HomeMy WebLinkAbout10/4/2006 - STAFF REPORTS - 1.D.CITY COUNCIL STAFF REPORT
DATE: October 04, 2006
PUBLIC HEARING
SUBJECT: MARK TEMPLE OF CASA VERONA — CHANGE OF ZONE FROM 0-5
TO R-1-D AND TENTATIVE TRACT MAP 33282 TO SUBDIVIDE AN
APPROXIMATELY 6.1-ACRE PARCEL INTO 25 SINGLE-FAMILY
RESIDENTIAL LOTS, LOCATED ALONG THE NORTH SIDE OF
VERONA ROAD AND WEST OF WHITEWATER RIVER.
FROM: David H. Ready, City Manager
BY: Department of Planning Services
uAfir, RIT3M
The City Council will consider a proposed change of zone from the existing 0-5 (Open
Land Zones) to R-1-D (Single -Family Residential), and Tentative Tract Map 33282 for
the subdivision of an approximately 6.1-acre parcel into 25 single-family residential lots,
ranging in size between 7,582 and 14,837 square feet, along with the environmental
assessment and Mitigated Negative Declaration for the project.
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, APPROVING TENTATIVE TRACT
MAP 33282, FOR THE SUBDIVISION OF APPROXIMATELY 6-1-ACRE
PARCEL INTO 25 SINGLE-FAMILY RESIDENTIAL LOTS. LOCATED ON THE
NORTH SIDE OF CASA VERONA AND WEST OF WHITEWATER RIVER,
ZONED 0-5, SECTION 6"
3. Waive the reading of the Ordinance text in its entirety and introduce by title only.
4. Introduce on first reading Ordinance No. "AN ORDINANCE OF THE CITY OF
PALM SPRINGS, CALIFORNIA AMENDING THE ZONING MAP BY
APPROVING CASE NO. 5.1035-CHANGE OF ZONE, FROM 0-5 (OPEN
LANDS ZONE) TO R-1-D (SINGLE-FAMILY RESIDENTIAL) FOR THE
ITEM NO. '1 ,,M.
City Council Staff Report
October 04, 2006 -- Page 2
TTM 33282
PROPERTY LOCATED ALONG? THE NORTH SIDE OF VERONA ROAD AND
WEST OF WHITEWATER RIVER, ZONE 0-5, SECTION 6".
(PRIOR ACTIONS:
,On September 13, 2006, the proposed project was reviewed by the Planning
Commission and with a unanimous vote of 7-0 recommended approval to the City
Council.
STAFF ANALYSIS:
The proposed project is a Change of Zone from the existing 0-5 (Open Land Zones) to
R-1-D (Single -Family Residential; 7,500 Sq. Ft. Minimum lot size) and Tentative Tract
Map application (TTM 33282), to subdivide an approximately 6.1-acre parcel into twenty
Five (25) single-family residential lots and two lettered lots (Lots A & B). The proposed
residential lots will range between 7,582 to 14,837 square feet in size. The subject
property is located along the north side of Verona Road and south of Whitewater River.
The applicant is Mark Temple of Casa Verona, LLC.
The project site is located within an area with a General Plan designation of L6 (Low
Density Residential) and a zoning designation of 0-5 (Open Lands Zone). In the R-1-D
zone, the Zoning Code provides for minimum lot sizes of 7,500 square feet; the
proposed lots will range in size between 7,582 and 14,837 square feet. Future homes
must meet ordinary development standards for the R-1-D zone. Public streets are
proposed for the project with access from Verona Road.
A more detailed analysis can be seen in the attached Planning Commission Staff
Report dated September 13, 2006. Findings in support of approving the proposed
change of zone and subdivision 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 i e
conditions of approval attached as Exhibit A to the draft resolution of ap roval
FISCAL IMPACT: IFinance Director Review:
No fiscal impact.
of Plan`hik Services
J
omas Wilso , Assistant City Manager,
i - 000 ;2
City Council Staff Report
October 04, 2005 — Page 3
TTM 33282
David H. Ready, City Manage
,Attachments:
1. Vicinity Map
2. Draft Resolution
3. Draft Ordinance
4. Conditions of Approval
5. Reduced Copy of TTM 33282
6. Planning Commission Staff report 9/13/06
7. Draft Planning Commission Minutes 9/13/06 (Excerpts)
8. Copy of Initial Study and Mitigated Negative Declaration
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CITY OF PALM SPRINGS
CASE NO: 5.1035 (Change of Zone) DESCRIPTION: To consider Case 5.1035 Change of
and TTM 33282 Zone and TTM 33282, an application by Casa Verona,
LLC, for a Change of Zone from the existing 0-5 to R-1-D,
APPLICANT: Casa Verona, LLC and Tentative Tract Map to subdivide approximately 6.04
acres into 25 single-family residential lots, located on the
north side of Verona Road and west of Whitewater River,
Zone 0-5, Section 6, APN: 677-020-028.
I
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 33282, FOR THE SUBDIVISION OF
APPROXIMATELY 6-1-ACRE PARCEL INTO 25 SINGLE-
FAMILY RESIDENTIAL LOTS LOCATED ON THE NORTH
SIDE OF VERONA ROAD AND WEST SIDE OF
WHITEWATER RIVER, ZONED 0-5, SECTION 6.
WHEREAS, Casa Verona, 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 33282; and
WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as
required by the subdivision requirements of the Palm Springs Municipal Code, with the
request for their review, comments, and requirements; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Tentative Tract Map 33282 was given in accordance with applicable
Gaw: and
WHEREAS, on September 13, 2006, a public hearing on the applications for the project
was held by the Planning Commission in accordance with applicable law; and
WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission
has independently considered the effect of the proposed subdivision, Tentative Tract
Map 33282, on the housing needs of the region in which Palm springs is situated and
has balanced these needs against the public service needs of its residents and
available fiscal and environmental resources; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Tentative Tract Map 33282 was given in accordance with applicable law; and
WHEREAS, on October 04, 2006, a public hearing on the application for project was
held by the City Council in accordance with applicable law; and
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, 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 finds 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 recommends the adoption of the Mitigated Negative Declaration
for the project. The Planning Commission has independently reviewed and
considered the information contained in the MND prior to its review of this
Project and the MND reflects the Planning Commission's independent
judgment and analysis.
Section 2: Pursuant to Section 65567 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 Map is consistent with the goals and objective of the L-6
(Low Density Residential), General Plan designation which governs the subject
property as well as all property adjacent to the subject site. The applicant is
proposing 25 lots on an approximately 6.1-acre parcel; this proposal is within the
density parameters of the General Plan.
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 is consistent with the zoning designation of R-1-D, which
allows the development of single-family residence at the proposed location. The
proposed subdivision and the provision for its design and improvements comply
with the applicable development standards for streets and lot design.
c. The site is physically suited for this type of development
The project site is relatively flat and each lot contains adequate developable
building area. There are no known bodies of water, ravines, or significant
topographic features on the subject property.
d. The site is physically suited for the proposed density of development.
The General Plan Designation of L-6 establishes a threshold density of 5
dwelling units per acre and a maximum of six dwelling units per acre. The
proposed density of approximately 4 dwelling units per net acre is within the
allowable range of density. Thus the site is physically suited for the number of
L_'=r
proposed number of lots, and the density of the subdivision is consistent with the
General Plan.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitat.
The Environmental Initial Study prepared for the site determined that the project
is adjacent to existing residential uses to the southern and easterly portions of
the location. With the implementation of proposed mitigation measures, any
environmental impacts affecting animals or plan will be mitigated to a level of less
than significant. As stated earlier, there are no known bodies of water on the
subject property and therefore no fish will be disturbed.
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 home sites while providing
water quality basins, and a street system which is consistent with City Standards.
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.
There are no known public easements across the subject property; therefore, the
design of the subdivision will not conflict with any public easements for access
through or use of the property. The applicant is required to dedicate necessary
easements for public access and circulation in and around the new subdivision.
Section 3: The City Council hereby adopts the Mitigated Negative Declaration for
Tentative Map 33282, and directs staff to file the associated Notice of
Determination.
Section 4: The City Council approves Tentative Tract Map 33282 subject to the
conditions of approval attached as Exhibit A.
ADOPTED THIS 41h day of October, 2006.
ATTEST:
James Thompson, City Clerk
David H. Ready, City Manager
L-,_ �)F�r1 ;7
IQV111►/.11►Is] :1►[0
AN ORDINANCE OF THE CITY OF PALM
SPRINGS, CALIFORNIA AMENDING THE ZONING
MAP BY APPROVING CASE NO. 5.1035-CHANGE
OF ZONE FROM 0-5 (OPEN LANDS ZONE) TO R-
1-D (SINGLE -MULTI -FAMILY RESIDENTIAL) FOR
THE PROPERTY LOCATED ALONG THE NORTH
SIDE OF NORTH VERONA ROAD AND WEST OF
WHITEWATER RIVER, ZONE 0-5, SECTION 6.
WHEREAS, The applicant Casa Verona, LLC, has filed an application for a Zone
Map Amendment to re -designate approximately 6.1 acres of land from 0-5
(Open Lands Zone) to R-1-D (Single -Family Residential), located in the vicinity of
the north side of Verona Road and west of Whitewater River, Section 6, APN:
677-020-028; and
WHEREAS, on September 13, 2006 a public hearing notice to consider Case No.
5.1035, COZ, a request to amend the Zoning Map was published in accordance
with applicable law; and
WHEREAS, on September 13, 2006 a public hearing to consider Case No.
5.1035, COZ, a request to re -designate approximately 6.1 acres of land by
amending the zoning map, was held by the Planning Commission in accordance
with applicable law; and
WHEREAS, notice of public hearing of the City Council of the City of Palm
Springs to consider said Case Number 5.1035 was given in accordance with
applicable law; and
WHEREAS, on October 4, 2006, a public hearing on the application for the
project was held by the City Council in accordance with applicable law, and,
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, a change of zone is adopted by ordinance and includes two
readings and a thirty -day period before it is effective; and
WHEREAS, an ordinance was prepared for two readings before Council for the
approval of Tentative Tract Map 33282, and
WHEREAS, notice of public hearing of the City Council of the City 'of Palm
Springs to consider said Ordinance adopting the Change of Zone to allow for
on�G
Ordinance No.
October 4, 2006
Page 2 of 4
approval of TTM 33282, was held by the City Council in accordance with
applicable law; and
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1. Pursuant to CEQA, the City Council finds that the current
environmental assessment for Case 5.1035 and TTM33282
adequately addresses the general environmental setting of the
proposed project. The City Council further finds that no significant
environmental impacts will result from this project and therefore
recommends adoption of a Negative Declaration for the project.
SECTION 2: Pursuant to Section 94.07.00 the criteria for granting a Change of
Zone, the City Council finds:
a. That the proposed Change of Zone is in conformity with the General Plan
Map and Report.
The existing general plan designation of the subject property is L-6, which
allows for low density residential development. The proposed zone change
to R 1 D will allow for a consistency of permitted use with the General
Plan; the change of zone will be in conformity with the General Plan Map.
b. That the subject property is suitable for the uses permitted in the proposed
zone, in terms of access, size of parcel, relationship to similar or related
uses.
The property is mostly surrounded by existing residential development to
the west and some portions of the south. Furthermore a new subdivision
(TTM 30350) was recently approved for fifty seven single-family residential
lots, therefore the property will have related and similar uses within close
proximity. Access will be provided from Verona Road and two public
streets are being proposed for internal circulation within the new
subdivision. The size of the parcel is approximately 6.1 acres; this is large
enough to accommodate the proposed subdivision.
c. That the proposed Change of Zone is necessary and proper at this time,
and is not likely to be detrimental to the adjacent properties or residents.
As stated earlier, the General Plan designation of the property. is L-6; the
proposed Change of Zone to R-1-D is necessary and proper to, allow a
conformance with the General Plan. Most of the existing and proposed
land uses within the immediate area is residential, additional single-family
residential development will not be detrimental to the adjacent properties
or residents.
L)�1_119
Ordinance No.
October 4, 2006
Page 3 of 4
SECTION 3. Pursuant to California Law, an ordinance was prepared for two
readings before Council for the approval of the change of zone and
a thirty -day waiting period before it is effective allowing the approval
of Tentative Tract Map 33282.
SECTION 4. The City Council adopt an ordinance to allow the zone map change
from 0-5 to R-1-D in conjunction with Case Number 5.1035, COZ,
and subsequent approval of Tentative Tract Map 33282.
SECTION 4. Effective Date: This Ordinance shall be in full force and effect thirty
(30) days after passage.
SECTION 5. Publication: The City Clerk is hereby ordered to and directed to
certify to the passage of this Ordinance, and to cause the same or
summary thereof or a display advertisement, duly prepared
according to law, to be published in accordance with law.
ADOPTED this 4th day of October, 2006.
ATTEST:
City Clerk
FITA Ay• 7
CERTIFICATION:
`, - Cl""_-0
Ordinance No.
October 4, 2006
Page 4 of 4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS)
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do
hereby certify that Ordinance No. _ is a full, true, and correct copy, and was
introduced at a regular meeting of the Palm Springs City Council on
and adopted at a regular meeting of the City Council held on by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
CITY OF PALM SPRINGS
CONDITIONS OF APPROVAL
OCTOBER 04, 2006
5.1035-ZC & TENTATIVE TRACT MAP 33282 (Casa Verona)
APN: 677-030-028
North of Casa Verona Road & West of Whitewater River
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
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 33623. 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 or 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.
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 3-1 To the extent feasible, the project contractor shall use the following equipment
to reduce and methods to reduce construction emissions: (Air Quality)
E
a. To mitigate for off -road mobile source emissions (Table 11-3 of SCAQMD
CEQA Hankbook):
• Use of methane -fueled pile drivers;
• Use of electricity from power poles rather than temporary diesel
or gasoline power generators;
• Use of methanol or natural gas on -site mobile equipment instead
of diesel; and
• Use of propane- or butane -powered on -site mobile equipment
instead of gasoline.
b. To mitigate for PM10 Emissions related to Grading:
• Apply non -toxic soil stabilizers according to manufacturers'
specifications to all inactive construction areas (previously graded
areas inactive for ten days or more).
• Replace ground cover in disturbed areas as quickly as possible.
• Enclose, cover, water twice daily or apply non -toxic soils binders
according to manufacturers' specifications, to exposed piles (i.e.,
gravel, sand, dirt) with five percent or greater silt content.
• Water active sites at least twice daily.
• Suspend all excavating and grading operations when wind
speeds (as instantaneous gusts) exceed 25 mile per hour.
• Monitor for particulate emissins according to SCAQMD District -
specified procedures. Contract the District for more information
at 714-396-3600.
c. To mitigate for PM10 Emissions related to Paved Roads:
• Sweep streets at the end of the day if visible soil material is
carried onto adjacent public paved roads (recommend water
sweepers with reclaimed water).
• Install wheel washers where vehicles enter and exit unpaved
roads onto paved roads, or wash off trucks and equipment
leaving the site each trip.
d. To mitigate for PM10 Emissions related to Unpaved Roads:
• Apply water three times daily, or non -toxic soil stabilizers
according to manufacturers' specifications, to all unpaved parking
or staging areas or unpaved road surfaces.
• Traffic speeds on all unpaved roads to be reduced to fifteen miles
per hour or less.
• Pave construction roads that have a traffic volume of more than
50 daily trips by construction equipment, 160 total daily trips for
all vehicles.
• Pave all construction access roads at least 100 feet on to the site
from the main road.
3
• Pave construction roads that have a daily traffic volume of less
than 50 vehicle trips.
MM 3-2 The following measures from the District's Rule 403, Table 1, Best Available
control Measures (Applicable to All construction Activity) shall also be
implemented: (Air Quality)
1. Stabilize backfill material during handling and at completion of
activity.
2. Pre -water soils prior to cut and fill activities.
3. Stabilize wind erodible surfaces to reduce dust.
4. Stabilize surface soils where support equipment and vehicles
will operate.
5. Stabilize disturbed soils throughout the construction site.
6. Pre -apply water and reapply water as necessary to maintain
soils during earth -moving activities. Visible emissions shall
not exceed 100 feet in any direction.
7. Maintain at least six feet of freeboard on haul vehicles.
8. Stabilize stockpiled soils.
9. Limit vehicular travel to established unpaved roads (haul
routes) and unpaved parking lots.
MM 4-1 All construction vehicles or equipment, fixed or mobile, operated within 1,000
feet of a dwelling shall be equipped with property operating and maintained
mufflers. This requirement shall be included on the contractor specifications and
shall be verified by the Planning Director. (Noise)
IOM 4-2 Stockpiling and/or vehicle staging areas shall be located on -site and as far as
practical from sensitive noise receptors (i.e., residential homes located south
and east of the project). This requirement shall be included in the contractor
specifications and shall be verified by the Planning Director. (Noise)
MM 11-1 The applicant shall be required to pay $800 per acre mitigation fee to the Tribe
for the habitat that will be impacted by the subdivision project that may be
occupied by the federally endangered fringe -toed lizard and other species of
concern including: the flat -tailed horned lizard, Palm Springs ground squirrel,
Palm Springs pocket mouse; species of concern that have a lower likelihood of
onsite occurrence, including burrowing owl and black tailed gnatcatcher and
SNPS-sensitive chaparral sand verbena that does occur on the site and slender
wooly heads, if it occurs there now or may in the future. (Biological Resources)
MM 11-2 Conduct pre -construction surveys for burrowing owls within 48 ,hours of
construction and have a qualified biologist remove them, if found, and collapse
burrows to prevent re -occupation. (Biological Resources)
MM 11-3 Conduct pre -construction live trapping for burrowing mammals 48 hours in
4
L c _:_s
advance of grading to remove burrowing animals that may otherwise be
entombed and to obtain better data on potentially occurring species. (Biological
Resources)
MM 11-4 Refrain from storing soils or building materials on -site in an unconfined manner
that would attract burrowing species. Stored soil shall be covered and weighted
to prevent wildlife intrusion. Spoils from development shall be removed to
prevent potential attraction of sensitive species. (Biological Resources)
MM 12-1 Archaeological monitoring of earth -disturbing activities shall be done by a
qualified archaeologist and tribal appointed monitor in compliance with the tribal
Historic Preservation Office. (Cultural and Historic Resources)
MM 12-2 In the event that cultural resources are located during grading activities on the
23 acres of tribal land related to this project, construction must be halted in the
vicinity of the find and the BIA Regional Archaeologist and project archaeologist
shall be notified. If cultural resources are located during grading activities on the
eleven acres of non -reservation (fee land), construction activities must be halted
in the vicinity of the find and the project archaeologist shall be notified. Work
should not proceed in the area of the find, but rather be redirected, if possible,
until a qualified archaeologist has been consulted to determine the significance
of the find. The City of Palm Springs General Plan Historic element policy 5b/16
includes the requirement "...if archaeological resources are uncovered during
grading for any project within the planning area, the building contractor shall stop
grading immediately. The contractor shall notify the City and shall summon a
qualified archaeologist to determine the significance of uncovered resources and
specify appropriate mitigation." (Cultural and Historic Resources)
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.
CC&R's
8. 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, shall require maintenance of all
5
property in a good condition and in accordance with all ordinances.
The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2000, 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.
Public Safety CFD
10. 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 District under the
authority of Government 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.
ENGINEERING/PUBLIC WORKS DEPARTMENT
The Engineering Division recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards and
ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. 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.
3. The applicant shall be required to construct asphalt concrete paving for streets in
two separate lifts. The final lift of asphalt concrete pavement shall be postponed
until such time that on -site construction activities are complete, .as may be
determined by the City Engineer. Paving of streets in one lift prior to completion of
on -site construction will not be allowed, unless prior authorization has been
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obtained from the City Engineer. Completion of asphalt concrete paving for streets
prior to completion of on -site construction activities, if authorized by the City
Engineer, will require additional paving requirements prior to acceptance of the
street improvements, including, but not limited to: removal and replacement of
damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as
required by the City Engineer.
VERONA ROAD
4. Dedicate a right-of-way of 13 feet along the entire frontage, together with property
line - corner cut backs at the intersection of Verona Road and Lot "A", in
accordance with City of Palm Springs Standard Drawing No. 105.
5. Dedicate right-of-way as necessaryfor the partial street "knuckle" at the east end of
Verona Road, in accordance with City of Palm Springs Standard Drawing No. 104.
6. Acquire an additional right-of-way of 6 feet across the adjacent property identified as
Tentative Tract Map 30350, and previously as Assessor's Parcel Number 677-030-
001, to provide a half -width right-of-way of 31 feet. This condition shall be null and
void if right-of-way for Verona Road has previously been dedicated through
recordation of a Final Map for Tentative Tract Map 30350.
7. Dedicate an easement 2 feet wide along the back of all driveway approaches for
sidewalk purposes.
3. Construct a 6 inch curb and gutter, 18 feet north of centerline, with 25 feet radius
curb returns and spandrels at the northeast and northwest corners of the
intersection of Verona Road and Lot "A", in accordance with City of Palm Springs
Standard Drawings No. 200 and 206.
9. The street "knuckle" at the easterly end of Verona Road shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 104.
10. If not already completed by others, remove and replace existing curb and gutter on
Verona Road between Whitewater Club Drive and the west Tract boundary as
necessary to transition from the end of existing street improvements to proposed
street improvements, as required by the City Engineer.
11. Construct a 6 feet wide cross -gutter across the intersection of Verona Road and Lot
"A" with a flowline 18 feet north of and parallel with the centerline of Verona Road,
in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
12. Construct driveway approaches in accordance with City of Palm Springs Standard
Drawing No. 201.
7
13. Construct a 5 feet wide sidewalk behind the curb along the entire frontage of
Verona Road, in accordance with City of Palm Springs Standard Drawing No. 210.
14. Construct Type A curb ramps meeting current California State Accessibility
standards at the northeast and northwest corners of the intersection of Verona
Road and Lot "A", in accordance with City of Palm Springs Standard Drawing No,
212.
15. If not already completed by others, remove and replace existing pavement on
Verona Road located between Whitewater Club Drive and the west Tract boundary
with a minimum pavement section of 2'/z inches asphalt concrete pavement over 4
inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, 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.
16. On Verona Road, a minimum 24 feet wide travel way shall be constructed, as
measured from face of curb. Unless the southerly portion of Verona Road has
already been completed by others, construct a minimum pavement section of 2'h
inches asphalt concrete pavement over4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, between the
proposed gutter on the north side of Verona Road to 6 feet south of centerline 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.
17. Install a redwood header along the new edge of pavement located 6 feet south of
centerline. If the southerly portion of Verona Road has already been completed by
others, the northerly pavement section of Verona Road shall be constructed to a
clean sawcut edge of pavement.
I��lC."Ifi►_11/G1►1�iY:lY
'18. Dedicate a right-of-way of 50 feet and throughout the cul-de-sacs over Lot "A" and
Lot "B", together with property line - corner cut backs at the northeast and southeast
corners of the intersection of Lot "A" and Lot "B", in accordance with City of Palm
Springs Standard Drawing No. 105.
'19. The off -set cul-de-sac at the northerly end of Lot "A" shall be constructed in
accordance with Riverside County Standard Drawing No. 800(A), amended with
A=25', C=7', or as approved by the City Engineer.
20. The cul-de-sac at the easterly end of Lot "B" shall be constructed in accordance with
City of Palm Springs Standard Drawing No. 101, W/2 = 18'.
21. Construct 6 inch wedge curb and gutter, 18 feet from centerline along both sides of
the internal public streets and throughout the cul-de-sacs over Lot "A" and Lot "B",
with 25 feet radius curb returns and spandrels at the northeast and southeast
corners of the intersection of Lot "A" and Lot "B", in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
22. Construct a 6 feet wide cross -gutter across the intersection of Lot "A" and Lot "B"
with a flowline 18 feet east of and parallel with the centerline of Lot "A", in
accordance with City of Palm Springs Standard Drawing No. 200 and 206.
23. Construct a 5 feet wide sidewalk behind the curb along the entire frontage of Lot "A"
and Lot "B", in accordance with City of Palm Springs Standard Drawing No. 210.
24. Construct a Type A curb ramp meeting current California State Accessibility
standards at the northeast and southeast corners of the intersection of Lot "A" and
Lot "B", in accordance with City of Palm Springs Standard Drawing No. 212.
25. 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, over Lot "A" and Lot "B", in accordance with
City of Palm Springs Standard Drawing No. 110 and 300. 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.
SANITARY SEWER
26. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
27. 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.
28. Construct an 8 inch V.C.P. sewer main across the entire Lot "A" and Lot "B"
frontages located 5 feet from centerline or as required by the City Engineer and
connect to the extended public sewer system in Verona Road. All sewer mains
constructed by the applicant and to become part of the public sewer system shall be
digitally video recorded prior to acceptance of the sewer system for maintenance by
the City. A computer disc of the video recording shall be provided to the City
Engineer for review. Any defects of the sewer main shall be removed, replaced, or
repaired to the satisfaction of the City Engineer prior to acceptance.
We
29. Acquire a public sewer easement, 20 feet wide, across the adjacent property
identified as Tentative Tract Map 30350, and previously as Assessor's Parcel
Number 677-030-001, over the extended public sewer through the southerly
extension of Lot "A" across Tentative Tract Map 30350 to the property identified by
Assessor's Parcel Number 677-030-032. This condition shall be null and void if
right-of-way for the southerly extension of Lot "A" across Tentative Tract Map 30350
has previously been dedicated through recordation of a Final Map.
30. If not already completed by others, the applicant shall construct an extension of the
public sewer main within Gene Autry Trail, from Vista Chino to Via Escuela; within
Via Escuela located 5 feet from centerline from Gene Autry Trail to the southerly
extension of Lot "A"; and across the extension of Lot "A" across the properties
identified by Assessor's Parcel Number 677-030-032, and Identified as Tentative
Tract Map 30350, previously identified by Assessor's Parcel Number 677-030-001,
as necessary to extend sanitary sewer service to the subject property as approved
by the City Engineer. Construction of the extension of the sanitary sewer system to
the subject property shall be completed prior to issuance of a building permit.
31. The applicant shall be required to obtain State permits and approval of plans for
sewer construction performed within Vista Chino (State Highway 111) right-of-way.
A copy of an approved Caltrans encroachment permit shall be provided to the City
Engineer prior to the issuance of any building permits. This condition shall be null
and void if the public sewer main extension has been completed by others.
32. If not already completed by others, the applicant shall coordinate construction of the
sanitary sewer extension within Gene Autry Trail and Via Escuela such that the
sewer construction precedes construction of the planned Gene Autry Trail widening
improvements (City Project No. 02-03) by the City. In the event the applicant has
not completed construction of the sanitary sewer extension within Gene Autry Trail
and Via Escuela prior to the City's approval of construction documents for bidding of
City Project No. 02-03, the applicant shall be responsible for coordinating
construction of the sanitary sewer extension as a part of City Project No. 02-03,
which shall be completed by the City. The applicant shall be required to deposit an
amount representing the City Engineer's estimate of the cost to construct the
sanitary sewer extension within Gene Autry Trail and Via Escuela within 10 days
notice from the City Engineer, and shall be required to deposit additional amounts
as necessary to cover the awarded construction contract cost of the sanitary sewer
extension, and any required contract change orders during construction of the
sanitary sewer extension within Gene Autry Trail and Via Escuela, upon 10 days
notice from the City Engineer. The applicant shall be required to enter into an
agreement establishing the terms and obligations of the applicant and.the City in
coordinating construction of the applicant's required sanitary sewer extension as a
part of City Project No. 02-03 by the City.
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33. Costs associated with design and construction of the off -site sewer extension from
Vista Chino to the subject property may be reimbursed, pursuant to a Sewer
Reimbursement Agreement approved by the City Council in accordance with the
policies established by Resolution 13773, and amended by Resolution 15975.
Following completion and acceptance of the off -site sewer extension by the City
Engineer, if reimbursement is requested in writing by the applicant, the applicant
shall submit a formal request for preparation of a Sewer Reimbursement Agreement
with a $2,500 deposit for City staff time associated with the preparation of the
Sewer Reimbursement Agreement, including City Attorney fees. The applicant shall
be responsible for payment of all associated staff time and expenses necessary in
the preparation and processing of the Sewer Reimbursement Agreement with the
City Council, and shall submit additional deposits as necessary when requested by
the City, which are included in the amount that may be reimbursed to the applicant
through the Sewer Reimbursement Agreement. The Sewer Reimbursement
Agreement is subject to the City Council's review and approval at a Public Hearing,
and its approval is not guaranteed nor implied by this condition.
34. If not already completed by others, upon completion of the public sewer system
extension across the property identified by Assessor's Parcel Number 677-030-032,
and as a condition of acceptance of the public sewer system by the City Engineer,
the applicant shall prepare for the City Engineer's approval an Affidavit of
Completion in accordance with Section 169.16, Title 25, of the Code of Federal
Regulations, for the public sewer improvements constructed by the applicant for
which an easement was dedicated to the City through the Bureau of Indian Affairs.
The Affidavit of Completion shall be provided to and approved by the City Engineer
prior to final acceptance of the public sewer improvements, including issuance of a
final certificate of occupancy. The applicant shall be responsible for obtaining the
necessary form for the Affidavit of Completion from the Palm Springs Agency of the
Bureau of Indian Affairs, and for having it completed as necessary by the applicant's
Engineer of Record.
GRADING
35. The preliminary grading plan and proposed pad elevations for Lots 12 through 19
adjacent to Lot "B", as shown on Tentative Tract Map 33282, shall be revised to
ensure that all on -site stormwater runoff is directed to Lot "A". The following
changes shall be implemented to the preliminary grading plan on Tentative Tract
Map 33282:
a. The proposed low point at the throat of the cul-de-sac of Lot "B" shall be
relocated to the intersection with Lot "A", and the direction of fall shall be
reversed such that on -site stormwater runoff within Lot "B" is directed to Lot "A"
at a minimum slope of 0.35%. A high point shall be created at the middle of the'
cul-de-sac at Lots 17 and 19 on Lot "B".
b. Pad elevations for Lots adjacent to Lot "B" shall be revised to provide for the
recommended direction of fall from east to west.
c. If necessary, pad elevation differences between Lots 14 and 19, and the
adjacent existing grade within the Riverside County Flood Control & Water
Conservation District (RCFC) easement may be accommodated within the
RCFC easement by construction of a fill slope, upon approval by RCFC through
issuance of an Encroachment Permit. The applicant shall coordinate with RCFC
for necessary off -site grading approvals.
36. 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 contactAQMD at (909) 396-3752, or
at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the
Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and
approved by the Engineering Division prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following information: a
copy of final approved conformed copy of Conditions of Approval; a copy of a
final approved conformed copy of the Tentative Tract Map; a copy of current
Title Report; a copy of Soils Report; and a copy of the associated Hydrology
Study/Report.
37. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
38. A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board (Phone No. 760-
12
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.
39. 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.
40. 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.
41. 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) priorto approval of the Precise Grading Plan.
The California Department of Food and Agriculture office is located at 73-710 Fred
Waring Drive, Palm Desert (Phone: 760-776-8208).
42. All stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to an approved drainage
system. The applicant shall obtain approval from Riverside County Flood Control &
Water Conservation District (RCFC) for connection of proposed storm drain
improvements to the proposed RCFC storm drain system to be constructed across
the adjacent property identified as Tentative Tract Map 30350, and previously as
Assessor's Parcel Number 677-030-001. The applicant shall be required to obtain
an Encroachment Permit from RCFC for connection of proposed storm drain
improvements to the proposed RCFC facility. A copy of the Encroachment Permit
shall be provided to the City Engineer, prior to approval of on -site storm drain
improvement plans.
43. The Preliminary Hydrology Report for Tentative Tract No. 33282, prepared by
Sanborn A/E, Inc., dated July 10, 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 forthe proposed development. Final
storm drain system sizing 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.
13 Gam" n
44. 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 park 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 pretreat 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.
.45. Submit storm drain improvement plans for all on -site storm drainage system
facilities for review and approval by the City Engineer.
46. If not already completed by others, the applicant shall be responsible for preparation
of flood control improvement plans prepared by a California registered civil engineer
subject to review and approval by the Riverside County Flood Control & Water
Conservation District (RCFC) for construction of storm drain improvements
necessary to accept and convey stormwater runoff to the Whitewater River levee.
The storm drain improvement plans shall be approved by RCFC priorto approval of
a grading plan.
47. Construct drainage improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on -site streets, as described in the Preliminary
Hydrology Study for Tentative Tract No. 33282, prepared by Sanborn A/E, Inc.,
dated July 10, 2006 (as amended). The hydrology report for Tentative Tract Map
33282 shall be amended to include catch basin sizing and storm drain pipe sizing,
and other specifications for construction of required on -site storm drainage
improvements.
48. A 6 feet wide private drainage easement shall be reserved on the Final Map,
adjacent to the west Tract boundary, across Lots 1 through 9, to accommodate the
proposed 5 feet wide concrete drainage channel. The drainage easement shall be
privately maintained by a Homeowners Association (HOA). Provisions for
maintenance acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R's) required for this project.
49. Acquire a public storm drain easement across the adjacent property identified as
Tentative Tract Map 30350, and previously as Assessor's Parcel Number 677-030-
001, as necessary to extend storm drain improvements to be operated and
14
maintained by Riverside County Flood Control & Water Conservation District
(RCFC) to the Whitewater River. Right-of-way requirements for the extended storm
drain improvements shall be determined by RCFC. This condition shall be null and
void if public storm drain easements have previously been dedicated through
recordation of a Final Map for Tentative Tract Map 30350.
50. The 10 feet wide public storm drain easement identified across Lots 17 and 22 on
Tentative Tract Map 33282 is not approved. Drainage of Lot "B" shall be provided
by surface drainage within Lot "B" to Lot "A
GENERAL
51. 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
applicant 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.
52. All proposed utility lines shall be installed underground.
53. 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
south property line meet the requirement to be installed underground. If not already
completed by others, a letter from the owners of the affected utilities shall be
submitted to the Engineering Division prior to approval of a grading plan, informing
the City that they have been notified of the City's utility undergrounding requirement
and their intent to commence design of utility undergrounding plans. As soon as
available, a plan shall be submitted to the Engineering Division identifying all above
ground facilities in the area of the project to be undergrounded. Undergrounding of
W
existing overhead utility fines shall be completed prior to issuance of a certificate of
occupancy.
54. 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.
55. Upon approval of any improvement plan bythe City Engineer, the improvement plan
shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004
drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe
Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to
be submitted to the City may be authorized, upon prior approval of the City
Engineer.
56. The original improvement plans prepared for the proposed development and
approved by the City Engineer (if required) shall be documented with record drawing
"as -built" information and returned to the Engineering Division prior to issuance of a
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
57. 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.
58. 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
59. 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 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.
60. 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.
61. 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 (AutoCAD ASCII drawing
exchange file) ), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the
type and format of G.LS. digital data to be submitted to the City may be authorized,
upon prior approval of the City Engineer.
TRAFFIC
62. Install a street name sign at the intersection of Lot "A" and Lot "B", and Lot "A" and
Verona Road, in accordance with City of Palm Springs Standard Drawing Nos. 620
through 625.
63. Install a 30 inch stop sign, stop bar, and "STOP" legend at the northwest corner of
the intersection Lot "A" and Verona Road, and at the northeast corner of the
intersection of Lot "A" and Lot "B", in accordance with City of Palm Springs Standard
Drawing Nos. 620-625.
64. A minimum of 48 inches of clearance for handicap accessibility shall be provided on
public sidewalks within the development. Minimum clearance on public sidewalks
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 Verona Road, Lot "A", and Lot "B" street
frontages.
65. Construction signing, lighting and barricading shall be provided for on all projects as
required by City Standards or as directed by the City Engineer. As a minimum, all
construction signing, lighting and barricading shall be in accordance with State of
California, Department of Transportation, "Manual of Traffic Controls for
Construction and Maintenance Work Zones" dated 1996, or subsequent additions in
force at the time of construction.
66. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
POLICE DEPARTMENT
1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs
Municipal Code.
17
u4i
11111elIimelel:1ve1a9Ji1:1,r6
FIRE:
Prior to any construction on -site, all appropriate permits must be secured.
Construction Requirements: All Construction shall be in accordance with the
1998 California Fire Code, the 1997 Uniform Building Code, City of Palm Springs
Engineering requirements, City of Palm Springs Fire Protection Plan, Vol 11, City of
Palm Springs Ordinance 1570, Desert Water Agency specifications, NFPA
Standards plus UL and CSFM listings.
2. Streets and Fire Lanes: Street construction, widths, turning radius' and cul-de-
sacs shall be constructed in accordance with the 1998 California Fire Code, Article
9, City of Palm Springs engineering standards, 1997 California Building Code, and
Palm Springs Ordinance 1570.
3. Fire Department Access: Minimum Fire Lane width shall be 24' unobstructed per
the 1998 California Fire Code, Article 9. Vertical clearance shall not be less than
14'6".
4. Construction Site Fencing Required: Construction site fencing required for new
construction over 5,000 SF. Fencing shall remain intact until buildings are stuccoed
or covered and secured with lockable doors and windows or until the Fire Marshall
deems necessary. Provide 14' wide access gates equipped with changeable chains
and locks.
Construction Site Guard: Construction site guard required for new construction
over 5,000 SF per City of Palm Springs Ordinance 1570. Guard to remain an duty
24 hours a day, 7 days per week, as determined by the fire marshal.
6. Turning Radius: The outside turning radius of fire apparatus roads and Cul-de-sac
streets shall be at least 43' from centerline, inside turning radius required is 30' from
centerline per the 1998 California Fire Code, Article 9 and City of Palm Springs
Ordinance 1570.
7. Fire Hydrants, Water Systems and Standpipes: Fire hydrants shall be installed
per NFPA standards, plus 1998 California Fire Code and DWA standards. Where
underground water mains are to be provided, they shall be installed, completed and
in service with fire hydrants and standpipes or combinations thereof located as
directed by this office, but not later than the time when combustible materials are
delivered to the construction site.
$. Water Agency Construction Specifications: All water mains, fire hydrants and
devices shall be installed in accordance with Desert Water Agency specifications
IN
and standards.
9. Mandatory Fire Sprinklers: Automatic Fire Sprinkler System with 24 hours
monitoring is required per City of Palm Springs Fire Protection Master Plan Vol. II
and City of Palm Springs Ordinance 1570.
10. Fire Sprinkler Installation: Fire sprinklers shall be designed and installed per
NFPA 13 and 13D (Modified) by a state licensed C-16 Fire Sprinkler Contractor.
11. Further Comments: Further comments as conditions warrant.
12. Fire Flow: Fire flow will be estimated once the square footage and type of
construction is known.
END OF CONDITIONS
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- TENTATIVE TRACT MAC' NO. 33282
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C,q<fFOR��P Planning Commission Staff Report
Date: September'13, 2006
Case No.: 5.1035-Zone Change and TTM 33282
Application Type: Change of Zone from 0-5 to R-1-D and Tentative Tract
Map, to subdivide an approximately 6.1-acre parcel into 25
single-family residential lots
Location:
Applicant:
Zone:
General Plan:
APN:
From:
Project Planner:
PROJECT DESCRIPTION
North side of Verona Road and South of Whitewater River.
Casa Verona, LLC (Mark Temple)
0-5 (Open Land Zones)
L-6 (Low Density Residential)
r_� � ► rr<:�ra�r��a�r��
Craig A. Ewing, AICP, Director of Planning Services
Edward O. Robertson, Principal Planner
The proposed project is a Change of Zone from the existing 0-5 (Open Land Zones) to
R-1-D and Tentative Tract Map application (TTM 33282), to subdivide an approximately
6.1-acre parcel into twenty five (25) single-family residential lots. The proposed
residential lots will range between 7,582 to 14,837 square feet in size. The subject
property is located along the north side of Verona Road and south of Whitewater River.
The applicant is Mark Temple of Casa Verona, LLC.
' Planning Commission Staff Report
5.1035 & 7rM 33282
Page 2 of 6
RECOMMENDATION
' September 13, 2006
That the Planning Commission recommend adoption of the Draft Mitigated Negative
Declaration (MND) and approval of the proposed change of zone and tentative tract
map to the City Council subject to the attached findings and conditions of approval.
BACKGROUND AND SETTING:
The proposed project consists of a Change of Zone application and Tentative Tract Map
(TTM 33282) to subdivide approximately 6.1 acres of land into 25 single-family
residential lots and two lettered lots (Lots A & B). This proposal will allow the existing
zoning designation of "0-5" (Open Land Zones) to be reclassified into R-1-D (Single -
Family Residential; 7,500 Sq. Ft. Minimum lot size).
The existing General Plan designation of the property is L-6 (Low Density Residential),
the proposed change, if approved, the zoning will become consistent with the General
Plan Map. The proposed density is approximately 4.1 units per acre, which is well below
the threshold density of 5 units per acre within an R-1-D zoning area. The proposal is
also consistent with the minimum lot standards within the R-1-D districts.
Tentative Tract Map:
The proposed tentative tract map is a request for the creation of twenty five new single-
family residential lots and two lettered lots within the proposed R-1-D zoning
designation. The lettered lots are for the two public streets within the new tract. The
subject property is an approximately 6.1-acre, relatively flat vacant parcel located on the
north side of Verona Road and south side of Whitewater River. The proposed lots are
designed for single-family detached homes with lots ranging from 7,682 to 14,837
square feet in size. The average lot size is 7,506 square feet within the subdivision.
Table 1: Surrounding land uses, General Plan, Zoning
Land Use
General Plan
Zoning
North
Vacant
PR (Parks & Rec.
W (Watercourse)
South
Single -Family Housing
L-6
R-1-D (TTM 30350)
East
Vacant
C (Conservation)
W (Watercourse)
West
Condominiums
L-4
R-1 C
F 1. /e1 W&I14-31
The General Plan designation of the site is L-6 (low density residential), and the zoning
designation is 0-5 (Open Land zones). Pursuant to Section 92.21.01(D)(3), large scale,
residential developments may be permitted on sites not less than five acres -within an O-'
5 Zone at a density allowed by the general plan, in this case it will be L-6. The proposed
R-1-D district allows up to a maximum of six dwelling units per net acre with a minimum
:)11' 73
Planning Commission Staff Report
5,1035 & TTM 33282
Page 3 of 6
September 13, 2006
lot size requirement of 7,500 square feet, a minimum lot width of seventy five (75) feet
and minimum lot depth of hundred (100) feet. The proposed lot sizes will range from
7,582 to 14,837 square feet. The proposed density is approximately four units per net
acre, which is well below the maximum density of six units per net allowed within the R-
1-D district. The proposal complies with the L-6 density, and the lots are consistent with
the requirements of the zoning district in terms of lot sizes, depth and width.
The primary access into the tract will be from a proposed cul-de-sac along Verona
Road. There are no existing streets improvements around the subject property, however
all the proposed streets and access within and around the site are designed to meet the
City's standards.
Currently, the applicant is not proposing any single-family residential development
within the subdivision. The future housing units will have to comply with the uses and
development standards as outlined within the R-1-D zone when proposed. Also, there
are no perimeter walls or fences being proposed at this time; the height of any future
walls or fences must comply with the required standards for single-family residential
uses.
REQUIRED FINDINGS
Findings are required for the proposed subdivision pursuant to Section 66474 of the
Subdivision Map Act. These findings and a discussion of the project as it relates to
these findings follow:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The proposed Tentative Map is consistent with the goals and objective of the L-6
(Low Density Residential), General Plan designation which governs the subject
property as well as all property adjacent to the subject site. The applicant is
proposing twenty five lots on an approximately 6-1-acre parcel; this proposal is
within the density parameters of the General flan designation of L-6.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
As proposed the project will be consistent with the zoning designation of R-1-D,
which allows the development of single-family residence at the location. The
proposed subdivision and the provision for its design and improvements comply
with the applicable development standards for streets and lot design. .
c. The site is physically suited for this type of development
3
'Planning Commission Staff Report
5.1035 & TTM 33282
Page 4 of 6
r September 13 2006
The project site is relatively flat and each lot contains adequate developable
building area. There are no known bodies of water, ravines, or significant
topographic features on the subject property.
d. The site is physically suited for the proposed density of development.
The General Plan Designation of L-6 establishes a threshold density of 5
dwelling units per acre and a maximum of six dwelling units per acre. The
proposed density of approximately 4 dwelling units per net acre is within the
allowable range of density. Thus the site is physically suited for the number of
proposed number of lots, and the density of the subdivision is consistent with the
General Plan.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitat.
The Environmental Initial Study prepared for the site determined that the project
is adjacent to existing residential uses to the southern and easterly portions of
the location. With the implementation of proposed mitigation measures, any
environmental impacts affecting animals or plants will be mitigated to a level of
less than significant. As stated earlier, there are no known bodies of water on the
subject property and therefore no fish will be disturbed.
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 home sites while providing
water quality basins, and a street system which is consistent with City Standards.
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.
There are no known public easements across the subject property; therefore, the
design of the subdivision will not conflict with any public easements for access
through or use of the property. The applicant is required to dedicate necessary
easements for public access and circulation in and around the new subdivision.
Additional Findings are required for the proposed Change of Zone; these findings are as
follows:
a. That the proposed Change of Zone is in conformity with the General Plan Map
and Report.
'Planning Commission Staff Report i
5 1035 & TTM 33282
Page 5 of 6
September 13, 2006
The existing General Plan designation of the subject property is L-6, which allows
for low density residential development. The proposed zone change to R-1-D will
allow for a consistency of permitted use with the General Plan; the change of
zone will be in conformity with the General Plan Map.
b. That the subject property is suitable for the uses permitted in the proposed zone,
in terms of access, size of parcel, relationship to similar or related uses.
The property is mostly surrounded by existing residential development to the west
and some portions of the south. Furthermore a new subdivision (TTM 30350) to
the south of this location was recently approved for fifty seven single-family
residential lots, therefore the property will have related and similar uses within
close proximity. Access will be provided from Verona Road and two public streets
are being proposed for internal circulation within the new subdivision. The size of
the parcel is approximately 6.1 acres; this is large enough to accommodate the
proposed subdivision.
c. That the proposed Change of Zone is necessary and proper at this time, and is
not likely to be detrimental to the adjacent properties or residents.
As stated earlier, the General Plan designation of the property is L-6; the
proposed Change of Zone to R-1-D is necessary and proper as it will allow a
conformance with the General Plan. Most of the existing and proposed land uses
within the immediate area is residential, additional single-family residential
development will not be detrimental to the adjacent properties or residents.
ENVIRONMENTAL ASSESSMENT
Pursuant to Section 15063 of the California Environmental Quality Act (CEQA)
Guidelines, an Initial Study was prepared for this project. The Mitigated Negative
Declaration is attached to this report. The Mitigated Negative Declaration found the
environmental impacts of the proposed project to be less than significant with the
following mitigations:
Mitigation Measures:
MM III-1 Earth -moving activities shall be suspended during the first and second
stage ozone episodes or when winds exceed 25 MPH, per the Coachella
Valley PM10 State Implementation Plan and SCAQMD Rule 403.1.
MM III-2 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, as part of the construction specifications,
5
Planning Commission Staff Report
5 1035 & TTM 33282
Page 6 of 6
i
September 13, 2006
MM III-3 Any construction access roads should be paved as soon as possible and
cleaned after each workday. The maximum vehicle speed limit on
unpaved road surfaces shall be 15 MPH.
MM III-4 All trucks should maintain at least two feet of freeboard.
MM 111 5 All trucks hauling dirt, sand, soil or other loose dirt material off -site should
be covered and washed off before leaving the site.
MM III-6 Adjacent streets should be swept if silt is carried over to adjacent public
thoroughfares.
MM 111-7 As part of the construction specifications, any vegetative ground cover to
be utilized on -site shall be planted as soon as possible to reduce the
disturbed area 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 wind erosion of the soil.
MM III-8 Construction operations affecting off -site roadways shall be scheduled for
off-peak traffic hours and shall minimize obstruction of through -traffic
lames.
NOTIFICATION
A public hearing notice was advertised and was mailed to all property owners within 400
feet of the subject property owners. As of the writing of this report, staff has not received
any public comments regarding this project.
1 �
'a
•. ' -
ATTACHMENTS
1. Vicinity Map
2. Reduced copy of TTM 33282
3. Draft Resolution / Conditions of Approval
4. Mitigated Negative Declaration
ervices
0'r) -
6
City of Palm Springs
Planning Commission Meeting
of September 13, 2006
5. Case 5.1035 / TTM 33283 - An application by Casa Verona, LLC, for a
Change of Zone from the existing 0-5 (Open Space - 5 Acre Minimum Lot
Size) to R-1-D (Single Family Residential - 7,500 S. F. Minimum Lot Size) and
Tentative Tract Map to subdivide approximately 6.01 acres into 25 single
family residential lots, located on the north side of Verona Road and West of
Whitewater River, Zone 0-5, Section 6, APN 677-020-028. (Project Planner,
Edward Robertson, Principal Planner)
Principal Planner, Edward Robertson, gave background information as outlined in the
staff report dated September 13, 2006.
Chair Marantz requested clarification on the type of application.
Director of Public Works, Dave Barakian, reported a correction on Engineering
Condition #6, page 7, should read, " ... additional right-of-way of 18 feet across .. "
Vice Chair Hochanadel requested further clarification on the lot size compatibility and
the Open Space zoning.
Chair Marantz opened the Public Hearing.
John Sanborn, Sanborn A & E, stated that they are in concurrence with the conditions
and gave a background information on the Open Space.
There being no further appearances, the Public Hearing was closed.
M/S/C (Vice Chair Hochanadel/Cohen, 7-0 To recommend adoption the Draft Mitigated
Negative Declaration and approval of Case 5.1035 and TTM 33282 to City Council,
subject to Conditions of Approval.
6. MIN641J5.1091 PD 324 / 3.2933 MAJ / TTM 34190 - An application by Palm
Sprin Lawrence Rae[, for a proposed Planned DevelopmgjAORWict
324, Major tural Approval and Tentative Tr 190. The
Planned Developme Major Architect rovaI would allow the
construction of 118 condo OOD square feet of commercial
space on a 4.1 acre site R%oad on the south,, between North
Palm Canyon d North Nndian Can PN's 513-081-002 through
006 a-081-023. (Project Planner: Edwa bertson, Principal
PI 0
Chair Marantz stated she has a business related conflict of interest and would not
participate in the discussion and vote. She left the council chamber at 2:14 p.m.
1
CASA VERONA RESIDENTIAL PROJECT/INITIAL STUDYWITICATED NWATIVE DECLARATION
I
Casa Verona Residential Project
Mitigated Negative Declaration
1
1�q<fFOR14.li
Prepared by
The City of Palm Springs
August 2006
I - )
CASK VERONA RESIDENTIAL PROJECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
ENVIRONMENTAL CHECKLIST FORM
1. Project title:
Casa Verona, Case No. 5.1035-Chonge of Zone and TTM 33282
2. Lead agency name and address:
Ciiy of Palm Springs
3200 E. Tohquitz Canyon Way
Palm Springs, CA 92262
3. Contact person and phone number:
Edward O. Robertson
Principal Planner
(760)323-8245
4. Project location:
North side of Verona Road and West side of Whitewater River, Palm Springs, CA 92262
S. Project sponsor's name and address:
Casa Verona, LLC
610 S. Belordo Rood, Suite 1200, Palm Springs, CA 92264
6. General plan designation:
1_6 (Low Density Residential)
7. Zoning: The proposed project site is subject to the following zoning designations:
MM
8. Description of project:
THE PROPOSED PROJECT IS A CHANGE OF ZONE FROM THE EXISTING 0-5 TO R-1-D AND TENTATIVE TRACT
MAP APPLICATION (TTM 33282), TO SUBDIVIDE AN APPROXIMATELY 6.1-ACRE PARCEL INTO TWENTY FIVE (25)
SINGLE-FAMILY RESIDENTIAL LOTS. THE RESIDENTIAL LOTS WILL RANGE IN SITE BETWEEN 7,582 TO 14,837 SQUARE
FEET. THE SUBJECT PROPERTY IS LOCATED ALONG THE NORTH SIDE OF VERONA ROAD AND SOUTH OF
WHIIEWATER RIVER.
9. Surrounding land uses and setting; (briefly describe the project's surroundings:
North - Vacant
South - Vacant (TTM 30350)
East - Vacant
West- Existing Tennis Court and Parking area 1 N^y',;
1.0-2
i
CA>A VERONA RESIDENTIAL PROIEC ANITIAL STUDY/mITIGATED NEGATIVE DECLARATION
10, Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement).
None
1.0-3 y. yl "q11
CA. )VERONA RESIDENTIAL PROJECT/INITIAL STUD IITIGATED NEGATIVE DECLARATION
Figure 1: Project Vicinity Map
`' "``s Department of Planning Services E
Vicinity Map
•f11/fOx+� S
VERONA F-- I
—�' Legend
® site
^p ---
400 Foot Radius
d
Parcels
,J
a
N
1.0-M1
l� n
CANA VERONA RESIDENTIAL, PROJECT/INITIAL STUDY/rvtITIGATED NEGATIVE DECLARATION
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED;
The environmental factors checked below would be potentially affected by this project,
involving of least one impact that is a "Potentially Significant Impact' as indicated by the
Checklist on the following pages.
❑ Aesthetics
❑ Biological Resources
❑ Hazards & Hazardous Materials
❑ Mineral Resources
❑ Public Services
❑ Utilities/Service Systems
❑
Agriculture Resources
❑
Air Quality
❑
Cultural Resources
❑
Geology/Soils
❑
Hydrology/Water Quality
❑
land Use/Planning
❑
Noise
❑
Population/Housing
❑
Recreation
❑
Tran5portation/Traffic
❑
Mandatory Findings of Significance
CAS;vVERONA RESIDENTIAL PROIECTANITIAL STUDYIMITIGATED NEGATIVE DECLARATION
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evoluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
® environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and on ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, bul at least one
ED effect 1) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based
on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT
REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed
upon the proposed project, nothing further is required.
ah L� 74.00v
E and O. (�tson Dote
4Pri cipal Planner
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impocl" 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
projecl will not expose sensitive receptors to pollutants, based on a project -specific
screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -
site, cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts-
1-0-6 I or, v.. ,
CASA VERONA RES, DENIAL PROIECTANITIAL STUDY/MITIGATED NEGATIVE DECLARATION
3) Once the lead agency has determined that a particular physical impact may occur, then
the checklist answers must indicate whether the impact is potentially significant, less than
significant with mitigation, or less than significant. "Potentially Significant Impact" is
appropriate if there is substantial evidence that an effect may be significant. If there are one
or more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant
Impact" to a "Less Than Significant Impact:' The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level
(mitigation measures "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, on 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 on earlier document pursuant to
applicable legal standards, and state whether such effects were addressed by
mitigation measures based on the earlier analysis.
e) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures that were incorporated or refined from
the earlier document and the extent to which they address site -specific conditions for
the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to
the page or pages where the statement Is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however,
lead agencies should normally address the questions from [his checklist that are relevant to a
project's environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact to less than significant.
CASA VERONA RESIDENTIAL PROJECTANITIAL STUDY/MITIGATED NEGATIVE DECLARATION
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, Iree.s, rock
outcroppings, and historic buildings within 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
Less Than
Significant
Potentially
with
Less Than
Significant
Mitigation
Significant
Impact
Incorporated
Impact
No Impact
❑ ❑ ❑
that would adversely affect day or nighttime ❑ ❑ ® ❑
views in the area?
a-c) No Impact. The proposed project would be located on a vacant piece of land in an
area that is relatively flat and undeveloped. There are no Scenic vistas, resources, or
state scenic highways in the project area. The area surrounding the proposed project site
contains residential developments_ The proposed project would conform to the
surrounding uses. Therefore, the proposed project would not result in adverse impacts to
scenic resources, vistas, or degrade the visual quality of the site or surrounding areas.
d) Less than Significant. The project proposes to build a 25 single-family residential
subdivision. Any proposed lighting would be required to comply with Section 9121.00 of
the Zoning Ordinance. Therefore, the proposed project would not result in the creation a
substantial new source of light or glare to the area.
1.0-8
CAA VERONA RESIDENTIAL PROJECT/INITIAL STUDY/rvtITIGATED NEGATIVE DECLARATION
Less Than
Significant
Potentially With
Significant Mitigation
Impact Incorporated
Less Than
Significant
Impact No Impact
If. 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 ❑ ❑ ❑
Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
h) Conflict with existing zoning for agricultural ❑ ❑ ❑
use, or a Williamson Act contract?
c) Involve other changes in the existing
environment, which due to their location or ❑ ❑ ❑
nature, could result in conversion of Farmland
to non-agricultural use?
a-c) No Impact. The proposed project is on a vacant piece of land found to have
agriculturally poor soil and would not be located on Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance. The proposed project site is not subject to a
Williamson Act Contract; therefore, the proposed uses would not conflict with agricultural
zoning or other agricultural regulations. There is no farmland or agricultural land in the
immediate vicinity of the proposed project site. Therefore, the project would not result in
the conversion of farmland to non-agricultural uses.
1.0.9 0�'' T
CASA i/ERONA RESIDENTIAL PROJECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Less Than
Significant
Potentially with
Significant Mitigation
Impact Incorporated
Loss Than
Significant
Impact No Impact
III, 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
substantially to an existing or projected air
quality violalion2
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 quantitative thresholds for ozone
Precursors)?
d)
Expose sensitive receptors to substantial pollutant
❑
❑
®
❑
concentrations?
e)
Create objectionable odors affecting a substantial
❑
❑
®
❑
number of people?
a-b) Less Than Significant Impact. The project site is located within the Salton Sea Air Basin,
which has been designated by the California Air Resources Board as "nonatfainment, for
ozone and PM10". The project is within the jurisdiction of the South County Air Quality
Management District (SCAQMD). Developmenl of the proposed project sile would be
governed by the 2003 Air Quality Management Plan (AQMP) and the 2002 Coachella
Valley PM10 State Implementation Plan (CVPMID SIP), which manages air quality in the
area. The AQMP evaluated air quality impacts based upon the anticipated growth
under the City's General Plan. According to the air quality study prepared by Endo
Engineering (2005), the proposed project includes conforming uses on the project site;
therefore it is consistent with the population and employment growth projections that
form the basis of the AQMP and the Regional Growth Management Plan. Short-term
impacts on air qualify would occur during the construction activities. The proposed
project is not projected to exceed the SCAQMD doily construction emissions threshold of
significance. Therefore, the project shall not conflict with or obstruct implementation of
the 2003 AQMP. This impact is considered less than significant.
c) Less Than Significant With Mitigation Required. A Fugitive Dust Control Plan shall be
submitted to the City of Palm Springs for approval in conjunction with the application for
grading permits associated with the project and prior to initiating any earth -moving
operations on -site. The following mitigation measures are recommended for
incorporation in the project to reduce the poienlial for potential adverse air quolily
impacts during construction.
1.0-10
C. + )VERONA RESIDENTIAL PROJECIFANITIAL STUDY; j IGATED NEGATIVE DECLARATION
Mitigation Measures
MM III-1 Earth -moving activities shall be suspended during the first and second stage
ozone episodes or when winds exceed 25 MPH, per the Coachella Valley PM10
State Implementation Plan and SCAQMD Rule 403.1.
MM III-2 Adequate watering techniques shall be employed to partially mitigate the
impact of construction -generated dust particulates. Portions of the project site
ihai 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, as part of the construction specifications,
MM III-3 Any construction access roads should be paved as soon as possible and cleaned
after each workday. The maximum vehicle speed limit on unpaved road surfaces
shall be 15 MPH.
MM III-4 All trucks should maintain at least two feet of freeboard.
MM III-5 All trucks hauling dirt, sand, soil or other loose dirt material off -site should be
covered and washed off before leaving the site.
MM III-6 Adjacent streets should be swept if silt is carried over to adjacent public
thoroughfares.
MM 111-7 As part of the construclion specifications, any vegetative ground cover to be
utilized on -site shall be planted as soon as possible to reduce the disturbed area
subject to wind erosion. Irrigaiion systems needed to water these plants shall be
installed as soon as possible to maintain the ground cover and minimize wind
erosion of the soil.
MM III-8 Construction operations affecting off -site roadways shall be scheduled for off -
speak traffic hours and shall minimize obstruction of through -traffic lames.
d) Less than Significant Impact. During the short-term period of construction, the project
could have the potential to expose the area to increased levels of dust emissions_ A
Fugitive Dust Control Plan would be submitled to the Engineering Division for review and
approval prior to demolition. The project would be required to comply with Chapter 8.50
of the Ciiy of Palm Springs Municipal Code (Fugitive Dust Control), and shall be required
to utilize one or more "Coachella Valley Best Available Control Measures". Therefore, the
project is not anticipated to expose sensitive receptors to substantial pollutant
concentrations. No impact would occur.
e) Less than Significant Impact. The proposed residential subdivision is not anticipated to
generate any long-term odors. Machinery, equipment, and/or vehicles may emit
noticeable odors during construction. However, these odors are short-term in nature and
typical of renovation and construction. Odors would cease following completion of the
project. Therefore, impacls associated with exposure of substantial number of people to
objectionable odors would be considered less than significant.
1.0-11
CASA VERONA RESIDENTIAL PROJECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Legg Than
Significant
Potentially with Less Than
Significant Mitigation Significant
Impact Incorporated Impact No Impact
IV. BIOLOGICAL RESOURCES. would the project:
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive, or special ❑ ❑
status species in local or regional plans, policies
or regulations, or by the California Department of
Fish and 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) I -lave a substantial adverse effect on federally
protected wetlands, as defined by Section 404 of
the Clean Water Act (including, but not limited ❑ El ❑
to, marsh, vernal pool, coastal wetlands, etc.),
through direct 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?
e) 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
❑
❑
ElConservation
Plan, or other approved local,
regional or state habitat conservation plan?
a -lb) No Impact. The project will not have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as a candidate, sensitive, or
special status species in local or regional plans, policies or regulations, or by the
California Department of Fish and Game or U.S. Fish and Wildlife Service. As determined
by a biological study thai was preformed (March 2005, Ecological Consultants), the area
does not contain any rare, threatened or endangered plant or onimal species, sensitive
habitat, riporion habitat, or natural communities . In addition, the project site is a highly
disturbed area surrounded by development, with dumping and foot trails on portions of
the site. The project would not result in impacts to endangered, threatened, or rare
species or their habitats or any riparian habitat or other sensitive natural community.
e) No Impact. The site does not contain any wetland areas or waters. Section 404 of the
Clean Water Act regulates the dredge and/or fill of waters and wetlands of the United
1.0-12
) i
CAaA VERONA RESIDENTIAL PROJECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
States, specifically relating to how these activities may cause an adverse effect to, or loss
of, federal wetlond/water resources. Regulatory responsibility falls under the jurisdictional
authority of the U.S. Army Corps of Engineers (ACOE). Under Section 404, any
development or activity, which may result in temporary or permanent, impacts 10 these
federally —protected resources must prepare a Pre -Construction Notification for review,
and polenlial permitting, by the ACOE. Therefore, no impact 10 federally protected
wetlands as defined by Section 404 would occur.
d) No Impact. The proposed project site is located in a developed, urban area of Palm
Springs, and no corridors or habitat suitable for migratory or wildlife species occur onsite.
Therefore, no migratory patterns of fish or wildlife would be impacted by this project and
no impact would occur.
e) No Impact. The project does not propose any removal or disturbance of sensitive
biological resources or landmark frees. 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 Community Conservation Plan,
or other
opproved local, regional, or Siaie
habitat conservation plan. Therefore, the
project would have no
impact on these types
of plans.
Leis Yhan
Significant
Potentially
With
Less Than
Significant
Mitigation
Signiricant
Impact
Incorporated
Impact No Impact
V.
CULTURAL RESOURCES. Would the project:
a)
Cause a substantial adverse change in the
El
®
❑ ❑
significance of a historical resource as defined in
Section 15064.5?
b)
Cause a substantial adverse change in the
❑
®
❑ El
of an archaeological resource
pursuant to Section 15064.5?
c)
Directly or indirectly destroy a unique
El
®
❑ El
resource or site or unique
geological feature?
d)
Disturb any human remains, including those
❑
❑
❑ IR
interred outside of formal cemeteries?
a-c) Less than Significant with Mitigation Incorporated. No cultural resources were identified
within one mile of the project area. Furthermore, no historic resources have been
discovered on the project site. The Cultural Resources Survey Report (Tierra Environmental
Services, 2004) for the project concluded that no impacts to cultural resources would
result from the proposed project and further work to address cultural resources is not
necessary unless the project expands outside of current building plans. Nonetheless, the
following mitigations ore included in the event that previously unknown resources are
encountered during construction.
1.0-13 CI) r"S:1
r
CASA VERONA RESIDENTIAL PROJECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
MM V-1 As there is always a possibility of buried cultural resources in a project
area, 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. The Agua Caliente Band of
Cahuilla Indian Cultural Office shall be contacted 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. Following consultation, the Director shall
have the authority to halt destructive construction and shall notify a
Qualified Archaeologist to investigate the find. If necessary, the Qualified
Archaeologist shall prepare a treatment plan for submission to the State
Historic Preservation Officer and Agua Coliente Cultural Resource
Coordinator for approval.
Timing/Implementotion: During all ground disturbing activities.
Enforcement/Monitoring: City of Palm Springs in consultation with the
Agua Caliente Band of Cahuilla Indians.
d) Less than SigniFcant Impact The proposed project would be subject to State low
regarding the discovery and disturbance of human remains. Should any previously
unidentified or unonticipated human remains be discovered during future project
development, the City of Palm Springs requires mitigation consistent with the General
Plan Archaeological and Paleontological Policy.
1.0-14 (1PIEPI
I 1
CAnA VERONA RESIDENTIAL PROIECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Lis Than
Significant
Potentially With Less Than
Significant Mitigation Significant
Impact Incorporated Impact No Impact
VI. GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential Substantial
adverse effects, including the risk of loss, injury or
death, involving:
0 Ruplure of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other ❑ ❑ ® ❑
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking? ❑ ❑ N ❑
iii) Seismic -related ground failure, including ❑ ❑ ❑
liquefaction?
iv) Landslides? ❑ ❑ ❑
b) Result in substantial soil erosion or the loss of El ❑ ® Eltopsoi I?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a result
of the project, and potentially result in on- or off- ❑ ❑ ❑
site landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994), ❑ ❑ ❑
creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater El El Eldisposal systems where sewers are not available for
the disposal of wastewater?
a)
i) Less Than Significant Impact. The site is not located within an Alquist-Priolo
earthquake hazard zone and there are no known foults crossing or in the vicinity
of the project site. However, the project site, as with virtually all sites within the
state, would be vulnerable to ground shaking in the event of on earthquake. The
project site and surrounding vicinity are relatively flat eliminating 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). Adherence to the provisions of the UBC would reduce
potential for structural damage in the event of an earthquake. Therefore, the
impact would be less than significant
1.0-15 p,lOh 13
CASA JERONA RESIDENTIAL PROJECTIINITIAL STLIDYhNI TIGATED NEGATIVE DECLARATION
Less Than Significant Impact. Any major earthquake damage in the City of Palm
Springs is likely to occur from ground shaking and seismically related ground and
structural failures. Local soil conditions, such as topography, soil strength,
thickness, density, water content, and firmness of underlying bedrock affect
seismic response. . A less than significant impact would be likely to occur.
Therefore, the impact would be less than significant_
iii) No Impact. There are no known geological hazards caused by ground failure or
liquefaction, which would prevent use of the site. The proposed project would be
required to conform to the Uniform Building Code, with structural design prepared
by a State of California registered professional engineer. Therefore, no impact
would occur.
iv) No Impact. The ground is level and approval of the project would not expose
people or structures to potential landslides. Therefore, no impact would occur.
b) Less Than Significant Impact. The proposed project would be built on a vacant, relatively
flat piece of land. Movement of onsHe soils would occur during the construction phase of
the proposed project. All excavated soil material would be subject to consiruction-
phase Best Management Practice (BMP) requirements for erosion control as a parl of the
proposed project's compliance with the Regional Water Quality Control Board's
(RWQCB) National Pollution Discharge Elimination System (NPDES) Permit and Storm
Water General Permit (See discussion under Hydrology Section). In addition, existing
codes regulate land grading and erosion control if and when construction occurs during
winter months (November -March) when precipitation is most likely to occur. Therefore, a
less than significant impact would occur.
c-d) No Impact. See items a & b, above.
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.
rnr .
1.0-16
6LIAVERONA RESIDENTIAL PROJECT/INITIAL STUDY/m TIGATED NEGATIVE DECLARATION
Less Than
Potentially
significant With
Less Than
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
VII.
HAZARDS AND HAZARDOUS MATERIALS. Would
the project:
a)
Create a significant hazard to the public or the
environment through the routine transport, use or
❑
❑
❑
disposal of hazardous materials?
b)
Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
❑
❑
❑
release of hazardous materials into the
environment?
C)
Emil hazardous emissions or handle hazardous or
acutely hazardous materials, substances or waste
❑
❑
❑
within one�uarler mile of an existing or proposed
school?
d)
Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code §65962.5 and, as a result,
❑
❑
❑
would it create a significant hazard to the public
or the environment?
e) For a project located within an airport land use
plan area or, where such a plan has not been
adopted, within Iwo miles of a public airport or a ❑ ❑ Elpublic use airport, would the project result in a
safety hazard for people residing or working in
the project area?
0 For a project within the vicinity of a private
airstrip, would the project result in a safety hazard
❑
❑
❑
for people 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 wildlands?
a, b) No Impact. The proposed project will not creole a significant hazard to the public or the
environment through the routine transport, use or disposal of hazardous materials
Therefore, no impact would occur.
c-d) No Impact. The project site is not included on a list of hazardous materials sties compiled
pursuant to Government Code Section 65962.5. No impact would occur.
1.0-17
) f
CASA VERONA RESIDENTIAL PROJECTMNITIAL STUDY/MITIGATED NEGATIVE DECLARATION
e-f) No Impact. The nearest airport is the Palm Springs Regional Airport located at Gene
Autry Trail, approximately one and a quarter mile away from the project site. The
proposed project site is not within the Noise Impact Combining Zone (Palm Springs
General Plan 1993).
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. The project will not impair with the implementation of the
aforementioned Emergency Plan, therefore, no impact would occur.
h) No Impact. The proposed project would not 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 wildlands. The sile is adjacent
to a major roadway and is in an urban infill area; therefore, no impact would occur.
t.a-ta
pr`"—S,
-
0
CAA IVERONA RESIDENTIAL PROJECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Less Than
Significant
Potentially
With
Less Than
Significant
Mitigation
Significant
Impact
Incorporated
Impact No Impact
VIII.
HYDROLOGY AND WATER QUALITY. Would the project,
a)
Violate any water quality standards or waste
❑
❑
® ❑
discharge 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
El
❑
❑
level (e.g., the production rate of pre-exisling
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 pattern of
the site or area, including through the alteration of
the course 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 pattern 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
❑
❑
® ❑
stormwater 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 Insurance Rate Map or other flood hazard
delineation map?
h)
Place within a 100-year flood hazard area structures
El
❑
❑
that would impede or redirect flood flaws?
i)
Expose 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 dam?
j)
Inundation by seiche, tsunami or mudflow?
❑
❑
❑
o,e.f) Less Than Significant Impact. The proposed project must file a Notice of Intent to control
the discharge of pollutants to the maximum extent practicable under the NPDES
Consfruction Stormwoter Permit and General Municipal Permit regulated by the Regional
Waler Quality Control Board (RWQCB).
1-0-19
y
CASA VERONA RESIDENTIAL PROIECTiINITIAL STUDYIN11TICATED NEGATIVE DECLARATION
Furthermore, the proposed project would comply with all applicable water quality
standards or waste discharge requirements, thereby avoiding violation of such standards
or requirements. Therefore, a less than significant impact would occur.
b) No Impact. A net deficit in aquifer volume or a lowering of the local groundwater table is
not anticipated and therefore, no impoct would occur.
c-d) Less Than Significant Impact. The project would not oiler the course of any stream or
river as none are located on -site or in the immediate vicinity of the site. The proposed
project includes two cul-de-sacs that would provide cross -gutters and spandrels on the
two streets to maintain the existing street flows Therefore, this impact would be less than
significant.
g-h) No Impact. The proposed project site lies in Zone C of the Flood Insurance Rate Map
(FIRM). Zone C represents "areas of minimal Flooding". The proposed development would
consirucl individual (lot by lot) retention ponds. The retention ponds would be
constructed in the front and/or side yards of the residences and will be designed to
retain the incremental and 100-year runoff. Therefore, no impact would occur.
i) No Impact. The Palm Springs General Plan Environmenial Impact Report does not identify
risk of loss, injury, or death due to flooding as a result of levee or dam failure in the City of
Palm Springs. Therefore, no impact would occur.
j) No Impact. The proposed project is not located in an area subjeci to seiche, tsunami or
mudflow. Therefore, no impact would occur.
Less Than
Potentially
significant With
Less Than
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
IX. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community?
❑
❑
❑
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
0
El
El
0
plan, specific plan, local coastal program or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan? El El
a) No Impact. The proposed project would add a new residential subdivision to an area
that already contains existing residential developments. The project would not divide an
established community and no impact would occur.
b) No Impact. The proposed project would be consistent with the allowable. uses within the
Lb (Low Density Residential) land use designations, as well as the R-1-D .(Single -Family
Residential Zone) zoning designations that are applicable to the project site. The project
meets the goals of the Palm Springs General Plan. No other land use plans or regulations
are applicable to the proposed project site. Therefore, no impact would occur.
10f1
1.0-20
Y i
CASA VERONA RESIDENTIAL PROJECTIINITIAL STUDYIMITIGATED NEGATIVE DECLARATION
c) No Impact. The project would not conflict with an applicable habitat conservation plan
or natural community conservation plan. No impact would occur.
less Than
Potentially
Significant With
Less Than
Significant
Mitigation
significant
No
Impact
Incorporated
Impact
Impact
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral
❑
El
❑
IR
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
❑
❑
Elmineral
resource recovery site delineated on a local
general plan, specific plan or other land use plan?
a-b) No Impact. The Palm Springs General Plan ER (Palm Springs, 1992) has not identified any
mineral resources in the planning area, Therefore, no impact to mineral resources would
occur.
Less Than
Significant
Potentially
With
Less Than
significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
XI.
NOISE. Would the project result in:
a)
Exposure of persons to or generation of noise levels
to excess of standards established in the local
❑
❑
®
❑
general plan or noise ordinance or of applicable
standards of other agencies?
b)
Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise
❑
❑
❑
levels?
c)
A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
❑
❑
®
❑
without the project?
d)
A substantial temporary or periodicincrease 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?
t.o-zt '•L�
) l
CASA VERONA RESIDENTIAL PROJECONITIAL STUDY/MITIGAT(D NEGATIVE DECLARATION
a,c) Less Than Significant. The proposed project would result in short-term noise impacts
associated with construction activities, and would cause temporary localized increases
in noise levels to noise -sensitive land uses in the project vicinity. Ongoing intermittent
noises would be associated with traffic generated from the proposed residential
development.
The Palm Springs Noise Ordinance (11.74.041) is used to regulate noise levels within the
City of Palm Springs. Exterior noise levels up to 60 dBA CNEL are acceptable, while
exterior noise levels up to 70 dBA CNEL are conditionally acceptable_ Noise levels over
70 dBA are not acceptable. The proposed project would comply with the conditions of
the City's Noise Ordinance, and impacts would be considered less than significant.
b) No Impact. The proposed project would not generate noise that would subject
surrounding residents to noise elevations and/or ground vibration. Therefore, no impact
would occur.
d) Less Than Significant Impact There would be some short-term increases in noise levels
during construction of the proposed project. However, the City governs the time period
that construction activities may occur and limits construction hours (7:00 o.m. through
8:00 p.m. per Palm Springs Noise Ordinance (11.74.041) and no construction activities
permitted between the hours of 5:00 p.m and 8:00 a.m. per Construction Site
Regulations (Chapter 8.042201). Compliance with existing regulations is considered
sufficient io cause temporary increases in ambient noise levels associated wish
construction to be a less than significant impact.
e-f) No Impact. The proposed project lies within 1 1/4 miles of the Palm Springs International
Airport. The proposed project would be residential subdivision, and would not place
noise -sensitive uses within an area potentially affecled by overhead airplane noise.
Therefore, no impact would occur.
Lm Than
'significant
Potentially
With
Lissy Than
Significant
Mitigation
significant
No
Impact
Incorporated
Impact
Impact
MI. POPULATION AND HOUSING. 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
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?
a) Less Than Significant. The proposed project includes the developmeni of 25 single-family
residential units buill on a vacant, undeveloped piece of land. The project will induce
growth, although 25 units (25 units x 2 persons per household would increase the local
1.0-22
/
CA}A VERONA RESIDENTIAL PROJECT/I NITIAL STUDY/NIITIGATED NEGATIVE DECLARATION
population by approximately 50 persons) is not a substantial increase to the population.
The project is consistent with the land use designation and mostly surrounded by
residential developments. New construction services of gas, water, sewer, and electricity
would be connected to existing, surrounding service lines as well as associated roads
and cul-de sacs. Therefore, a less than significant impact would occur
b,c) No Impact. The existing projcci site is an undeveloped, vacant piece of land surrounded
primarily by existing residential developments. The proposed project would be located in
a low -density residential zone. Therefore, no existing permanent residents or housing
would be displaced to accommodate the proposed project. Therefore, no impact on
existing housing or people would occur.
Less Than
Potentially Significant With Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with
the provision of new or physically altered governmental facilities, need for new or physically altered
governmental facilities, the construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios, response times or other performance objectives for any of
the following public services:
a) Fire protection? ❑ ❑ ® ❑
b) Police protection? ❑ ❑ ® ❑
c) Schools? ❑ ❑ ® ❑
d) Parks? ❑ ❑ ® ❑
e) Other public facilities? ❑ ❑ ® ❑
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 other safety services are near capacity. Accordingly, the City may
determine to form a Community Services District under the authority of Government C.
Section 53311 et seq, or other appropriate sialutory or municipal authority. The applicant
shall agree to support the formation of such assessment districl and shall waive any right to
protest, provided that the amount of such assessment shall be established through
appropriate study.
b) Less Than Significant Impact. The project would add approximately 50 new residents (25
unils x 2 persons per household), which could result in an increased demand for police
protection.
c) Less than Significant Impact. The proposed project includes 25 single-family residences
and may generate additional students for the Palm Springs Unified School District. Under
state law, the proposed project will be required to pay the school impact fee (currently
$2.96 per square foot) to reduce the potential impact of additional students. Payment of
fees is considered sufficient mitigation to reduce impacts to schools. The proposed project
would not require the construction of new school facilities to serve the project and
therefore, impacts to schools are considered less than significant.
1.0-23
CASA VERONA RESIDENTIAL PROJECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
d) Less than Significant Impact. The proposed project does not identify park acreage as
part of the project. The City has a standard park ratio of 5 acres of parkland for every
1,000 population as required by City Ordinance 1632. Based on the project's estimated
population of 50 people, the project would be required to dedicate 0.250 acres of
parkland as part of the project. Since no parkland is identified as part of the project, the
developer would be required to contribute in -lieu fees for the provision of park facilities
at the required ratio. Therefore, impacts to parks are considered less than significant.
e) Less than Significant Impact. The proposed project would increase population and
thereby increase use of public facilities including roads, utilities, schools, parks, libraries,
police and fire protection services. However, the project would result in less than
significant impacts to 'other' public facilities or services.
Less Than
Significant
Potentially With Less Than
Significant Mifigalion Significant No
Impact Incorporated Impact Impact
XIV. 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
require the construction or expansion of ❑ El Elrecreational facilities, which might have an ID
adverse physical effect on the environment?
a) Less Than Significant. The proposed project would increase demand for parks and
recreational facilities. However, because the project is only proposing 25 units, with on
anticipated population of 50, use of existing neighborhood and regional parks is not
expected to result in substantial physical deierioration of these facilities. While no parks
are proposed as part of the project, the applicant would be required to pay in -lieu fees
to off -set impacts to parks. Therefore, impacts are considered less than significant.
b) No Impact. The project proposes new residences, but not a significant amount that
would increase the physical deterioration to existing neighborhood parks and
recrealional facilities_ The proposed project does not include any development or
features that would increase the use of existing recreation facilities or increase demand
for additional recreational facilities. The proposed projeci does not include any new
recreational facilities. Therefore, no impact would occur.
CASA VERONA RESIDENTIAL PROJECT/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Less Than
Significant
Potentially
with
less Than
Significant
Mitigation
Signifcanl
No
Impact
Incorporated
Impact
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
❑
❑
®
El
in either the number of vehicle trips, the
volume -to -capacity ratio on roads, or congestion at
intersections)?
b)
Exceed, either individually or cumulatively, a level
of service standard established by the county
❑
❑
®
❑
congestion management agency for designated
roads or highways?
c)
Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
❑
❑
❑
location that result in substantial safety risks?
d)
Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
❑
❑
Elintersections)
or incompatible uses (e.g, farm
equipment)?
e)
Result in inadequate emergency access?
❑
❑
❑
0
Result in inadequate parking capacity?
❑
❑
❑
g)
Conflict with adopted policies, plans or programs
supporting alternative transportation (e-g-, bus
❑
❑
❑
turnouts, bicycle racks)?
o,b) Less Than Significant Impact. The addition of project related traffic would increase the
average delay up to 1.0 second per vehicle but will not change the peak hour levels of
service at this key intersection. Without signalization, this intersection would provide LOS A
during evening peak hours with or without site traffic in the year 2025, With signalization
this intersection would provide a minimum LOS B-
It is anticipated that the proposed project would create a less than significant impact io
iraffc volumes and the level of service to surrounding roadways.
c-g) No impact. The proposed project is not anticipated to exceed either individually or
cumulatively a level of service standard established by Riverside County. The project
would not result in significant increases in traffic volumes on area roadways, nor would it
result in an exceedance of a county established level of service. Therefore, no impact
would occur-
1.0-25
p 141
d
CASA VERONA RESIDENTIAL PROIECTANITIAL STUDYIM TIGATED NEGATIVE DECLARATION
Less Than
-
Potentially
Significant With
Less Than
Significant
Mitigation
Significant
Impact
Incorporated
Impact
No Impact
XVI.
UTILITIES AND SERVICE SYSTEMS. Would 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 significant environmental effects?
c)
Require or result to 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 projecl 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?
0
Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
❑
❑
®
❑
disposal needs?
g)
Comply with federal, state and local statutes and
❑
❑
®
❑
regulations related to solid waste?
aj Less than Significant Impact. Waslewaler 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 of trectment 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.
bj Less Than SigniFcant Impact. The project would receive water service from DWA and
wastewater service from the City of Palm Springs. The proposed project will connect to
existing DWA lines on Matthew Drive for domestic water service. No new treatment
facilities would be required in association with the proposed project. Therefore, impacts
associated with expansion of water and wastewater facilities ore considered less than
significant.
CAaA VERONA RESIDENTIAL PROIECTANITIAL STU DY/MITIGATED NEGATIVE DECLARATION
c) Less than Significant Impact. This project has been designed to provide storm drainage
retention for the incremental site development for the "worse case" 100-year event. No
off -site improvements to storm drainage facilities are required. Therefore, impacts
associated with construction of storm drainage facilities are considered 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 City's sphere of influence serviced by the agency at buildout." (1993).
The project would add 25 single-family residential units requiring provision of water
service. Because the project is consistent with the General Plan Land use designalion,
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 Masser 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 have a significant affect on the City's sewer system.
Wastewater treatment capacity is adequate to serve the project and the existing
community. Therefore, impacts to wastewater treatment are considered less than
significant.
f) Less Than Significant Impact The project could generate approximately 0225 ton per
day of solid waste (assumes ten pounds/unit/day), which would be well within the daily
capacity available at the Edom Hill Transfer Station. Therefore, impacts to landfill
capacity are considered less than significant.
g) Less Than Significant Impact. Solid waste generated by the proposed project would be
collected by Palm Springs Disposal Services and disposed of at the Coachella Valley
Transfer Station. The proposed project 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 project 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.
1.0-27
CASA VERONA RESIDENTIAL PROIECTANITIAL STUDY/rA TIGATED NEGATIVE DECLARATION
XVII. 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?
b) Does the project have impacts that are individually
limited, but cumulatively considerable?
"Cumulatively considerable" means that the
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 probable future projects.
c) Does the project have environmental effects that
will cause substantial adverse effects on human
beings, either directly or indirectly?
Potentially
Significant
Impact
W1
Less Than
Significant
With
Mitigation
Incorporate
d
01
❑ ❑
❑ ❑
Less I ban
Significant
Impact
J
No Impact
U
a) No Impact. The proposed project would not degrade the quality of the environment;
result in an adverse impact on fish, wildlife, or plant species including special status
species, or prehistoric or historic cultural resources because project components do not
include any construction or development on areas that are not identified as sensitive.
Prehistoric or historic cultural resources would not be adversely affected because no
archeological resources are known to exist in the project areas, and the proposed
project would be subject to mandatory mitigation measures regarding the preservation
of the Federal, State, and local historic sites. Further, project implementation includes
compliance with appropriate procedures for avoiding or preserving artifacts or human
remains, archeological, or paleontological resources if they are discovered.
b) No Impact. The project would be consistent with the City's General Plan and would not
create any significant impacts. The proposed project is for the development of a 25-unit
single-family residential subdivision. All other projects in the surrounding area are
residential subdivisions. The proposed project is located in a residential area where it is
expected that active uses such as the contemplated use would occur. Adhering to
basic regulatory requirements and/or conditions of approval would reduce all project
impacts.
c) No Impact. The preceding discussion has outlined the potential impacts and mitigation
measures to reduce those impacts to less than significant. Therefore, the proposed
project would not have any direct or indirect adverse impacts on humans.
I 1
CASA VERONA RESIDENTIAL PROIECTANITIAL STUDY/MITIGATED NEGATIVE DECLARATION
REFERENCES
1) City of Palm Springs. Ciiy of Palm Springs Draft Environmental Impact Report, December
1992.
2) City of Palm Springs. City of Palm Springs General Plan. 1992.
3) City of Palm Springs. Cily of Palm Springs Zoning Code. 2004.
4) Government Code Section 65962.5(f), "Hazardous Waste and Substances Statement".
i
1.0.29
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
CASE 5.1035 — TENTATIVE TRACT MAP 33282
CASA VERONA
VERONA ROAD EXTENSION
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will
hold a public hearing at its meeting of October 4, 2006- The City Council meeting begins at 6:00
p.m. in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs -
The purpose of the hearing is to consider Case 5.1035 and Tentative Tract Map 33282, an
application by Casa Verona, LLC, for a Change of Zone from the existing 0-5 (Open Space — 5
Acre Minimum Lot Size) to R-1 D (Single Family Residential-7,500 S.F. Minimum Lot Size), and
Tentative Tract Map to subdivide approximately 6.01 acres into 25 single-family residential lots,
located on the north side of Verona Road and west of Whitewater River. Zone 0-5. Section 6.
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[b][2]). 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, Planning Services Department at 760-323-8245.
Si necesita ayuda con esta carta, porfavor (lame a la Ciudad de Palm Springs y puede hablar
con Nadine Fieger telefono (760) 323-8245. - ----- -
mes Thompso�n,City -Clerk
1r)P"e j
.�r,. Department of Planning Services wE
Vicinity Map
S
i
vt=RCNA F D
•i J � o
I
Legend d
Site
0 400 Foot Radius
U Parcels � I I
46
CITY OF PALM SPRINGS
CASE NO: 5.1035 (Change of Zone) DESCRIPTION: To consider Case 5.1035-Change of
and TTM 33282 Zone and TTM 33282, an application by Casa Verona,
LLC, for a Change of Zone from the existing 0-5 to R-1-D,
APPLICANT: Casa Verona, LLC and Tentative Tract Map to subdivide approximately 6-01
acres into 25 single-family residential lots, located on the
north side of Verona Road and west of Whitewater River,
Zone 0-5, Section 6, APN: 677-020-028.
0065
I
1
1
t
1
PROOF OF PUBLICATION
(20] 5.5.C.C.P)
STATE OF CYf,11TORNrA
County of Riverside
1 am 3 citizen of the i,'uited States and a resident of
the County aforesaid; I am over the nge of etgh(cco
years, and not a party 10 or interested in the
above -entitled mallet, I am the principal Clerk Of a Printer orthe, "SCR`f SUN pU4LiSlil.NC
COMPANY a newspaper ofgcnera! circulation,
pnntctl and published in the city orpalm Springs,
County of Riverside, and which newspaper has been
adjudged a uewspoper of general circulation b1• the
Superior Court rthe County of Riverside, State of
California under the date of brell 24, 198S. Case
Number 191236; that the notice, ofwhich the
4nnev,ed is a prinlcd copy (set in type not smaller than non parmi, has been published III each regnlar
and entire issue ofsaid newspaper and not in any
s011111 eat thereof un the following dates, to wit:
September 231, 2006
Ah in the year 2006-•.•-._.___
cerlifv for deelare) under penalty Of perjury that the
rorcg0ing is true and correct.
Dated at Palm Springs, California this .-.-?bo' ____ day
N
fills I5 spsoe for C'uWnv Clerk's 1-tJJns Stump
NOTICE OF PUBLI CILC HEARING
ITY CO
GfrY OF PALM SPRINGS
CASE 50035 - TENTATIVE TRACT MAP 33232
SAk VERONA ROAD EXTENSION
NOTICE IS HEREBY GIVEN that the City Council
Of the City of Palm Springs, CaVrir fc. will hold a
ppubic no 16ng at os mesEirg Of 0elobar 4, 2006.
Th0 Goy Go4n6 p^_9ms pt 6;00 ;1 at
We Coarcil ChhmesY4ng•mbw at Uny Halt, 3200 East Tah-
qultz Cahynn Wra, P.,im rpnngg,
'fhc purpose of the (opting to to consider Case
5-1035 and Tentative Tract Map 33252, jr, applf-
cutlon by Casa Verona, LLC, foil s Chang of
?Aire from rho existing 0-5 ((O en Space-- 5 Acre
Mlmmunl Lot Size} to R-1-D `Singgle FamAy Rest•
nia del-9,5ad S.F. Minimum Lot Slze) and Tonta-
rlve Tract Map to -ubolvlds ypmu.�matcly 6,0'i
azMs into 25 Gil le fam,iy roelddontiai lots, locates
on the north side of Verona Rood and wont of
Whnewatw River, 7an, 0-5, Section C.
i 0., uir,r,incni of Fl�nx,ri�rvie3: ,,iyl
I I
+1 and will as re-
ie hearing. Mem-
document at the
Cdyy Mall, 2200
Jai Spring� and
prior to, tha City
REVIEW OP PROJECT INFORMATION: Tne Graff
reppon Lind Minor Gupponing documents reg adios
tills protect are ovaAudio for publla r<New at City
Hall between the hours of 5,00 a.m. and 5:u0
g.m.. Monday nrraUgh Fnd3•p please aontnct the
Offlca of the Clly ark at NO) Spa-8204 it Yob
would like to schedule an sppontmunt to, rcv aw
these documents
COMMENT ON THIS AFPUCATIOW ResppOnoc
to fills notlee may be made vc9'daVy ct the M11c
Heartng and/or in wntlnqnodbefore Ins r,earin4, Wnt-
ten comments may be ?e to the Clty Council
by Ietlnr (for mall or hind delivery) to:
dames Thompson City Clerk
3200 E. Tahqulta banyon V14Y
PaIm Springs CA 9:262
Any challenge of the proposed pro tot in court
MT bigIfmlted In ralsmg only Ihosr ja'uues rmsod
at the polem h0e11ng described ,n this notice, 0(
in wntten correspondence delivered to the Clty
Clerk at. or ppnor, to the ppublic hcarhri. (Govcrn-
ment Codo Section 6$09rJ(b RJ) - An opportumiy
wal be green at sa{tl heating for all intorostod per-
sons to be hoard Questions reqvdnqq this case
may be din`ctod to Edt-eard O, lob, &M, Plan-
N09 Services Departmenl at 760-323-15245.
Si no4esita syudd con eota carts, ponavoY Harm a
is Ciudad de palm Sprlrtgs y put Cie hablar con
Nadine Fieger telefono (760) .i2a-3245.
Jame,; Thompson, City Clerk
Pubfiahed: 9/23/2006
�pALM Sp
City of Palm Springs
c
U N
* A Office of the City Clerk
"r �'00 H. Tab urcY. Lan on \Va Palm Springs, California 92262
c�erortnreo 9 Y 3' ' � .
0 �P Tel: (760) 323-82N • Pix: (760);22-83;2 • Wcb: www.ci.palm-spnngs.ca.us
q�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
Casa Verona, LLC, for a Change of Zone from the existing 0-5 (Open Space — 5
Acre Minimum Lot Size) to R-1-D (Single Family Residential-7,500 S.F.
Minimum Lot Size), and Tentative Tract Map to subdivide approximately 6.01
acres into 25 single-family residential lots, located on the north side of Verona
Road and west of Whitewater River, was mailed to each and every person set
forth on the attached list on the 215t day of September, 2006, in a sealed envelope,
with postage prepaid, and depositing same in the U.S. Mail at Palm Springs,
California.
(34 notices mailed)
I declare under penalty of perjury that the foregoing is true and correct.
= Dated at Palm Springs, California, this 22th day of September, 2006.
ME5 THOMPSON
City Clerk
/kdh
H:\USPRS\C-CLK\Hearing NoticesWriidavit-CasaVernm 100406.doe
Post Office Box 2743 6 Palm Springs, California 92263-2743
NEIGHBORHOOD COALITION REPS
Case 5.1035 -TTM 33282 MS APRIL HILDNER MR TIM HOHMEIER
Case Verona (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES)
CC Meeting-10.04,06 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA
PALM SPRINGS CA 92264 PALM SPRINGS CA 92264
MS ROXANN PLOSS
(BEL DESIERTO NEIGHBORHOOD)
930 CHIA ROAD
PALM SPRINGS CA 92262
MS DIANE AHLSTROM
(MOVIE COLONY NEIGHBORHOOD)
475 VALMONTE SUR
PALM SPRINGS CA 92262
MR BOB DICKINSON
VISTA LAS PALMAS HOMEOWNERS
755 WEST CRESCENT DRIVE
PALM SPRINGS CA 92262
MS LAURI AYLAIAN
HISTORIC TENNIS CLUB ORG
377 WEST BARISTO ROAD
PALM SPRINGS CA 92262
VERIFICATION NOTICE I I I
AGUA CALIENTE BAND OF CAHUILLA
INDIANS 1
SPONSORS. _I-.
MR JOHN HANSEN
(WARM SANDS NEIGHBORHOOD)
PO BOX 252
PALM SPRINGS CA 92263
MR BOB MAHLOWITZ
(SUNMOR NEIGHBORHOOD GROUP)
246 NORTH SYBIL ROAD
PALM SPRINGS CA 92262
MR BILL SCOTT
(OLD LAS PALMAS NEIGHBORHOOD)
540 VIA LOLA
PALM SPRINGS CA 92262
MODCOM AND
HISTORIC SITE REP
CITY OF PALM SPRINGS
PLANNING SERVICES DEPARTMENT
ATTN SECRETARY
PO BOX 2743
PALM SPRINGS, CA 92263-2743
MS MARGARET PARK
AGUA CALIENTE BAND OF CAHUILLA
INDIANS
777 E TAHQUITZ CANYON WAY, STE. 3
PALM SPRINGS CA 92262
MR MARK TEMPLE
CASA VERONA, LLC
610 S. BELARDO ROAD, #1200
PALM SPRINGS, CA 92264
MS MALLIKA ALBERT
(CHINO CANYON ORGANIZATION)
2241 NORTH LEONARD ROAD
PALM SPRINGS CA 92262
MS PAULA AUBURN
(SUNRISENISTA CHINO AREA)
1369 CAMPEON CIRCLE
PALM SPRINGS CA 92262
MR SEIMA MOLOI
(DESERT HIGHLAND GATEWAY EST)
359 WEST SUNVIEW AVENUE
PALM SPRINGS CA 92262-2459
MR PETE MORUZZI
PALM SPRINGS MODERN COMMITTEE
PO BOX 4738
PALM SPRINGS CA 92263-4738
CASE 5.1035
MRS. JOANNE BRUGGEMANS
506 W. SANTA CATALINA ROAD
PALM SPRINGS, CA 92262
501-190-002 501-190-011 501-401-002
Burnett Dev Corp Burnett Dev Corp Dba Whitewat Clay Bernard
1300 Bristol St N 200 1300 Bristol St N 200 1292 Sanderling Ss
Newport Beach, CA 92660 Newport Beach, CA 92660 Point Richmond, CA 94801
501-402-011
Paul G & Katherine Barton
3141 E Verona Rd
Palm Springs, CA 92262
501-402-026
Jane E Mills
2455 N Whitewater Club Dr
Palm Springs, CA 92262
501-421-004
Henry C & Linda Herbst ''M'
2372 N Whitewater Club Dr
Palm Springs, CA 92262
501-402-013
Gregory A Gantner
2077 S Navajo Dr
Palm Springs, CA 92264
50L-421-001
Oter Gabriel
2150 N Whitewater Club Dr
Palm Springs, CA 92262
501-421-017
Micha D Jones
2398 N Whitewater Club ➢r
Palm Springs, CA 92262
677-030-001 *k* 13 Printed '**
Alexander Vista Estates Llc
1701 N Palm Canyon ➢r 1
Palm Springs, CA 92262
501-402-014
George H Harmon
2545 Quincy Ave
Long Beach, CA 90815
501-421-002
Christine L Farley
2406 N Whitewater Club Dr
Palm Springs, CA 92262
501-421-015
Henry C & Linda Herbst
2372 N Whitewater Club Dr
Palm Springs, CA 92262
I
Parcel:501-190-002
Site:
Owner: BURNETT DEV
CORP
Mail:1300 BRISTOL ST N
200*NEWPORT BEACH CA
926G0
Use:
VACANT COM"IERCIAL
Ph:
Xmpt:
Sale:
Date: 10/27/2003+
Ln:
$2, 925, 000 Doc;
846450
Yb:
Sgft:
Asd: $678, 300
Imp; O`8
Zn:
Tr:
26364- 00
Lot;
-0005 Lotsz: 35.65 A
Bd/Bth:
Rms:
2
Parcel: 501-190-011
Site: 2500 N WHITEWATER
CLUE DR*PA1Ir1 SPRINGS
CA 92262
Owner: BURNETT DEV
CORP DBA
Mall: 1300 BRISTOL ST N
200*NEWPORT BEACH CA
92660
USe:
MISCELLANEOUS COMME-RCIAL Ph:
Xmpt:
Sale:
Date: 10/27/2003+
Ln:
$2, 925, 000 Doc:
846450
Yb:
Sgft:
Asd: $1, 968, G00
Imp: 19%
Zn:
o Tr:
-
Lot:
- Lotsz: 84. 61 A
Bd/Bth:
Rms:
3 Parcel:501-401-002
Site:3150 E VERONA RD*PALM SPRINGS CA
92262
Owner:
BERNARD, CLAY
Mail: 1292 SANDERLING
IS"POINT RICHMON➢ CA
94001
Use: SINGLE
R'UMILY RESIDENCE ph;
Xmpt:
Sale:$435, GOOF
Date: 10/14/2005
Ln: $348, 000 DOG: 853820
Yb:
1968 Sgft: 1, 963
Asd[ $111, 681
Imp: 793
Zn: R-1
Tr: 00000 - 00
Lot:
L-0002 Lotsz: 13, 503
Bd/Bth: 2/1-7
Rms: 6
4 Parcel:
501-402-011
J
Site: --
--
Owner:
BARTON, PAUL G & KATHERINE D
Mall: 3141, E VERONA R.D*RA1,M
SPRINGS CA
02262
USe: VACANT
RESIDENTIAL Ph:
Xmpt:
Sale: $50, OOOF
Date: 01/12/2006
Ln:
Doc: 27617
Yb:
Sgft:
Asd: $13, 497
Imp; Ova
Zn: R1c
Tr: 00000- 00
Lot:
L-0011 Lotsz:
Bd/Bth:
Rms:
5 Parcel:
501-402-013
Site: 3190 E VINCENTIA,
RD*PAIDl SPRINGS CA
92262
Owner:
GANTNER,GREGORY A
MaiL•2077 S NAVAJO DR*PALM
SPRINGS CA
92264
Use: SINGLE
FAMILY RESIDENCE Ph:
Xmpt: Y
Sale: $493, 000
Date: 09/29/2005
Ln:$369,750 Doc:805011
Yb:
1987 Sgft: 1, 752
Asd:$259,655
Imp: 80c
Zn: RIC
Tr: OOOOO - 00
Lot:
L-0013 Lotsz: 1C, 454
Bd/Bth: 3/1.7
Rms:
6 Parcel: 501-402-014
Owner: HARMON, GEORGE H
Use: SINGLE FAMILY RESIDENCE Ph;
Ln: $86,705 Doc: 139098
Zn: RIC Tr: 00000 - 00
7 Parcel: 501-402-026
Owner: MILLS, 7ANE E
Use: SINGLE FAMILY RESIDENCE Ph;
Ln:$540,000 Doc: 1042111
Zn: R1C Tr: 00000 - 00
8 Parcel: 501-421-001
Owner: GABRIEL, OFER
USO:SINGLE DAMILY RESIDENCE Ph:
Ln:$194,250 DOC:753541
Zn: R1C Tr: 00000 - 00
Site: 3160 E VINCENTIA RD*PALM SPRINGS CA 92C62
Mall: 2545 QUINCY AVE"LONG BEACH CA 90815
)(mpt: Sale: $87, 500 Date: 04/10/1988
Yb: 1989 Sgft: 1, 396 Asd: $111, 506 Imp; 74�i
Lot- L-0014 Lotsz: 10,018 Bd/Bth: 3/2.0 Rms:
Slte:2455 N WHITEWATER CLUB DR"PALM SPRINGS CA 92262
Mail: 2455 N W111TEWATER CLUB DR*'PALPI SPRINGS CA 92262
Xmpt: Sale:$645,000F Date: 12/16/2005
Yb: 2004 Sgft: Asd; $344, 760 Imp: 77%
Lot: -0012 Lotsz:12,196 Bd/Bth:4/2.7 Rms:
Site:2450 N WHITEWATER CIUB ➢R*PALM SPRINGS CA 92262
Mail: 2450 Pi WHITEWATDR CLUB DR*PALM SPRINGS CA 92262
Xmpt: Sale: $277, 50OF Date: 09/26/2003
Yb: 1982 Syft; 1, 484 Asd; $283, 050 Imp: 80t,
Lot; L-0095 Lotsz: 9,583 Bd/Bth: 2/2.0 Rms:
9
Parcel:
501-421-002
Site: 2406 N WHITEWATER
CLUB DR*PALM SPRINGS
CA
92262
Owner:
FARI.EY,CHRISTINE L
Mall: 2406 N WHITEWATER
CLUB DR*PALM SPRINGS
CA
92262
Use:
SINGLE
FAMILY RESIDENCE Ph:
Xmpt:
Sale: $94, OOOF
Date:
04/24/1997
Ln:
$92, 799
DOC; 138577
Yb: 1980 Syff: 2, 068
Asd: $1C8, 493
Imp: 78Gi
Zn,R1C
Tr;00000-00
Lot:L-0096 LOtsz:10,018
Bd/Bth:3/2.7
Rms:
10
Parcel:
501-421-004
Site: 2372 N WHITEWATER
CLUB DR*PALM SPRINGS
CA
92262 *M+
Owner:
HERBST,HENRY C & LINDA L
TR Mail: 2372 N WHITEWATER
CLUB DR`"PALM SPRINGS
CA
92262
Use:
SINGLE
FAMILY RESIDENCE Ph:
Xmpt:
Sale: $256, GOOF
Date:
09/13/2002
Ln:
$204, 700
Doc: 510133
Yb: Sgft:
Asd: $256, 000
Imp: 76%
Zn:R1C
Tr: 00000-00
Lot:L-OC98 LOtsz:9,583
Bd/Bth:
Rms:
11 Parcel: 501-421-017
Owner: XNE3,MIcHA D
Use: SINGLE FAMILY RESIDEITCE Ph:
Ln:$215,000 Doc:889672
Zn: R1C Tr: 00000 - 00
12 Parcel: 501-421-018
Owner: HERBST, HENRY C & LINDA L
Use: SINGLE, FAMILY RESIDENCE Ph:
Lw Doc:
Zn: Tr: 00000- 00
13 Parcel: 677-020-027
Owner: USA 677
Use: Ph:
Ln: Doc:
Zn: A2 Tr: -
14 Parcel: 677-020-028
Owner: USA 677
Use:
Site:2398 N WHITEWATER CLUB DR*PALM SPRINGS CA 92262
Mail:2398 N WHITEWATER CLUB DR*PALM SPRINGS CA 92262
Xmpt:
Sale: $320, GOOF
Date:
11/05/2004
Yb:
1981 Sett:
1, 360
Asd: $320, 000
Imp: 78"
Lot:L-0097
Lotsz:9,583
Bd/Bth:4/1.7
Rms:6
Site: 2372N WHITEWATER
CLUB DR*PALM SPRINGS
CA
92262
Mail:2372 N WHITEWATER
CLUB ➢R*PALM SPRINGS
CA
92262
Xmpt:
Y
Sale:
Date:
Yb:
Sgft:
Asd: $265, 994
Imp: 76'
Lot:
-0098 Lotsz:
9,563
Bd/Bth:
Rms:
Site:
Mail: *WASHINGTuN DC
Xmpt: Sale:
Yb: Sgft: Asd:
Lot: - Lotsz: 36.99 A Bd/Bth:
Site:
Mail: *wAsxrNGTON nc
Xmpt: Sale:
21401
Date:
Imp: O'd
Rms:
21401
Date:
Ln:
Doc:
Yb:
Sgft:
Asd:
Imp: D
Zn:
A2 Tr: -
Lot:
- Lotsz: 6. 07 A
Bd/Bth:
Rms:
15
Parcels 677-030-001
Site:
Owlner:ALEXANDER VISTA ESTATES
LLC
Mail:1701 N PALM CANYON
DR 1*PALM SPRINGS CA
92262
Use:AGRICULTURAL
- VACANT Ph:
Xmpt:
Sale:$2, 368, 500F Date:
12/30/2005
Ln:$5,122,000
Doc_1078922
Yb:
Sgft:
Asd:$1,725,000
Imp: 0�;
Zn:
R11 Tr: -
Lot:
- Lotsz: 1151 A
Bd/Bth:
Rms:
16 Parcel: 677-030-019
Site:
Owner: USA 677
Mail:
Use: VACANT RESIDENTVA,L
Ph:
Xmpt:
Sale:
Date:
Ln: Doc:
Yb:
Sgft:
Asd:
Imp:0'C
Zn: A2 Tr:
- Lot:
-
Lotsz: 3.28 A
Bd/Bth:
Rms:
17 Parcel: 677-030-020
Site:
Owner: USA 677
Mail:
Use:
Ph:
Xmpt:
Sale:
Date:
Ln: Doc:
Yb:
SgfL
Asd:
Imp: D�
Zn: A2 Tr:
- Lot:
-
Lotsz: 6.72 A
Bdlath:
Rms:
g)