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HomeMy WebLinkAbout9/20/2006 - STAFF REPORTS - 1.A. August 22, 2006 " James Thompson, City Clerk 2Q�� ,: r �� ? 112- 3200 E. Tahquitz Canyon Way P-O. Box 2741 C17Y CLER`• Patin Springs, CA 92262 Dear Sir, My letter is in cormection for an application by Palm Springs Modern Homes VI, LLC for a Conditional Use Permit . . . to allow construction of 132 condominium units at 2855 North Patin Canyon Drive. A public hearing is scheduled August 23, at 1:30 p.m. at City Hall. The application is listed as CUP 5. 1103, MAJ 3.2941, TTM 33162. An earlier scheduled doctor's appointment prevents my attending Wednesday's meeting. Since its construction in 1978, I have lived at my home on 2780 North Girasol Avenue, which is directly behind the proposed development by Palm Springs Modern Domes. Vice-President Greg Trousdell of Modern homes has informed me that a six-foot cement-block wall is to be built along the south side of Modern Homes' property line. My concern is that currently I can walk out along a path from my backyard to San Marco Way down to Palm Canyon Drive for a purchase at the corner store,to the Shell gas station across the street for a map, or for an evening stroll along Palm Canyon Drive. I should like to request a pedestrian gate be placed in the proposed cement-block wall to allow my family's access to San Marco Way. I might add that in case of fire at my house or in die neighborhood, a gate in the cement-block wall would allow the Palm Springs Fire Department to better lay out water hose lines to fight the blaze. I am looking forward to attending future meetings with both the Planning Commission and the Palm Springs City Council regarding the Modern Homes Development and the location of a gate in the cement-block wall. Copies of this letter were delivered by hand Tuesday, August 22, 2006, to the offices of City Clerk Jarnes Thompson; Principal Planner Edward Robertson of the Planning Commission; and Vice-President Greg Trousdell of Modem Homes. Respectfully, Eugene M. Lube �. 7 O,C p,LM S,p� c V N it< pYdep 'F°RNNP CITY COUNCIL STAFF REPORT DATE: September 20, 2006 PUBLIC HEARING SUBJECT: PEDREGAL, TENTATIVE TRACT MAP 33162 FOR THE DEVELOPMENT OF A PROPOSED 132-UNIT CONDOMINIUM COMPLEX ON AN APPROXIMATELY 13.9-ACRE PARCEL LOCATED AT THE SOUTHWEST CORNER OF NORTH PALM CANYON DRIVE AND TRAM WAY, ZONE R-3, SECTION 3. FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council will consider a proposed Tentative Tract Map (TTM 33162), for a condominium map along with the environmental assessment and Mitigated Negative Declaration for the project. The Major Architectural application (3,2941) and a Conditional Use Permit (5.1103) have been previously approved by the Planning Commission for the construction of a 132-unit condominium complex RECOMMENDATION: 1. Open the public hearing and receive public testimony. 2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION, FOR TENTATIVE TRACT MAP 33162 FOR THE DEVELOPMENT OF A 132-UNIT CONDOMINIUM COMPLEX, ON APPROXIMATELY 13.96-ACRES, LOCATED AT 2855 NORTH PALM CANYON DRIVE, ZONE R-3, SECTION 3". PRIOR ACTIONS: On June 26, 2006, the Architectural Advisory Committee (AAC) reviewed the proposed project and recommended approval to the Planning Commission. Item No. 1 ./`1. City Council Staff Report September 20,2006 5 1103-CUP,3 2941-MAJ,TTM 33162 Page 2 of 3 On August 23, 2006, the project was reviewed by the Planning Commission and with a vote of 5-0-2 (absent) approved the Major Architectural and Conditional Use Permit applications. The Planning Commission recommended the approval of the Tentative Tract Map to the City Council with the following amendments to the conditions of approval; • Deletion of Condition 17, which is only applicable to Planned Development applications. • Revisions of Condition 24, indicating that existing palm tree on North Palm Canyon Drive shall remain and that any damage or removal of these palm trees will require their replacement. • Revisions to Conditions 53 and 60 to include meandering sidewalks and appropriate dedications. • Deletion of Condition 64, which referred to further review and approval of parking lot and drive aisles. The Engineering Department, upon further analysis, determined that the layout parking lot and drive aisles are acceptable and are not subject to further review or approval. • Revisions to Condition 80 to indicate that the sewer main shall be extended from the manhole at San Marco Way and Junipero Avenue across the site and within the on-site drive aisles. In addition to amendments to the conditions of approval, a substitution for mitigation measure MM XI-1 of the Mitigated Negative Declaration has been proposed. STAFF ANALYSIS: General Plan, ,Zoning and Subdivision The proposed project consists of a Tentative Tract Map for the subdivision of the parcels for condominium purposes and an architectural approval for the development of a thirteen-structure, 132-unit condominium complex on approximately 13.96-acres fronting North Palm Canyon Drive. The new residential development will be made up of 131 two bedroom units and one custom unit. The unit sizes will range from approximately 1,160 square feet to approximately 1,302 square feet. The subject property is gently sloping, vacant land with low-growing vegetation. The site is surrounded by an existing residential and commercial development to the south and east, the Palm Springs Visitors Center to the north and vacant land to the west. The General Plan designation of the property is H43/21, (High Density Residential; allowing a maximum of 21 dwelling units per net acre). The property is within the boundaries of an NCC (Neighborhood Convenience Center) Floating Dot. The property is zoned R-3 (Multi-family Residential and Hotel) and is within the boundaries of the "R" Resort Overlay Zone. The applicant is proposing a density of approximately 9.5 dwelling 0032 City Council Staff Report September 20 2006 5.1103-CUP,3 2941-MAJ,TTM 33162 Page 3 of 3 units per net acre, which is well below the maximum density allowed within the zoning designation. The proposed two-story building height of twenty-four feet is consistent with property development standards within the R-3 zoning designation and is setback an average of 200 feet from any R-1 zoned property abutting the site. The proposal includes building pad placement designed to follow the natural slope of the site. The size and density of the proposed development are appropriate for the site and the surrounding land uses. A more detailed analysis can be seen in the attached Planning Commission Staff Report dated August 23, 2006. Findings in support of approving the proposed project are included in the attached draft resolution of approval. Pursuant to the California Environmental Quality Act, an Initial Study was conducted for the proposed project. That study concluded that with the incorporation of proposed mitigation measures, any potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and that a Mitigated Negative Declaration can be adopted for the project. The mitigation measures are included in the conditions of approval attached as Exhibit A to the draft resolution of approval. FISCAL IMPACT: IFinance Director Review: No fiscal impact. I �rgV Ewing, A4ervices Thomas Wil n, Assistant City Manager Direc r-ofPlanni Development Services David H. Ready, City Manage Attachments: 1. Vicinity Map 2. Draft Resolution and Conditions of Approval 3. Planning Commission Staff report dated 08/23/06 4. Planning Commission Minutes Summary dated 08/23/06 (Excerpts) 5. Comments from the Architectural Advisory Committee 6. Letter from a concerned citizen addressed to the Planning Commission 7. Draft Mitigated Negative Declaration 8. Site Plans & Elevations N "'�• Department of Planning Services w+E Vicinity Map S J-&S v EGA5O1nJ L- J sy�r' a r r>r sy ry 7 N Z Y R P ❑ E El i 1. s Legend Pedregal Slfc � ^ 7 .A 400'Radius I� CITY OF PALM SPRINGS obi\iN CASE NO: 5,1103 CUP, 32941 MAJ, DESCRIPTION: To consider an application by,Palm TTM 33162 Springs Modern Homes VI, LLC for the development of a 132-unit condominium complex at 2855 North APPLICANT: Palm Springs Modern Homes, Palm Canyon Drive, Zone R3, Section 3, APN! 504- Pedregal 040-047,504-040-048. 10(Dc RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION, FOR TENTATIVE TRACT MAP 33162 FOR THE DEVELOPMENT OF A 132-UNIT CONDOMINIUM COMPLEX, ON APPROXIMATELY 13.96- ACRES, LOCATED AT 2855 NORTH PALM CANYON DRIVE, ZONE R-3, SECTION 3. WHEREAS, Palm Springs Modern Homes Vl, LLC (the "Applicant") has filed an application with the City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 32826; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Conditional Use Permit 5.1103, Tentative Tract Map 33162, and project architectural approval was given in accordance with applicable law; and WHEREAS, on August 23, 2006, a public hearing on the application for Conditional Use Permit 5.1103, Tentative Tract Map 33162 and architectural approval was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning Commission has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. WHEREAS, the Planning Commission has previously approved the architectural design and conditional use permit for the project and recommended approval of the Tentative Tract Map 33162 along with the environmental assessment to the City Council; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Tentative Tract Map 33162 was given in accordance with applicable law; and WHEREAS, on September 20, 2006, a public hearing on the application for the Tentative Tract Map was held by the City Council in accordance with applicable law; and Resolution No. Page 2 WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, pursuant to Section 15074.1 of the California Environmental Quality Act Guidelines, the City Council has considered substitution of a mitigation measure in the Mitigated Negative Declaration; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1. A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council found that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and therefore the City Council adopted a Mitigated Negative Declaration for the project. The City Council independently reviewed and considered the information contained in the MND prior to its review of this Project and the MND reflects the City Council's independent judgment and analysis. Section 2. Pursuant to Section 15074.1 of the California Environmental Quality Act Guidelines, the City Council makes the finding that substitution of mitigation measure MM XI-1 will be mitigated with equal effectiveness by mitigation measure MM XI-1 a. Section 3. Pursuant to Section 66474 of the Subdivision Map Act, the City Council makes the following findings: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed Tentative Tract Map is consistent with the goals and objectives of the H43/21 High Density Residential General Plan designation which governs the subject property. General Plan Objective 3.8 is to provide for the development up to 15 dwelling units per acre or 21 dwelling units per acre when special conditions are met. The overall density of the proposed development is 9.5 dwelling units per acre. The density of Lot 1 is 10.62 du/a and 8.20 du/a for Lot 2. Resolution No. Page 3 Per Objective 3.8, appropriate residential development includes multiple-family apartments and similar permanent housing. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the underlying R-3 zone in which the property is located. The proposed project is consistent with the development and performance standards found in the Palm Springs Zoning Code. Each lot size meets the minimum size of 20,000 square feet. c. The site is physically suited for this type of development. The project site is characterized by native fine and coarse-grained alluvial sands, scattered gravel, cobbles and boulders ranging from approximately one to over four feet in diameter. Due to the necessity of removing boulders from the site (both above and below ground), the project will be required to use imported fill material. Imported fill materials will be appropriate for the area and the nature of the project. The site is relatively flat at the intersection of two Major Thoroughfares. The site does not lie in a 100-year flood hazard zone, a high fire danger zone and is not located near steep slopes. d. The site is physically suited for the proposed density of development. The proposed 13.96-acre project site can accommodate 132 condominium units without significant grading. The General Plan allows for a maximum of 21 du/a in H43/21 designation. The project has a density of 9.5 du/a which is less than the maximum envisioned in the General Plan. The applicant will be required to improve Tram Way as indicated by the City Engineer and the General Plan. The applicant will be required to pay its "fair share" of the costs associated with the improvement of the intersection of San Rafael Drive and Indian Canyon Drive. North Palm Canyon Drive is an improved major thoroughfare. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Initial Study prepared for the project determined that with implementation of proposed mitigation measures, any environmental ' impacts regarding project construction effects on air quality, animal life, real and potential archaeological resources, geologic conditions, hydrology and water quality, and construction noise will be reduced to levels that are less than significant. 1001017 Resolution No. Page 4 f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed subdivision includes the provision of public water and sewer systems, a drainage design that protects the development area while retaining all storm water on site, and an access system that provides an orderly system of internal driveways and motor courts. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The design of the subdivision will not conflict with easements for access through or use of the property. The design of the subdivision accommodates the existing and proposed drainage. Section 4. The City Council hereby adopts the Mitigated Negative Declaration; thereby approving Tentative Tract Map 33162 for the development of a proposed 132-unit condominium project, and directs staff to file the associated Notice of Determination. ADOPTED, this 20th day of September 2006. MAYOR ATTEST: City Clerk �C�Gy� I ' Resolution No. Page 5 CERTIFICATION: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on September 20, 2006, by the following vote: AYES: NOES: ABSENT: ABSTAIN- James Thompson, City Clerk City of Palm Springs, California 00519 EXHIBIT A CUP 5.1103, MAJ 3.2941, TTM 33162 Palm Springs Modern Homes VI, LLC Southwest Corner of North Palm Canyon Drive and Tram Way 2855 North Palm Canyon Drive CONDITIONS OF APPROVAL September 20, 2006 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 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. PROJECT SPECIFIC CONDITIONS Administrative 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 Tentative Tract Map 33162, Major Architectural 3.2941 or Conditional Use Permit 5.1103. 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. Conditions of Approval CUP 5.1103, MIN 32941, TTM 33162 Page 2 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, 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 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. 4. 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 or industrial projects, 1/4% for new residential subdivisions, or 1/4% for new individual single-family residential units constructed on a lot located in an existing subdivision 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 Services 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. 5. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The applicant shall submit a property appraisal to the Planning Services Department for the purposes of calculating the Park Fee. The Park Fee payment and/or parkland dedication shall be completed prior to the issuance of building permits. Environmental Assessment 6. The mitigation measures of the environmental assessment shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the mitigated negative declaration will be included in the Planning Commission consideration of the environmental assessment. Mitigation measures are as follows: • MM III-1 The City's Fugitive Dust Control Ordinance (Chapter 8.5 of the Municipal Code) requires a Dust Control plan which shall be submitted to the City Engineer for approval and which shall include but not be limited to the following: OCl/f J. Conditions of Approval CUP 5.1103, MAJ 3,2941, TTM 33162 Page 3 o Adequate watering techniques shall be employed to partially mitigate the impact of construction generated dust particulates. Portions of the project site that are undergoing earth moving operations shall be watered such that a crust will be formed on the ground surface and then watered again at th a end of the day. o The wheels and the lower portions of transport trucks shall be sprayed with water before they leave the construction area. o Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize blowsand. o Grading activity shall be suspended when local winds exceed 25 miles per hour and during the first and second smog alerts. o Construction access roads shall be paved as soon as possible and cleaned after each workday. o All trucks hauling dirt, sand, soil, or other loose dirt material shall be covered or have 2 feet of freeboard- * A short-term stabilization plan shall be included in the plan for after hours and weekends. The applicant shall forward the plan to SCAQMD after approval. • MM III-2 The project proponent shall notify the City and SCAQMD 24 hours prior to the initiation of earth moving activities. • MM III-3 The City shall notify the SCAQMD within 10 days of the completion of earth moving activities. MM III-4 Construction signage in conformance with City standards shall be posted on Tram Way, San Marcos Way and Palm Canyon Drive regarding the reporting of blowing_ dust an the site. • MM III-5 Earth moving operations shall include a water application . system while earth moving is active. �� .)' Conditions of Approval CUP 5.1103, MAJ 32941, TTM 33162 Page 4 • MM III-6 Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. • MM-III-7 Construction access roads shall be paved as soon as possible and cleared after each workday. • MM-III-8 Paving activities and use of equipment for construction of buildings shall not be used concurrently. • MM V-1 An Approved Cultural Resource Monitor(s) as indicated by the Agua Caliente Tribal Historic Preservation Office shall be present during any survey and/or ground disturbing activities. • MM V-2 Should cultural resources be encountered during site construction in any portion of the site, work shall immediately cease and a qualified archaeologist shall be contacted to evaluate the significance of the materials. Any significant findings shall be documented and presented to the State Historic Preservation Office (SHPO), BIA, the Tribe and the City, and resolved to their satisfaction. • MM V-3 The petroglyph-bearing rock found in the project area, as described in the study by CRM Tech (September 2004), shall be collected, analyzed and if necessary, properly curated. The Agua Caliente Band of Cahuilla Indians shall be notified of the find. • MM V-4 Copies of any cultural resources documentation generated in connection with this project shall be given to the Agua Caliente Band of Cahuilla Indians for inclusion into the Agua Caliente Cultural Register. • MM VI-1 Prior to the initiation of site grading, a meeting will be held between the project sponsor and the Soil Engineer shall be held at the site to assure a complete understanding of the recommendations included in the Geotechnical Investigation. • MM VI-2 Imported fill materials shall have an Expansion Index not exceeding 20. The Soil Engineer shall be contacted 48 hours in advance of importing soil to allow for evaluation of imported materials. Approval by the Soil Engineer will be based upon material delivered to the site and not the preliminary evaluation of import sources. Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 5 • MM VI-3 Tests and observations shall be performed by the Soil Engineer du6ng the grading process. Field density testing shall be performed to assure that compaction is a minimum 90 percent of the maximum dry testing as obtained through ASTM test methods. Additional compaction shall be required should testing results indicate insufficient density. • MM VIII-1 The project applicant shall create an On-site retention or other facilities approved by the City Engineer that shall be required to contain the increased stormwater runoff generated by the development of the property, as described in the Preliminary Hydrology Report for Tentative Tract No. 33162, prepared by MSA Consulting, Inc_ on May 11, 2006. • MM VIII-2 The project applicant shall obtain coverage under the State of California General Permit for Discharges of Storm Water Associated with Construction Activity. This project may 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 stormwater runoff, may 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 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. If required, 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. • MM XI-1 a A six foot high barrier shall be installed around the private open space of first floor units in Buildings 131, B2, B3, E1 and F1 that face North Palm Canyon Boulevard. • MM XI-2 A four foot high wall shall be installed on all second floor balconies for each unit in Buildings B1 through B3, E1 and F1 and for the eastern-most unit of Building Al. 00=11_� Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 6 • MM XI-3 A six foot high barrier shall be installed for Pool A along the side adjacent to North Palm Canyon Drive. • MM XI-4 All barriers shall be solid from top-to-bottom, except for drain holes. The following materials may be used for the construction of this barrier: o Masonry Block o Stucco on Wood Frame 0 %" Plywood o '/4" Glass or'/z" LEXAN o Earth Berm The preceding materials may be used in any combination. Other materials may be used that are rated 3.5 pounds per square foot surface weight or greater. Barrier construction and materials used shall be in conformance with all applicable local laws and development standards and are subject to the approval of the City Planning Commission. • MM XI-5 Air Conditioning units shall be installed in all units in Buildings Bl through B3, E1 and F1 and the eastern-most unit of Building Al. • MM XI-6 All windows in Buildings B1 through B3, E1 and Fl and the eastern-most unit of Building Al shall be installed with dual- pane windows with a Sound Transmission Class (STC) rating of 35 or higher. MM XI-7 Construction activities shall be limited to between 7:00 a.m. and 8:00 p.m., as specified by the Palm Springs Noise Ordinance (11.74.041), to reduce noise impacts during more sensitive time periods. • MM XI-8 The perimeter wall on the western and northern property lines shall be installed immediately following precise grading of the site, if not sooner. • MM XI-9 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. • MM XI-10 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. Conditions of Approval CUP 5.1103, MAJ 3,2941, 77M 33162 Page 7 • MM XI-11 Stockpiling and vehicle staging areas shall be located in the northeastern portion of the property, as far away from existing residential units as possible. • MM XI-12 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located in the northeastern portion of the property, as far away from existing residential units as possible. • MM XI-13 Stationary equipment shall be placed such that emitted noise is directed away from noise sensitive receptors. • MM XV-1 The south side of Tram Way shall be constructed to its General Plan width, as approved by the City Engineer. MM XV-2 The project proponent shall pay a 'fair-share" contribution of 10.9% of the cost of geometric modifications and street improvements as necessary to widen the western portion of the San Rafael Drive and Indian Canyon Drive intersection. Improvements shall be in a manner that improves intersection capacity as acceptable by the City Engineer. MM XV-3 Left hand turn lanes shall be installed on Tram Way at both project access locations, subject to the approval of the City Engineer. 7. The developer shall reimburse the City for the City's costs incurred in monitoring the developer's compliance with the conditions of approval and mitigation monitoring program, including, but not limited to inspections and review of developers operations and activities for compliance with all applicable dust and noise operations, and cultural resource mitigation. This condition of approval is supplemental and in addition to normal building permit and public improvement permits that may be required pursuant to the Palm Springs Municipal Code. 8. Air quality standards shall be maintained through the use of construction mitigation measures, including the City's Fugitive Dust Control Ordinance. An archaeological artifact was found during a survey of the site. This artifact will be properly collected, analyzed and curated if necessary. 9. The Aqua Caliente Band of Cahuilla Indians will have a monitor present during ground disturbing activities to check for the presence of archaeological-artifacts or human remains 10. The Soils Engineer shall inspect the imported fill materials to ensure that they are suitable for the development. Retention basins have been proposed to contain all Conditions of Approval CUP 5.1103. MAJ 3.2941, TTM 33162 Page 8 storm water on site, minimizing impact to the City's storm water conveyance system. The applicant is required to obtain coverage under the State's General Permit for Discharges Associated with Construction Activities. 11. The developer shall implement noise attenuation measures to prevent residents from being exposed to noise levels that exceed the requirements of the General Plan and the City's Noise Ordinance. A six (6) foot high wall and berms shall be installed along the project perimeter that abuts North Palm Canyon Drive. All second story units in Buildings B1 through B3, El and F1 and the eastern-most unit of Building Al are required to have a minimum four (4) foot wall on their balconies. To ensure safe access to the complex and to avoid traffic hazards on Tram Way, left hand turn lanes will be required at each of the project's entrances. 12. The south portion of Tram Way shall be constructed to its General Plan width to ensure adequate circulation (60 foot Right-of-Way and 8 foot sidewalks). The applicant shall pay its "fair-share" of the cost of improvements to the west leg of the intersection of San Rafael Drive and Indian Canyon Drive to ensure adequate intersection capacity for this project and future development. CC&Rs 13. The applicant prior to issuance of building permits shall submit three (3) sets of a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. The CC&R's shall 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. 14. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2,000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. Cultural Resources 15. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Conditions of Approval CUP 5,1103, MAJ 3.2941, TTM 33162 Page 9 Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b) Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning Services Department prior to final inspection. Final Design 16. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioners Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 17, An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review by the Architectural Advisory Committee Services prior to the issuance of building permits. The Director of Planning Services will approve exterior lighting plans after consideration of any recommendations by the Architectural Advisory Committee. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. 18. A final materials board shall be submitted for review by the Architectural Advisory Committee prior to the issuance of building permits. The Director of Planning Services shall approve the final materials board after consideration of any recommendations by the Architectural Advisory Committee. Public Safety CFD 19. The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services 0011 F Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 10 District under the authority of Govemment Code Section 53311 et seq., or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. General Conditions/Code Requirements 20. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 21. The Conditional Use Permit approval shall be valid for a period of two (2) years. Once constructed, the conditional use permit, provide all conditions of approval have been complied with, does not have a time limit. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 22. The appeal period for Conditional Use Permit application and a Major Architectural application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 23. Existing palm trees along North Palm Canyon Drive shall remain in place. Removal of or damage to existing palm trees along North Palm Canyon Drive shall be replaced in accordance with Planning Commission Resolution No. 1503, dated November 18, 1970, subject to the review and approval of the City Engineer. 24. 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 Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 25. 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. 26. 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. ocl f d) Conditions of Approval CUP 5.1103, MAJ 3,2941, TfM 33162 Page 11 27. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 28. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93.03.00 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($)_ 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. 29. 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. 30. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 31. The design, height, texture and color of building(s), fences and walls shall be submitted to the Planning Services Department for review and approval prior to issuance of building permits. 32. Submit plans to the Planning Services Department for approval of a trash and recyclable materials enclosure that is in compliance with city standards prior to issuance of a building permit. 33. The street address numbering/lettering shall not exceed eight inches in height. 34. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety 35. 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. 36. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. Conditions of Approval CUP 5.1103, MIN 3.2941, TTM 33162 Page 12 37. The applicant shall provide all tenants with Conditions of Approval of this project. Conditions of Approval shall be included with the distribution of CC&Rs. 38. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 39. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 40. Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 41. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 42. Parking lot light fixtures shall align with parking stall striping and shall be located two to three feet from curb face. 43. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 44, Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details shall be provided with final landscape plan. 45. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. A continuous 6" barrier curb shall serve as wheel stops. 46. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11) feet wide. 47. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. 41f"1° �i Conditions of Approval CUP 5.1103, MAJ 32941, TTM 33162 Page 13 Engineering Department Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 48. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 49. Applicant shall obtain State permits and approval of plans for all work done on State Highway 111. A copy of an approved Caltrans encroachment permit shall be provided to the City Engineer prior to the issuance of any building permits. 50, Submit street improvement plans prepared by a California registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. NORTH PALM CANYON DRIVE(STATE HIGHWAY 111) 51, Construct a meandering 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 46a. Dedicate an easement for sidewalk purposes for those portions of the meandering sidewalk that extend onto the subject property. 52. Construct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of North Palm Canyon Drive and Tram Way in accordance with City of Palm Springs Standard Drawing No. 212. 53. All broken or off grade street improvements shall be repaired or replaced. TRAM WAY 54. The applicant shall coordinate with the Mt. San Jacinto Winter Park Authority as necessary to remove and relocate the existing Tram Way access gates and directional signs to the Tram. The access gates and directional signs shall be relocated beyond the proposed driveway to the individual unit located at the southwest corner of the property, as required by the City Engineer. 55. Construct an 8 inch curb and gutter, 38 feet south of centerline along the entire frontage, and construct an appropriate transition to the existing curb and gutter at the southwest corner of the intersection of North Palm Canyon- Drive and Tram Way in accordance with City of Palm Springs Standard Drawing No. 200. OC) 2 Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 14 56. Construct a 14 feet wide driveway approach located approximately 125 feet northeasterly of the southwest corner of the site, in accordance with City of Palm Springs Standard Drawing No. 201. An on-site vehicular turnaround (hammerhead or similar configuration) shall be constructed. 57. Construct two 50 feet wide new street intersections located approximately 440 feet and 1,025 feet from the centerline of North Palm Canyon Drive_ The new street intersections shall be constructed with 25 feet radius curb returns and spandrels, and 6 feet wide cross-gutters, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. The medians located at the two new street intersections shall be located on-site. The street intersections shall be subject to the review and approval of the City Engineer and Fire Marshall_ 58. Construct a meandering 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 53a. Dedicate an easement for sidewalk purposes for those portions of the meandering sidewalk that extend onto the subject property. 59, Construct Type A curb ramps meeting current California State Accessibility standards at each side of the two street intersections at Tram Way and in accordance with City of Palm Springs Standard Drawing No. 212, 60. Construct a minimum pavement section of 5 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 centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. 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. SAN MARGO WAY 61. Dedicate additional right-of-way for a property line - corner cut-back at the southeast corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105, as may be necessary. 62. Construct a 6 inch curb and gutter, 20 feet north of centerline along the entire frontage, in accordance with City of Palm Springs Standard Drawing No. 200. 63. Construct a 6 inch curb and gutter throughout a standard knuckle at the intersection of San Marco Way and Cardillo Avenue, in accordance with City of Palm Springs Standard Drawing No. 104 and 200. A full knuckle shall be constructed. Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 15 64. Remove the existing curb returns at the northwest and southwest corners of the intersection of San Marco Way and North Palm Canyon Drive and construct new 25 feet radius curb returns with spandrels in accordance with City of Palm Springs Standard Drawing No. 206. 65. Construct a 6 feet wide cross-gutter across the west side of the intersection of North Palm Canyon Drive at San Marco Way with a flow line parallel with and 32 feet westerly of the centerline of North Palm Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 200. 66. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 67. Construct Type A curb ramp meeting current California State Accessibility standards at the northwest and southwest corners of the intersection of San Marco Way and North Palm Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 212. 68. Construct a minimum pavement section of 2'/2 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 centerline 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- ON-SITE 69. An accessible pedestrian path of travel shall be provided throughout the development, as may be required by applicable state and federal laws. An accessible path of travel shall be constructed of Portland cement concrete, unless alternative materials meeting state and federal accessibility standards is approved by the City Engineer. 70. On-site drive aisles shall be constructed with curbs, gutters, and cross-gutters, as necessary to accept and convey street surface drainage of the on-site streets to the on-site drainage system, in accordance with applicable City standards. 71. Gated entry designs shall be reviewed and approved by the City Engineer and Fire Marshall. Submit a detailed entry design showing storage lanes and maneuvering areas. Include standard vehicle and truck turning radius track lines on the detail. Sufficient storage shall be required (50 feet minimum) for vehicles entering the gated project and a turn-around maneuvering area shall be provided for vehicles unable to enter the project. Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 16 72. The minimum pavement section for all on-site drive aisles and parking spaces shall be 2'/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. 73. Parking shall be restricted along the drive aisles as necessary to maintain a 24 feet wide clear two-way travel way, except for designated parking spaces and parking bays. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the drive aisles as necessary to enforce parking restrictions. A Home Owners Association shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions required for the development. SANITARY SEWER (PUBLIC) 74. The applicant shall extend the public sewer across the subject property, in accordance with the Master Plan of Sewers. The sewer line extension shall be designed to accommodate anticipated future sewage flows from tributary areas north of Tram Way. A gravity sewer line system shall be designed and constructed in accordance with the "Master Sewer Exhibit" prepared by MSA Consulting, Inc., revised to meet minimum City sewer design standards (minimum slope = 0,0035 at minimum velocity = 2 feet per second). An analysis of the proposed sewer extension and the calculated flow rates and velocities shall be provided to the City Engineer for review and approval. In the event a gravity sewer line system can not be designed across the property meeting minimum City sewer design standards, the applicant shall be responsible for the design and construction of a sewer lift station at San Marco Way, as necessary to extend sewer service adjacent to the project, within North Palm Canyon Drive to Tram Way. 75. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 76. Submit sewer improvement plans prepared by a California registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. 77, Extend the existing 12 inch V.C.P. sewer main from the sewer manhole located at San Marco Way and Junipero Avenue across the site and within the on-site drive aisles located no more than 5 feet from centerline, as required by the City Engineer, to a manhole located at the northwest corner of the intersection of Tram Way and North Palm Canyon Drive. In the event a gravity sewer line system can not be designed across the property meeting minimum City sewer Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 17 design standards, install a sewer lift station on the north side of San Marco Way, west of North Palm Canyon Drive, and extend 12 inch V.C.P. sewer main in San Marco Way to North Palm Canyon Drive, and in North Palm Canyon Drive to Tram Way, as required by the City Engineer. 78. All sewer mains constructed by the applicant and to become part of the public sewer system shall be televised prior to acceptance of the sewer system for maintenance by the City. 79. If public sewer is extended across the site, dedicate a 20 feet wide sewer easement over the extended 12 inch V.C.P. sewer main. The easement shall be kept clear and free of any and all obstructions to allow for the continued operation and maintenance of the public sewer main within the easement. Construction of permanent structures, swimming pools and equipment, or other improvements determined to be an obstruction of the public sewer easement shall not be allowed. Planting of large trees or other planting material with invasive or deep root structures shall be restricted. Access to the public sewer easement shall be maintained and provided to the City of Palm Springs. 80_ Provisions for maintenance of the public sewer easement, acceptable to the City Engineer, shall be included in the Codes, Covenants, and Restrictions (CC&R's) required for this development. Notice shall be clearly included in the CC&R's defining the restrictions of development within the easements. The CC&R's shall advise the Home Owners Association, of the City's right to enter the site, clear and remove any and all improvements and/or obstructions within the easement, and give the City the right to charge all costs incurred in enforcing this provision, to the Home Owners Association. The CC&R's shall also advise the Home Owners Association of the fact that the City is not required to replace in like kind any landscaping or other improvements within the public sewer easement, in the event repair or replacement of the sewer main is required, and that the City shall be limited to leaving the property in a rough graded condition following any such repair or replacement. SANITARY SEWER (PRIVATE) 81. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 82. Sewer plans shall be submitted to the Engineering Division for review and approval by the City Engineer. Private on-site sewer mains for residential projects shall conform to City sewer design standards, including construction of 8 inch V.C.P. sewer main and standard sewer manholes. All on-site private sewer systems shall install sewer manhole covers with the words "Private Sewer". A profile view of the on-site private sewer mains is not necessary if sufficient invert Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 18 information is provided in the plan view, including elevations with conflicting utility lines. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. 83. The on-site private sewer system shall connect to the extended public sewer main across the property with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. GRADING 84. Submit a Grading Plan prepared by a California registered Civil Engineer to the Engineering Division for review and approval. The 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 have 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 wvvw.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 Tentative Tract Map; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 85. The applicant shall obtain approvals to perform off-site grading and install off-site storm drain improvements (as necessary to accept and convey off-site slormwater runoff) from the record owners of the property identified by Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 19 Assessor's Parcel Number 504-040-046. Approvals shall include, but not be limited to, a right-of-entry and permanent slope easement, a maintenance and joint use agreement, or other legally recognized approvals, subject to the review and approval by the City Engineer and/or the City Attorney. Of-site approvals by the adjacent property owner shall be required prior to approval of a grading plan. 86. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 87. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760- 346-7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to issuance of a grading permit. 88. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. 89. A 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 soils report shall be submitted to the Engineering Division with the first submittal of a grading plan. 90. 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. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 91. 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 stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. The Preliminary Hydrology_Report for Tentative Tract No. 33162 (prepared by MSA Consulting, Inc., dated May.11, 2006) shall be finalized to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 20 and other stormwater runoff mitigation measures shall be determined upon review and approval of the final hydrology report by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology report. 92. This project may 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 stormwater runoff, may 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 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. If required, 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. 93. The applicant shall install a drywell, or series of drywells, within each retention basin proposed in the development as necessary to collect and percolate stormwater runoff, including nuisance water, from the tributary area within the development that has drainage directed to the basin. The drywells shall be appropriately sized to accommodate the expected daily nuisance water, as well as runoff from ordinary storm events (2-year storm events), unless otherwise approved by the City Engineer. Provisions shall be included in the Covenants, Conditions and Restrictions (CC&R's) for this development that require the routine maintenance of the drywells by the Home Owners Association (HOA), including the right of the City to inspect and require the HOA to remove and replace the drywells if they fail to function, causing stagnant water to accumulate above ground within the basin. The City shall be given the right, in the interest of the public's health, safety, and welfare, to order the removal and replacement of drywells in the event the HOA is non-responsive to the City's written notice, with costs to be recovered against the HOA by the City in accordance with state and local laws and regulations. 94. Submit storm drain improvement plans for all on-site storm drainage system facilities for review and approval by the City Engineer. 95. Construct drainage improvements, including but not limited to catch basins, and storm drain lines, for drainage of on-site streets into the on-site retention basins, as described in the Preliminary Hydrology Report for Tentative Tract No. 33162, prepared by MSA Consulting, Inc., dated May 11, 2006. The hydrology report for Tentative Tract Map 33162 shall be amended to include catch basin sizing, storm Conditions of Approval CUP 5 1103, MAJ 3,2941, TTM 33162 Page 21 drain pipe sizing, and retention basin sizing calculations and other specifications for construction of required on-site storm drainage improvements. 96. 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. The CC&R's shall include appropriate legal authority to enter the property identified by Assessor's Parcel Number 504-040-046 to operate and maintain the off-site storm drain improvements. 97. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 98. 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 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, 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. 99. All proposed utility lines shall be installed underground. 100. 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 across the northerly and southerly property lines meet the requirement to be installed underground. 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 Conditions of Approval CUP 5.1103, MIN 3.2941, TTM 33162 Page 22 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 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. 101. All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 102. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (Auto CAD 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 of the City Engineer. 103. The original improvement plans prepared for the proposed development and approved by the City Engineer 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. 104. Contact Whitewater Mutual Water Company to determine impacts to any existing water lines and other facilities that may be located within the property. Make appropriate arrangements to protect in place or relocate any existing Whitewater Mutual Water Company facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Whitewater Mutual Water Company shall be submitted to the Engineering Division prior to issuance of a grading permit. 105. 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. 106. 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 Standard Drawing No. 904. MAP 107. 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 subject on,gaa7 Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 23 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. 108. 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, or in the absence of a Final Map, shall be submitted and approved by the City Attorney prior to issuance of a Certificate of Occupancy. 109. 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, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (Auto CAD 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. 110. Relocation or abandonment of record easements across the property shall be performed in conjunction with or prior to approval of a final map. An easement to Palm Springs Water Company (for pipelines) recorded July 14, 1956 in Book 1766, Page 434, Q.R., shall be extinguished, quit-claimed, relocated or abandoned to facilitate development of the subject property. Without evidence of the extinguishment, quit-claim, relocation or abandonment of the record easement, building permits for proposed buildings encumbered by the existing record easement will be withheld until such time as this easement is removed of record and are not an encumbrance to the affected buildings. TRAFFIC 111. As determined by the Tram Way Residential Project (TTM33162) Traffic Impact Study (dated July 11, 2006) prepared by Endo Engineering, the following mitigation measures will be required: a. Pay a fair share contribution determined as 10.9% of the cost of geometric modifications and street improvements (asphalt pavement widening, traffic striping and related improvements) as necessary to widen the west leg of the Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 24 San Rafael Drive and Indian Canyon Drive intersection, in a manner that improves intersection capacity acceptable to the City Engineer. The applicant shall provide an Engineer's estimate of the improvements to the City Engineer for review and approval, and shall pay the fair share contribution of 10.9% of the approved Engineer's estimate prior to approval of a final map. b. Westbound left turn lanes shall be striped for both site access intersections on Tram Way. The eastern site access shall be located approximately 450 feet (centerline to centerline) from North Palm Canyon Drive. A 100 feet long left-turn bay with a 60 feet long transition for the eastern site access shall begin approximately 265 feet from the Palm Canyon Drive centerline. Similar geometrics shall be constructed for the western site access. 112. Install traffic striping and signage improvements at both of the site access intersections on Tram Way to provide 12 feet wide westbound left-turn lanes. Parking shall be prohibited along the Tram Way frontage. Submit traffic striping and signage plans to the City Engineer for review and approval. 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. 113. Install a 30 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at both of the site access street intersections on Tram Way in accordance with City of Palm Springs Standard Drawing Nos. 620-625. 114. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, and striping, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 115. A minimum of 48 inches of clearance for handicap 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 within the public sidewalk along the North Palm Canyon Drive, Tram Way, and San Marco Way frontages of the subject property. 116. 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. Conditions of Approval CUP 6-1103, MAJ 3.2941, TTM 33162 Page 25 117. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. Waste Disposal 118. Trash cans shall be screened from view and kept within fifty (50) feet of the street. Police Department 119. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. Building Department 120. Prior to any construction on-site, all appropriate permits must be secured. ADA Compliance 35. Prior to the issuance of building permits, the site plan shall be revised to indicate that the primary entrance into each ground floor dwelling unit us to be on an accessible route providing an unobstructed path connecting all elements of the accessible building which can be negotiated b a person using a wheelchair. Accessible elements include all common area facilities, access to the public right- of-way and public transportation, if available. 36. Prior to the issuance of a building permit, the site plan shall be revised to indicate that at least 10% but not less than one of these multi-level dwelling units is to provide an unobstructed path connecting all of the elements of the accessible building which can be negotiated by a person using a wheelchair_ Accessible elements include all common area facilities, access to the public right of way and public transportation if it is in that area. Fire Department 121. Plot Plan: Prior to completion of the project, an 8.5x11" plot plan and an electronic CAD version shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. 122. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Conditions of Approval CUP 5.1103, MAJ 3.2941, TTM 33162 Page 26 123. Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2- 2.2.1 NFPA 72) Provide a note on the plans showing this requirement. 124. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). 125_ Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within 250' of all combustible construction. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants, except groundcover plantings. 126. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a KNOX key switch device or Key box. Contact the fire department at 323-8186 for a KNOX application form. (002.4 CFC) 127. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1 CFC) 128. Access Gates: Fire/Police/Ambulance access gates shall be at least 14' in width when in the open position and equipped with a Knox (emergency access) key switch. A Knox key operated switch shall be installed at every automatic gate. Show location of switch on plan. Show requirement in plan notes_ 129. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) a. Minimum Access Road Dimensions: 1. Private streets shall have a minimum width of at least 20 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. The Palm Springs Fire Department requirements for two-way private streets, is a minimum width of 24 feet, unless otherwise allowed by the City engineer. No parking shall be allowed in either side of the roadway. 2. Roads must be 32 feet wide when parking is allowed on only one side of the roadway. 3. Roads must be 36 feet wide when parking is not restricted. Conditions of Approval CUP 5,1103, MAJ 3.2941, TTM 33162 Page 27 130. Turn-Around Requirements: 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. (902.2.2.4 CFC) The City of Palm Springs has two approved turn around provisions. One is a cul-de-sac with an outside turning radius of 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. 131. Road Design: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) 132. Mandatory Fire Sprinklers: Project beyond five-minute response time from the closest fire station and therefore requires an automatic Fire Sprinkler System. 133. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72 134. Access: Fire department access roads shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150 feet from such roads. CFC 902.2.1 135. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) 136. Construction Site Guard: A construction site guard is required for combustible construction. The guard shall be on duty during all times when construction workers are not on the premises. (8.04.260 PSMC) 137. Fuel Modification Zones: Project is within the "Urban/Wildland Interface" and will require approval of the plant palette and possible inclusion of a fuel modification zone along the West side of the project. 138. Fire Flow: The estimated fire flow for this project is 1500 gallons per minute. END OF CONDITIONS S VE311ca nning Commission Staff Repo Date: August 23, 2006 Case No.: 5.1103 — CUP / 3.2941 — MAJ /TTM 33162 Application Type(s): Conditional Use Permit/ Major Architectural /Tentative Tract Map Location: 2855 North Palm Canyon Drive and Tram Way Applicant: Palm Springs Modern Homes VI, LLC (Dennis Cunningham) Zone: R-3 (Multi-family Residential and Hotel), "R" Resort Overlay Zone General Plan: H43/21 (High Density Residential), NCC (Neighborhood Convenience Center) APN: 504-040-047 AND -048 From: Craig A. Ewing, AICP, Director of Planning Services Project Planner: Edward O- Robertson, Principal Planner PROJECT DESCRIPTION The project consists of a Tentative Tract Map (TTM), Conditional Use Permit (CUP) and Major Architectural Review (MAJ) for a 132 unit condominium complex on 13.96 acres at 2855 North Palm Canyon Drive. A Tentative Tract Map has been filed for a subdivision for condominium purposes with architectural review. The subdivision will consist of two lots. A Conditional Use Permit is required because the project is a multiple-family residential development within the "R" Resort Overlay Zone designation. The 132 unit projects consists of 131 two bedroom attached condominium units and one detached condominium unit in which the number of bedrooms has not'been determined by the applicant. The detached unit was not considered during architectural review and- will be approved under a separate application. On-site amenities include two swimming pools, an exercise room, meandering pathways and a pedestrian bridge. The site includes open space areas consisting of landscaped common areas and storm water Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2006 retention basins. The site is proposed to be accessed from Tram Way through two gated entries. No vehicular access will be taken from North Palm Canyon Drive. RECOMMENDATION That the Planning Commission take the following actions: • Recommend to the City Council the adoption of a Mitigated Negative Declaration for Conditional Use Permit 5.1103, Major Architectural Application 3.2194 and Tentative Tract Map 33162 subject to Exhibit A Conditions of Approval • Recommend to the City Council approval of Conditional Use Permit 5.1103 to allow 132 condominium units within the °R" Resort Overlay Zone subject to Exhibit A Conditions of Approval; • Recommend to the City Council conditional approval of Tentative Tract Map 33162 for a single lot subdivision for condominium purposes subject to Exhibit A Conditions of Approval; • Conditionally approve Major Architectural Application Case No. 3.2194-MAJ PRIOR ACTIONS TAKEN At its meeting on June 26, 2006, the Architectural Advisory Committee (AAC) reviewed the project and recommended approval subject to the following conditions: • A pedestrian bridge shall be installed on the south side of the project to allow for easy access over the drainage swale; • The project shall use only native plants in order to protect the aesthetic integrity of the area; • The `eyebrow' cowls shall be extended to provide more shade; • All street-facing trees shall be a minimum of 36" box at time of planting; • A final materials board shall be presented to the committee; • A final lighting plan shall be presented to the committee. A copy of the summary report from the June 26, 2006 Architectural Advisory Committee meeting is attached. All conditions have been reviewed and agreed to by the applicant. BACKGROUND AND SETTING The site is located southeast of the Palm Spring's Visitors Center and west of the area defined in the General Plan as the Chino Cone_ The site is located within the 2 or),,�s Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2006 reservation of The Agua Caliente Band of Cahuilla Indians Traditional Use Area. Adjacent Zoning and Land Uses are described in the following table: Table 1: Surrounding land uses, General Plan Designations and Zoning Designations Direction I Land Use General Plan Zoning North Multi-Family Residential, Visitors L6/M15 R-2/R-3/U-R Center and Vacant Lots Multi Family Residential, Single- R-1-C/R-2/ South Family Residential, Larry's Jr. L2/L4/L6 R-G-A(6)/C-1 Market East Multi-Family Residential, Shell H43-21/M15 R-G-A(6)/C-1/ Gas Station PD-100 West Vacant Lots L2/L6 R-1-A/U R General Plan, Zoning and Subdivision The General Plan Designation is H43/21 which permits a maximum density of 15 to 21 dwelling units per acre (du/a). Multi-family uses are permitted to have a maximum, by- right density of 15 du/a. The density may be increased to a maximum of 21 du/a provided that special conditions are met. The project site also lies within the boundaries of an NCC (Neighborhood Convenience Center) Floating Dot, which provides for convenience commercial uses to be oriented directly in the residential neighborhoods they serve. The NCC Floating Dot is not fixed to a specific location but allows for the Planning Commission and City Council to make decisions regarding the location, size, timing and extent of local-serving commercial centers as market forces dictate. The Zoning designation is R-3, which permits "high-density apartments, hotels and similar permanent and resort housing". The R-3 zone requires a minimum lot size of 20,000 square feet and a minimum net lot area of 2,000 square feet per dwelling unit. Building height is limited to 24 feet and two stories. When any structure is within 200 feet of any R-1 zone, the height is limited to 15 feet and one story. The front yard setback when abutting a major-thoroughfare is 30 feet. The side yard setback when abutting a major-thoroughfare is 30 feet and 20 feet when abutting a local or collector street. The required distance between buildings is 15 feet. Screen landscaping and a six (6) foot masonry wall are required wherever a multi-family residence abuts an R-1 zone. Off-street parking requirements include 1.5 primary parking spaces for every two- bedroom condominium unit and 0.25 guest parking spaces for every dwelling unit. Handicapped parking spaces are required as indicated in Chapter 93.06.00 (C)(10) of the City's Zoning Code. Fifty percent (50%) of all parking spaces must be shaded. Performance standards for the R-3 zone require "forty-five percent (45%) of the site 3 Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2006 area to be developed as usable landscaped open space and outdoor living and recreation area". The project requires a Conditional Use Permit because it lies within the "R" Resort Overlay Zone. Chapter 92.25.00 (C)(1) of the Zoning Code reads as follows: All multiple-family dwellings (including, but not limited to, apartments, group housing projects, boarding and lodging houses, and condominiums) shall be permitted only by conditional use permit. Such permit is subject to the Planning Commission making findings that the proposed use is compatible with its surroundings and that the site in question is not appropriate for other uses allowed by right within the underlying zone. ANALYSIS General Plan, Zoning and Subdivision The applicant proposes an overall project density of 9.5 du/a. The proposed density for Lot 1 is 10.62 du/a and 8.20 du/a for Lot 2. Therefore, the proposed density is consistent with the General Plan designation of H43/21. In regards to the NCC Floating Dot, a service station, liquor store and various other convenience services are located within 1-mile of the project site, fulfilling the objectives of the General Plan to provide a diversity of local-serving commercial uses to the area. The project complies with all property development standards of the R-3 zone. Each lot exceeds 20,000 square feet. The project includes a mix of one and two story buildings at a maximum height of fifteen (15) feet and twenty-four (24) feet, respectively. Two story buildings have been placed an average of 200 feet from all R-1 zoned property lines which are located southeast of the subject site. Development on each lot complies with all setbacks along North Palm Canyon Drive, Tram Way and San Marcos Way. Setbacks requirements have also been met along the interior lot line that separates Lot 1 and Lot 2. The project has been conditioned to provide screen landscaping and a masonry wall along the south portion of the property where it abuts single-family residences. Five (5) trash enclosures have been provided including one (1) that is large enough to contain a recyclables bin. Parking The project requires 231 parking spaces, seven (7) of which must'be designated for handicapped parking. Lot 1 is required to provide 135 parking spaces and Lot 2 is required to provide 97 spaces. The applicant has proposed 259 total parking spaces consisting of 159 covered carport spaces, two (2) garage spaces and 98 uncovered 4 Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 32941 August 23, 2006 spaces. Handicapped parking shall be provided in compliance with Chapter 93.06.00 (C)(10) of the City of Palm Springs Zoning Code in consultation with the City's ADA Coordinator. The applicant proposes to provide 120 parking spaces on Lot 1 and 139 parking spaces on Lot 2. With this configuration, Lot 1 would not comply with off-street parking requirements. To ensure that adequate off-street parking requirements are met for Lot 1, the applicant has proposed a reciprocal access and parking agreement. The agreement will provide access for residents of Lot 1 to 26 centrally located parking spaces on Lot 2. The availability of these additional parking spaces is equivalent to 146 spaces being provided for Lot 1, which complies with the off-street parking requirements. The project will include a total of 8.5 acres of usable open space and recreation area resulting in sixty-four percent (64%) of the site being used as outdoor recreational area. Lot 1 will include 4.66 acres of usable open space and recreation area and Lot 2 will include 4.29 acres, resulting in sixty-four (64%) of each lot being comprised of open space and recreation area. The project meets or exceeds the performance and development standards for the R-3 zone. Site Design The site has been designed to follow the natural contours of the existing parcels and to blend with the surrounding area. Building pad elevations increase approximately every two (2) feet on an approximately five percent (5%) grade as they extend upward from North Palm Canyon Drive towards the Chino Cone. Building layouts have been designed to compliment the Chino Cone and the Palm Springs Visitor Center by protecting significant viewsheds. Sixty-four percent (64%) of each lot is open space and recreation area, which is greater than minimum forty-five percent (45%) required by the Zoning Code. The open space is available for public use and a pedestrian bridge is proposed for easy access, particularly for residents who live south of San Marcos Way. Improvements will be made along North Pam Canyon Drive, Tram Way and San Marcos Way to ensure adequate vehicular and pedestrian circulation. Architecture The condominium units will be constructed using varying rectangular shapes accompanied by relief common in contemporary architecture. The color palette consists of hues that are complimentary to the project's desert background, including grays, browns and oranges. The dominant material to be used is an exterior cement plaster with sand float finish, accented by bronze anodized steel stairs, railings, trellises and door and window frames. All condominium units have two bedrooms, with 5 Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2006 accompanying storage area and balcony. Shaded carports are proposed for residents' parking and additional, uncovered spaces are proposed for guest parking. Landscaping The proposed landscaping will include native and naturalized desert plants, including palms, shrubs, flowers and grasses that will compliment the natural beauty of the Chino Cone. The existing palms along North Palm Canyon Drive will remain. Landscaping has been divided into three zones to create spatial and visual variety while promoting water conservation. REQUIRED FINDINGS In addition to the specific requirements outlined for multiple-family residential projects located within the "R" Resort Overlay Zone, the Conditional Use Permit process requires the Planning Commission to make a number of findings for approval of the permit. The findings can be made as indicated below: 1) That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code, Section 92.25.00 (C)(1) authorizes multiple-family residential developments to be located within the "R" Resort Overlay Zone with approval of a Conditional Use Permit. 2) That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The project is consistent with the objectives and policies set forth for residential land uses in the General Plan. Objective 3.3a encourages the development of new housing that preserves the character and scale of existing neighborhoods. Objective 3.3b requires the development of sound, healthful and attractive residential areas based on low-density space and occupancy standards appropriate for the character of Palm Springs and the open desert. Policy 3.3.1 indicates a desire to maintain the scale and rhythm of existing adjacent lot divisions and building siting to create a distinctive character and environment for residential neighborhoods. Policy 3.32 encourages developers to achieve a high level of architectural design for residential development that is 'compatible with and complements the natural surrounding. The project has been designed to complement the built and natural environment, using low-density development 6 Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2006 with attractive, high quality architecture surrounded by expansive open space that blends with the character of the desert. The property is consistent with the residential density requirements of the General Plan. General Plan Objective 3.8 indicates that the High Density Residential designation of H-43121 allows for multi-family apartments and similar permanent housing. The project consists of 132 condominium units, constituting permanent housing that is similar to multi-family apartments. General Plan Policy 3.8.1 requires that the design of new residential development include a minimum of forty-five percent at grade, easily accessible open space or recreation area. Lach lot contains sixty-four percent (64%) open space and recreation area that is easily accessible and at the level of the first floor. The project has avoided a "box-like" appearance through the use of materials, colors and relief. The privacy of adjacent single-family structures has been protected through the use of landscaping and the mixing of one and two-story buildings. The property either abuts or is located across the street from both single-family and multiple-family residential uses. The project has been designed to exist in harmony with surrounding residential uses, the landmark Palm Springs Visitors Center and the natural beauty of the Chino Cone. The project would not be detrimental to any future or present uses in the area and is desirable for the development of the community. 3) That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood, The 13.96-acre, triangular shaped site is appropriate for the use. The project conforms to all performance and development standards of the R-3 zone, including yards, setbacks, walls and landscaping. At 9.5 du/a, the site is adequate to accommodate 131 attached residential units and one detached residential unit while maintaining sixty-four percent (64%) of the site as open space and usable recreation. The site is of a sufficient size to contain adequate internal streets and parking. The site will not be entirely enclosed, allowing for public use of open space features of the project. The project has adequate access from two entrances on Tram Way. 4) That 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. 7 �1r'1Ey Y Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2006 The property is located on two major thoroughfares, Tram Way and North Palm Canyon Drive, as defined by the General Plan. Staff has determined that with modifications to Tram Way and the intersection of San Rafael Drive and Indian Canyon Drive as identified by the City Engineer, area streets will be able to handle the type and quantity of traffic generated by the proposed use. 5) That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The proposed project has been conditioned to protect the health, safety and general welfare of the public. Development of multiple-family residential units within the "R" Resort Overlay Zone will not result in any detriment to the health, safety or general welfare of the public. All conditions have been reviewed and accepted by the applicant. 6) That the proposed use is compatible with its surroundings and that the site in question is not appropriate for other uses allowed by right within the underlying zone. The proposed use is compatible with its surroundings, which consist primarily of residential development and vacant lots. The project is designed to compliment the natural beauty of the Chino Cone. With the pattern of development that has occurred in the area since the creation of the "R" Resort Overlay Zone, the development of multi-family residential units on the site is the most appropriate of the by-right uses available in the R-3 Zone. The nearest hotel to the site is the Bahama Hotel and Apartments on the corner of North Palm Canyon and Via Olivera, approximately one-half mile from the project site. A chain of hotels begin from this point along Palm Canyon Drive towards the Central Business District, indicating that the pattern of development in "R" Resort Overlay Zone has been closer to the Downtown area. Additional findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. The findings can be made as indicated below: 1) The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed Tentative Tract Map is consistent with the goals and objectives of the H43/21 High Density Residential General Plan designation which governs the subject property. General Plan Objective 3.8 is to provide for the development . up to 15 dwelling units per acre or 21 dwelling units per acre when special 8 Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2005 conditions are met. The overall density of the proposed development is 9.5 dwelling units per acre. The density of Lot 1 is 10.62 du/a and 8.20 du/a for Lot 2. Per Objective 3.8, appropriate residential development includes multiple- family apartments and similar permanent housing. 2) The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the underlying R-3 zone in which the property is located. The proposed project is consistent with the development and performance standards found in the Palm Springs Zoning Code. Each lot size meets the minimum size of 20,000 square feet. 3) The site is physically suited for this type of development. The project site is characterized by native fine and coarse-grained alluvial sands, scattered gravel, cobbles and boulders ranging from approximately one to over four feet in diameter. Due to the necessity of removing boulders from the site (both above and below ground), the project will be required to use imported fill material. Imported fill materials will be appropriate for the area and the nature of the project. The site is relatively flat at the intersection of two major thoroughfares. The site does not lie in a 100-year flood hazard zone, a high fire danger zone and is not located near steep slopes. 4) The site is physically suited for the proposed density of development. The proposed 13.96-acre project site can accommodate 132 condominium units without significant grading. The General Plan allows for a maximum of 21 du/a in H43/21 designation. The project has a density of 9.5 du/a which is less than the maximum envisioned in the General Plan. The applicant will be required to improve Tram Way as indicated by the City Engineer and the General Plan. The applicant will be required to pay its "fair share" of the costs associated with the improvement of the intersection of San Rafael Drive and Indian Canyon Drive. North Palm Canyon Drive is an improved major thoroughfare. 5) The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Initial Study prepared for the project determined that with implementation of proposed mitigation measures, any environmental impacts regarding project construction effects on air quality, animal life, real and potential archaeological 9 Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2006 resources, geologic conditions, hydrology and water quality, and construction noise will be reduced to levels that are less than significant. 6) The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed subdivision includes the provision of public water and sewer systems, a drainage design that protects the development area while retaining all storm water on site, and an access system that provides an orderly system of internal driveways and motor courts, 7) The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The design of the subdivision will not conflict with easements for access through or use of the property. The design of the subdivision accommodates the existing and proposed drainage. ENVIRONMENTAL ANALYSIS Pursuant to Section 15063 of the California Environmental Quality Act (CEQA) Guidelines, an Initial Study was prepared and a Notice of Intent to adopt a Mitigated Negative Declaration has been sent to applicable agencies and published in the Desert Sun for a 20-day review period. The draft Mitigated Negative Declaration is attached to this report. The draft Mitigated Negative Declaration found the environmental impacts of the proposed project to be less than significant with the following mitigations: MM III-1 The City's Fugitive Dust Control Ordinance (Chapter 8.5 of the Municipal Code) requires a Dust Control plan which shall be submitted to the City Engineer for approval and which shall include but not be limited to the following: A. Adequate watering techniques shall be employed to partially mitigate the impact of construction generated dust particulates. Portions of the project site that are undergoing earth moving operations shall be watered such that a crust will be formed on the ground surface and then watered again at the end of the day. B. The wheels and the lower portions of transport trucks shall be sprayed with water before they leave the construction area. 10 �04� i Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August 23, 2006 C. Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize blowsand. D. Grading activity shall be suspended when local winds exceed 25 miles per hour and during the first and second smog alerts. E. Construction access roads shall be paved as soon as possible and cleaned after each workday. F. All trucks hauling dirt, sand, soil, or other loose dirt material shall be covered or have 2 feet of freeboard- G. A short-term stabilization plan shall be included in the plan for after hours and weekends. The applicant shall forward the plan to Southern California Air Quality Management District (SCAQMD) after approval. MM III-2 The project proponent shall notify the City and SCAQMD 24 hours prior to the initiation of earth moving activities. MM III-3 The City shall notify the SCAQMD within 10 days of the completion of earth moving activities. MM III-4 Construction signage in conformance with City standards shall be posted on Tram Way, San Marcos Way and Palm Canyon Drive regarding the reporting of blowing dust on the site. MM III-5 Earth moving operations shall include a water application system while earth moving is active. MM III-6 Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. MM-III-7 Construction access roads shall be paved as soon as possible and cleared after each workday. MM-III-8 Paving activities and use of equipment for construction of buildings shall not be used concurrently. Planning Commission Staff Report CUP S.1103, TTM 33162, MAJ 3.2941 August 23, 2006 MM V-1 An Approved Cultural Resource Monitor(s) as indicated by the Agua Caliente Tribal Historic Preservation Office shall be present during any survey and/or ground disturbing activities. MM V-2 Should cultural resources be encountered during site construction in any portion of the site, work shall immediately cease and a qualified archaeologist shall be contacted to evaluate the significance of the materials. Any significant findings shall be documented and presented to the State Historic Preservation Office (SHPO), Bureau of Indian Affairs (BIA), the Agua Caliente Band of Cahuilla Indians and the City, and resolved to their satisfaction. MM V-3 The petroglyph-bearing rock found in the project area, as described in the study by CRM Tech (September 2004), shall be collected, analyzed and if necessary, properly curated. The Agua Caliente Band of Cahuilla Indians shall be notified of the find. MM V-4 Copies of any cultural resources documentation generated in connection with this project shall be given to the Agua Caliente Band of Cahuilla Indians for inclusion into the Agua Caliente Cultural Register. MM VIA Prior to the initiation of site grading, a meeting between the project sponsor and the Soil Engineer shall be held at the site to assure a complete understanding of the recommendations included in the Geotechnical Investigation. MM VI-2 Imported fill materials shall have an Expansion Index not exceeding 20. The Soil Engineer shall be contacted 48 hours in advance of importing soil to allow for evaluation of imported materials. Approval by the Soil Engineer will be based upon material delivered to the site and not the preliminary evaluation of import sources. MM VI-3 Tests and observations shall be performed by the Soil Engineer during the grading process. Field density testing shall be performed to assure that compaction is a minimum 90 percent of the maximum dry testing as obtained through ASTM test methods. Additional compaction shall be required should testing results indicate insufficient density. MM VIII-1 The project applicant shall create an on-site retention or other facilities approved by the City Engineer that shall be required to contain the increased storm water runoff generated by the development of the 12 c(1 i/4s Planning Commission Staff Report CUP 5,1103, TTM 33162, MAJ 3.2941 August 23, 2006 property, as described in the Preliminary Hydrology Report for Tentative Tract No. 33162, prepared by MSA Consulting, Inc. on May 11, 2006. MM VIII-2 The project applicant shall obtain coverage under the State of California General Permit for Discharges of Storm Water Associated with Construction Activity. This project may 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 stormwater runoff, may 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 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. If required, 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. MM XI-1 A six foot high barrier shall be installed along the boundary of the project that abuts North Palm Canyon Drive. MM XI-2 A four foot high wall shall be installed on all second floor balconies for each unit in Buildings B1 through B3, E1 and F1 and for the eastern-most unit of Building Al. MM XI-3 A six foot high barrier shall be installed for Pool A along the side adjacent to North Palm Canyon Drive. MM XI- 4 All barriers shall be solid from top-to-bottom, except for drain holes. The following materials may be used for the construction of this barrier: • Masonry Black • Stucco on Wood Frame • s/4" Plywood • '/a" Glass or °/2" LEXAN 13 Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 32941 August 23, 2006 • Earth Berm The preceding materials may be used in any combination. Other materials may be used that are rated 3.6 pounds per square foot surface weight or greater. Barrier construction and materials used shall be in conformance with all applicable local laws and development standards and are subject to the approval of the City Planning Commission. MM XI-5 Air Conditioning units shall be installed in all units in Buildings B1 through B3, E1 and F1 and the eastern-most unit of Building Al0_ MM XI-6 All windows in Buildings B1 through B3, E1 and F1 and the eastern-most unit of Building Al shall be installed with dual-pane windows with a Sound Transmission Class (STC) rating of 35 or higher. MM XI-7 Construction activities shall be limited to between 7:00 a.m. and 8:00 p.m., as specified by the Palm Springs Noise Ordinance (11.74.041), to reduce noise impacts during more sensitive time periods. MM XI-8 The perimeter wall on the western and northern property lines shall be installed immediately following precise grading of the site, if not sooner. MM XI-9 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-10 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-11 Stockpiling and vehicle staging areas shall be located in the northeastern portion of the property, as far away from existing residential units as possible. MM XI-12 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located in the northeastern portion of the property, as far away from existing residential units as possible. MM XI-13 Stationary equipment shall be placed such that emitted noise is directed away from noise sensitive receptors. MM XV-1 The south side of Tram Way shall be constructed to its General Plan width, as approved by the City Engineer. 14 C`'��D Planning Commission Staff Report CUP 5.1103, TTM 33162, MAJ 3.2941 August23, 2006 MM XV-2 The project proponent shall pay a "fair-share" contribution of 10.9% of the cost of geometric modifications and street improvements as necessary to widen the western portion of the San Rafael Drive and Indian Canyon Drive intersection. Improvements shall be in a manner that improves intersection capacity as acceptable by the City Engineer. MM XV-3 Left hand turn lanes shall be installed on Tram Way at both project access locations including a 100 feet long left turn bay with a 60 feet long transition, subject to the approval of the City Engineer. NOTIFICATION A public hearing notice was advertised and mailed to all property owners within 400 feet of the subject property/adjacent property owners. As of the writing of this report, staff has not received any comment. 01 L. Ld and Ro its n Principal Plan r Crao A. EV4n ICP Director of Planning Services ATTACHMENTS- 1- Vicinity Map 2. Draft Planning Commission Resolution 3. Draft Conditions of Approval 4. Site Plan / Floor Plans and Elevations 5, AAC Summary Report (06126/06) 6. Mitigated Negative Declaration 15 City of Palm Springs Planning Commission Minutes of August 23, 2006 7. Case 5.1103 CUP 1 3.2941 MAJ / TTM 33162 - An application by Palm Springs Modern Homes VI, LLC, (Pedregal) for a Tentative Tract Map, Conditional Use Permit and a Major Architectural Review for construction of a 132 condominium complex on approximately 13.96-acres located at 2855 North Palm Canyon Drive, Zone R3, Section 3, APN 504-040-047 and 048. (Project Planner: Edward Robertson, Principal Planner) Commissioners Hochanadel, Cohen, Scott and Caffery stated that they met with part of the development team for this project for a review and informational purpose. Edward Robertson reported that this project has been handled through the Focus Entitlement Review Process. He indicated that Hogle Ireland has processed the application on behalf of the City. Chris Brown, Hogle & Ireland, gave background information as outlined in the staff report dated August 23, 2006. He requested Condition #17 be deleted, which pertains to planned developments only, and is not applicable to this project. Commissioner Scott requested clarification on the petroglyph bearing rock found in the project area and the sound barrier wall. Chair Hochanadel requested clarification on the fire access. Chair Hochanadel opened the Public Hearing. Greg Trousdell, Palm Springs Modern Homes, stated that their development team is present and indicated that they have been working on this project for 2 years. He gave additional information. Dennis Cunningham, Palm Springs Modern Homes, gave further details relating to the petroglyph rock and the continued neighborhood meetings. Sean Finn, DesignARC, gave a visual presentation of the proposed project. Marvin Roos, MSA & Associates, gave a history of the proposed site and additional information. James Ciofti, architect, commented that he is extremely proud to be part of this development team and is extremely pleased with this project. There being no further appearances the Public Hearing was closed. Commissioner Cohen requested clarification on proposed bridge and the lighting plan. Commissioner Scott requested clarification relating to the pedestrian entrance, Condition #60 relating to the 8 foot wide sidewalk, the sound barrier wall and the phasing aspect. ��(,)c City of Palm Springs Planning Commission Minutes of August 23, 2006 Chair Hochanadel requested clarification on the location of the mechanical (air conditioning) equipment, berms and proposed work for the end of the roadway. Commissioner Ringlein commented that this proposed project is beautiful. Commissioner Caffery stated that this is a wonderfully thought-out project which Palm Springs needs. M/S/C (Caffery/Ringlein, 5-0, 2 absent/Hutcheson/ Chair Marantz) To recommend adoption of the draft Mitigated Negative Declaration to City Council and approval of Case 5.1103 Conditional Use Permit, Case 3.2941 Major and Tentative Tract Map 33162, subject to Conditions of Approval, to include, the developer work with city engineering staff work to resolve the meandering sidewalk issue and Condition #17 to be deleted. ARCHITECTURAL ADVISORY COMMITTEE SUMMARY REPORT Case & No. Pedregal, CUP 5.1103, MAJ 32941, TTM 33162 Date 06/26/2006 Jim Coiffi X Christopher Sahlin Alternatives: Douglas Hudson Donald Wexler Jeffrey Jurasky X Michael King X Paul Sturwold William Kopelk X Lance O'Donnell X Planning Commissioner present Rick Hutchinson Plans Reviewed (Check those reviewed): Site Plan X Exterior Materials Landscape Plans: Irrigation Plan Preliminary X Exterior Lighting Final Signs Building Elevations X Comments/Recommendations Public Comments: • Mr. Torres of the Palm Springs Economic Development Corporation expressed support for the project on behalf of the organization. o Mr. Gainer of the Palm Springs Chino Canyon Coalition expressed support for the project on behalf of the organization Committee Comments: ® Kopelk asked if the berms proposed along Palm Canyon are natural. The architect explained that they are not natural and that it would be constructed of excavated materials from the site. He explained that the berms are about six (6) feet high and are next to the required noise attenuation walls. o Kopelk asked about the building pad elevations. It was explained that they pad elevations will increase westerly along Tramway by approximately two (2) feet, at about a five (5) percent slope. Edward Robertson/cb Staff Member C"I r;;, Page 1 of 3 ARCHITECTURAL ADVISORY COMMITTEE SUMMARY REPORT Case & No. Pedre4al, CUP 5.1103, MAJ 3.2941, TTM 33162 Date 06/26/2006 Jim Coiffi X Christopher Sahlin Alternatives: Douglas Hudson Donald Wexler Jeffrey Jurasky X Michael King X Paul Sturwold William Kopelk X Lance O'Donnell X Planning Commissioner present Rick Hutchmson Plans Reviewed (Check those reviewed): Site Plan X Exterior Materials Landscape Plans. irrigation Plan Preliminary X Exterior Lighting Final Signs Building Elevations X Comments/Recommendations a Kopelk asked about the size of the trees when they are planted. The architect explained that palm trees are going to be planted along Palm Canyon and that box trees will be used internally. • It was asked about the manner of illumination. The applicant did not have a lighting plan but assured the committee that the lighting would be just enough to be safe. • Jurasky explained that he did not approve of the use of Guadalupe Fan Palms on the site due to the sensitive nature of the area. He elaborated that it is appropriate to use only native palms, such as the Washingtonia Filifera, along North Palm Canyon Drive. • King favorably acknowledged the 50's character of the project. He asked that rooftop equipment screening options be evaluated from different angles to effectively use screening materials. • O'Donnell asked about pedestrian access from adjacent properties on San Marcos to the open space area on the site. He had concerns about the drainage swage on the south side of the property. He felt that it created a barrier to public use. The applicant assured the Committee. .that there would be trails and paths available to the public. Edward Robertson/cb Staff Member Page 2 of 3 ARCHITECTURAL ADVISORY COMMITTEE SUMMARY REPORT Case & No. Pedregal, CUP 5.1103, MAJ 3,2941, TTM 33162 Date 06/26/2006 Jim Coiffi X Christopher Sahlin Alternatives: Douglas Hudson Donald Wexler Jeffrey Jurasky X Michael King X Paul Sturwold William Kopelk X Lance O'Donnell X Planning Commissioner present Rick Hutchinson Plans Reviewed (Check those reviewed). Site Plan X Exterior Materials Landscape Plans: Irrigation Plan Preliminary X Exterior Lighting Final Signs Building Elevations X Comments/Recommendations • The architect explained that the second story units each have a balcony and private stairs for entry. • The architect indicated that solar control was taken into account for all units and that appropriate screening measures were implemented depending on the orientation of the unit. It was recommended that 'eyebrow' cowls be extended to provide more shade for units. • Jurasky moved to recommend approval of the project with the following conditions: • A pedestrian bridge shall be installed on the south side of the project to allow for easy access over the drainage swale. • The project shall use only native plants in order to protect the aesthetic integrity of the area. • The 'eyebrow' cowls shall be extended to provide more shade. • All street-facing trees shall be a minimum of 36" box at time of planting. • A final materials board shall be presented to the committee. • A final lighting plan shall be presented to the committee. Edward Robertson/cb Staff Member Page 3 of 3 August 22, 2006 Principal Planner Edward Robertson Palm Springs Planning Commission Palm Springs City Hall Palm Springs, CA 92262 Dear Sir, My letter is in connection for an application by Palm Springs Modem Homes VI, LhC for a Conditional Use Permit . . . to allow construction of 132 condominium units at 2855 North Palm Canyon Drive. A public hearing is scheduled August 23, at 1:30 p.m. at City Hall. The application is listed as CUP 5. 1103, MAJ 3.2941, TTM 33162. An earlier scheduled doctor's appointment prevents my attending Wednesday's meeting. Since its construction in 1978, I have lived at my home on 2780 North Girasol Avenue, which is directly behind the proposed development by Palm Springs Modern Domes. Vice-President Greg Trousdell of Modern Homes has informed me that a six-foot cement-block wall is to be built along the south side of Modern Homes' property line. My concern is that currently I can walk out along a path from my backyard to San Marco Way down to Palm Canyon Drive for a purchase at the comer store,to the Shell gas station across the street for a map, or for an evening stroll along Palm Canyon Drive. I should like to request a pedestrian gate be placed in the proposed cement-block wall to allow my family's access to San Marco Way. I might add that in case of fire at my house or in the neighborhood, a gate in the cement-block wall would allow the Palm Springs Fire Department to better lay out water hose lines to fight the blaze. I am looking forward to attending future meetings with both the Planning Commission and the Palm Springs City Council regarding the Modern Homes Development and the location of a gate in the cement-block wall. Copies of this letter were delivered by hand Tuesday, August 22, 2006,to the offices of Principal Planner Edward Robertson of the Planning Commission, City Clerk James Thompson; and Vice-President Greg Trousdell of Modem Homes. Respectfully, Eugene M. I,ubey RECEIVED AUG 2 2 2006 MANNING SERVICES Pedregal Mitigated Negative Declaration p A LA4 ,S,4 Prepared by O� r Gi The City of Palm Springs * July 2006 �/41FOLt�h PEDREGAL/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION CNV)RONMBNTAL CHECKLIST FORM I. Project title: Pedregal 2. Lead agency name and address: City of Palm Springs 3200 E. Tchquitz Canyon Way Palm Springs, CA 92262 3. Contact person and phone number: Edward Robertson Principal Planner (760) 323-8245 4, Project location: Southwesi corner of North Palm Canyon Drive (California State Highway 111) and Tram Way, norlh of San Marcos Way (APN 504-040-047 and 504-040-048), Section 3, Township 4 South, Range 4 East,S,6,M 5_ Project sponsors name and address: Palm Springs Modern Homes VI, LLC PO Box 1587 Palm Springs, CA 92263 6. General plan designation: H-43/21 (High Density Residential, maximum, by-6ghl density of 15 du/0 or 21 du/a under special conditions) 7. Zoning: R•3 (Multiple Family and Hotel Zone) and "R" (Resort Combing Zone) The R-3 Zone is intended to provide for the development of high density apartments, hotels and similar permanent and resort housing and certain limited commercial uses directly related to the housing facilities. (Ord. 1294 (part), 1988) The "R" resort overlay zone is intended primarily to provide for accommodations and services for visitors to the community seeking the recreational activities, a pleasant convention environment and relaxalion for which Palm Springs has become known, while guarding against the intrusion of competing land uses. 8. Description of project: (Describe the whole aclion involved, including but nol limited io later phases of the project, and any secondary, support, or off-site features necessary rot its implementation. Ailach additional sheets if necessary.) The project consists of a Conditional Use Permit (CUP) to allow for the development of a 132-unit condominium complex in the "R" Resort Combining Zone. The complex consists of 131 attached condominium units and one deiached condominium unit. In conjunction with the CUP, a Tentative Tract Map has been filed to subdivide the site into two lots for condominium purposes The site would be accessed from Tram Way, with one access drive located approximately 450 feet southwest of the North Palm Canyon Drive centerline and a Pedregal,Initial 9[ndy Judy 2006 Z YEDRECAL✓INITIAI,STUDY/MITIGATED NECATEVE DECLARATION second access drive located approximately 1,025 feet southwest of the North Palm Canyon Drive centerline. Both access drives are proposed to be gated. The proposed project would be located on a 13.95-acre site on the eastern edge of the Chino Conc, southeast of planning areas PA-5 and PA-SA. The Chino Cone planning areas require special consideration as indicated in the City's General Plan (p. 1-21) and by Special Ordinances 1663 and 1664. The Chino Cane is an alluvial fan extending approximately 3.5 miles in a northeastern direction from the San Jacinto Mountains, highlighting an abrupt transition from the Colorado Desert to mountain environments. The 132-unit condominium project is planned to have one and two slory units. Amenities would include Iwo pools, three spas, fitness room, landscaped common areas, and rive on- site storm water retention basins. 76 units have been provided That are handicapped accessible, including seven handicapped designated parking spaces. 9.Surrounding land uses and setting: Briefly describe the project's surroundings: North- Multiple Family Residential Properties, a Commercial Property and Undeveloped Properties, R-2/R-3/U-R Zones South- Multiple Family Residential and Single Family Residential Properties and a Commercial Property, R-1-C/R-2/R-G-A (6)/C-1 Zones East- Multiple Family Residential Properties and a Commercial Property, R-G-A (6)/C-1 Zones, Resort Combining Zone, Redevelopment Area 9-A, Planned Development District 100 West- Undeveloped Properties, R-1-A/U-R Zones 10, Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement). a. Regional Water Quality Control Board Pedregut,Inirinl Study July 2006 3 4. 0F'1FIC ��J nxzsw_aATEnzmDECLARATION m_ , Projectvnity AP Jam+ �} q � {( . § @ - �_±_ §§ 2 ! ! / » \ i C FT \ i ! / � � a | . ( w | » E • ��_ i i ; ! / % » / P � (Source:Tram AyResidential v D«Kmm± Study, Endo Engineering, 10/2004) Note:Project Vicinity Map,Not,Scale Pedregal,Initial Study July+. 4 CRf. PEDREGAVINITTAL NEcATivEn:ARkm, Figure , Project Location Map K . � �Afv.�AU ' ; � � . § \ . » ^ § RCQUET D . »2 . . . . SUBJECT:IM I . a= I � bS9TY MAP � ..y . . � Aurc«TTM 33162 Preliminory Hydrology eportw# an Je, uAmw Pedregal,kidalStudy July! _ 2C32 PEDRECAL/INITIAL STTTDY/MITIGATED NEGATIVE DECLARATION ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: THE ENVIRONMENTAL FACTORS CHECKED BELOW WOULD BE POTENTIALLY AFFECTED BY THIS PROJECT,INVOLVING AT LEAST ONE IMPACT THAT IS A"POTENTIALLY SIGNIFICANT IMPACT"AS INDICATED BY THE CHECKLIST ON THE FOLLOWING PAGES. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Hazards&Hazardous Materials ❑ I-lydrology/Water Quality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance Pedregal,Initial Study .luly 2006 6 PEDREGAL5NITTAL STUDX/MITIGATED NEGATIVE DECLARATION DETEBM[NAPON: (Io be completed by the Lead Agency) On the bash,of this initial evelua Ion: I find ihot the proposed project COUI f) N01 have a significant el l on the ( � enviionment,cad a NFGAIiVr--DECLARATION will be prepored. I find Ihoi although the proposed project could have o significant effect on the ® environment, there; will nol be ci significant efteci in this case because revisions in the proytxc:l heave been mode by or agreed is by the project proponent. A FAIfIGATED NEGATIVE DEClARA110N will be prepared- ! find thol [tic proposed projcci MAY Iwve a sigriUk-onl offcci on the onvironmeni, and an INVIRONMENFAL IMFACI kE110]hJ is recuired. I find that the proposed project MAY have a "potenhaPy significonf impact" of °potentially sigriticoril unlr-_ss miiigaiod" irripaci on the enviionrnent, but of roost one ❑ effect 1) has been cdequctely analyzed in an earlier document pusuani Ie or)'DFCCble legal=fondords,and 21 has been addressed by rnitigaVorn measures based on the euriler analysis as described on atiochcd sheets. An ENVIRONTkAF.NTAL IMPACT kL--110R1 is required,bul it IlIU51 onalyxc.,only the effects lhul remain to be addressed. I find that although .he proposed project could hove a significant effect on INe environment, because all pofc0olly significant etfecis (a) have been analyzed L] odaclu my in an earlier EIR or NEGAIIVE DCCLARATION pursuant Jo applicable slanda:ds, and (U)) heave been avoided or rrWigaled pursuant to that earlier EIR or NLGAIIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposal project, noihina further is required. / Date~ — Craio A. Fwing, &i)cfor of PJanninq Sorvice;s 8-01-06 Pedregal,lrtiti,dStudy JuIV 2006 7 )C)1(1 PEDREGAL/INITIAL STUDY/MITIGATED NrGATivr DECLARATION EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brier explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact' answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact' answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must lake account of the whole oclion involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact' entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significani Impact' to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(C)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects lhai are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning .ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. Pedregal,Initial Study July 2006 S it��� PEDREGALANITIAL STUDY/MITIGATFi)NEGATIVE➢ECLARATION 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formals; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: ❑) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure idenlified, if any, to reduce the impact to less than significance Pcdregaf,Initial Study July 2006 9 PEDREGAL/1NITIAL STUDY/MITIGATED NEGATIVE DECLARATION Yutentiany , Withi 1 Lcai rhnn significant Mitigation Significant Impact tncorporate6 Impact No Impact 4,1 I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? ❑ © ® ❑ b) Substantially damage scenic resources, including, but not limited to, trues, rock outcroppings, and 0 © ® 0 historic buildings witbin a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare that would adversely affect day or nighttime views in ❑ ❑ ® ❑ the area? a,c) Less than Significant Impact. The proposed project site lies on the fringe of an alluvial fan with a dramatic change from desert to mountain. The project has carefully considered the surrounding area. Wide, landscaped seibocks along North Palm Canyon Drive, Tram Way and San Marco Way will be utilized to maintain a sense of openness and transition. Building pads will be graded at approximately two foot intervals on a five percent grade which approximates the current, undeveloped grade in cluslers or one and two story buildings. The color palette is a mix of browns and grays that blend well with the surrounding desert environment and the surrounding neighborhood. The landscape poleile consists of native or comparably appropriate plant species to be planted in natural desert soil. The opplicanl has submitted a preliminary landscape plan indicating a predominance of Mexican Fan Palms, Mesquites and Desert Willows accompanied by various shrubs and cactus. The project will blend with the scenic vista and will not degrade the visual character of the surrounding area. Therefore, impacts to a scenic vislo and visual qualily or the area will be less Ihon a signircanl impact. b) Less than Significant Impact. The project will not destroy any trees, rock outcroppings or historic buildings, Although Highway I I I from Interstate 10 to Highway 74 is on eligible scenic highway, no plans to adopt a Scenic Corridor Proleclion Program have been proposed. Therefore, the impact will be less than significant. d) Less than significant Impact. An increase in light and glare would occur as a result of the project being constructed on a currenlly vacant site. These impacts would be limited 10 lighting associated with landscaping, parking lots, homes and automobile headlights. The landscaping lighting would not create substantial light or glare and would conform to Section 93.21.00 of the City's Outdoor Lighting Standards. Lighting from automobile headlights would be limited since only 132 units are proposed, on-site lights are limiled, and will be to a large extent blocked by structures onsite. Therefore, impacts to visual character, including lighl and glare, are considered 10 be less than significant. Pedregal,initial Study �. July 2006 PEDRFGAL/1NITIAL STUDY/MITIGATED NEGATIVE DECLARATION Significant 1i i' � . Potentially. With, Lcss T4aq',,;� 1 sigWficant lYndgation:. Sigrtificanh Impact , i •Ineorporgted Impact, Nolmpact,. II. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to The California Agricultural Land)evaluation and Site Assessment Model(1997),prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the ❑ ❑ ❑ IR Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, ❑ ❑ ❑ or a Williamson Act contract? c) Involve other changes in the existing environment El Elwhich, due to their location or nature, could result in conversion of Farmland to non-agricultural use? a) No Impact. The proposed site is located in an area that does not contain prime, unique, or Farmland of statewide imporlance.Therefore, no impact would occur. b) No Impact. No Williamson Act Contracts are located on the project site. Furthermore, no Williamson Act Contracts are located in the immediate vicinity of the project site (General Plan EIR 1992) Therefore, no impacts to Williamson Act Contracts would occur. C) No Impact. The proposed projecl sile is located in an urban area. Land next to the proposed project site is either vacant or partially developed. Developed lands include single- family residential, multiple-family residential, the Palm Spring's Visitors Center, a convenience slore and a gas sfalion. Implementation of the proposed project would therefore not result in conversion of farmland to non-agricultural uses. There will be no impact to agricullural land. Pedregal,Initial Study July 2006 ]1 I*�r1r^r;J PEDRECAL/ANITIAL STUDX/MITIGATFD NF•GATIVF DECLARATION Less Than' I it 1`I inn u . I I I I si�LLilihaat i ,i�. Potentially Will Less Than sigalricaat Mitigition siguiliCaat "'1'I •'• lmpact 'I 'I IieBrporited Impact "y No Impact ITT, AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ❑ applicable air quality plan? b) Violate any air quality standard or contribute El ® ❑ ❑ substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or ❑ ® ❑ ❑ state ambient air quality standard (including releasing emissions that exceed quantnative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant ❑ ❑ ® ❑ concentrations? e) Create objectionable odors affecting a substantial ❑ ❑ ❑ number of people? a,e) No Impact. The project is within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCQAMD Governing Board adopted the 2003 Air Quality Management Plan (AQMP) on Augusl 1, 2003, The 2003 AQMP updates the attainment demonstration for federal standards for ozone and PM10; replaces the 1997 attainment demonstrofion for the rederal carbon monoxide (CO) slandard and provides a basis for a maintenance plan for CO for the fulure; and updates the maintenance plan for the federal nitrogen dioxide (NO2) standard that the South Coast Air Basin has met since 1992. The revision or the AQMP points to the urgent need of additional emissions reductions (beyond those incorporated in the 1997/99 Plan) from all sources, specifically those under the jurisdiction of the California Air Resources Board and the US EPA,which occounl for approximately 80 percent of the ozone precursor emissions in the Basin (www.aqmd.gov/agmp/). The proposed development would be to construct 132 one and two story residential condominium units. The project site is designated for the land uses proposed, and is therefore consistent with the City's General Plan Residenlial development on the project site is less than the density envisioned in the General Plan, and in the regional air quality planning undertaken by the SCAQMD. the project would create 132 dwelling units on 13.95 acres, equaling 9.4 dwelling unils per acre (du/a). The land use designation for the project site is H43/21, indicating a maximum, by-right density of 15 du/a. The project is not expected to creole odors. Therefore, the project is not anticipated to conflict with or obstruct implementation of 2003 AQMP. There will be no impact. The Federal and California State Ambient Air Quality Standards for important pollutants are summarized in Table I and described in detail below. Pedregal,Initial Study July 2006 12 PEDREGAL/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TABLE I FEDERAL AND STATE AMBIENT AIR QUALITY STANDARDS Pollutant Averaging Time Federal Primary Standard State Standard 1-hlour -- 0,09 ppm Oxo¢e(03) 8-I-lour 0.08 ppm 0.07 ppm 8-Hour 9 0 ppm 9 0 ppm Carbon Monoxide (CO) 1-Hour 35.0 ppm 20.0 ppm m -- Nitrogen Oxide(NO„) Annual 0.053 pp 1-Hour — 0.25 ppm Annual 0,03 ppm -- Sulfur Dioxide(SO,) 24-Hour 0.14 ppm 0,04 ppm 1-Hour -• 0.25 ppm 24-Hour 150 µg/m3 50 µgum' PM,, Annual 50 µCJm3 20 µg/m3 24.Hour 65 µg/m' -- PM s Annual 15 µg/m' 12 Petri Lead 30-Day Avg. -- 1.5 µgdm3 Month Avg. 1.5 µg/m3 — Visibility Reducing Particles 8-Hour -- See Below SulfatCs(5042) 24-Hour -- 25 µg& Hydrogen Sulfide(HAS) 1-Hour — 0.03 ppm Vinyl Chloride 24-Hour -- 0.01 ppm Source. California Air Resources Hoard 'Ambient Air Quality Standan ds "A4ay 17,2006 ppm—parts per million pg/m3 -microgramspercubacmcicr Ozone(O� is the most prevalent of a class ofpholuchcmmu(uxrdund farmed tin the urban atmosphere The crtation of ozone is a reull of complex chemical reactions between hydrocarbons and oxides of nitrogen in the prwcncc of s rwhmc Unlike other pollutants, ozone is not released directly into the atmosphere fronn any sources The major sources of oxides of nitrogen and reactive hydrocarbons, known as ozone precursors,are combustion sources such w faamnis and automobdet,and avaporatlon nfsolverav and foals The health effects oft=oha are eye irritation and damage to lung tissues Carbon Monoxide(CO) is a colorless, cdarlwz, toxic gas formed by incompim,combustion of fassd fu cis CO concentrations arc genrera((y higher in the winter,when meteorological candilions favor the build-up of directly ennilted contaminants CO health warning and emergency eplsodes occur almost entirely during rho wl der The mostsipnlean[coerce ofcarbon monoxide is gasoline powered automobitas,as a result of rncffcncnlfincl usage in rnlcrnu(cumbwtion engines Pariow nndua6ralprncesses elm amlt carbon monoxide Nitrogen Oxides(NOx) the primary receptors of udlravioict light initialing the photochemical reactions to produce smog Nitric oxide combines with oxygen in the presence of reactive hydrocarbons and sunlight to form nitrogen dioxide and ozone. Oxides of nitrogen are contributors to other air pollution problems including,,high levels affine particulate nuitter poor visibility and acid deposition Su fur Dioxide(SO.) resu(!s from the combnsharc of high su.fir content fuels Fuel combustton is the major satires ofSO2, while chemical plants,sulfur recovery plants, and meta(processmg are minor contributors Su(futcz result from a rotation of sulfa-dioxide and oxygen in the presence of.surdight. SO2 levels are generally higher in the winter than in the summer(when sunlight is plentiful and sulfas is more readily formed), Particulate Matter(PM70 and PM2.5) consists ofparticlas in the atmosphere as a by-product offuel combustion through abrasion such as tire wear, and through soil erosion by wln4 Particulates can aro be formed through photochemical reactons in the amiosphere, PM70 refers to finely divided solids or liquids such as soot,dust,and aerosols which are 10 microns or less in diameter and can enter the lungs Fine particles are those less than 2 5 micrometers in diameter and are al vo referred to as PM2 5. Load is found in old paints and coatings,plumhing and a variety ofather materials Once in the blood stream, lead can cause damage to the brain, nervous system, and other body systems Children are most susceptible to the effects of lead The South County Air Bastin and riverside , County portion of the Salton$ea Air Basin are in attainment for the federal and State standards for lead. visoffiry Reducing Particles consist of suspended particulate matter, which is a complex mature oftiny particles that consists of dry solid fragments,solid cores with liquid coatings, and small droplets of liquid These particles vary greatly in shape,size and chennnlcal composition, and can be made up of may dierent materials such as metals soot, sail d st undsa(! The Slaiwidc standard is-iaegdcd to limit the frequency and severity of visibility impairment due to regional haze A separate standard for visibility-redut ingparticles that is applicable only in the Lake Tahoe Air Basin is based on reduction in scenic qua(iry The California Air Quality Standard is the extinction coaffcient of 0 23 per kilometer—vnrnhiliry often miles or more due to particles when relative hunudnty is less than 70 percent Pedregal,luitial Study .holy 2006 13 011`1731 PE➢RF.GAWINITIAL STUDY/MITIGATED NF.GATrvF,DECLARATION Sulfides (SO42) are the fully exhdised ionic form of suf r. Sutfmcs occur w combination with mcial and/or hydrogen tans In California, emissions ofsulfur compounds occurpmrnanlyfrom the combustion of petroleum-dcrivcd fuels(e.g.,gasoline and thesel fuel)that contain sulfur This sulfur it oxidaed to sulfur dioxide (E02) during the combustion process and subsequently converted to sulfate mnipounds in the atmosphere The conversion of S02 to sulfdQ takes place comparatively rapidly and completely in urban areas of California due to regional meteorological feotores. The ARBe sulfates standard is designed to prevent aggravation of respiratory symptoms Effects ofsulfale exposure at levels above the standard include a decrease In ventilatory function aggravation of asthmatic symptoms, and an increased rtsk of card,o. pulmonary disease Sulfates are particularly effective in dcgrudmg v,bility, and, due to tact that they arc usually acidic,can harm ecosystems and damage materials and property. Hydrogen Sulfde (HtS) is a colorless gas with the odor of rotten eggs. 11 is formed during bacterial decompasihon of sulfur-contmnmg organic substances Also, it can be present in sower go.,and some natural par, and can be emitted as rho result ofgeothermul energy erploilahon. Breathing 92S at levels above the standard will result Im atposure to a very disagrccabTe odor.In 1984,an ARB committee concluded that the amblentstandod for H2s is adequate to protect public health and to significantly reduce odor annoyance. Vinyl chloride (Nloroahene), a chtonnated hydrocarbon, Is a colorless gas with a add sweet odor.Mart vinyl chloride is used to make polyvinyl chloride(RVQ plastic and virryl produchr Vrnyl chloride has been detected near landfilir,.sewage plants,and h,aardoaf waste Was, due to microbial breakdown of chlorinakd solvents Shoriderm exposure to high levels of vinyl chloride in air causes control nervous system effects such as dizzme¢r,drowsiness,and headaches.Lonp-term exposure to vinyl chloride through inhalation and oral exposure causes in liver damage Cancer is a major concern f om aeposure to vinyl chloride via inhalation. Vinyl chloride exposure has been shown to increase the rhrk of angiosarcoma a rare form of liver cancer rn humans The SCQAMD has established significance thresholds for operational and construction-related emissions. Daily and quarterly thresholds are established. Since a project's quarterly emissions are determined by averaging over a 3-month period (including only actual working days), it is possible to not exceed the quarterly thresholds while exceeding the daily thresholds shown in Table 2, TABLE 2 EMISSIONS SIGNIFICANCE THRESHOLD CRITERIA(POUNDS/DAY) . .'Pull'utaat :co, �I � ROG '77No, 'SO, ' � PMlo :Lead Operational Emissions Potmds/Day 550 75 100 150 150 3 Construction Emissions Poimds/Day 550 75 100 150 150 3 Source. SCQAMD,CEQA Air Quality Handhook November 1993 "For Coachello Valley, the mass daily thresholds for operation are the some as the construction thresholds "Projects in the Coachella Valley with peak (highcsl daily) operation-rclaled emissions that exceed any of these emissions thresholds should be considered sigrnficnnl. b,c) Less Than Significant With Mitigation Incorporated The air quality at the project site will be affected by two primary sources: pollutants generated by construction, and emissions from vehicles traveling to and from the site. The potential impacts associated with the former will be primarily temporary, while the latter will generate long-term operational impacts. The proposed project will disturb 13.95 acres of land. Based on Table III-2, dust associated with project grading is expected to exceed 74 pounds per day. The City's requirements for PM10 management will be strictly enforced. The project proponent will be required to submit a PM10 Management Plan, which will include requirements such as site watering, soil stabilization, tire washing and other measures to assure that impacts associaled with dusl generation at the project site are reduced below SCAQMD thresholds. Cquipment used and operations performed during the construction process will have a short- lerm impact on air quality. These impacts include: Pedregnl,.initial Study July 2006 14 PEDREGAL/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 1. diesel exhousi emissions from the construction equipment used as well as the vehicles used to transport the off-highway construction equipment required; 2, emissions from the commute vehicles of construction workers; 3. particulate emissions (fugitive dust) during excavation, grading and clearing activities; 4. exhaust emissions from the heavy vehicles used to transport building materials to the site; and 5. oft-gasing emissions from the architectural coatings used for buildings and paving used for roadway improvements The potential impacts associated with the preceding are depicted in Table III-2, below. As shown, the unmitigated construction emissions estimates are not expected to exceed SCAQME) thresholds of significance. It should be noted that Tables III-2, III-3 and III-4 represent calculations based on an initial project proposal of 189 one and two story units on 14.2 acres. With the project area remaining relatively the some, significant changes in short-term construction- related emissions should not occur. Slight reductions (less than 30%) can be expected due to a shortened construction period. Long-term operational emissions are estimated to be reduced by 30% due to a reduced number of project related trips and vehicle miles of travel and a reduction in electricity and natural gas use. Pedregal,Initial Study July 2006 15 PEDRECAL/INITIAL STUDY/MITIGATED NEOATTyE DF,CLARATION Table III-2 Peak Day Unmitigated Construction Emissions Estimates Pounds per Da Emissions Source ROG NOx CO PM10 Site Grading Phase -Fugitive Dust - - - 70.00 -Off-Road Diesel 12.63 92.13 97,4B 4.17 -Worker Trips 0.11 0.17 3,12 0.01 Subtotal 12-74 92-30 100. 60 74 .18 Construction Process -Off-Road Diesel 9.10 72.19 65.28 3.2B -Worker Trips 0.46 0.26 5-47 0.07 Subtotal 9.56 72,45 70.75 3-35 Architectural Coatings -Oft-Gasing 60.79 - - - -Worker Trips 0-40 0-23 4.89 0.07 Subtotal 61 - 19 0-23 4,89 0.07 Asphalt Paving Process -Off-Gasing 0-30 - - - -Off-Road Diesel 5-04 33,76 41.09 ] -46 -On-Road Diesel 0-07 1,14 0.26 0-03 -Worker Trips 0-03 0,01. 0.3B 0-01 Subtotal 5,44 34.91 41. 13 1-50 Maximum All Phases 61.19 92.30 100. 60 74.18 Dail Threshold 75 100 550 150 Threshold Exceeded? No No No No Source:Tram Way Residential Project Air Quality Impact Study, Endo Engineering, 10/2004 The following mitigation measures would be implemented 10 reduce impacts to a less than significant level: Miiiaaiions Measures MM III-1 The City's fugitive Dust Control Ordinance (Chapter 8.5 of the Municipal Code) requires a Dust Control plan which shall be submilled io the City Engineer for approval and which shall include but not be limited to the fallowing: A. Adequate watering techniques shall be employed to par'lially mitigate the impact of construction generated dust particulates. Portions of the project site that are undergoing earth moving operations shall be watered such that a crust will be formed on the ground surface and then watered again at the end of the day. B. The wheels and the lower portions of transport trucks shall be sprayed with water before they leave the consiruclion area. C. Any vegetative ground cover to be utilized en-site shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize blowsand. Pedreged,Initial Study July 2006 16 PEDREGAU NTUAL STUDY/MITIGATED NEGATING DECLARATION D. Grading activity shall be suspended when local winds exceed 25 miles per hour and during the first and second smog alerls. E. Construction access roads shall be paved as soon as possible and cleaned after each workday. F. All trucks hauling dirt, sand, soil, or other loose dirt material shall be covered or have 2 feet of freeboard. G. A short-term stabilization plan shall be included in the plan for after hours and weekends. The applicant shall forward the plan to the Southern California Air Quality Management District (SCAQMD) after approval. MM III-2 The project proponent shall notify the City and SCAQMD 24 hours prior to the initiation of earlh moving activities. MM III-3 The City shall notify the SCAQMD within 10 days of the completion of earth moving activities. MM III-4 Construction signoge in conformance with Cily standards shall be posted on Tram Way, San Marcos Way and North Palm Canyon Drive regarding the reporting of blowing dust on the site. MM III-5 Earth moving operations shall include a water application system while earih moving is active. MM III-6 Construciion equipment shall be properly maintained and serviced to minimize exhaust emissions. MM-III-7 Construction access roads shall be paved as soon as possible and cleared after each workday. MM-III-8 Paving activities and use of equipment for construclion of buildings shall not be used concurrently. d) Less Than Significant Once constructed, the proposed project will generale pollutants from vehicular trips associated with the residents' activities during the day, landscape maintenance, use of natural gas and use of consumer producls. Table III-3 represents expected operational emissions on summer and winter days. The majority of operational emissions will result from molar vehicle emissions, including running exhaust, tire wear particulates, brake wear particulates, variable slarts, hot soaks, diurnal emissions, resting losses and evaporative running losses. A small fraction of operational emissions will resull from space and water healer fuel combustion, fuel combustion for landscape maintenance and consumer producl emissions from air fresheners, automotive producls, household cleaners and personal care products. Pedregal,.Tnidal study July 2006 17 C) 1f PEDREGAL/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Table III-3 Project Buildout Operational Air Pollutant Emissions Year 2007 Pounds per Da Emissions Source ROG NOx CO S02 PM10 SUMMER DAY Motor Vehicles 14 -75 14-09 161,29 0.12 11.1E Area Sources -Natural Gas 0.11 1. 43 0. 61 -- 0-00 -Landscaping 0.08 0.01 0.58 0-00 0,00 -Consumer Producls 9.25 -- -- -- -- Subtotal 9.44 1-44 1,19 0.00 0.01 Total 24.19 15,52 162. 4E 0.12 11,is WINTER DAY Motor Vehicles 12,65 20- 64 153.29 0.11 11.is Area Sources -Natural Gas 0-11 1-43 0, 61 -- 0.00 -Landscaping -- -- -- -- -- -Consumer Products 9.25 -- - -- -- Sub101ol 9.36 1.43 0. 61 0.00 0-00 Total 22.01 22.07 1y3.90 0-11 11,16 DoiIX Threshold 75 100 550 150 150 Threshold Exceeded? No No No No No Source:Tram Way Residential Project Air Quality Impact Study, Endo Engineering, 10/2004 Table III-4 represents future carbon monoxide levels in the project vicinity. Peak hour traffic were assessed at the intersection of North Palm Canyon Drive (Highway 111) and Tram Way- All other intersections carrying project reloled Irarfic will experience smaller Increases in carbon monoxide levels Than shown in Table III-4. Pedregal,initial Study July 2006 18 IC1 r�.r PEDREGALANITIAL STODY/MITIGATEA NEGATIVE DECLARATION Table III-A Projected Future Carbon Monoxide Concentrations Near the Intersection of Highway I I I and Tram Way 1-Hour Ave rage m 8-Hour Ave ra e m Receptor Corner (Feel) Northeast Southwest Northeast Southwest Year2007 No-Project Year2007 CO Background 2.3 2.3 1-4 1-4 Ambient Traffic Contribution 0-7 0.7 0.4 0.4 2007Ne-Proect Total Concentration 3.0 3-0 1.8 1. 3 Year 2007 + Project Yeor2007 CO Background 2.3 2.3 1.4 1.4 Ambient Traffic Contribution 0.7 0-8 0.4 0.5 2007+ProjeclTorolConcenlrolion 3.0 3.1 1.13 1. 9 Year 2020 No-Project -Year 2020 CO Background 2.3 2.3 1-4 1-4 Ambient Traffic Contribution 0-5 0.6 0-3 0.3 020 No-Project Total Concentration 2-8 2- 9 1.7 1-7 Year 2020 + Project Year 2020 CO Background 2.3 2.3 1.4 1.4 Ambient Traffic Contribution 0.5 0.6 0-3 0-3 2020 No-Project Total Concentration 2-8 2.9 1.7 1,7 Late Standard 20. 0 20.0 9.0 9. 0 Federal Standard 35. 0 35.0 9.0 9.0 Source:Tram Way Residential Project Air Quality Impact Study, Endo Engineering, 10/2004 As shown in the preceding Tables, impacts associaled wilh operation of the project at buildout are not expected to exceed SCAQMD thresholds of significance- The air quality impacts associated with the long-term operational emissions generated by the proposed project are Ihererore expected to be less than significant. Pedregal,Initial Study July 2006 19 PEDREGAL/IN'ITIAL STUDY/MITIGATED NEGATIVE DECLARATION potentially, With ,,, Than, Significant Afitigntlo� n�i Slgufficant . Impact Incorporated :,Impact, Noampact Iv. BIOLOGICAL RESOURCES. Would the ro'ecf a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status El El ® ❑ species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S.Fish and Wildlife Service b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies or ❑ ❑ ❑ regulations, or by the California Department of fish and Game or U.S.Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands,as defined by Section 404 of the Clean Water Act (including, but not limited to, ❑ ❑ Elmarsh, vernal pool, coastal wetlands, etc.), through direcr removal, filling, hydrological interruption or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory ❑ ❑ ❑ wildlife corridors, or impede the use of native wildlife nursery sites? c) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community ❑ ❑ ❑ Conservation Plan, or other approved local,regional or state habitat conservation plan? a) less Than Significant The project may have a substantial adverse effect, either directly or Through habitat modifications, on a species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. Development of the project site will eliminale naturally occurring habitat on the project site. The development of the site has the polentiol to impact the winged cryptantha (Cryptantha holoptera), as indicated in a biological assessment performed by James W. Cornett Ecological Consultants (September 2004 and January 2006). The winged Cryptantha is listed on California's "Special Plants List" as a Calegory 4 Plant of Limited Distribution; however it does not have any official status at this time. The winged Cryptantha grows on coarse, rocky soil in the Colorado Desert below 2,000 feet below sea level and blooms between March and April The winged crypontha has been observed in La Quinto, Rancho Mirage, Thermal Canyon and Mecca fwww.calflora.ora Pedregal,Ynrtial Study ✓uly 2006 20 t!rlr'2`�J PRDRTGAUINITIAL STU))Y/MITIGATED NEGATIVE DECLARATION Plonl Observation Library). A floral survey conducted on September 9 and 10, 2004 did not find any evidence of the winged Cryplantho, however it can not be precluded in that the survey was conducted in the fall when the species would be difficult to detect. A subsequent survey conducted on January 28, 2006 indicated no changes to the site that would impact the status of the original survey. Since the winged Cryptantha is not an officially listed state or federal listed species nor is it a candidate for state or federal listing, no additional surveys were recommended by James W. Cornett Ecological Consultants. Therefore, impacts will be less than significant b) No Impact. The proposed project site does not include wetlands and does not include any sensitive natural community. The project site is dominated by the Sonoran creosote bush scrub community as is the majority of the Colorado Desert of California and is not Iisled as a sensitive natural community by the California Department of Fish and Game in the "List of California Terrestrial Natural Communities Recognized by The California Natural Diversify Database" (September 2003).Therefore, this will be no impact. c) No Impact. The site does not conlain any wetland areas. Therefore, no impact to federally protected wellands as defined by Section 404 would occur. d) No Impact. The project area is primarily undeveloped but has been disturbed and does nol contain any migration corridors or walerways. Therefore, no migratory patterns of fish or wildlife would be impacled by this project. e) No Impact. The project site is undeveloped; clearing the site would not require removal or disturbance of sensitive biological resources or landmark trees. Therefore, no conflicts with local policies or ordinances protecting biological resources would occur. f) No Impact, The City of Palm Springs does not have an adopted Habitat Conservation Plan, Natural Communily Conservation Plan, or other approved local, regional, or Slate habitat conservation plan. Therefore, the project would hove no impact. Pedregal,Initial Study July 2006 21 PEDREGAL/INITLAL STUDY/MITIGATED NEGATWE DECLARATION . .. n U Than Signiricaut Potontialiyi wjffi Less Than Si�nlMapt � m,Mtigatlo¢� Significant' 'D¢pnet' Incorp'orated� Impact No Impact V. CULTURAL RE SOURCES. Would the project: p a) Cause a substantial adverse change in the significance of a historical resource as defined in ? 15064.5? b) Cause a substantial adverse change in the El ® ❑ El of an archaeological resource pursuant to ? 1506ri.5? c) Directly or indirectly destroy a unique El ❑ Elpaleontological resource or site or unique geological 171 feature? d) Disturb any human remains,including those interred ❑ ® ❑ ❑ outside of formal cemeteries? a,c) No Impact. A cultural resource analysis preformed by CRM Tech (September 2004) found that the property is in an area traditionally occupied by the Cahuillo people. The site is vacant, and has been disturbed by disposal of modern refuse. Historic maps show that the site lies on a wagon road that was probably part of the historic Cocomaricopa- Bradshaw Trail, used as a major thoroughfare between coastal southern California and the Colorado River. Due to development between the 19ih century and the present, no evidence of the Cocomaricopo-Bradshaw Trail could be found on the site or in the project vicinity. Based on the study, no hisloncal or unique paleontological resources wore found to exist on the Bile. Therefore, no impact would occur. b,d) less Than Significant With Mitigation Incorporated The study preformed by CRM Tech (September 2004) found a petroglyph at the soulhwestern edge of the project. The petroglyph is approximalely 4.7 inches in height and has been carved into a rock approximalely 1 x 1 foot in size. The petroglyph resembles a circle with a curved line projecting out of either side and contains no color or pigment, This was the only such artifact found on site. As part of the study, the Agua Caliente Band of Cahuillo Indians (Tribe) was con lacied and provided a response indicating that the project area is within the Tribe's Traditional Usc area. In order to assure that archaeological resources are not significantly impacted, mitigation measures have been included. The proposed projecl would be subject to State low regarding the discovery and disturbance of human remains. Although it is not anlicipoted that any human remains will be encountered during construction of the proposed project, the site is located in the Aqua Caliente Band of Cahuilla Indians Traditional Use Area. As such, improper disturbance of human remains would represent a potentially significant effect. Should human remains or other historical or archaeological artifacts be discovered during project construction, the City of Palm Springs requires mitigation consistent with the General Plan Archaeological and Paleontological Policy. In addition, the following mitigation measures shall be implemented to assure that any potential significant impacts to buried resources are reduced to less than significant levels. Implementation of mitigation measures will assure that potential impacts to cultural resources are reduced to less than significant levels. Pedregal,initial Study t July 2006 t 22 �rti,r•:rn PEDREGAL/1NITIAL STUDY/MITIGATED NEGATIVE DECLARATION Mitt atio n Measures MM V-1 A(n) Approved Cultural Resource Monitor(s) as indicated by the Agua Caliente Tribal Historic Preservation Office shall be present during any survey and/or ground disturbing activities. MM V-2 Should cultural resources be encountered during site construction in any portion or the Bile, work shall immediately cease and a qualified archaeologist shall be contacted to evaluate the significance of the materials. Any significant findings shall be documented and presented to the Stale Historic Preservation Office (SHPO), Bureau of Indian Affairs (BIA), the Agua Caliente Band of Cahuilla Indians and the City, and shall be resolved to their satisfaction. MM V-3 The peiroglyph-bearing rack found in the project area, as described in the study by CRM Tech (September 2004), shall be collected, analyzed and if necessary, properly curated. The Agua Caliente Band of Cahuilla Indians shall be nolified of the find. MM V-4 Copies of any cultural resources documentation generated in connection with this project shall be given to the Agua Caliente Band of Cahuilla Indians for inclusion into the Agua Caliente Cultural Register. Pedregal,biWal Study July 2006 23 PEDREGAL/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION , Less TihitqHi , Potentially With,1 Less Thuu' §igniticin mitlg Significant _ I J I I ' .. ... Impact r.Incotyoralcd Impact No Tmpitet vi- GEOLOGY AND SOILS. Would the roicet: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death,involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based an other ❑ ❑ ® ❑ substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strang seismic ground shaking? ❑ ❑ ® ❑ iii) Seismic-related ground fttiltuc, including El El ElLiquefaction? 19 iv) Landslides? ❑ ❑ ❑ b) Result hi substantial soil erosion or the loss of topsoil? ❑ ❑ ® ❑ c) Be located on a geologic unit or soil that is unstable,or that would become unstable as a result of the project, ❑ ® © ❑ and potentially result in on-or off-site landslide,lateral spreading,subsidence,liquefaction or collapse? d) Be located on expansive soil, as defraud in Table I8-1- B of the Uniform Building Codc (1994), creating ❑ ❑ ® ❑ substantial risks to life or property? e) have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal El Elsystems where sewers are not available for the disposal of wastewater? a) 1) Less Than Significant. The site is not located within an Alquist-Priolo earthquake hazard zone and there are no known faults crossing the site. The siie is located approximately 9 km (5.59 miles) from the San Andreas Fouli Zone and 31.2 km (19.39 miles) from the San Jacinto Fault Zone. The project site, as with virtually all sites within the state, would be vulnerable to ground shaking in the event of an earthquake. The project site and surrounding vicinity are relatively flat, elimincling the potential for landslides. The City of Palm Springs General Plan requires that the project be designed and constructed in accordance with the requirements of the Uniform building Code (UBC), specifically the requirements of structures located in Seismic Zone 4. Adherence to the provisions of the UBC would reduce potential for structural damage in the event of on earthquake. Therefore, a less than significant impact would occur. ii) Less than Significant Impact. Any major earthquake damage in the Ciiy of Palm Springs is likely to occur from ground shaking and seismically related ground and structural failures. Local soil condilions, such as topography, soil strength, thickness, density, water content, and firmness of underlying bedrock affect seismic response. Seismically Pedregal,initial Study July 2006 24 n��� PFDREGALANITIAL STUDY/MITIGATED NF,GATrvT,DF,CLARATION induced shaking and some damage should be expected to occur, however such damage is expected to be similar to damage that would occur throughout the region. Therefore, this impact is considered less than significant. III) No impact. The project site is not located in on area subject to liquefaction, because the depth to groundwater is expected to be in excess of 100 feet below the existing ground surface in the vicinity of the site. There are no known geological hazards caused by ground failure or liquefaction, which would prevent use of the site. Therefore, no impact would occur. iv) No impact. The site does nol have the potential for landslides, due to its relatively level topography at the end of on alluvial fan. Therefore, no impact would occur. b) Less than Significant Impact. Some soil erosion is expected during construction, but loss of topsoil is not a significant issue. Soil erasion due to water will be a required component of the erosion control plans required by the City in conjunction with the grading permit for the project. The City's standards for the control of erosion during construction will be applied to the project. The impacts associated with water erosion will be less than significant. The impacts associated with wind erosion during construction are addressed under Air Qualily, above. c) Less Than Significant With Mitigation incorporated. The project location is characterized by native fine and coarse-grained alluvial sands, scattered gravel, cobbles and boulders ranging from approximately one to over four feet in diameter. In a Geotechnical Investigation (Sladden Engineering, July 2004 and February 2006) prepared for the site, it was noted that significant losses to native grade can be expected due to the removal of organic material from the site, the removal of deleterious materials and the removal of oversized cobbles and boulders. Fill material will undoubtedly need to be imported to complete grading. Use of inappropriate fill materials represents a potentially significant adverse effecl. Mitigation measures will be implemented to ensure that fill materials used on the project site are suitable for implementation in the projecl. Implementation of the following mitigation measures will ensure that potential impacts from unstable soil are reduced to less Than significant. Miffaation Measures MM VI-1 Prior to the initiation of sile grading, c meeting between the project sponsor and the Soil Engineer shall be held at the site to assure a complete understanding of the recommendations included in the Geotechnica I investigation MM VI-2 Imported fill materials shall have an Expansion Index not exceeding 20. The Soil Engineer shall be contacted 48 hours in advance of importing soil 10 allow for evaluation of imported materials. Approval by the Soil Engineer will be based upon material delivered to the site and not the preliminary evaluation of import sources. MM VI-3 Tests and observations shall be performed by the Soil Engineer during the . grading process. Field density testing shall be performed to assure that compaction is a minimum 90 percent of the maximum dry testing as obtained through ASTM test methods. Additional compaction shall be required should testing results indicate insufficient density. Pedregal,,initial Study July 2006 25 PL.TIIi$GAVINITIAL STUAX/MITIGATEA NEGATi E DECLARATION d) Less Than Significant. Soils encountered during the Geolechnicol Investigation (Sladden Engineering, January 2004 and February 2006) found surface soils to be non-expansive. Soils are in the "very low" expansion category with an Expansion Index of 0. Mitigation Measures have been included (see MM VI-2) to ensure that imported soils have an Expansion index less than 20. Therefore, a less than significant impact would occur. e) No Impact. The proposed project site is located in a developed, urban area currently served by the City of Palm Springs wastewater disposal system. Therefore, no impact would occur. I I i i i Pedregal,[nifiat Sludy July 2006 � 26 PEDREGAL/INITIAL STUDY/MiTIGATF,D NEGATIVE DECLARATION Less'Tikan' MINI h' Significant,I I, - r'1 1, Potentially With ' Less'Thav 1I .SigniTcant;' Mitigation, -'S'Ignlneant I ' I,., „ Impact Incorporated ,Impact No Impact vri. HAZARDS AND HAZARDOUS MATERIALS. Would the proJeCt7 a) Create a significant hazard to the public or the environment through the routine transport, use or ❑ ❑ ❑ disposal of hazardous materials? • b) Create a significant hazard to the public or the environment through reasonably foreseeable upset ❑ ❑ ❑ and accident conditions involving the release of hazardous materials into the environment? i c) Emit hazardous emissions or handle hazardous or ' acutely hazardous materials, substances or waste ❑ El ❑ within one-quarter mile of an existing or proposed school? t � d) Be located on a site which is included on a list of t hazardous materials sites compiled pursuant to ' Government Code §65962.5 and,as a result,would it ❑ ❑ ® ❑ i create a significant hazard to the public or the � environment? e) For a project located within an airport land use plan i area or, where such a plan has not been adopted, i within two miles of a public airport or a public use ❑ ❑ ❑ airport,would the project result in a safety hazard for I people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people 0 ❑ ❑ residing or working in the project area? g) Impair implementation of, or physically interfere with, an adopted emergency response plan or ❑ ❑ ❑ emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized ❑ ❑ ® ❑ areas or where residences are intermixed with wildlands9 a,b) No Impact. The proposed project site Is currently vacant. The subjeci properly is not included on a list of hazardous materials sites complied pursuant io Government Code Section 65962.5, nor is it known to have previously been a hazardous materials site. Therefore, the proposed project is not expected to create a significant hazard to the public or the environment. The proposed residential development will not generate significant hazardous materials. The City, in conjunction with its solid waste frpnchisee; implemenls programs for the proper use and disposal of household hazardous waste, - including the Antifreeze, Batteries, Oil and Paint (ABOP) facility which operales adjacent to the airport.Therefore, no impact would occur. Pedregal,Initial study July 2006 27 PCDREGAVENITIAL STUDX/MITIGATED NEGATIVE DECLARATION e) No Impact. The project site is not included on a list of hazardous malerials sites compiled pursuant to Government Code Section 65962.5, No impact would occur. d) Less Than Significant Impact. The project site is located approximately 3.25 miles northeast of the Palm Springs Aerial Tram Way (1 Tram Way). A Phase I Environmental Assessment was performed by Proterro Consulting (June 2004) and idenlified documented gasoline releases from the Palm Springs Aerial Tramway due to a leaking underground storage lank (UST). The potential for impact to the project site due to its proximity to the Palm Springs Aerial Tramway is possible, although minor. The recommendation by Proterro Consulting is that additional assessment of this impact was unwarranted at the time or the report. Therefore, the potential impact is less than significanl. e-f) No Impact, The project sile is located approximately 3 miles from the Palm Springs International Airport. The project site is not located in the vicinity of a private airstrip. Therefore no impact to people working or residing in the area would occur. g) No Impact, The City of Palm Springs Emergency Plan was established to address planned response to extraordinary emergency situations associated with natural disasters and technological Incidents. The Plan focuses on operational concepts relative to large- scale disasters, which can pose major threats to life and property requiring unusual emergency responses. Therefore, no impact is anticipated. h) Less Than Significant Impact. The project rile is an area of low fire risk. The project site has gentle sloping features, lesser developed scrub and lies on the western urban edge of the City or Palm Springs. The project will be reviewed by the City's Fire Department to ensure [hat adequate access is available for emergency response. Therefore,a less than significant impact would occur. 1 I Pedregal, rnifial Study July 2006 29 PEDREGALIINITIAL STUDYWITIGATED 1NEGATIVE DECLARATION Potentially, withi Lcss Than Signifl.Gint �Miflgation i, .Significant lmpnct Yneorporapd 1apact No Impact, Vlll. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge ❑ El ® ❑ requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g, the El ❑ ® El rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage patter of the site or area, including through the alteration of the El ® El El of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site? d) Substantially alter the existing drainage patter of the site or area, including through the alteration of the course of a stream or river,or substantially increase the ❑ ® ❑ ❑ rate or amount of surface runoff in a manner that would result in flooding on-or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned storhwater drainage ❑ ® © ❑ systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? ❑ ❑ ® ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood © El ❑ Insurance Rate Map or otter flood hazard delineation nhap? h) Place within a 100-year flood hazard area suucwres that would impede or redirect flood flows? ❑ ❑ ❑ i) rxpose people or structures to a significant risk of loss, injury or death involving flooding, including flooding ❑ ❑ ❑ as a result of a failure of a levee or darn'? j) Inundation by seiche,tsunami or mudflow? ❑ ❑ ❑ a) Less than Significant Impact. The proposed project would add 132 condominium units to the Cily of Palm Springs. This would increase the amount of impervious surface in the area by adding structures, asphalt and concrete to a previously vacant lot. The additional drainage from this project would nol have any significant impact on water qualily or discharge pollutants into the water system nor resull in violations of existing requirements. The project would be required to meet all applicable water quality Pedregal,Initial Study July 2006 29 PEDREGAL/INITIAL:STUDX/MITICATED NEGATIVE DECLARATION standards or waste discharge requirements thereby avoiding violation of such standards or requirements. Therefore, [his impact is considered less than significant. b) Less than Significant Impact. Implementation of the proposed project would incrementally increase groundwater consumption, but would not subsiontiolly deplete groundwater supplies or interfere substantially with groundwater recharge. The proposed use is consistent with the General Plan land use designation assumed in preparation of the woter demand as part of bu[Idoul of the General Plan. Therefore, a net deficit in aquifer volume or a lowering of the local groundwater table is not anticipated and this impact is considered less than significant. c-e) Less than Significant Impact with Mitigation Incorporated. The project would alter the course of the existing drainage pattern of the site. The project would involve construction of impervious surfaces (homes, driveways, streets) on a site that is currently vacant. This would change the drainage of the site decreasing absorption rates and increasing run-off in the area, which has the potential to flood and introduce pollutants associated with urban run-off into the City's storm water conveyance system. The Regional Water Quality Control Board (RWQCB) would require a construction activity Storm Water General Permit. To reduce these impacts to less than significant, the following mitigation measure have been required by the City Engineer: Mitigation Measures MIA VIII-1 The project applicant shall construct on-site retention basins or other facilities approved by the City Engineer Ihat shall be required to contain the increased storm water runoff generated by the development of the property, as described in the Preliminary Hydrology Report for Tentative Tract No. 33162, prepared by MSA Consulting, Inc. dated May 11,2006. MIA VIII-2 The project applicant shall obtain coverage under the Stale of California General Permit for Discharges of Storm Water Associated with Construction Activity. This project may 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 Whiiewater 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-treofing stormwoter runoff, may 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, thai effectively intercept and pre-treat stcrmwaier 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. If required, 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. f) Less than Significant Impact, No additional impacts io water quality are anticipated and with implementation of MM VIII-1 and MMVIII-2 the proposed -project would not substantially degrade water quality. Therefore, a less than significant impact would occur. i Pedregal,Initial Study July 2006 r 30 PrDRLGAL/INITIAL STUDY/rMTIGATrD NrGATNC DECLARATION g-h) No Impact. The proposed project site is within Zone C flood zone, as identified by the current Federal Insurance Rate Map (Community Panel 0 0602570004D, July 7, 1999). Zone C indicates an area of minimal flooding. Therefore, the project is not within a 100- year flood hazard area and would have no impact. i) No Impact. The Palm Springs General Plan Fnvironmenlal Impact Report (1992) does not identify flooding as a result of levee or dam failure as having a polenlial to expose people or structures to a significant risk of loss injury or death in City of Palm Springs. Therefore, no impact would occur. j) No Impact. The City of Palm Springs is not located in an area subject to seiche, tsunami or mudflow. Therefore, no impact would occur. Pedregal,Initial Study July 2006 31 PEDREGALITNITIAL STUDY/MITIGATED NEGATIVE DECLARATION Ls i Pot¢nWa�y iWidl +L¢sa Than—, SigaiGaant„ Mitigation sihnincant Impact "i Incorporaucd Impact, IHo Impact r7L_ LAND USE AND PLANNING. would the project: a) physically divide an established camnuniryl ❑ ❑ ❑ b) Conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project (including, but not limited to, the general plan, El EJ ® ❑ specific plan, local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effecr? c) Conflict with any applicable habitat conservation plan El El ❑ or natural community conservation plan a) No impact. The project would not divide on established community since the project site is currently vacanl as is most of the surrounding land. No impact would occur. b) Less Than Significant Impact. The proposed project would result in the development of 132 condominiums on 13 95 acres. The proposed project is consistent with the Zoning Ordinance and the General Plan. the zoning for the site is R-3 which is intended for high- density apartment, hotel and similar housing development. The R-3 zoning designation permits for C minimum lot size of 20,000 square feet. The land use designation for the project site is H43/21, allowing for a maximum, by-right density or 15 dwelling units per acre or a maximum of 21 dwelling units per acre if special conditions are met. Therefore, the impact will be less than significant. c) No Impact. The project area is outside the limits of the Coachella Valley Fringe-Toed Lizard Habitat Conservation Plan.The project does is not in a conservation area as shown in the proposed Coachella Valley Multiple Species Habitat Conservation plan. Therefore, no impact would occur. i i I Pedregal,.1ninal Study I July 2006 32 PEDREGAL/INITIA[.STUDYIMITIGATED NEGATl DECLARATION .Less Thm I I IdSignificant polentiilii With 1, Le99,Than I 7. Significant. Mitigatinq I:Significnnt ' Impact . Incorporated I,. Impact, No Impact X MINERAL RESOURCES. ui e SOUR LS. Wo ld th Project: a) Result in the loss of availability of a Imown znhteral ❑ resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan,specific plan or other land use plan? a-b) No Impact. No significant mineral resources have been identified in the project area. The Palm Springs General Plan EIR (Palm Springs, 1992) did not identify any mineral resources in the plonning area.Therefore, no impact to mineral resources would occur. Pedregal,fnrtial Sul July 2006 33 y I=�li"�E1 PEDREGAL/INITIAL STUDY/MITIGATPD NEGATIVE DECLARATION `.., Coss Thane " 4,.r- 5iguneaut'. . _ Potmtially' Wifh r;esa Th'a¢" Signh6calit" Mjtfg=ibll Siinificant impact ' ' Tnwrl,araucd" :'Itn Teal Nnlm act' 1 P P P XI NOISE. Wouldthcprojec t res ult in- a) Exposure of persons to or generation of noise levels in excess of standards established in the local general ❑ ® ❑ El or noise ordinance or of applicable standards of other agenciesv b) Exposure of persons to or generation of excessive ❑ ® ❑ ❑ groundborne vibration or groundborne noise levels? c) A substantial permanent increase in atnbienr noise levels in the project vicinity above levels existing ❑ ❑ ® ❑ without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above ❑ ® ❑ ❑ levels existing without the project? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a public use ❑ ❑ ❑ airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working ❑ ❑ ❑ in the project area to excessive noise levels? a) less Than Significant With Mitigation Incorporated. An acoustical analysis was conducted by Gordon Bricken & Associales (2004/2006). The analysis considered noise generated from current and future roadways, railroads, aircrafts and slaiionary sources and (heir effects on the Cily' siandards noise criteria of 65 dBA CNEL exterior and 45 dBA CNEL interior. The study found thal residents of units near North Palm Canyon Drive (Highway 111) and users of the pool feature and open space near North Palm Canyon Drive (Highway 111) will be exposed to noise levels that exceed City requiremenis. The study found that between 135 feet and 292 feet from the centerline of North Palm Canyon Drive noise levels will be between 70 dBA CNEL and 65 dBA CNEL This area includes Buildings Al, 31 Through B3, E1 and Fl and Pool A. The following miligotion measures (as recommended by Gordon Bricken & Associates) will be implemented to lower ambient noise levels to wilhin the requirements of the City. Mitiaatlon Measures MM XI-1 A six foot high barrier shall be installed along the boundary of the project lhot abuts Norlh Palm Canyon [Drive. MM XI-2 A four foot high wall shall be installed on all second floor balconies for each unit in Buildings Bl Through B3, E1 and Fl and for the eastern-most unit of Building Al. MM XI-3 A six foot high barrier shall be installed for Pool A along the side adjacent ro North Palm Canyon Drive, Pedregal,Initial Study July 2006 34 PED$EGAL/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION MM XI-a All barriers shall be solid from tap-to-bottom, except for drain holes, The following materials may be used for the construction of this barrier: • Masonry Block • Slucco on Wood Frame • '/" Plywood • '/" Glass or''/z" LEXAN Earth Berm The preceding materials may be used in any combination. (Diner materials may be used that are rated 3.5 pounds per square foot surface weight or greater. Barrier construction and materials used shall be in conformance with all applicable local laws and development standards and are subject to the approval of the City Planning Commission MM XI-5 Air Conditioning units shall be installed in all units in Buildings 61 through B3, El and F1 and the eastern-most unit of Building Al. MM XI-6 All windows in Buildings B1 through B3, El and Fl and the eastern-most unit of Building Al shall be installed with dual-pane windows with a Sound Transmission Class (STC) rating of 35 or higher. The implemenlalion of Mitigation Measures MM XI-1 through MM XI-6 will ensure that all residents of and users of the project will not be expose to noise levels that exceed the standards of the City's General Plan. Therefore, the impact will be lowered to a level less than significant. b) Less Than Significant With Mitigation. The project is located near Norih Palm Canyon Drive (Highway 111), which is a fully improved major thoroughfare. Noise levels generated from this roadway will cause some users of the project to be exposed to noise levels exceeding the requirements of the City's General Plan. Noise impocis associated with Nor'lh Polm Canyon Drive will be mitigated through Mitigation Measures MMXI-1 through MMXI-6. Temporary groundborne noise impacts may occur during the construction process. These impocfs will be mitigated through Mitigation Measures MMXI-X ihrough MMXI-X. Residential uses are not idenlified in the general plan as a specific area of concern for stationary sources and are not expected to produce unusual or excessive amounts of groundborne vibrations or noises. Therefore, groundborne noise impacts will be mitigated to a level less lhan significant. C) Less than Significant Following construction, noise levels on the project site would increase in association with the proposed 132-unit residential condominium complex. Noise generated would be typical of a residential development and includes traffic noise. While overall ambient noise levels would increase as a result of the projecl, the proposed residential uses are not anticipated to exceed any applicable noise standards. Residenlial uses are not identified in the General Plan as a specific area of concern for stationary sources. Therefore, this impact is considered less than signifcanl. Pedregal,Initial Study July 2006 35 PETIREGAL/[NITIAL STUDY/AIITIGATED NEGATIVE DECLARATION d) Less Than Significant With Mitigation Incorporated The site would produce elevated noise levels during the construction process. These noise levels would be temporary and periodic. There are single family homes, a multiple-family residential complex and a convenience slore borders the site to the south. Residential units are considered sensitive receptors. Impacts to the single family homes and the multiple-fomily residential complex could be significant without mitigation. In order to reduce construction noise to adjacent sensitive receptors to less than significant levels, the following mitigation measures shall be implemented. Mitigation Measures MM XI-7 Construction activities shall be limited to between 7:00 a.m. and 8:00 p.m., as specified by the Palm Springs Noise Ordinance (11.74,041), to reduce noise impacts during more sensitive time periods. MM XI-8 All perimeter walls and barriers shall be installed immediately following precise grading of the site,if not sooner. MIA XI-9 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-1a Ail construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MIA XI-11 Stockpiling and vehicle staging areas shall be located in the northeastern portion of the property, as for away from existing residential units as possible. MIA XI-12 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located in the northeastern portion of the property, as faraway from existing residential units as possible. MM XI-13 Stationary equipment shall be placed such that emitted noise is directed oway from noise sensitive receptors. e-f) No Impact. The project site is located well outside the 60 dBA noise contour for the Palm Springs international Airporl, and will therefore not be impacted by air traffic.The project site is not located wilhin any of the clear, approach/departure and overflight zones for the Palm Springs Airport facility.Therefore, no impact would occur. Pedregal,Initial Study July 2006 36 PEDRF.GALITNITIAL STUDYIMITIGATED NF,GATTyu DECLARATION Less Thah SigttirL .1. With LeRv Tpan L+'i� I'i' " "' Slgnincant Potexkt�'IiyMItl6'.n'lia'n' Sjguiltenut 'Impact JIncorporated . Im act" No lm nct P P IX II POPULATION AND II HO SING. Would the project, a) Induce substantial population growth in an area, either directly (e.g., by proposing new homes and ❑ ® ❑ businesses) or indirectly (e.g., through extension of EJ roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing ❑ ❑ ❑ elsewhere? c) Displace substantial numbers of people, necessitating ❑ ❑ ❑ the construction of replacement housing elsewhere IR a) Less Than Significant. The proposed project includes a 132-unit residential condominium complex built on a vacant, undeveloped piece of land. The project will induce growth, although 132 units (132 units x 1,78 persons per household (pph) would increase the local population by 235 persons) is not a subslantial increase to the population. The project is consistent with its land use designation. Therefore, a less than significani impact would occur. b,c) No Impact. The existing project site is an undeveloped, vacant piece of land surrounded primarily by existing residential developments and vacant lands. No existing permanent residents or housing would be displaced to accommodate the proposed project. In addition, no evidence of homeless using the site on a permanent basis was observed. Therefore, no impact on existing housing or people would occur. Pedregal,Initial Study July 2006 PEDREGAL/INITIAL STUDY/MITIGATED NEGATrvE DECLARATION -' �e 'Potentially. With i Legs Than', 'SigafQcatitl Mltiga4ion ' ' Slgnificaat` i :I, . , �11topact I I Iacarporatcd Impact 'No'Implel,. e XIll. PUBLICSERVICES. Would the project result in substantial adverse h impacts associated SER p ] 4 physical imps o rated with the provision of new or physically altered governmental facilities, need for new or physically altered govetmnental facilities, the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services: a) Fire protection? ❑ ❑ ® ❑ b) Police protection? ❑ ❑ ® ❑ c) Schools? ❑ ❑ ® ❑ d) Parks? ❑ ❑ ® ❑ c) Other public facilities? ❑ ❑ ® Q a) Less Than Significant Impact. The City's existing public safety and recreation services, including police protection, criminal justice, Fire protection, ambulance, library, cultural services and ocher safety services are near capacity. Accordingly, the City may determine io form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statulory or municipal authority. The applicant shall agree 10 support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any condominium units or a covenant agreement shall be recorded against each unit, permitting incorporation of the unit) in the district.Therefore, a less than significant impact would occur. b) Less Than Significant Impact. The project would add approximately 235 new residents, which would result in an increased demand for police protection. The City strives to mainiain a staffing/population ratio of 1:1,500. Increased demand for police services have lead the City to form an Assessment District to provide additional funding to the Police Department. The project was reviewed by the Police Department and no conditions of approval were recommended. Therefore, impacts to police protection are considered less than significant. c) Less than Significant Impact. The project site is located within the Palm Springs School Unified District. The addition of 132 dwelling units would not significantly increase demand for schools by generating additional students, eased on the generation factors contained in the General Plan EIR, the proposed project would not add enough students to be considered a significant impact with regards to elementary school (K-6) students, middle school (7-8 grade) students, and high school (9-12) students. The Leroy F. Green School Facilities Act of 1998, which governs a school district's authority to levy school impact fees would also assist in mitigaling impacts to schools. Finally, California Government Code Sections 65995(h) and 65996(b) note that payments of fees provide full and complete school Pacililies mitigation. The project proponent will be required to pay the mandated school fees in place at the time Thal building permils are issued, to offset the impacts to. the school district. Therefore, with the paymenl of statutory fees, in keeping with the Planning and Zoning Laws,impacts to schools would be less than significant.. Pedregal,Ynitial Study July 2006 38 �ir�r l PEDREGAL/LNITIAL STUDYIMITIGATED NEGATIVE DECLARATION d) Less than Significant Impact. The project site is located in the boundaries of the Palm Springs Department of Parks and Recreation service area. State law requires each new residential development to dedicate land for park facilities or pay on in-lieu fee io cover the cost of acquiring park land elsewhere. The City uses a dedication formula of 5-acres per 1,000 persons. The proposed project would add 132 residential condominium units and generate approximately 235 residents. The amount or population generated by the project does not reach the 1,000-person standard. The project does not include provision of any on-site parks. The proposed project, however, is required to provide on-site open space and recreational amenilies. The proposed project complies with the minimum open space requirements. As a result, the project would satisfy park requirements through the payment of in-lieu fees. Therefore, impacts to parks and recreation are considered loss than significant. e) Less than Significant Impact. The project would not create any significant impacts to the service levels of any other public service providers redregat,InWal9tudy July 2006 39 PEDREGAL/INITIAL STUDY/MITIGATIiD NEGATM, DECLARATION 12. ,i iL'cas Thaq li , potutially. width f„ ;L<u khan l „ . Sigaificnut„i,.' %MltlRattoti � Sigaifigaal . �. ., '. DII'p$ct ;a .Incbrpuratet} Impact' I�Na Iinpoet IV.x RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities, or requite the construction or expansion of recreatlonal facilities,which might have an adverse physical effect on the enviromnent7 a) Less Thon Significant. fhe proposed project, as a residential development could increase use of exisling recreational facilities. Based on the population generation factor of 1.78 persons per household from the General Plan, the construction of 132 new condominium units would result in approximately 235 new residents ((132 x 1.78) = 235). The Cily's Subdivision regulations require [he dedication of land or in-lieu fees equivalent to 50 acres per 1,000 populalion ([235/1,000j x 5) or 1.18 acres of l parkland. The participation of residents in recreational programs is generally based on a fee-for-service. Residents of [he proposed project would pay the fees required to participate in programs, and offset the costs of providing those programs. The projecl proponent will also contribute to park acquisition through the City's Quimby Ordinance, which is consistent with Subdivision Map Act requiremenls for the provision of parklands. Therefore, impacts associated with recreation are expected to be less than significant. b) No Impact. Although, the project would increase the use of existing neighborhood and regional parks, or olher recreational facilities, it would also contribute its fair share in the form of in-lieu fees to the solisfaclion of the Palm Springs Parks and Recreation Department. Therefore, no expansion or construction of recreation facilities would be expected. Pedregnf,Gutiaf Study July 2006 40 YEDREGAL/1NITIAL STUDY/MITIGATED NTGATTVE DECLARATION , ,I:ess�Thhn i.. T;otentlaO With'•- ,Less Thnn I, SignificantM1t11;,✓tion Sigutficnnt No J101 Impset IncnrpvlCnteJ ..'' It, Iact Impact XV. TRANSPORTATION/TRAFFIC. Would the project, a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in ® El El capacitythe number of vehicle trips, the volume-to- Cl capacity (V/C) ratio on roads, or congestion at intersections)? b) Exceed,either individually or cumulatively, a level of service standard established by the county congestion ❑ El ER ❑ management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in taffic levels or a change ht ❑ ❑ ❑ location that resuhs in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or ❑ ® ❑ ❑ iincompatible uses(e.g,farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ f) Result in inadequate parking capacity? ❑ ❑ ❑ g) Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus ❑ ❑ ❑ turnouts,bicycle racks)? a) Less than Significant. A study was prepared by Endo Engineering (October 2004) to discover any traffic impacts thal would be associated with the projecl. The study area extends along North Palm Canyon Drive, from Tram Way to Vista Chino and includes three key Intersections: Palm Canyon Drive at Tram Way, Palm Canyon Drive at Racquet Club Road and Palm Canyon Drive al Vista Chino. The three intersections are currently operating at level of service A during mid-day peak and evening peak hours. After project completion, the impact analysis shows that all intersections will operaie at a level of service A in 2007 and a level of service of A or 8 in 2020. The City of Palm Springs General Plan indicaies that an acceptable level of service is D. All studied intersections therefore will operale at acceptable levels of service in the short and long form, wilh orwithout the project. Traffic impacts were analyzed cumulatively to include the Shodowrock Project to the west and a proposed 36-acre project located to the north. The review of the traffic impact study by the City Engineer concluded that potentially significant impacts to Tram Way and the intersection of San Rafael Drive and Indian Canyon Drive may occur. Potentially significant impacts include increase to the V/C ratio and congestion at inferseclions. To ensure that the street system in the surrounding area is sufficient, the following mitigation measures will be implemented to reduce impacts to a level less than significant. Mitigation Measures MM Xv-1 The south side of Tram Way shall be conslructed to ils General Plan width,-as approved by f he City Engineer. Pedregal,Initial Srudly July 2006 41 Orr )(`S PEDRF.GAL/INITIAL STUDY/MITIGATED NFGATMV DECLARATION MM XV-2 The project proponent shall pay a "fair-share" contribution of 10.9% of the cost of geometric modifications and street improvements as necessary to widen the western portion of the San Rafael Drive and Indian Canyon Drive intersection. Improvements shall be in a manner that improves intersection capacity as acceptable by the City Engineer. b) Less than Significant. The proposed project is not anticipated to exceed either individually or cumulatively a level of service standard established by Riverside County. Therefore, project related impacts would be less than significant. i c) No impact. The project will not affect air traffic patterns. Therefore, no impact would occur. I i d) Less Than Significant with Mitigation. The site will be accessed from Tram Way, with one i access drive located approximately 450 feet southwest of the North Palm Canyon Drive centerline and a second access drive located approximately 1,025 feet southwest of the North Palm Canyon Drive centerline. Tram Way is currently a two lane, undivided road. The potential for rear end collisions exists traveling westbound on Tram Way from Palm Canyon Drive, which does not have left hand turn lanes to enter either of the project access drives. This constitutes a potentially significant impact. The implementation of the following mitigation measure will reduce the impact to a level less than significant. Mitiaation Measures MM XV-3 Left hand turn lanes shall be installed on Tram Way at both project access locations including a 100 feet long left turn bay with a 60 feet long transition, subject to the approval of the City Engineer. e-g) No impact. The project shall have appropriate emergency access as determined by the City. The project exceeds the necessary parking requirements and will not conflict with any adopted plans, policies or programs that support alternative modes of transportation. Therefore, no impact would occur. Pedregal,l'nitlal Study Judy 2006 4? PEDREGALIINITIAL STUDWAUTIGATED NEGATIVE DECLARATION �li .i� , 'i�'qii it SigNficuht r7a' , 0 1 ,.I ,.yi, kakci�tinlly' „Wiff 1 Leas Than Mitigation ,'SlgnlflUwnt_, ; tigation Significant ,tmPact, �'Incorporated. ''Impact 'No'Impact' X V](. UTILITIES SERVICE SYSTEMS. Would AND SCE S N,TS� W the project: a) Exceed wastewater treatment requirements of the ❑ ❑ ® ❑ applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing ® ❑ facilities, the construction of which could cause El El significant environmental effects? ' c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause ❑ ® ❑ ❑ ! significant environmental effects ' d) Have sufficient water supplies available to serve the project from existing entitlements and resources,or are ❑ ❑ ® ❑ new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected ❑ ❑ ® ❑ demand, in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the projects solid waste ❑ ❑ ® ❑ disposal needs? g) Comply with federal, state and local statutes and ® ❑ regulations related to solid waste? El El a) Less than Significant Impact. Wastewater generated by project residents would be treated by facilities owned and operated by the City of Palm Springs. The wastewater treatment requirements, issued by the California RWQCB for the treatment plant, were developed to ensure that adequate levels or treatment would be provided for the wastewater flows emanating from all land uses within its service area. The residential wastewater from the project site will not cause the treatment plant to exceed these treatment requirements and this impact is considered less than significant. b) Less Than Significant Impact. The project would receive water service from Desert Wafer Agency (DWA) and wastewater service from the City of Palm Springs. The proposed project will connect to exisling DWA lines for domestic water service. On-site infraslructure would include an 8-inch water line and a 12-inch sewer line. Capacity is available at both DWA's water treatment plant and the City's wastewater treatment plant. No new treatment facilities would be required in association with the proposed project. Therefore, impacts associoted with expansion of water and waslewater facilities are considered less than significant. c) Less Than Significant Impact with Mitigation. The proposed project would increase run-off in the area,which has the potential to flood. Construction activities can temporarily alter drainage pal terns and can induce flooding, The project applicant would be required to create an on-site retention basin or other facilities approved by the City Engineer that Pedregal Inirial S1(ul y Daly 2006 43 PEDREGALANITIAL 6TUDYIMITIGATED NEGATIVE.DECLARATION shall be required to conloin the increased storm water runoff generated by the development of the property, as described in the Preliminary Hydrology Report for Tentative Tract No. 33162, prepared by MSA Consulting, Inc., doted May 11, 2006, The RWQCB will require the project to be covered under the State General Permit for Storm Water Discharges Associated with Construction Activity, Mitigation Measures have been required in Section VIII that address both of these issues. Therefore, the potential impacts will be reduced to a level less than significant. d) Less than Significant Impact. According to the Palm Springs General Plan Final EIR, DWA has indicated, "there is a sufficient supply of water to serve the City of Palm Springs and the portions of the Cily's sphere of influence serviced by the agency at buildout" (Palm Springs 1993), The project would add 132 residential condominium units requiring provision of water service. Because the dwelling units are within the density indicated for the site's land use designation, impacts to water supply are considered less than significant, e) Less than Significant Impact. The project would receive wastewater treatment from the City of Palm Springs The project is consistent with the density provisions of the City's Wastewater Master Plan, which is designed to accommodate General Plan build-out projects. The General Plan EIR indicates that implementation of the land uses identified in the General Plan will not hove a significant affect on the City's sewer system. Wastewater treatment capacity is adequale to serve the project and the existing community. Therefore, impacts to woslewoter treatment are considered less than significant. f) Less Than Significant Impact. Solid waste generated by the project would be transported Jo the Edom Will Transfer 51alion. From the transfer station, solid waste and recycling are transferred to the Badlands Landfill. The Badlands Sanitary Landfill is currently permilied to receive 4,000 tons per day and has a remaining capacity of 21,866,092 cubic yards (as of May 21, 2005). The estimated closure date for the Badlands Landfill is 2016. The Edom Hill Transfer Station has the copocily to accept up to 2,60O tons of waste per day. According fo most recent data available from the California Inlegroted Waste Management Board, each resident in the City of Palm Springs disposes of 2 pounds of waste per day. The project would produce approximately 472 pounds of waste per day, or 0.236 tons of wasle per day. This amount of waste will not significantly affect the operalionol capacities of the Edom Hill Transfer Station or the Badlands Landfill. Therefore, impacts to landfill capacity are considered less than significant. g) Less Than Significant Impact. Solid waste generated by the proposed projecl would be collected by Palm Springs Disposal Services and disposed of at the Edom Hill Transfer Stalion. The proposed projecl would be required to comply with State of California Waste Management Act (AB 939) by providing a recycling program implemented by Palm Springs Disposal Services. The proposed projecl would comply with federal, state, and/or local statutes and regulations related to solid waste. Therefore, impacts relative to complying with federal, state and local statues are considered less than significant. Pedregal,Initial Study Ailp 2006 44 PEDUGALANITIAL STITDY/MITIGATED NEGATIVE DECLARATION i o _ 'Less Than . nt i l'� ,t rntentially Wilt � "'k.cas T tau'' 'Sig¢IDuanh' dlllil;atlon SIgulGeant ' �� ., d n . . . . Ympact' l,ncnrpbrmed XinpaeE 'No Impact XVIL MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wild-life population to drop below self-sustaining levels, threaten to eliminate a plant or animal ❑ ® ❑ ❑ community,reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California ' history or prehistory? I b) Does the project have impacts that are individually ' limited, but cumulatively considerable? "Cumulatively considerable" means that the I incremental effects of a project are considerable when ❑ ® ❑ ❑ viewed in connection with the effects of past projects, the effects of other current projects, and the effects of I probable future projects. c) Does the project have environmental effects that will cause substantial adverse effects on human beings, ❑ ® ❑ ❑ either directly or indirectly? a) Less Than Significant With Mitigation. The project has the potential to impact an archeological resource and to disturb human remains, as indicated in Section V. All significant impacts can be mitigated to a level less than significant, b) Less Than Significant With Mitigation. The project would be consistent with the City's General Plan. All cumulative impacts to air quality, hydrology and water quality, land use and planning, noise, population and housing and public services have been considered and found to either be less than significant or to have no impact. Cumulative impacts to the street systems ability to handle traffic from the proposed project and future development may be potentially significant as indicated in Section XV. All potentially significant impacts can be mitigated to a level less than significant. C) Less Than Significant With Mitigation, Temporary air quality impacts have the potential to adversely affect human health as indicated in Section III. Unstable soil has the potential to adversely affecl human health as indicated in Section VI. Impacts to drainage and water quality have the potential io adversely affect human health as indicated in Section Vill. Temporary and long-term noise impacts have the potential to adversely impact human health as indicated in Seclion XI. Traffic issues have the potential to impact human health as indicated in Section XV. Impacts to stormwoter drainage facilities have the potential to impact human health as indicated in Section XVI. All potentially significant impacts can be mitigated to a level less than significant, Pedregal Xnittal Study July 2006 45 PEDREGAL/INITIAL STUDY/MITIGATEA NTGATIVE DECLARATION 1 REFERENCCS 1 i 1) California Department of Fish and Game. List of California Terrestrial Natural Communities Recognized by the California Natural Diversity Database, September 2003, i i 2) City of Palm Springs. City of Palm Springs General Plan. 1992. 3) City of Palm Springs. City of Palm Springs General Plan Environmental Impact Report. December 1992. 4) City of Palm Springs. City of Palm Springs Zoning Code. 2004, 5) CRM Tech. "Historical/Archaeological Resources Survey Report: Parcels 3 and 4, Tentative Traci Map No. 23130" September 30, 2004, 6) Endo Engineering. "Tram Way Residential Project Air Quality Impact Study" and Supplement. Oclober 2004 and February 16,2006. 7) Endo Engineering. 'Tram Way Residenliol Project Traffic Impact Study" and Supplements. October 2004, February 16, 2006 and July 11, 2006, 8) Gordon Bricken & Associates. 'Revised Acoustical Analysis: Tramway Road Project' and Supplement. December 14, 2004 and July 6, 2006. 9) James W. Cornett Ecological Consultants. "Biological Assessment and Impact Analysis of the Proposed Palm Springs Modern Development' October 5,2004, 10) Proterro Consulting, Inc. 'Results of Phase I Environmental Site Assessment: Proposed 16- Acre Development SWC North palm Canyon Drive and Tramway" June, 142004, 11) MSA Consuiling, Inc. "Preliminary Hydrology Report: Tentative Tract Map No. 33162" May 11,2006. 12) Sladden Engineering. "Geotechnical Investigation: proposed Mixed-Use Development SWC North Palm Canyon Drive and Tramway Road" and Supplement. July 26, 2004 and February 16,2006. 13) South Coast Air Quality Management District. Air Quality Analysis Guidance Handbook, May 2006. 14) South Coast Air Qualify Management Disirici. CEQA Air Quality Handbook. 1993, Pedregal,drertral Study July 2006 46 lL)r P E D R E G A L MULTI - FAMILY DEVELOPMENT PALM SPRINGS , CALIFORNIA MAJOR ARCHITECTURAL APPLICATION JUNE 26 , 2006 modern D - A e -Tr . t EXISTING SITE A : g+ �, � - � ' `- '�� . ` , �� � �=,�� • Corner of North Palm Canyon and 3 Tram Way ` y ' Adjacent to Palm Springs Visitor's Center F Entry Point to City of R, � Palm Springs R-3 Zoning 21 units per acre , , . Li^ .`�� .�.�� ► allowable density lop#, L ,�,�, - � ` '• �' �•. 'tip �. • . ' ' � -� �'- ',�. t ; =:--� �R — 45% minimum i . • } :, ;;` ' ` -- , open space _. � 17 .111 II ■ mooern , _ PROPOSED SITE PLAN • 132 Stacked Flats in 12 buildings + 1 custom unit 4 (5.4 units per acre) y Exceeds Required Setbacks — 60' to 130' setback to ;N� second story at North Palm Canyon (30' required) f • .•' Eli f 1 .. ', f, J't \ � C� 3 }15' at south line (10' required PI. .l r,.V . . _, >> .�;,,�F.t.., � ;.��'�` �` — Corners of North Palm Canyon at Tram Way and San Marco Way left open JA • t `y _ :, 4F; {I ` ' L� \ } r' ` : . o` Exceeds Required Parking 231 stalls required 5AN MARGO _ WAY F', f „ — 258 provided • Exceeds Required Open Space — 45 % required — 64% provided modern DesignARC I -_� o* ��-,'s;•F f:.< � �.-�"�,�"t,-��Y� = -- „- - AML A sensitive backdrop to Frey's Palm Springs Visitors' Center I modern - f I I i I �y '�.�: � yam- -rA-� •� __a �_ __ �.:.� �'• 'R-. .—� . My / .1 Generous setbacks and landscaped berms create inviting streetscape at North Palm Canyon I I III � ■ modern , - • . I TYPICAL 11 f� BUILDING (TYPE 'Cl) ' - Private patios and - balconies with Jill ,.iiY%3•::'/•..%j'i: 'fail.�!11�?"'� �'iln'n fq 111 I Illlllii'I�i��`�: _ dedicated stair .;::,`..,'j>y�7��l1:1'�i;''"ii✓r i11+i'r'fll�f'+II� lllllll�'t 111�• _ � I S //>`L.n.l'�rl�l,���i+ll`l���l�ll�l I I IISIiIStlltll'1�1'1�164]A _�, 11 J I maintain privacy _ - -- • Buildings step down to follow natural 1 terrain and minimize grading s ` art {= �� � • Cowls identify individual homes and shade great rooms I i t ■ mo ern D - il I ; i ., - _ AMENITY BUILDINGS 4 ' (NORTHERN POOL `A' SHOWN) Lowered pool deck ,,,.. • andlandscaped bouldered berms create background • I 0:A '� r building set back # , " - k :r: ' 'y from corner • Amenities include; Large Poo[ Spas Private Cabanas —1 spell _ 1 10 :� _ _ � - .s-_--� _ - — Barbecue Area — Fire Pit moaern , - s i , n . . I I I I I I I I I I ,�. �� :,*:f.0 :. - _ . - •^ - '-.I +�W UIL MY .,i'-. I J{,• '_..may i . �1Yk i+ - ,a�r„ '" 4 Air �R- _ �'�y��/'� �.'.� `_ate_ "..S'^ �. •:'.-}` f� �_— .y{r . � . . . r� � ..�.�' :4„_: `I' Al -� '••�• :g F_"4•{ Yam: _ I' w.ti; ~n• :�.,. �7 - `,►, - {1_j '-R:z �, _/-_� y • �,. r .�` , "/.i'• '�;tea'-ra ' :. , I '. �? IL 40 At AL - - •:may., 1 ..M+. �•� ��:ti� �'''�C,- �r{rJ' fX/t'�" 4 ,4�?.yp{, •ice":' - -_ 11 --- -_- --- � Ilk. e;��',�� �•�-=�'�'�` �_ .. _ __ . NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE NO. 5.1103 CONDITIONAL USE PERMIT 3.2941 MAJOR ARCHITECTURAL TENTATIVE TRACT MAP 33162 PALM SPRINGS MODERN HOMES, LLC 2855 NORTH PALM CANYON DRIVE °PEDREGAL" NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, will hold a public hearing at its meeting of September 20, 2006. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 E- Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Palm Springs Modern Homes, LLC, for the development of a 132-unit condominium complex. The proposed project would be located on approximately 13.96 acre site at the south corner of the intersection at Tram Way and Highway 111. The proposed amenities for the project will include two swimming pools, an exercise room, meandering sidewalks, a pedestrian bridge and landscaped common areas. ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declaration was prepared for this project under the guidelines of the California Environmental Quality Act (CEQA) and will be reviewed by the City Council at the hearing. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and submit written comments at, or prior, to the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m- Monday through Friday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. (Government Code Section 65009[bj[21). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Edward O. Robertson, Department of Planning Services, (760) 323-8245. - Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y_puede hablar con- Nadine Fieger telefono (760) 323-8245, es Thompson, City Clerk r N Department of Planning Services W+E v Vicinity Map S lii 11A WFrA9-4W t 1 1 S5 ''r A r � Sy o [� Siy�>> N K Y R P Q IT iil El Li El i G s Legend Pedregal Site IJ 400'Radius (� CITY OF PALM SPRINGS CASE NO: 5.1103 CUP, 3.2941 MAJ, DESCRIPTION: To consider an application by Palm TTM 33162 Springs Modern Homes, LLC for the development of a 132-unit condominium complex at 2855 North Palm APPLICANT: Palm Springs Modern Homes, Canyon Drive, Zone R3, Section 3, APN. 504-040- Pedregal 047, 504-040-048. PROOF OF PUBLICATION l Ills is space for Calmly&rn k's Filing SbMP (2015.5-C•C-P) 1 1 No, 2917 NOTIOE1OF'�U&4CF EA'RING • CITY COUNCIL CITY OF PALM SPRINGS CASE NO.5.1103 CONDITIONAL USE PERMIT 32941 MAJOR ARCHITECTURAL TENTATIVE TRACT MAP 31 ' STATE OF CALIFORNIA PALM SPRINGS MODERN HOMES.LLC _ 2865 NORTH PALM CANYON DRIVE County of Riverside "PEDREGAL" NOTICE IS HERE GIVEN g that the City Council I h6anriRg atylt..t meetingpofn5eptomberd20,public06. The Clty Council meeting begins at 8:00 pp m„ in tho Council Chamber at City Hall, 3200 C. Tah- quit Canyon Way, Palm Springs. Thu purpose of this hearing Is to consider an ap 1;lm a citizen of the United States and a resident of pllcatlon by Palm Springs Modern Homes, LLC, for tho development of 4 132-unit condominium r the County aforesaid: I am over the age of eighteen complex.Trio proposed project would be located interested in the on approxlmarely 13 96 acre site at Inc south car- , years,and not a party to or i ner o the Inrer;oction at Tram Ws and Hlgllway t 11. The proposed amenities ipr the project will r above-entitled matter.I am the principal clerk of a include two swimming pools, an exercise room. ' printer of the,DESERT SUN PUBLISHING me tscap np siduwalke a podestrion bridge and landscaped common $roes. COMPANY a newspaper of general circulation, printed and published in the city oi'Palm Springs, , y, County of Riverside,and which newspaper has been f adjudged a newspaper of general circulation by the - ' Superior Court of the County of Riverside,State of I California under the date of March 24, 1988.Case 1 Number 191236;that the notice,of Which the annexed is a printed copy(set in type not smaller than nun pariel,has been published in each regular . and entire issue of said newspaper and not in any I supplement thereof un the following dates,to wit: September 9i0,2011E =E-- - -^ " _ ENVIRONMNTAL DETERMINATIO A Draft -----.................--- ------ Mitigated Negative Declaration was propared Tor thls project under the guidelines of the California r All in the year 200E Environmental Oual Act fCEOA) and will be re- viewed by the CityCouncil at the hearing. Mem- bers of the public may view this document at the I certify(or declare)under penalty of perjury that the Planning Services Department, C, Hall, 3200 East'rahq urtz Canyon Way Palm Sprin s, and foregoing is true and correct. submit written comments at, or prior,to 1c City Councll hearing. I Dated at Palm Springs,California this----12i°.----day REVIEW OF PROJECT INFORMATION:Thu staff report and other supporting document, rdgarding 1 this between are evadable for public review at CIh 1 ------,200E Han between the hours o son a.m. and 5th of----- --Sept a -- ^—----- p.m. Monday City Cih Friday, Please 820dicontact the. OIDcc of the Ccy Clerk at ppoi tmenz t a if you would like to schedule an appointmerit[o review 1 these documents. , 1 COMMENT ON THIS APPLICATION: Ra;ponse to this notice may be made verbally at the Publlc • 1 _ —_— ___ - -. - .-- ------ Hearing and/or In writing before the hearinp�Writ- ' I natu rC I ten Comments. may be made to the City Council V g by letter(for mall or hand dellvery)to: (�( James Thompson. City Clark 8200E TahqurtzSprings, Canyyon Way Palm Springs, CA rJ2262 Any challerldo of the proposed project In court may bu Ilmlted to raising only those Issues ra,Md at the public hearing described in this nopce or 1 In wiltlon correspondence delivered to the bity Clerk it, or ppoor, to Trip ulaJo hcanng. (Govurn- mcnt Code Secuon 6500[b1[21), An opportunity will be givun at said hearing for all Interested persons to be heard.Question$ro ard- Invp this case may be directed to Edward O. fio6- erl..on Department of Planning Services, (760) 323-8245. 51 neceslta ayuda can data carta,porfavor]lame a la Cludad de Palm Spring Nadine Fleger tolefono (7 0) 323-8245. James Thompson, City Clerk Published:9/0/2006 N City of Palm Springs U w Office of the City Clerk * hC�AOlmik�`�A 3200 L.7uhqu¢z Canyon Way • Paim Springs, California 92262 q� Tcl: (760) 323-8204 • rax (760) 322-8332 • Web. www.a.palm-springY.ca.us lFOR� 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, to consider an application by Palm Springs Modern Homes, LLC, for the development of a 132-unit condominium complex, located on approximately 13.96 acre site at the south corner of the intersection at Tram Way and Highway 111, was mailed to each and every person set forth on the attached list on the 8t" day of September, 2006, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (344 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. --Dated at Palm Springs, California, this 11th day of September, 2006. MESTHOMPSON City Clerk /kdh Affidavit-Pedregal 092006.doo Post Office Box 2743 • Palm Springs, California 92263-2743 NEIGHBORHOOD COALITION REPS Public Hearing Notice I I MS APRIL HILDNER MR TIM HOHMEIER Pedregal-CC Meeting 09.20.06 (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) Case 5.1103 CUP,3.2941 MAJ,TTM 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA 33162 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MS ROXANN PLOSS MR JOHN HANSEN MS MALLIKA ALBERT (BEL DESIERTO NEIGHBORHOOD ) (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION) 930 CHIA ROAD PO BOX 252 2241 NORTH LEONARD ROAD PALM SPRINGS CA 92262 PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 MS DIANE AHLSTROM MR BOB MAHLOWITZ MS PAULA AUBURN (MOVIE COLONY NEIGHBORHOOD) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISENISTA CHINO AREA) 475 VALMONTE SUR 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BOB DICKINSON MR BILL SCOTT MR SEIMA MOLO1 VISTA LAS PALMAS HOMEOWNERS (OLD LAS PALMAS NEIGHBORHOOD) (DESERT HIGHLAND GATEWAY EST) 755 WEST CRESCENT DRIVE 540 VIA LOLA 359 WEST SUNVIEW AVENUE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262-2459 MR PETE MORUZZI MS LAURI AYLAIAN _ _ _ _ _ _ _ _ _ PALM SPRINGS MODERN COMMITTEE HISTORIC TENNIS CLUB ORO MODCOM AND PO BOX 4738 377 WEST BARISTO ROAD HISTORIC SITE REP 1 1 1 PALM SPRINGS CA 92263-4738 PALM SPRINGS CA 92262 CITY OF PALM SPRINGS CASE 5.1103 VERIFICATION NOTICE 1 1 1 PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS ATTN SECRETARY 506 W. SANTA CATALINA ROAD PO BOX 2743 PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92263-2743 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA INDIANS 1 I I 1 1 1 INDIANS 777 E TAHQUITZ CANYON WAY, STE. 3 PALM SPRINGS CA 92262 MR DENNIS CUNNINGHAM MR SEAN FINN,AIA ,- --- -— --— PALM SPRINGS MODERN HOMES VI DESIGN ARC SPONSORS 1 1 1 P.O. BOX 1587 10500 W. PICO BOULEVARD PALM SPRINGS, CA 92263 LOS ANGELES, CA 90064 MR MARVIN ROOS,AICP MR NORD ERIKSSON MR GREG TROUSDELL MSA CONSULTING, INC. EPT DESIGN PALM SPRINGS MODERN HOMES 34200 BOB HOPE DRIVE 1214 E. GREEN STREET,#104 180 E,ANDREAS ROAD RANCHO MIRAGE, CA 92270 PASADENA. CA 91106 'PALM SPRINGS, CA 92262 504-041-053-8 _ MR. KEVIN J. MAHER ` 2441 S, GENE AUTRY TRAIL, UNIT B 0 PALM SPRINGS, CA 92264 FROM :PRIM SPRINGS MODERN HOMES FRX NO. :76032OB774 Mar. 02 2006 03:57PM P2 504-040-001 504-040-045 504-040-046 City Of Palm Springs Dba PaIr Frank C Nichols weaeman Holdings PO BOX 2743 879 N palm Canyon Dr 300 S Palm Canyon Or Palm SpringN, CA 92263 Palm Springs, CA 92262 Palm Springs, CA 92262 504-041-001 504-041-002 504-041- Paulette P Kern Arthur & Elsa ohare /788Spyglasa R Garris 4810 N Cabe Faja 20 Parma xi11 Dr 7'ucson, AZ 85718 Irvine, CA 92602 nta, CA 92253 504-041-004 504-041- 5 504-041-006 Christopher Garris Jeann Stearns Leslie Modos 7.0266 Allamanda Cir 14B Sabine ur 2625 N Los Felices Rd 212 Palm Beach Ga, CA 99410 L Mirada, CA 90638 Palm Springs, CA 92262 804-041-007 504-041-009 504-041-009 Gary M Martin Alfred & Violet Fabbri James M & Christina Arnal.d PO Box 33531 10855 Timer Dr 1635 S Benson Ave Granada Hills, CA 91394 Huntley, IL 60142 Ontario, CA 91762 304-041-010 504-041-011 504-041-012 Thomas H & Laura Schmitz Jose M & Acelia Sanjurjo Linda C Wheeler 11162 Essex Pr 1148 KLnhrae Ave 1646 Carmel C3.r W Los Alamitos, CA 90720 I3acienda Heights, CA 91745 Upland, CA 91781 504-041-013 504-041-014 504-041-015 Roberta L Nadler Pete C & Leonida Adolfo Michael P Bon 611 S Palm Canyon Dr 7-287 20902 E Canyon Ridege Rd 2548 Xarherine Ct Palm Springs, CA 92z64 Diamand Bar, CA 91766 E1 Cajon, CA 92020 504-043.-0'16 504-041-017 504-041-018 Doris z. Hardison Sharz Reville Emerico McClinton 5414 La Sierra Ave 429 W Santa Catalina Rd 5103 W 129T11 St Riverside, CA 92505 Palm Springs, CA 92262 Hawthorne, CA 90750 504-041-020 504-041-021 504-041-022 Michael M & Kathlyn Cleary Mildred Ritter Armond S Aghazarian 30746 Early Round Dr 651 N La Jolla Ave 2121 Valderas r)r 72 Canyon Lake, CA 92587 Los Angeles, CA 90048 Glendale, CA 92,208 504-041-023 504-041-024 504-04 025 Alicia Bergmann Maurice C 5. Elizabeth Hyett Nari Sunchi.en 20540 v'lderberxy Way 6004 Annan Way Fam n(60-54b) Rd C-104 Groveland, CA 95321 Los Angeles, CA 90042 P. m springs, CA 92262 504-041-026 504-041-027 504-041-029 Arthur M Koslci Soroya LamaNtru John P Taylor 403 Bamboo Ln 6731 San Fernando Rd 29501 E Trancas Dr Largo, FL 33770 Glendale, CA 51201 Cathedral City, CA 92234 FROM :PALM SPRINGS MODERN HOMES FAX NO. :76=08774 Mar. 02 2006 03:52PM P3 504-041-030 504-041-031 514-04 32 Adalberto & Yolanda Nodarae Marren & Emik Gragosian Rums Force 2233 S Sari Antonio Ave 1861 Alpha Rd 1 28 N Los Felices Rd 104 Ontario, CA 91762 Glendale, CA 91202 a,i,m SPringX, CA 92262 504-041-033 504-041-024 504-041-035 Norman L & Karen Thomas Linda otterbeck Francis .T Valenti 30535 Avenida Buena Suerte 2825 N Los Felice$ Rd 215 207 Appleton St A Temecula, CA 92591 Palm Springs, CA 92262 Cambridge, MA 02138 504-041-036 504-041-037 504-041-028 Kriotaps T Bogdanovs Nina M Sears Madeline Anderson 353 N Hermosa ➢r 6A1 124,13 Gradwell St 68200 Bella Vista Rd Palm Spring$, CA 92262 Lakewood, CA 90715 cathedral, City, CA 92234 504-041-039 504-041-040 504-041-041 Thomas R a Laura Schmitz Karen Wilson Malcolm L & Jessie Brown 11162 Essex Dr 3970 2Nd Ave 4262 Dorthea St Los Alamitos, CA 90720 Los Angeles, CA 90008 Xorba Linda, CA 92886 504-041-042 504-041-043 504-041-044 Eugene Friedman Don & Joan Simonson Raymond & Marguerite ALexandc 2857 N Los Felices Rd 212 3020 8W E 64Th Ave 2125 Calle Buena Ventura Palm Springs, CA 92262 Seattle, WA 38116 Oceanside, CA 92056 504-041-045 504-041-046 504-041-047 Fred 5e June Miller Par'askevi Koskina Lvica Maras 16472 Hispano Pr 2857 N Los Felxxes Rd 200 251 E Mel Ave San Diego, CA 92128 Palm Springs, CA 92262 Palm Springs, CA 92252 504-041-045 504-041-049 504-041-050 Robert S & Carol Seaga John F Reilly Diane Brattebo 3769 Tibbetts St 26031 Fallbrook 2857 N Los Felices Rd 204 Riverside, CA 92506 Lake Forest, CA 9263o Palm Springs, CA 92262 504-041-051 504-041-052 504-041-053 Michael W SGanw4od Robert P & Sharon Ochocki Kevin J Maher 14651 Goldenwest St 1378 Ransom Rd 66620 Acoma Ave Westminster, CA 92683 Riverside, CA 92506 Desert Hot Sp, CA 92240 504-041-054 504-041-055 504-041-056 Steven J Aleshxre Larry W & Maryanne Thomas Judith L Woodson 6 Farallones St 2657 N Los Felices Rd 101. 358 villa Point Dr San Francisco, CA 94112 Palm Springs, CAA 92262 Newport Beach, CA 92660 504-bat-057 504-041-058 504-O41-059 David J & Judith Pogor John P Taylor Edward A Grant 257 Glenoalcs St 29501 E Trancas Dr 1230 N Sweetrer Ave 215 Brea, CA 92821 Cathedral C3`y, CA 92234 West Hollywood, CA 90069 FXUM :PALM SPRINGS MODERN HOMES FAX NU. :7603208774 Mar. 02 2006 03:58NM P4 504-041-060 504-041-061 504-041-062 Donna Beeckman Leon P & L1a Noel Emilia H & Sam Mecaruhy 45374 Blackfoot Way 530 Northwood Ave 9063 Florence Ave 101 Indian Wells, CA 92210 Banning, CA 92220 Downey, CA 90240 504-041-063 504-041-064 504-041-065 Andreya M & Margarita Brown Joyce M Bersuch Peter D Kent 56636 29 Palms Hwy A 281 CoYsair Way 1953 Grand Bahama Dr E Yucca Valley, CA 92284 Seal Beach, CA 90740 Palm Springs, CA 92264 504-041.066 504-041-067 504-041-068 Rey & Margaret Xsais Walter & Virgini Puhlmann Connie J Henderson 8457 Sarah St 12113 Loya River Ave 2045 Califoniia St Rosemead, CA 91770 Fountain Valley, CA 92706 Oceanside, CA 92054 504-041-069 504-041-070 504-04 071 Ruth T Burns Veronika R Kurucz Hasi p A Sierra 4306 Via Norte 7601 Fountain Ave 12 6 Del Vista Dr Cypress, CA 90630 Los Angeles, CA 90046 a Mirada, CA 90638 504-041-072 504-041-073 504-04 074 David E Spencer Fabio & Meri Escobar Sean ones PO Box 1016 39 Kentworth S Bear St 47 36 Palm Springs, CA 92263 Irvine, CA 92602 ants Ana, CA 92704 504-041-07S 504-041-076 504-041-077 Rebecca E Byrne Maurice & Elizabet Hyett Steven & Carol Raiu9ey 35 Redrock La 6004 Annan Way 2131 Meander Dr Pomona, CA 91766 Los Angeles, CA 90042 Anchorage, AK 99516 504-041-078 504-041-079 504-041-080 Lopiccolo Lor,rie A & Marilou Tice Julio & Hilda Chavez 4833 Golden Ridge Dr 4584 Shasta Cir 24838 Cannel Dr Corona, CA 92880 Cypress, CA 90630 Carson, CA 90745 504-041-081 504-041-082 504-041-083 Maurice C & Elizabeth Byett Guide Philip Adrienne & Lisa Finkelstein G004 Annan Way 1424 25Th St 23ell Sarda Rd Los Angeles, CA 90042 Santa Monica, CA 90404 Valencia, CA 91355 504-04�1-064 504-041-085 504-041-066 Fraa=se Thibodeaux Sean K Sharp Mark G Smith 12921 Mystic St 14933 W Sunset Blvd 1406 XimenV Ave whittiex, CA 90a05 Pacif.4c Pads, CA 90212 Long Beach, CA 90804 504-041-087 504-04l-088 504-041-009 Kim S Achloy Chr-48tine Clarizo Paul J & Vita Owezarczak 2875 N Los Felices Rd 115 429 Yucca Rd 17216 Signature Dr Palm Springs, CA 92262 Fallbrock, CA 92028 Granada Hills, CA 91244 FROM :PALM SPRINGS MODERN HOMES FAX NO. :7603208774 Mar. 02 2006 03:58PM P5 504-041-090 504-041-091 504-041-092 Christine C'alrizio Donna J Odell Stuart w & Christy Stephens 429 Yucca Rd 1462 Sunflower Cir N Pa sox 326 Fallbrook, CA 92028 Palm Springs, CA 92262 Trabuco Canyon, CA 92678 504-041-093 504-041-094 504-041 .095 William Dupree *M* Robert Heller Propheter 3303 S Durango Ave 2875 N Los Felices Rd 214 8621 ftngfest Dr Los Angeles, CA 90034 Palm springs, CA 92262 Pico Rivera, CA 90960 504-041-096 504-041-097 504-041-098 Pahetta Lena Lorrie & Marilou Tice David Wilhoite RO sox 2632 4584 Shasta Cir 2875 N Los FeliCes Rd 210 Downey, CA 90242 Cypress, CA 90630 Palm springs, CA 92262 504-041-099 504-051-001 504-051-002 Linda Wheeler Natalie E Yarnall Annie Joseph 1646 Carmel Cir W 2800 N Vista Grande Ave 2784 Sotticelli Dr Upland, CA 91724 Palm Springs, CA 92262 Henderson, ATV $9052 504-05�,-003 504-061-004 504-051-005 Lyle S Brewer Margaret E Hansen Andrew T ,7ohnz= 2775 N Giras9l Ave 2763 N Girasol Ave 2749 N Girasol Ave Palm Springs, CA 92262 palm Springs, CA 92262 palm Springs, CA 92262 504-051-02.2 504-051-013 504-051-014 Bruce Mink, ray Pasarow Modern 3116 Fernwood Ave 2760 N Vista Grande Ave 442 N Palm Canyon Dr [,os Angeles, CA 50039 Palm ,Springs, CA 92262 Palm Springs, CA 92262 504-053-001 504-053-002 504-053-003 Anthony Streutker F E & Imagene Gladden Candice aohnstoa 5 Stephens Ct 2756 N Girasol Ave 39220 Regency Way Rancho Mirage, CA 92270 Palm Springs, CA 92262 palm Desert, CA 92211 504-053-004 504-053-005 504-053-006 Eugene M & Ina Lube Michael S Brooks RObCrS W & Melissa Powell 2780 N Girasol Ave 2770 N Giraa0l Ave 2760 N Girasol Ave Pa TM springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504--052-007 504-053-008 $04-053-014 ylaurice K mcguire G Xevorkian sill & Stacy Tibbitts =641 Cledr Spri11ga Rd A734 N GiraS01 Ave 2733 N Cardillo Ave 3zmi Valley, CA 93063 Palm Springs, CA 92.262 Palm Springs, C4 92262 504-053-015 504-053-016 504-053-017 7chn AT Hanson Salvador ➢ Medina Jeffrey W & Mary Noble 3902 Windward Dr Nw 2753 N Cardillo Ave PO Pox 622 Olympia, WA 98502 Palm Springs, CA 92252 Redlands, CA 92273 FROM :PALM SPRINGS MODERN HOMES FAX NO. :7603208774 Mar. 02 2006 03:58PN P6 504-053-018 504-054-0 504-054-006 Bobby S & Griselda Rueda Shope J "�' Siegfried & Magdalena Elles 2797 N Cardillo Ave 273 Cardillo Ave 2763 N Sunipero Ave Palm Springs, CA 92262 P m Springs, CA 92262 Palm Springs, CA 92262 504-054-007 504-054-008 504-094-003 CorazoTl B Blake Daniel R Lewis Donna Krause PO Box 236 166 Humboldt St 2796 N Cardillo Ave Palm Springs, CA 92263 San Rafael, CA 94901 Palm Springs, CA 92262 504-054-010 504-054-011 504-054-012 Martha M Seabol George Matsik Jack Wozniak 2770 N Cardillo Ave 5433 Coldwater Canyon Ave 360 Cabrillo Rd 103 Palm Springs, CA 92262 Sherman Oaks, CA 91401 Palm Springs, CA 92262 504-054-017 504-060-008 504-060-009 Joao Duarte Robin E Harris Robin k" Harris 2732 N Cardillo Ave 22295 Parkmead Dr 22295 Parkmead Dr Palm Springs, CA 97262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-060-010 SO4-060-011 504-090-012 Stephen L & Loretta Shreve Carl P & Mary Miller *M* Albert Moughalian 697 E Alexander Way 8481 W Union Ave 10-10 808 E Harvard St C Palm Springs, CA 92262 Denver, CO 80123 Glendale, CA 91205 504-060-013 504-060-014 504-060-015 Lawrence Salameh Lawrence Salameh Rutberg SCBS 8 Deepak Rd 1088 E Deepak Rd 3136 Hemstead CC Palm Springs, CA 92262 Palm Springs, CA 92262 West Covina, CA, 51791 504-060-016 504-060-017 504-060-016 Star Blue Sohn F Hansen Bernard Inv Grp Inc PO Box 252 PO Box 252 3991 Macarthur a1vd 350 Palm Springs, CA 92263 Palm Springs, CA 92263 Newport Beach, CA 92660 5C4-060-019 504-060-020 504-081-012 Bernard Inv Grp Daniel Gallagher "M" Damian P & Helen Topouzides 3991 Macarthur Blvd 350 69 Andrew St 1033 4Th St Newport Beach, CA 92660 Kingston, NY 12401 Santa Monica, CA 9040S 504-082-009 504-082-010 504-083-009 June Mike Michele Gerber Prank M Homes Inc 597 W Santa Catalina Rd 590 W Yorba Rd 26862 Bridlewcod Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Laguna Hillu, CA 92GS3 504-091-001 504-091-002 504-091-003 Sobhy G & Marsha Youoef Giovanni. & Vscenzo Pirozzi Giovanni & Vicenzo Pirozz:. 36%5 Tor]to Cir PO So% 328 PD Box 328 Palm Springs, CA 92264 Palm Springs, CA 92263 Palm Springs, CA 92263 FROM :PRLM SPRINGS MODERN HOMES FAX NO. :7603208774 Mar. 02 2006 03:59PM P7 504-q91-0q4 504-091-013 504-091-014 J R Roberts Giovanni & Vlcenzo Pirp221 Giovanni & Vice=o Pirozzi 1 San Carlos Ave PO BOX 328 PO Box 328 Sausalito, CA 94965 Palm Springs, CA 92263 Palm Springs, CA 92263 669-375-001 669-375-002 669-375-003 David & Judith Pogor Kenneth Williams Francis G Rack 2812 N Auburn Car F100 2812 N Auburn Ct 200 9855 Cypress Ave Palm Springs, CA 92262 Palm Springs, CA 92262 Fontana, CA 92335 669-375-004 669-375-005 669-375-006 Vernon & [Karen Schwartz Rita C Grady Vernon & Karen Schwartz 18540 Legends Club Cir 1915 Morena Blvd 18540 Legends Club Cir Prior Lake, M $5372 San Diego, CA 92110 Prior Lake, MN 55372 669-375-007 669-375-008 669-375-009 Bernard I & Doris Kirschner James M Richards Consortium Inc 23901 Civic Center Way 307 3667 Arizona St 7231 Boulder Ave 536 Malibu, CA 90265 Sail Diego, CA 923.04 Highland, CA 92346 669-375-010 669-375-011 669-375-0 2 Benjamin A & Bleanor Chavez Andrea R Sanhorn Janet rsythe ,CM 3310 River Ave 6204 SE 28Th Sr 138 Haileigh St Newport Beach, CA 92663 Mercer Island, WA 98040 Km-inster, CA 92683 669-375-013 669-375-0.15 669-375-jqA6 David & Cruz Salamon Donald A & Dorothy Peabody Renate imons 4420 Vista Largo 5115 Geyser Ave 249 sebag Dr Torrance, CA 90505 Northridge, CA 91224 E3Minitas, CA 92024 669-375-017 669-375-018 669-375-019 Donald & Dorothy Peabody Mary E Trimmins Martha G Lopez 9115 Geyser Ave 1564 York Dr 7235 Via Rio Nido Northridge, CA 91324 Vista, CA 92084 Downey, CA 90241 669-375-020 669-375-021 669-375-022 M M & Madeline Strohm Ann Harris Pierre A & Tracy Beloi,n 8470 FOX Hollow Dr 7231 Bolder Ave b36 3237 Burton Ave Cleveland, OII 44147 Highland, CA 92346 Rosemead, CA 91770 669-375-024 669-375-025 669-375-026 Peter G Herkey rathleen Manuel Peter G Herkev PO Box 4216 7951 W Charleston Blvd 77 PO Box 4216 Sunland, CA 91041 Las Vegas, NV 89117 Sunland, CA 91041 669-375-027 659-375-028 669-375-029 Patricia Cervelli Patricia A Brandenburger Frank & Erna Parth 2812 N Auburn Cir I09 1318 B Buena Vista Dr 1906 W 181St St Palm Springs, CA 92252 A,al.m springs, CA 92262 Torrance, CA 905o4 FKUM :NHLM SPRINGS MODERN HUMES FRX NO. :7603208774 Mar. 02 2006 03:59PM PS 669-375-030 669-375-031 669-375-032 William A Selby Rita C Grady Aaron T LiCUrsi 1402 Bay St 1915 Morena Blvd 1083 Clay St 301 Santa Monica, CA 90405 San Diego, CA 92110 San Francisco, CA 94108 669-375-032 669-375-034 669-375-035 Wendy S Friedman Donald E Steffes Albert W 9orrelli 2992 Kobe Dr PO Box 3605 12601 Cvllinu SL• San Diego, CA 92123 Idyllwild, CA 92549 North Hollywood, CA 91607 669-375-036 669-37S•037 669-375-038 Stepan & Yvonne Konderaki Piexre & Tracy Beloin *M* Marco Redael]i 23799 Monl•ercy Salinas Hwy 9: 3237 Burton Ave 1911 Overland Ave 00000 Salinas, CA 93908 Rosemead, CA 91770 Los Angeles, CA 90025 669-375-039 669-375-040 669-375-041 Jimmie L & Carole Cunnigan Beverly Amundson Marva J Graves 12609 S Halo Dr 1241 W 27Th Ave 936 1310 W sist P1 Campton, CA 90Z23 Anchorage, AK 99503 Los Angeles, CA 90044 669-375-042 669-375-043 669-375-044 Gloria Laster, Kenneth L & Julie Kleinman Andrew J Krol 2903 8 Los Felices Cir G213 5005 Gloria Ave PO Box 394 Palm Springs, CA 92262 Encino, CA 9143E Sierra Madre, CA 91025 669-375-045 669-375-046 669-375-047 Linda Wheeler Anthony & Paulette Dean David J & Judith Pogor 164E Carmel Cir W 11169 Essex Ave 357 Glenoaks St Upland, CA 91784 Montclair, CA 91763 Brea, CA 92821 669-375-049 669-375-050 669-375-051 Telesmmr & Lorraine Kennersoi William L & Ranae Cosgrove chance Casey 20203 Selshaw Ave 82739 Scenic Or PO Box 1064 Carson, CA 90746 Fndio, CA 92201 Palm Springs, CA 92263 669-375-052 669-375-053 669-375-054 Solfrid Johansen Jack, & Ethel Szeto Richard G & Judith Mccarty PO Box 5663 1747 S New England St 40600 Via Malagas Monterey, CA 93944 Los Angeles, CA 90006 Murrieta, CA 92562 569-375-055 669-375-056 669-375-G57 John. Lewis Gary 3 & Diana Romo Frank R Parth 2013 Griffith Park Blvd 212 22959 Pawl. Ct 1906 W 1315t St Los Angeles, CA 90039 wiidomar, CA 92535 Torrance, CA 9050' GGS-375-058 669-375-OS9 669-375-060 Patricia A Branderibur.,yee Margaret R ,Dawson Keith & Sherri. obcnbarger 1316 E Buena Vista Dr 519 N Dartmouth wav ISS03 Biota Ave Palm Springs, CA 92262 Anaheim, CA 92801 La Mirada, CA 90638 FROM :PALM SPRINGS MODERN HOMES FAX NO. :7603208774 Mar. 02 2006 03:59PM P9 669-375-061 669-375-062 669-375-063 Margo Pennington Patrick Murphy Byron R & Carol 8itner 1407 Sunflower Cir 5 138 Briarwood 1330 N Bender Ave Palm Springs, CA 92262 Irvine, CA 92604 Covina, CA 91724 669-375-064 669-375-O65 669-375-066 Michael Kays Michael Sonaventura Pour Rezvani. 29809 Calle TampiCo 42335 Washington St F329 10701 Wilshire Blvd 709 Cathedral City, CJ? 92234 Palm Desert, CA 92211 Los Angeles, CA 90024 669-375-067 669-375-068 669-375-069 Rodney n Mcginn John F Kratz *M* Henry A & Mary Januszka 2809 E Los Pelices Cir 110 25492 Hillsboro Dr 2809 E Los Felices Cir 112 Palm Springs, CA 92262 Laguna Niguel, CA 92677 Palm Springs, CA 92262 669-375-070 669-375-071 669-375-077 Robert L Lahatt Thomas R & Loretta Reynolds Frnest 8 & Norma Perez 1500 5W 5Th Ave 2501 8612 Vogel Ave 1,1413 Safari Dr Portland, OR 97201 Westminster, CA 92683 Whittier, CA 90605 669-375-073 669-375-074 669-375-075 Elizabeth A Eerrios Karin Kohler Springs Palm 9211 Robin Dr 2809 E Los Felices Ct 118 729 Eugene Rd Los Angeles, CA 90069 Palm Springs, CA 92262 Palm Springs, CA 92262 *** 225 Px:nrCd "*" FROM :PALM SPRINGS MODERN HOMES p FAX NO. 97673208774 Mar. 02 2006 04:OOPM P10 504-040-001 504-04Y-001 504-041-002 Current Resident Current Resident Current Resident 2901 N Palm Canyon Dr 2825 N Los Felices Rd 116 2825 N Loa Veliaes Rd 216 Palm Sp)�xags, CA 92262 Palm Springa, CA 92262 Palm Springs, CA 92262 504-041-00ii 504-041-004 504-041-OPV Current Resident Current Resident Currenly<esident 2825 N Los Felices Rd 114 2825 N Los Felices Rd 214 2825 Lou Felices Rd 112 Palm Springs, CA 92262 Palm Springs, CA 92262 PajK Springa, CA 92262 504-041-007 504-041- 504-041-009 Current. Resident Curre Resident Current Resident 2825 N Los Felices Rd 110 28 N Los Felices Rd 210 2825 N Lou Felices Rd 108 Palm Springs, CA 92262 lm Springs, CA 92262 Palm Springs, CA 92262 504-041-010 504-041-011 504-041-012 Current Resident Current Resident Current Resident 2825 N Los Felices Rd 208 2825 N Los Felices Rd 106 2225 N Los Felices Rd 206 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 SO4-041-01 504-041- 14 504-041 15 Current- esident Curr Resident Cur; Resident 2825 Los Feli,Ces Rd 104 26 N Los Felices Rd 204 28 N Las FelioeN Rd 102 Pa Springs, CA 92262 alm Springs, CA 92262 1m Springs, CA 92262 504-041-016 1 504-041-017 504-041 18 Current esident Current Resident C11;K'F; t Resident 2825 Los Fellaes Rd 202 2825 N Los Felices Rd 100 28 N Los Felices Rd 200 P . Spring, Cri 92262 Palm Sprisxgs, CA 92262 1m springs, CA 97.262 504-041-019 504-041- 0 504-041-021 current Resident Curr Resident Current Resident 2825 K T.,oa Felices Rd 101 28 N Los Felices Rd 201 2825 N Los Felices Rd 133 Palm Springs, CA 92262 alm Springs, CA 92262 Palm Springs, CA 92262 504-04t Res C., ...41-0 504sa e4 es 24 CuYY.ez1t Resident Curre Resident Curre Resident 2825 N Los Felices Rd 203 282 N Los Felices Rd 1.05 28 N Los Felices Rd 205 Palm Springs, CA 92262 P m Springa, CA 92262 lm Springs, CA 92262 104-041- 504-04 26 504-041-027 Curre Resident Curr t Resident Current Resident 2825 ri T,nS Pelices Rd x07 2- 6 N Lap Felices Rd 20) 2825 N Los Felices Rd 109 P m Springs, CA 9226'2 alm Springs, CA 92262 Palm Springs, CA 92262 504-041-02 504-041 29 504-041- 6 Current esident Curx t Resident Cuxxe Resident 2825 Los Felacos Rd 209 28 N Los Felices Rd 111 26 N Los Felices Rd 211 Pa Springs, CA 92262 aim Springs, CA 52262 In Sp r,i[zgs, CA 92292 FROM :PRLM SPRINGS MODERN HOMES FAX NO. '7603203774 Mar. 02 2006 04:OOPM P11 C) 504-041-031 SO4-041-032 504-041-033 Current Resident Current Resident Current Resident 2825 N Los relives Rd 113 2825 N Los Felices Rd 213 2625 N Les Felices Rd 115 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92252 504-041-035 504-041-036 504-041-0 Current Resident Current Resident Curren Resident 2825 N Los Felices Rd 117 2825 N Los Felices Rd 217 2857/N Los Felice8 Rd 116 Palm Springs, CA 92262 Palm Springs, CA 92262 ,gm Springs, CA 92262 114-041 504-041-039 504-041 40 Curre Resident Current Resident Curr Resident 2B5 LOS FeliCea Rd 216 2857 N Los Felices Rd Ile 2B N Los Felices Rd 214 P m Springs, CA 92262 Palm Springs, CA 92262 lm Springs, CA 92252 904-041-041 504-041-043 504-041-044 Current Resident Current Resident Current Resident 2857 N Los relicee Rd 112 2857 N Los Felices Rd 110 2857 N Los Felicee Rd 210 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 544-041 45 504-041-047 504-041-048 ;91,m Resident Current Resident Current Resident NLasFelices Rd 108 2857 N Los Felices Rd 106 2857 N Los Felices Rd 206 Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-04 49 504-041-051 304�041- '2 Curr t Resident Currant Resident Curre Resident 28 N Los Fellce5 Rd 104 2857 N Los Felices Rd 102 255 N Los Felices Ed 202 lm Springs, CA 92262 Palm Springs, CA 92262 P m Springs, CA 92262 504-041- 3 504-041-054 504-041 56 Curre Resident Current Resident Cu'rxe ,' Resident 285 N hies Felivaa Rd 100 2857 N Los Felices Rd 200 285 N Los Felices Rd 201 m Springs, CA 92262 Palm Springs, CA 92262 P m Springs, CA 92262 504-041-057 504-041- 8 504-041-059 Current Resident Curre Resident Current Resident 2857 N Loa Felices Rd 103 285 N Los Felices Rd 203 2857 N Los Felices Rd 105 Fa7.m Springs, CA 92262 P m Springs, CA 92262 Palm Springs, CA 92262 504-041-060 504-041-061 504-04 062 Current Resident current Resident Corr t Resident 2857 N Los Felices Rd 205 2857 N Los Felices Rd 107 28 N Los Felices Rd 207 Palm Springs, CP. 92262 Palm Springs, CA 92262 lm Springa, CA 92262 504-041- 504-041-064 504-041-065 Curren Resident Current Resident Current Resident 2857 Los Felices Rd 109 2857 N Los Felices Rd 209 2857 N Los Felices Rd 111 Py m Springs, CA 92262 Palm Springs, CA 92252 Palm Springs, CA 92262 FROM :PRLM SPRINGS MODERN HOMES FRH NO. :76a32ae774 Mar. 02 2000 04:OOPM P12 n 504-041-066 504-041-067 504-041-068 Current Rea�29ent Current Resident Current Resident 2857 N 1, Felices Rd 211 2857 N Los Felices Rd 113 2857 N Los Felices Rd 233 Palm Sings, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-041- 69 504-041-9x 504-041- l Curra Resident Curre t/Resident ;c2U,8rvrfPAx1Los Resident 285" N Los FeliCeB Rd 11,5 28 N Los Felices Rd 215 Felices Rd 117 P m Springs, CA 92262 1.m Springs, CA 92262 m springs, CA 92262 504-041-07 • 504-041-073 504-041-074 Current Resident Current Resident current Resident 2857 Los Felices Rd 217 2875 N Los Felices Rd 101 2875 N Los FeliGee Rd 201 Pa Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-041-075 504-041-076 504-041-077 Current Resident Current Resident Current Resident 2875 N Los Fej;�aes Rd 203 2875 N Los Felices Rd 203 2875 N Las Felices Rd 105 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-041- 8 504-041-079 504-041-080 Cu7-re Resident Current Resident Current Resident 2B7 N Los Felices Rd 205 2875 N Los Felices Rd 107 2875 N Los Felices Rd 207 P m Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-041-081 504-041-082 504-041-083 Current Resident Current Resident Current Resident 2675 N Los Felices Rd 109 2979 N Los Pelices Rd 209 2875 N Los Pelices Rd 11l Palm Springs, CA 92262 Palm springs, CA 92262 Palm Springs, CA 92262 504-041-094 504-04 085 504-041-086 Current Resident Curr t Resident= Current Resident. 2875 N Los Felices Rd 211 N Los Felices Rd 113 2875 N Los Felices Rd 213 Palm Springs, CA 92262 lm Springs, CA 92262 Palm Springs, CA 92262 504-041-098 504-041- 89 504-04 Ago Current Resident Z28r Resident Curr t Resident 2875 N Los Felices Rd 215 Los Felices Rd 11,7 28 N Los Falices Rd 217 Palm Springs, CA 92262 rings, CA 92262 1m Springs, CA 92262 504-Oat-091 504-041 -092 504-041-093 Curre-ii4 Resident Current Resident Ctirrent Resldcnt 2875 N Los N'elices Rd 116 2875 N Los Felices Rd 216 2875 N LOd 7:11Ces Rd 114 Palm Springs, CA 9?262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-041-095 504-041-096 504-04 091 Cuxxent Resident current Resident Curr L• Resident 2875 N L,OS FelidC$ Rd 112 2875 N Los Felices Rd 212 28 N Los Felicez Rd 110 Palm Springs, CA 92262 Palm Springs, CA 92262 Sm Springs, CA 92262 FROM :PALM SPRINGS MODERN HOMES FRX NO. :76O3203774 Mar. 02 2008 04:OOPM P13 504-047.-099 504-OS1-002 so4-os1-014 Current R ident CurraTzt Resident Current Resident 2875 N L69 Felicea Rd 109 2777 N Girasol Ave 2798 N Vista Grande Ave Palm l5'prings, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-053-001 504-053-003 114-05 07 current Resident Current Resident Curr t ResidenC. 2798 N Girasol Ave 2782 N Gira9ol Ave 27 0 N Girasol Ave Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-053 15 504-053-017 504-054-007 Curr t Resident Current Resident Current Resident 27 N Cardillo Ave 2775 N Cardillo Ave 2775 N Junipero Ave l.m Spri.ngs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-054-011 504-054-012 504-060-012 Current Resident Current Resident Current Resident 2744 N Cardillo Ave 2738 N Cardillo Ave 2755 N Palm Canyon Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-060-014 504-060-015 504-060-019 Current Resident Current Resident Current Resident 2771 N Palm Canyon Dr 2798 N Junipero Ave 39621 Via Montalv0 Palm Springs, CA 92262 Palm Springs, CA 92262 Murrieta, CA 92563 504-060-020 504-091-001 669-375- 3 current Resident Current Resident Curre Resident 2784 N Juni.pero Ave 2796 N Palm Canyon Or 28 N Auburn Cir 102 Palm Springs, CA 92262. Palm Springs, CA 92262 RIm Springa, CA 92262 669-375 04 669-875 'D5 6G9.375- 6 Curr Resident Curre Resident Curre Resident 28 N Auburn Cir 202 28 N Auburn Cir 104 28 N Auburn Cir 204 P lm Springs, CA 92262 lm Springs, CA 92262 pdlm Springs, CA 92262 669-375- 669-375-008 669-375-0 ,019 Curre Resident Current Resident CuXXen Resident 261 Atrhurn Cir 106 2812 N Auburn Cir 206 287.2 Auburn Cir- 108 P m 9p 'ings, CA 92262 Palm Springs, CA 92.263 P m Springs, CA 92262 669-375- C 669-375 it 669-375-012 Cux re Resident Curre Resident Current Resident 28l N I�uburn Cir 208 2a1 N Auburn Cir 110 2812 N Auburn Cir 210 1m Springs, CA 92262 p- m Springs, CA 92262 Palm Springs, CA 922G2 669-375- 669-375-014 669-375-015 Curren re2.1 ent Current Resident Current Resident 2812 Auburn Cir 112 287.2 N Auburn Cir 212 2812 N Auburn Cir 114 P m Springs, CA 32262 Palm Springs, CA 92262 Palm Springs, CA 92262 FROM :PALM SPRINGS MODERN HOMES FAX NO. :7603208774 Mar. 02 2006 04:01PM P14 669-375-016 669-375-017 669-375-016 Current Resident Current Resident Current Resident 2812 N Auburn Cir 214 2812 N Auburn Cir 116 2812 N Auburn Cir 216 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 669-375- 9 669-375- 0 669-375 1 Curre Resident Curre Resident Cu. t Resident 26 .. N Auburn Ct F1.17 281 N Auburn Cir 117 28 N Auburn Cir 115 lm Springs, CA 92262 m Springs, CA 92262 alm Springy, CA 92262 669-375-022 669-375-023 669-375-024 Current Resident Current Resident Current Resident 2812 N Auburn Cir F215 2912 N Auburn Cir 213 2812 N Auburn Cir P213 Palm Syringe, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 669-375- 5 669-37 ,,026 669-375-028 Curre Resident: Curr96t Resident Current Resident 281 N Auburn Cir 111 28, 12 N Auburn Cir 211 2812 N Auburn Cir 109 m Springs, CA 92262 alm Springs, CA 92262 Palm Springs, CA 92262 669-375-029 669-375-030 669-17 031 Current Resident Current Resident Curr t Resident 2812 N Auburn Cir 107 2212 N Auburn Cir 207 2 2 N Auburn Cir 106 Palm Springs, CA 92262 Palm Springs, CA 92262 alm Springs, CA 92262 669-375-U32 669-375-033 669-375-034 Current Resident Current Resident Current Resident 2812 N Auburn Cir 205 2012 N Auburn Cir 103 2212 N Auburn Cir 203 Palm springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 659-375 35 669-375-036 569-375-037 CurroKt Reeldent Current Resident Current Resident 28} N Auburn C1r 101 2912 N Auburn Cir 201 2609 E Los FeliCee Cir 119 lm springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 669-375- 6 669-37 039 669. 375 40 Cua're Resident Curr t Resident Cuxx >; Resident 2-80 E Taos Felices Cir 00G21 2 9 E Los Felices Cir 117 28 E Los Fences Cir 215 P m Springs, CA 92202 aim Springs, CA 92262 Yalm Spxings, CA 92262 669-375-0 66966Ce Re 669-375-044 Curren Resident Curre Resident Current Resident 2809 LaS Felices Cir 115 230 E Las Felices Cir 113 2809 2 Los Felices Cir 211 Palm Springs, Ca 92262 n Springs, CA 92262 Halm Springs, CA 92262 669-375- -3 669-375- 669-375-047 Cur-re Resident Curre Residene Current Resident 280 E Lou Felices 0111 280 E Los Felices Cir 209 2809 E Los Felices Car 109 P, m Springs, CA 92262 1m Springs, CA 92282 Palm Springs, CA 92292 FROM :PALM SPRINGS MODERN HOMES FAX NO. :7603208774 Mar. 02 2006 04:01PM P15 L i 669-375-048 669-375-049 669-375-050 Current Resident Current Resident Current Resident 2809 E Los Fellaee Cir 207 2809 E Los Felices Cir 107 2809 E Lps Polices Cir 205 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 669-375-051 669^375- 2 669-375- Current Resident Curre Resident Curren Resident 2809 2 Los Felices Cir 105 28 E Los Felices Cir 203 2809 Los Felices Cir 103 Palm Springs, CA 92262 Im Springs, CA 92262 P m Springs, CA 92262 669-375-054 669-375-055 669-375-056 Current Resident Current Resident Current Resident 2009 E Los Felices Cir 201 2809 E Los FeliCes Cir 101 2509 E Los Felices Cir 200 Palm Springo, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 669-375-057 669-375-OSO 669-375-059 Current Resident Current Resident Current Resident 2809 E Los Felices Cir 1.00 2909 S Las Felices Cir 0202 2809 E Los Felices Cir 102 Palm Springs, CA 92262 Palm springs, CA 92262 Palm Springs, CA 92262 669-375-060 669-375-061 669^375-062 Current Resident Current Resident Current Resident 2809 E Los Felices Cix 204 2809 E Loa Felices Cir 104 2809 E Lps Felices Cir 206 Palm springs, CA 92262 Palm springs, CA 92262 Palm Springs, CA 92262 669-375-OG3 669-375-064 669-375-065 Current Resident Current Resident Current Reeident 2809 E Los Felices Cir 106 2805 E LOS Felices Cir 208 2809 E Los Felices Cir. 108 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 669^375- 6 699-375-068 669-375-070 Curre Reeident Current Resident Current Resident z28 E Los peliees Cir 210 2809 E Lop FeliCes Cir 212 2309 n Los Felices Cir, 2.1.4 Im Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 669-375 71 669-375-0 GG9-375-0 Curr Resident Curren Resident Curren Resident 28 E T,O$ Felices Cir 114 250 Los Felices Cir 216 2809 Los Felices Cir 116 lm Springs, CA 92262 P m Springs, CA 92262 P m Springs, CA 92262 www 174 Printed **"'