with the 1998 California Building Code. Contact building official.
24. Each building shall be assigned an individual address and plancheck number.
25. Further comments as conditions warrant.
/Gp/#/Z
Page 4 of 8
Conditions of Approval
December 20, 2000
ENGINEERING:
The Engineering Department 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 ofthe project,all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREET
26. Any improvements within the street right-of-way require a City of Palm Springs
Encroachment Permit. Work shall be allowed according to Resolution 17950 -
Restricting Street Work on Secondary Thoroughfares.
27. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Department.The plan(s)shall be approved by the City Engineer prior
to issuance of any grading or building permits.
Minimum submittal shall include the following, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
B. All agreements and improvement plans approved by City Engineer, IF
applicable.
C. Proof of processing dedications of right-of-way, easements,
encroachment agreements/licenses, covenants, reimbursement
agreements, etc. required by these conditions.
AVENIDA CABALLEROS
28. Dedicate an additional right-of-way of 14 feet to provide the ultimate half street
width of 44 feet along the entire frontage (APN 507-042-011), together with a
property line-corner cut-back at the NORTHEAST cornerofthe subject property
in accordance with City of Palm Springs Standard Drawing No. 105.
29. Dedicate a property line - corner cut-back at the SOUTHEAST corner of the
subject property (APN 507-042-022) in accordance with City of Palm Springs
Standard Drawing No. 105.
30. Construct a 6 inch curb and gutter 32 feet WEST of centerline along the entire
frontage, with a 35 foot radius curb return atthe NORTHEAST and SOUTHEAST
corners of the subject property per City of Palm Springs Standard Drawing No.
200.
31. Construct a 6' 6" to 8 foot wide colored sidewalk along the entire AVENIDA
CABALLEROS frontage. The construction shall be adjacent to the curb with
colored Portland Cement concrete. The admixture shall be Palm Springs Tan,
Desert Sand, or approved equal color by the Engineering Department. The
concrete shall receive a broom finish.
IPA /3
Page 5 of 8
Conditions of Approval
December 20, 2000
32. Construct the SOUTH half of an 8 foot cross gutter and spandrel at the
intersection of COTTONWOOD AVENUE and AVENIDA CABALLEROS with a
flow line parallel to the centerline of AVENIDA CABALLEROS in accordance with
City of Palm Springs Standard Drawing No. 200 and 206.
33. Construct the NORTH half of an 8 foot cross gutter and spandrel at the
intersection of CHUCKWALLA ROAD and AVENIDA CABALLEROS with a flow
line parallel to the centerline of AVENIDA CABALLEROS in accordance with City
of Palm Springs Standard Drawing No. 200 and 206.
34. Construct a curb ramp meeting current California State Accessibility standards at
the NORTHEAST and SOUTHEAST corners of the subject property per City of
Palm Springs Std. Dwg. Nos. 212 and 212A.
35. Remove and replace existing pavement with a minimum pavement section of 3
inch asphalt concrete pavement over 6 inch aggregate base with a minimum
subgrade of 24 inches at 95% relative compaction, OR equal, from edge of
proposed gutter to clean saw cut edge of existing pavement along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 330 and
110. The pavement section shall be designed, using "R" values, by a licensed
Soils Engineer and submitted to the City Engineer for approval.
36. All broken or off grade CURB, GUTTER and AC PAVEMENT shall be repaired or
replaced.
COTTONWOOD AVENUE
37. Construct a 6 inch curb and gutter 18 feet SOUTH of centerline along the entire
frontage of the subject property per City of Palm Springs Standard Drawing No.
200. (Remove all cracked or unsuitable existing curb, gutter, sidewalk, and
reconstruct per items No. 37 and No. 39, Remove ALL existing driveway
approaches. The existing curb, gutter and sidewalk which is undamaged shall
remain in place except for proposed driveway approaches which shall be
constructed per item No. 39.)
38. The driveway approaches shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 201 and have minimum widths of 10 feet.
39. Construct a minimum 5 foot wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 210.
40. Remove and replace existing pavement with a minimum pavement section of 2
1/2 inch asphalt concrete pavement over 4 inch aggregate base with a
minimum subgrade of 24 inches at 95% relative compaction, OR equal, from
edge of proposed gutter to centerline along the entire frontage in accordance
with City of Palm Springs Standard Drawing No. 300 and 110. The pavement
section shall be designed, using "R" values, by a licensed Soils Engineer and
submitted to the City Engineer for approval.
41. All broken or off grade CURB, GUTTER, SIDEWALKAND AC PAVEMENT shall
be repaired or replaced. /tee I�
/h / I
Page 6 of 8
Conditions of Approval
December 20, 2000
CHUCKWALLA ROAD
42. The existing curb and gutter shall remain in place except for curb cuts necessary
for driveway approaches.
43. The driveway approaches shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 201 and have minimum widths of 10 feet.
44. Construct a minimum 5 foot wide sidewalk behind the curb along the entire
frontage in accordance with City of Palm Springs Standard Drawing No. 210.
45. Remove and replace existing pavementwith a minimum pavement section of2'/
inch asphalt concrete pavement over 4 inch aggregate base with a minimum
subgrade of 24 inches at 95% relative compaction, OR equal, from edge of
existing gutter to centerline along the entire frontage in accordance with City of
Palm Springs Standard Drawing No.300 and 110.The pavement section shall be
designed, using"R"values, by a licensed Soils Engineer and submitted to the City
Engineer for approval.
46. All broken or off grade CURB, GUTTER,AND AC PAVEMENT shall be repaired or
replaced.
SEWER
47. Connect all sanitary facilities to the City sewer system. Each lot shall have a
separate Lateral and shall not be connected at a manhole.
GRADING
48. A copy of a Title Report prepared/updated within the past 3 months and copies of
record documents shall be submitted to the City Engineer with the first submittal
of the Grading Plan.
49. Submit a Grading Plan, with the City of Palm Springs Title Block, prepared by a
Registered Professional to the Engineering Department for plan check. Grading
plan shall be submitted to the Planning Department for comments prior to
submittal to the Engineering Department.The Grading Plan shall be approved by
the City Engineer prior to issuance of any grading or building permits.
Minimum submittal includes the following:
A. Copy of final Planning Department comments regarding the Grading Plan.
B. Copy of signed Conditions of Approval from Planning Department.
C. Copy of Site Plan stamped approved and signed by the Planning
Department.
D. Copy of Title Report prepared/updated within past 3 months.
E. Copy of Soils Report, IF required by these conditions.
/oh is
Page 7 of 8
Conditions of Approval
December 20, 2000
50. Drainage swales shall be provided adjacent to all curbs-3'wide and 6"deep-to
keep nuisance water from entering the public streets, roadways, or gutters.
51. A soils report prepared by a licensed Soils Engineer shall be required for and
incorporated as an integral part of the grading plan forthe proposed site.A copy of
the soils report shall be submitted to the Building Department and to the
Engineering Department along with plans, calculations and other information
subject to approval by the City Engineer prior to the issuance of the grading
permit.
DRAINAGE
52. The developer shall accept all flows impinging upon his land and conduct these
flows to an approved drainage structure. On-site retention/detention or other
measures approved by the City Engineer shall be required if off-site facilities are
determined to be unable to handle the increased flows generated by the
development of the site. Provide calculations to determine if the developed Q
exceeds the capacity of the approved drainage carriers.
53. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee atthe presenttime is$9,212.00 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
54. Any utility cuts in the existing off-site pavement made by this development shall
receive trench replacement pavement to match existing pavement plus one
additional inch. See City of Palm Springs Standard Drawing No. 115. Pavement
shall be restored to a smooth rideable surface.
55. The owner shall enter into a covenant agreeing to underground all existing
overhead facilities on/or adjacent to this property that are less than 35 kV in the
future upon request of the City of Palm Springs City Engineer at such time as
deemed necessary. The covenant shall be consummated and submitted to the
Engineering Department prior to issuance of a grading permit. An updated title
report or a copy of the current tax bill shall be provided to verify ownership.
56. All proposed utility lines on/oradjacentto this project shall be undergrounded prior
to issuance of a Certificate of Occupancy.
57. All existing utilities shall be shown on the grading plans.The existing and proposed
service laterals shall be shown from the main line to the property line. The
approved original grading plans shall be as-built and returned to the City of Palm
Springs Engineering Department priorto issuance of the certificate of occupancy.
58. The developer is advised to contact all utility purveyors for detailed requirements
for this project at the earliest possible date.
59. Nothing shall be constructed or planted in the corner cut-off area of any driveway
which does or will exceed the height required to maintain an appropriate sight
distance per City of Palm Springs Standard Drawing No. 203.
104#/`
Page 8 of 8
Conditions of Approval
December 20, 2000
60. 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 per City
of Palm Springs Engineering specifications.
MAP
61. The Title Report prepared for subdivision guarantee for the subject property, the
traverse closures forthe existing parcel and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
Department.
62. The Title Report prepared for subdivision guarantee for the subject property and
the traverse closures for the existing parcel and all areas of right-of-way or
easement dedication shall be submitted to the City Engineer for review and
approval with the Grant Deed.
63. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil
Engineerand submitted to the Engineering Department for review.Submittal shall
be made prior to issuance of grading or building permits.
TRAFFIC
64. The developershall provide a minimum of48 inches of sidewalk clearance around
all street furniture, fire hydrants and other above-ground facilities for handicap
accessibility. The developer shall provide same through dedication of additional
right-of-way and widening of the sidewalk or shall be responsible for the relocation
of all existing traffic signal/safety light poles, conduit, pull boxes and all
appurtenances located on the AVENIDA CABALLEROS, CHUCKWALLA ROAD
and COTTONWOOD ROAD
frontages of the subject property.
65. Construction signing, lighting and barricading shall be provided for on all projects
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 State
of California, Department of Transportation, "MANUAL OF TRAFFIC CONTROLS
FOR CONSTRUCTION AND MAINTENANCE WORK ZONES' dated 1996, or
subsequent additions in force at the time of construction.
66. This property is subject to the Transportation Uniform Mitigation Fee based on the
SINGLE FAMILY RESIDENTIAL DETACHED ITE Code B land use.
/p� /7
r
AFFIDAVIT
OF
MAILING NOTICES
I, the undersigned City Clerk of the City of Palm Springs, California, do
hereby certify that a copy of the Notice of Public Hearing before the City
Council of the City of Palm Springs, in conjunction with Cs. 5.0850, PD-
263, TTM 29695, Coachella Valley Housing, regarding approval of TTM
to subdivide .745 acres into nine single-family residential lots located on
west side of Avenida Caballeros between Cottonwood Rd. & Chuckwalla
Rd., was mailed to each and every person on the attached list on the 8th
day of December, 2000. A copy of said Notice is attached hereto. Said
mailing was completed by placing a copy of said Notice in a sealed
envelope, with postage prepaid, and depositing same in the U.S. Mail at
Pahn Springs, California.
I declare under penalty of perjury that the foregoing is true and correct.
Dated at Palm Springs, California, this 8th day of December, 2000.
L4�
PATRICIA A. SANDERS
City Clerk
NOTICE OF CITY COUNCIL HEARING
Case No. 5.0850-PD-263 /Tentative Tract Map 29695
Coachella Valley Housing Coalition
Cottonwood Rd./Avenida Caballeros/Chuckwalla Rd.
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold
a public hearing at its meeting of December20. 2000. The City Council meeting begins at7:00 p.m.
in the Council Chambers at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs.
The purpose of this hearing is to consider an application by the Coachella Valley Housing Coalition
to obtain approval of Tentative Tract Map to subdivide.745 acres into nine single-family residential
lots located on the west side of Avenida Caballeros between Cottonwood Road and Chuckwalla
Road. The property is zoned R-2. The applicant is proposing a Planned Development District for
the subject property to allow for nine single family residential lots ranging from 3,990 square feet to
5,241 square feet in size. The application is requesting relief from lot area, lot dimensions, building
setbacks, and off-street parking property development standards. The proposed project would
consist of light self-help housing. A majority(76 percent)would be built by contractors, while the
rest (24 percent) would be built by the homeowners.
This action is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) per Section 15332 (In-Fill Development Projects).
If any individual or group challenges the action in court, issues raised may be limited to only those
issues raised at the public hearing described in this notice or in written correspondence at, or prior
to,the Planning Commission hearing. An opportunitywill be given at said hearing for all interested
persons to be heard. Questions regarding this case may be directed to Michele Rambo,
Department of Planning & Building, (760) 323-8245.
A notice of Public Hearing is being sent to all property owners within four hundred (400)feet of the
subject property.
CITY COUNCIL
PATRICIA SANDERS
City Clerk
Publish:
The Desert Sun
12/8/00
VIGWY MAF
ppOJ�C1"
lOCA110N
V15fA CHINO FOAP N,TS
WffONWOOP FOA0
CHUCKWALLA FOAP
Ez
o MEL AVENUE
� Q
fACHEVAH bpIVE
J
COTfONWOOP WWII
O
Q
CNUCKWAU-A FOAb
I
CITY OF PALM SPRINGS
CASE NO. 5,oa5o nn263 DESCRIPTION PLANNEb PEVELOFMENT eI5 pICT
ffM 29695 ANb TENTATIVM TZACf MAP FOp 9 %61,E FAMILY pE51P7 NCE5
APPLICANT COACHELI A VA I-EY -OCATW ON ff wM5T 5 Pn OF AVENIPA CAPAI I, pW5
r3M
HOUSING COALITION FN COTTONWOOP W. ANn CHUCKWALLA pb., p2 ZONM,
SECTION II.
Smooth Feed Sheets"m Use template for 51600
Mr. Reuel A. Young, AIA Mr. Reuel A. Young, AIA
Owner's Representative Owner's Representative
3001 E. Tahquitz #104 3001 E. Tahquitz #104
Palm Springs CA 92262 Palm Springs CA 92262
Ms. Rebecca Dennis Ms. Rebecca Dennis
Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition
45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1
Indio CA 92201 Indio CA 92201
Mr. John Mealey, Exec Director Mr. John Mealey, Exec Director
Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition
45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1
Indio CA 92201 Indio CA 92201
Mr. Phillip Fomotor Mr. Phillip Fomotor
Fomotor Engineering Fomotor Engineering
225 South Civic Drive, #1-5 225 South Civic Drive, #1-5
Palm Springs CA 92262 Palm Springs CA 92262
Smooth Feed SheetsTM Use template for 51600
501-091-014 501-492-001 507-041-012
SHARP, LEE Y STEARNS, RICHARD GREENFIELD, BUSSAMALEE
3137 BERRYESSA RD 850 E VISTA CHINO 940 E COTTONWOOD RD
SAN JOSE CA 95132-2802 PALM SPRINGS 92262-3225 PALM SPRINGS 92262-4663
507-041-013 507-041-024 507-041-025i !111o',02- —
INGALLINERA,ALBERT J SR DAHLBERG,J R PALM SPRINGS APARTMENTS
14152 ENFIELD CIR 702 RANDOLPH AVE A 702 RANDOLPH AVE A
WESTMINSTER C 92683-4124 COSTA MESA CA 92626-5918 COSTA MESA CA 92626-5918
507-041-026 507-041-027 507-042-005 ✓
PALM SPR APARTMENTS PALM SPRIN ARTMENTS BOZICH, CRAIG J
702 OLPH AVE A 702 PH AVE A 7114 138TH PL NE
C A MESA CA 92626-5918 C MESA CA 92626-5918 REDMOND WA 98052-9406
507-042-006 507-042-008 �— p�-01�
WEAVER, EVERETT E Y 826 CLLIFF DR 39900 DESERT SUN DR
LAGUNA BEACH 92651-1411 RANCHO MIRAGE 92270-3607
�flvemo�-/all4 G49gGcq--
507-042-014EotS 507-042-015 ob 507-042-016
GORDON, WILLIAM B & SHEI GORDON,WILLIA SHEI DUEVER,BARBARA N
PO BOX 9393 PO BOX PO BOX 2526
PALM SPRINGS 92263-7393 P RINGS 92263-7393 PALM SPRINGS 92263-2526
507-042-017 507-042-018 507-043-033
TORRES, JOSE KINGMAN,HAIKE RONSON INVESTMENTS INC
790 E CHUCKWALLA RD 9404 SVL PO BOX 680 LANGSDORF DR 120
PALM SPRINGS 92262-4723 VICTORVILLE C 92392-9011 FULLERTON CA 92831-3702
507-053-001 507-053-011 507-053-012
GARATEA, JEFFERY C HOLETON, STRICKLAND J & BRANCO, RODGER
PO BOX 2103 2887 N BELLFLOWER BLVD 795 E CHUCKWALLA RD
RANCHO MIRAGE 92270-1055 LONG BEACH CA 90815-1126 PALM SPRINGS 92262-4760
507-054-001 507-054-002 507-054-003
BRADY, GEORGE V & ROBERT DIEDRICH,WILLY A & LIES CHACON,MARK A & PATRICI
116 CAIRO ST 1486 N VAQUERO RD 1464 N VAQUERO RD
PALM SPRINGS 92264-9007 PALM SPRINGS 92262-4740 PALM SPRINGS 92262-4740
507-054-010 507-054-011 507-054-012
SANDERS, MARC ZORN,ALICE A SANDERSON,MAUREEN T & P
1467 N OPUNTIA RD 1481 N OPUNTIA RD 117 29TH ST
PALM SPRINGS 92262-4731 PALM SPRINGS 92262-4731 MANHATTAN BEA 90266-2018
507-055-001 507-055-002 507-055-003
SANDERSO REEN T & P QUARRIE, RUTH L BRAKEFIELD, RICHARD E
117 ST 1482 N OPUNTIA RD 655 VISTA ORO
TTAN BEA 90266-2018 PALM SPRINGS 92262.-4732 PALM SPRINGS 92264-4732
A
AVERYo Address Labels Laser 5160®
Smooth Feed SheetsTM Use template for 51600
507-055-004 507-055-010 507-055-012
LIENENBRINK, KURT E WARDEN,VERGIL L & VESTA SANDERSON-MURDOCK,MAURE
1440 N OPUNTIA RD PO BOX 2044 971 E CHUCKWALLA RD
PALM SPRINGS 92262-4732 PALM SPRINGS 92263-2044 PALM SPRINGS 92262-4751
507-055-013 507-055-014 507-510-001
WASP,JOSEPH J AIKEN, DAVID W PALM SPRINGS CHURCH OF
PO BOX 2233 1455 N AVENIDA CABALLER PO BOX 2267
PALM SPRINGS 92263-2233 PALM SPRINGS 92262-4703 PALM SPRINGS 92263-2267
*** 36 Printed ***
A� AVERY@ Address Labels
507 0,43,-033
RONSON`TNVESTI ,EN�S�.PNC 1`ph
680 LAD7G 05F TAR 12 0;i
-r IULLEI� N CA -' f'928313702 )
o
>Z O S
�' SA IYp rlp�
ado
92IDs
i
507 054
GEOR
A D A Ro gT V & ROHER
SpRTNOS T
9226g-9007
en�l�xxa
1?^ 4y 6
i �
S • ;',..,.i l� `gin 7;�
STD a 1-9 AR o
s
� �. •, - o NS o1
AAz � R
FI -
ti - C3S T O
-<>` %f✓;:S • y ' '', A9�0�',�.'� OgJ ',Ptlt1 poL,
sCO �,p2
O�S Op0
d
gG
60
,'I u,;
r
PROOF OF PUBLICATION This is space for County Clerk's Filing Stamp
(2015.5.C.C.P)
STATE OF CALIFORNIA
- County of Riverside --- - - -- - - - -
No 6467
CITY OF PALM SPRINGS
NOTICE OF PLANNING COMMISSION
HEARING
Case No. -PD/
Tentative Tractct Map 2
Coachella Housing Coalition
Cottonwood Fd./Avenida Caballeros/
I am a citizen of the United States and a resident of Chuckwalla Rd.
NOTICE IS HEREBY GIVEN that the Planning
the County aforesaid;I am over the age of eighteen Commission of[ne say of Palm springs, cahtor-
nia, will hold a pubhc hearing at its meeting of
years,and not a party to or interested in the November 22, 2000. The Planning Commission
above-entitled matter.I am the clerk of a meet�nqq begins at t 30 p M. (pubhc hearings be-
principal m at 2 00 p m) in the Council Chambers at City
printer of the,DESERT SUN PUBLISHING fIaIt, 3200 E Tnhqurtz Canyon way, Palm
Springs
COMPANY a newspaper of general circulation, The Purpose of this hearing is to consider an ap-
plication by the Coachella Valley Housing Coali-
printed and published in the city of Palm Springs, non to obtain approval of a Tentative Tract Map
es-
Coun of Riverside,and which newspaper has been to subdivide 745 acres into nine s�n9le of Avenida
ida
t3' ¢l sub lots located on the west side of Avenida
adjudged a newspaper of general circulation by the Caballeros between Cottonwood Read and
Chuckwalla Road.The property is zoned R-2 The
SuperiorCourt of the County of Riverside,State of applicant is proposing a Planned Development
District for the subject property to allow for nine
California under the date of March 24,1988.Case single family residential lots ranging from 3,990 1
Number 191236;that the notice,of which the p caioneis req5,241
sling relief feet in size. lot dl-
annexed is a printed co set in a not smaller merlons, building setbacks, and off-street patio-
I PY( type Ing property development standards. The pro-
than non ariel,has been published in each regular Posed project would consist of self-help housing.
P P g A majority (65 percent)
t) ossd beebuilt by the
and entire issue of said newspaper and not in any homeowners, ( percent)
built by contractors.
supplement thereof on the following dates,to wit: -----—
November 9th
r.
All in the year 2000
I certify(or declare)under penalty of perjury that the
foregoing is true and correct. - - - --
91111
of-tad at Palm
Springs, 2000
Californis--------------day
November
sio�s o+lotlnes�caltfomii sssa%ern-FnI roe Q he prove-
ronmental ahty Act
/J (CEOA) per Sec ( e actin in
Projects)
, any individual se roup challenges the hose_ suet, issues raise may eang limited to those is-
sues is
`-----------"`�--------"------- raised at the public hearing described in this
Signature notice or in written correspondence at,or prior to,
the Planning Commission hearing.An opportunity
will be given at said hearing far all interested per-
sons to be heard questions regardingD e artm ent
mayy be directed to Michele Rambo. P
of Pl annmg & Buhdm , (760)323-8245.
Public to all
property owne s within fourr hundredg t(400)feet of
the subject property PLANNING COMMISSION
lslOouglas R. Evans
Director of Planning & Budding
PUB November 9, 2000
PROOF OF PUBLICATION,i This is space for County Clerk's Filing Stamp
(2015.5.C.C.P)
STATE OF CALIFORNIA
County of Riverside
---------------------------------------
I am a citizen of the United States and a resident of Proof of Publication of
the County aforesaid;I am over the age of eighteen No 6747----- _ - - - — --
CITY OF PALM SPRINGS
years,and not a party to or interested in the NOTICE OF CITY COUNCIL HEARING
above-entitled matter.I am the principal clerk of a Case No.Tract
Map 2 6 9
P P Tentative Trlla yact Map 29695
printer of the,DESCRY SUN PUBLISHING Coalition
Cottonwood Rd./Avers Avenida Housing
COMPANY a newspaper of general circulation, Chuckwalla Rd.
NOTICE IS HEREBY GIVEN that the City Council
printed and published in the city of Palm Springs, of the City of Palm Springs, California, will hold a
County of Riverside,and which newspaper has been scale The Cu y coup emteetging begins atr7 00
adjudged a newspaper of eneral circulation b the pp m in the Council Chambers at City Hall, 3200
1 gg Y E. Tahquitz Canyon way, Palm Springs
Superior Court of the County of Riverside,State of The purpose of this hearing is to consider an ape'
pbcanon by the Coachella Valley Housing Coati
California under the date of March 24,1988.Case non to obtain approval of a Tentative Tract Map,
to subdivide .745 acres- into nine single-family
Number 191236;that the notice,of which the residential lots ranging from 3,990 square feet to
annexed is a rimed co set in a not smaller e,241 square feat m sze, me application is m-
p copy( type questing relief from lot area, lot dimensions,
than non ariel,has been published in each regular building setbacks, and off-street parking property
P P g development standards. The proposed select
and entire issue of said newspaper and not in any would consist of light self-help housing A majori-
ty
ty percent would be built by contractors,
supplement thereof on the following dates,to wit: win e the rest 24 percent) would be built by the
homeowners
December 8th ^r
-------------------------'---------------------------------
------------
v
All in the year 2000
I certify(or declare)under penalty of perjury that the
foregoing is true and correct. - -
8th —— -----1
Dated at Palm Springs,California this------------day
December
per
Califon Environmental3e
_ ' categorically exempt from the provi-
sions Quality Act
) p (in-Fill Development
y individual group challenges o o actors e
Signature court, issues raisetl may be limited to only those
issues raised at the public hearing described in
this nonce or in written correspondence at,or pri-
or to, the Planning Commission hearing An op-
portumly will be given at said hearing for all inter-
ested persons to be heard. Questions regarding
this case mayy be directed to Michele Rambo, 5
partment offal
f He-
un & Building, (760)323-e245
A nonce of Public Hearing is being sent to all
'property owners within four hundred (400)feet of
the subject property.
CITY COUNCIL
PATRICIA BANDEF
City CIe
AFFIDAVIT OF MAILING � > �m w
a.a f
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE)
I, the undersigned, say: I am and was at all times herein mentioned, a citizen of the United
States and employed in the County of Riverside, over the age of eighteen years, and not a
party to the within action or proceeding; that my business address is 3200 E. Tahquitz
Canyon Drive, Palm Springs, California; that on the 2nd day of November, 2000, 1 served the
within (NOTICE OF PUBLIC HEARING)on PLANNING COMMISSION CASE NO.5.0850 to
consider an application by Coachella Valley Housing Coalition to obtain approval of a
Tentative Tract Map to subdivide .745 acres into nine (9) single family residential lots,
located on the west side of Avenida Cabelleros between Cottonwood Road and
Chuckwalla Road, R-2 zone. Application is requesting relief from lot area, lot
dimensions, building setbacks, and off-street parking property development
standards. Project will consist of self-help housing, 65% built by homewoners, and
35%built by contractors, on persons contained in Exhibit"A"attached hereto in said action
or proceeding by depositing a true copy thereof, enclosed in a sealed envelope with postage
thereon fully prepaid, in a mailbox, sub-post office, substation or mail chute, or other like
facility, regularly maintained by the Government of the United States in the City of Palm
Springs, California, addressed to the list of persons or firms indicated on the report received
from the title company dated August 4, 2000 and August 7, 2000 and certified by the City's
Planning Technician, and attached hereto as Exhibit "A".
I hereby declare under penalty of perjury that the foregoing is true and correct.
Carrie L. Rovney
Dated at Palm Springs, California, this 2"d day of November, 2000.
NOTICE OF PLANNING COMMISSION HEARING
Case No. 5.0850-PD-263 /Tentative Tract Map 29695
Coachella Valley Housing Coalition
Cottonwood Rd./Avenida Caballeros/Chuckwalla Rd.
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Springs,California,
will hold a public hearing at its meeting of November22,2000. The Planning Commission meeting
begins at 1:30 p.m. (public hearings begin at2:00 p.m.)in the Council Chambers at City Hall, 3200
E. Tahquitz Canyon Way, Palm Springs.
The purpose of this hearing is to consider an application by the Coachella Valley Housing Coalition
to obtain approval of a Tentative Tract Map to subdivide.745 acres into nine single-family residential
lots located on the west side of Avenida Caballeros between Cottonwood Road and Chuckwalla
Road. The property is zoned R-2. The applicant is proposing a Planned Development District for
the subject property to allow for nine single family residential lots ranging from 3,990 square feet to
5,241 square feet in size. The application is requesting relief from lot area, lot dimensions, building
setbacks, and off-street parking property development standards. The proposed project would
consist of self-help housing. A majority(65 percent)would be built by the homeowners,while the
rest (35 percent) would be built by contractors.
This action is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) per Section 15332 (In-Fill Development Projects).
If any individual or group challenges the action in court, issues raised may be limited to only those
issues raised at the public hearing described in this notice or in written correspondence at,or prior
to,the Planning Commission hearing. An opportunity will be given at said hearing for all interested
persons to be heard. Questions regarding this case may be directed to Michele Rambo,
Department of Planning & Building, (760) 323-8245.
A notice of Public Hearing is being sent to all property owners within four hundred (400)feet of the
subject property.
PLANNING COMMISSION
To Desert Sun: November 6, 2000
Mail and Publish Date: November 9, 2000 DOUGLAS EVANS
Director of anning & Building
CHICAGO TITLE.±•'-`--s
560 EAST HOSPITALITY LANE, SAN BERNARDINO, CA 92408 (909) 884-0448
Date: AUGUST 4 , 2000
Enclosed you will find the radius requested by you on
Assessor's parcel No. SEE ATTACHED MAPS
This rad •,:s has been prepared as a courtesy using the
most current_ assessor' s tax rolls and equalized plat
maps available to us, as per the county requirements.
While the information herein provided is, believed to
be correct, this companv assumes no liability for any
oss cccuring by the reason of reliance thereof.
Custome -rvi..
' �W1 CHICAGO TITLE COMPANY
560 E. HOSPITALITY LANE, SAN BERNARDINO, CALIFORNIA, 92408 (909)884-0448
Date: AUGUST 7, 2000
PHILLIP FOMOTOR
FOMOTOR ENGINEERING
225 S. CIVIC DRIVE, STE. 1-5
PALM SPRINGS, CALIFORNIA 92262
Your Ref: TRACT 29695 Order No. 002010046 K04
NEW 400-FOOT RADIUS PACKAGE WHICH NOW INCLUDES ASSESSOR'S PARCEL
NO. 507-042-009, AS REQUESTED.
We appreciate this opportunity to serve you.
'1:k 'r r'
Title Officer: ST4 GALLAGHE ,r,,,f
e
TITRANi--10/M/95 AA
'Smooth Feed SheetsT"' Use template for 516V1
t
5017091-014 501-492-001 507-041-012
SHARP,LEE Y STEARNS, RICHARD GREENFIELD, BUSSAMALEE
3137 BERRYESSA RD 850 E VISTA CHINO 940 E COTTONWOOD RD
SAN JOSE CA 95132-2802 PALM SPRINGS 92262-3225 PALM SPRINGS 92262-4663
507-041-013 507-041-024 507-041-025 •a2c�D2�—
INGALLINERA,ALBERT J SR DAHLBERG, J R PALM SPRINGS APARTMENTS
14152 ENFIELD CIR 702 RANDOLPH AVE A 702 RANDOLPH AVE A
WESTMINSTER C 92683-4124 COSTA MESA CA 92626-5918 COSTA MESA CA 92626-5918
507-041-026 507-041-027 507-042-005
PALM SPRING RTMENTS PALM SPRI PART BOZICH, CRAIG J
702 RAN H AVE A 702 LPH AVE A 7114 138TH PL NE
CO ESA CA 92626-5918 C MESA CA 92626-5918 REDMOND WA 98052-9406
507-042-006 507-042-008 507-042-013
WEAVER, EVERETT E BROPHY, TIM R PALM SPRINGS APARTMENTS
826 CLIFF DR 39900 DESERT SUN DR PO BOX 7027
LAGUNA BEACH 92651-1411 RANCHO MIRAGE 92270-3607 MORENO VALLEY 92552-7027
507-042-014') PL5 507-042-015 507-042-016
GORDON,WILLIAM B & SHEI GORDON,WIL B & SHEI DUEVER,BARBARA N
PO BOX 9393 PO BOX 93 PO BOX 2526
PALM SPRINGS 92263-7393 PA PRINGS 92263-7393 PALM SPRINGS 92263-2526
507-042-017 507-042-018 507-043-033
TORRES,JOSE KINGMAN,HAIKE RONSON INVESTMENTS INC
790 E CHUCKWALLA RD 9404 SVL PO BOX 680 LANGSDORF DR 120
PALM SPRINGS 92262-4723 VICTORVILLE C 92392-9011 FULLERTON CA 92831-3702
507-053-001 507-053-011 507-053-012
GARATEA, JEFFERY C HOLETON, STRICKLAND J & BRANCO, RODGER
PO BOX 2103 2887 N BELLFLOWER BLVD 795 E CHUCKWALLA RD
RANCHO MIRAGE 92270-1055 LONG BEACH CA 90815-1126 PALM SPRINGS 92262-4760
507-054-001 507-054-002 507-054-003
BRADY, GEORGE V & ROBERT DIEDRICH,WILLY A & LIES CHACON,MARK A & PATRICI
116 CAIRO ST 1486 N VAQUERO RD 1464 N VAQUERO RD
PALM SPRINGS 92264-9007 PALM SPRINGS 92262-4740 PALM SPRINGS 92262-4740
507-054-010 507-054-011 507-054-012
SANDERS,MARC ZORN,ALICE A SANDERSON,MAUREEN T & P
1467 N OPUNTIA RD 1481 N OPUNTIA RD 117 29TH ST
PALM SPRINGS 92262-4731 PALM SPRINGS 92262-4731 MANHATTAN BEA 90266-2018
507-055-001 507-055-002 507-055-003
SANDERSON, T & P QUARRIE,RUTH L BRAKEFIELD,RICHARD E
117 29 1482 N OPUNTIA RD 655 VISTA ORO
MAN AN BEA 90266-2018 PALM SPRINGS 92262=4732 PALM SPRINGS 92264-4732
OAVERYO Address Labels Laser 51600
•Smooth Feed SheetsT"' use template for 5160u
r
507-.055-004 507-055-010 507-055-012
LIENENBRINK, KURT E WARDEN,VERGIL L L VESTA SANDERSON-MURDOCK,MAURE
1440 N OPUNTIA RD PO BOX 2044 971 E CHUCKWALLA RD
PALM SPRINGS 92262-4732 PALM SPRINGS 92263-2044 PALM SPRINGS 92262-4751
507-055-013 507-055-014 507-510-001
WASP, JOSEPH J AIKEN,DAVID W PALM SPRINGS CHURCH OF
PO BOX 2233 1455 N AVENIDA CABALLER PO BOX 2267
PALM SPRINGS 92263-2233 PALM SPRINGS 92262-4703 PALM SPRINGS 92263-2267
*** 36 Printed ***
rAVERY@ Address Labels Laser 51600
,Smooin reea meets-- use Lemprate ror D xou
Mr. Reuel,A. Young, AIA Mr. Reuel A. Young, AIA Mr. Reuel A. Young, AIA
Owner's Representative Owner's Representative Owner's Representative
3001 E. Tahquitz 4104 3001 E. Tahquitz 4104 3001 E. Tahquitz 9104
Palm Springs CA 92262 Palm Springs CA 92262 Palm Springs-CA 92262
Ms. Rebecca Dennis Ms. Rebecca Dennis Ms. Rebecca Dennis
Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition
45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1
Indio CA 92201 Indio CA 92201 Indio CA 92201
Mr. John Mealey, Exec Director Mr. John Mealey, Exec Director Mr. John Mealey, Exec Director
Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition
45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1
Indio CA 92201 Indio CA 92201 Indio CA 92201
Mr. Phillip Fomotor Mr. Phillip Fomotor Mr. Phillip Fomotor
Fomotor Engineering Fomotor Engineering Fomotor Engineering
225 South Civic Drive, #1-5 225 South Civic Drive, #1-5 225 South Civic Drive, #1-5
Palm Springs CA 92262 Palm Springs CA 92262 Palm Springs CA 92262
Mr. Reuel A. Young, AIA Mr. Reuel A. Young, AIA Mr. Reuel A. Young, AIA
Owner's Representative Owner's Representative Owner's Representative
3001 E. Tahquitz #104 3001 E. Tahquitz #104 3001 E. Tahquitz #104
Palm Springs CA 92262 Palm Springs CA 92262 Palm Springs CA 92262
Ms. Rebecca Dennis Ms. Rebecca Dennis Ms. Rebecca Dennis
Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition
45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1
Indio CA 92201 Indio CA 92201 Indio CA 92201
Mr. John Mealey, Exec Director Mr. John Mealey, Exec Director Mr. John Mealey, Exec Director
Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition Coachella Vly Hsg Coalition
45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1 45-701 Monroe St, #G, Plaza 1
Indio CA 92201 Indio CA 92201 Indio CA 92201
Mr. Phillip Fomotor Mr. Phillip Fomotor Mr. Phillip Fomotot
Fomotor Engineering Fomotor Engineering Fomotor Engineering
225 South Civic Drive, #1-5 225 South Civic Drive, #1-5 225 South Civic Drive, #1-5
Palm Springs CA 92262 Palm Springs CA 92262 Palm Springs CA 92262
S o�1s0 (
0� AVERY@ Address Labels C"Ckwalia ` W Vkp Laser 5160@
RESOLUTION NO.
OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, APPROVING CASE NO. 5.0850 - PLANNED
DEVELOPMENT DISTRICT NO.263 AND TENTATIVE TRACT MAP
29695 TO ALLOW FOR A 9 LOT SUBDIVISION AND SINGLE
FAMILY RESIDENTIAL DEVELOPMENT LOCATED ALONG THE
WEST SIDE OF AVENIDA CABALLEROS BETWEEN
COTTONWOOD ROAD AND CHUCKWALLA ROAD, R-2 ZONE,
SECTION 11, AND MAKING FINDINGS IN SUPPORT THEREOF.
WHEREAS, the Coachella Valley Housing Coalition (the "Applicant") has filed an
application with the City, Case No. 5.0850 - Planned Development District No. 263 and
Tentative Tract Map 29695,fora 9 lotsubdivision and single family residential development
(the Project); and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider Applicant's application for the Projectwas given in accordance with
applicable law; and
WHEREAS, on November 22,2000 a pulbic hearing on the application forthe Projectwas
held by the Planning Commission in accordance with applicable law; and
WHEREAS,on November 22,2000,the Planning Commission voted 5-0-2to recommend
approval of the application to the City Council subjectto the findings and conditions stated
in Resolution No. 4722; and
WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to
considerthe applications forthe Project was given in accordancewith applicable law; and
WHEREAS, on December 20, 2000, a public hearing on the application for the Planned
Development and Tentative Tract Map was held by the City Council in accordance with
applicable law; and
WHEREAS, the proposed Planned Development District and Tentative Tract Map, is
categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) per Section 15332 (In-Fill Development Projects); and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the hearing on the Project, including but not limited to the
staff report, and all written and oral testimony presented.
/oA
Page 2 of 4
Resolution Case No. 5.0850/TTM 29695
December 20, 2000
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds as follows:
This action is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) per Section 15332 (In-Fill Development
Projects).
Section 2: Pursuant to Government Code Section 66473.5,the City Council finds that
the proposed subdivision and the provisions for its design and
improvement are compatible with the objectives, policies,and general land
uses and programs provided in the City's General Plan and any applicable
specific plan; and
Section 3: Pursuant to Government Code Section 65567, the City Council finds that
the proposed subdivision and the provisions for its design and
improvements are compatible with the objectives, policies, and general
land use provided in the City's local open space plan; and
Section 4: Pursuant to Government Code Section 66474, the City Council finds that
with the incorporation of those conditions attached in Exhibit A:
a. The proposed map and preliminary planned development district are consistent
with the applicable general and specific plans.
The subject property is designated as M15 (Medium Density Residential)with15
units per acre and is zoned R-2. The application entails subdividing .745 acres
into 9 single family residential lots. The project complies with the General Plan and
will be a beneficial improvement within the neighborhood.
b. The design or improvements of the proposed subdivision are consistent with
the General Plan.
The improvements associated with the proposed subdivision include single family
residential units, sidewalks, and landscaping. The proposed single family
residential units provide off-street parking,adequate frontyard setbacks and have
been designed to be compatible with surrounding developments. All of the
proposed improvements are consistent with the General Plan.
c. The site is physically suitable for the type of development contemplated by the
proposed subdivision.
The project will comply with all R-2 property development standards with the
exception of lot sizes, side yard setbacks, and lot width. Cottonwood Road and
Chuckwalla Road will provide a buffer forthe existing residences to the north and
south and single story units are proposed adjacent to existing single story
apartments located to the west. Thus, the project is compatible with the
surrounding neighborhood.
Ve a
Page 3 of 4
Resolution Case No. 5.0850/TTM 29695
December 20, 2000
d. The site is physically suitable for the proposed density of development
contemplated by the proposed subdivision.
The project will be compatible with existing land use designations in the
surrounding neighborhood based on the density. The proposed 9 unit development
is consistent with the General Plan designation of 15 units per acre. In this case,
the units would consist of both one-story and two-story units that have been
designed to respect the existing single story buildings in the neighborhood. The
neighborhood also consists of some existing two-story buildings to the north and
to the west of the subject property. There are existing two-story condominiums
directly across Cottonwood Road to the north that are similar in scale to those
proposed.Two-story multi-family(hotel and residential condominiums)have been
developed westerly of the subject property and have been encouraged to help
redevelop this neighborhood. Thus, the project should be compatible with the
surrounding neighborhood.
e. The site for the proposed use relates to streets and highways properly designed
and improved to carry the type and quantity of traffic to be generated by the
proposed use.
Conditions of this project will require dedication of right-of-way along Avenida
Caballeros, Chuckwalla Road, and Cottonwood Road so that the streets can be
developed to their ultimate right-of-way as required by the General Plan such that
these roadways will not be negatively impacted by trips generated from this
project.
f. The conditions to be imposed and shown on the approved site plan are deemed
necessary to protect the public health, safety, and general welfare, including any
minor modifications of the zone's property development standards.
All proposed conditions of approval are necessary to ensure public health and
safety including, but not limited to,the requirements for curb,gutter,and sidewalks.
Additionally, the project design features street trees adjacent to sidewalks,
landscaped front yards, enclosed garages, and deep driveways to provide
adequate off-street parking.
g. A nexus and rough proportionality have been established for requirement of
dedication of the additional right-of-way to the City and the off-site improvements
as related to the tentative tract map.
The off-site improvements, which are required by the Zoning Ordinance, are
related to the project since the property owners must use Avenida Caballeros to
access the site. Currently, the subject property is vacant and therefore little or no
usage of the roads, sidewalks, and utilities is due to the subject property at this
time. However, the future property owners will benefit from any improvements
made to Avenida Caballeros such as dedication of easements, sidewalks, and
future widening. The required dedication of right-of-way and improvements will
provide safety benefits to the property owners and will aesthetically enhance the
neighborhood.
/17 3
Page 4 of 4
Resolution Case No. 5.0850/TTM 29695
December 20, 2000
NOW, THEREFORE, BE IT RESOLVED that, based on the foregoing, the City Council
of the City of Palm Springs hereby approves Tentative Tract Map 29695 and Case No.
5.0850-PD-263 subject to those conditions set forth in the attached Exhibit A, which are
to be satisfied prior to issuance of building permits or a Certificate of Occupancy, unless
otherwise specified.
ADOPTED this day of 2000.
AYES:
NOES:
ABSENT:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
By
City Clerk City Manager
REVIEWED &APPROVED AS TO FORM
roc y
4AI.
City of Palm Springs
y
Department of Public Works and Engineering
��aoovnr:o / Y 9 y 3200 E. Tali uitz Canyon Way ' am Pl Springs, California 92262
Tel (760)323-8253 • Fax: (760) 322-8360 • Web: www.ci.pahn-springs.ca.us
February 21, 2003 Via Facsimile: (760) 342-6466
Mr. John Mealey, Executive Director - -
Coachella Valley Housing Coalition
Plaza 1
F „
45701 Monroe Street, Suite G
Indio, CA 92201
Re: Tract Map 29695; Release of Subdivision Securities ,
Dear Mr. Mealey:
In accordance with City procedures, following completion of all required improvements and setting
of tract monumentation, by copy of this letter to Developers Surety and Indemnity Company, the
following subdivision security may be released:
Labor & Material Bond No. 815395S, $30,034.24
In accordance with the terms of the Subdivision Agreement, a one-year Maintenance &Warranty
security, in the amount of $6,517.12 is required upon acceptance of the improvements. The
improvements were accepted on January 23, 2003, therefore, maintenance and warranty security
shall remain in place until January 23, 2004. To facilitate your maintenance and warranty security,
the following subdivision security may be reduced:
Performance Bond No. 815395S, original amount: $60,068.49; reduced amount: $6,517.12
If you have any questions, I can be reached at (760) 323-8253, extension 8744.
Sincerely,
Marcus L. Fuller, P.E.
Senior Civil Engineer
ce: Michael Hensel,Developers Surety and Indemnity Company, 17780 Fitch, Suite 200,Irvine, CA 92614
Trisha Sanders, City Clerk
TM 29695 file
Post Office Box 2743 • Palm Springs, California 92263-2743