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A4/FORN� -city Council Staff Report
DATE: October 18, 2006 PUBLIC HEARING
SUBJECT: AN APPLICATION BY FIVE STAR DEVELOPMENT, LLC OWNERS OF
IRONWOOD CONDOMINIUMS, REQUESTING APPROVAL OF
TENTATIVE TRACT MAP 34933 FOR THE DEVELOPMENT OF
TWELVE TWO-BEDROOM RESIDENTIAL CONDOMINIUM UNITS ON A
SITE MEASURING APPROXIMATELY THREE QUARTERS OF AN
ACRE, LOCATED AT 720 AND 750 SOUTH CALLE PALO FIERRO,
ZONE R-3, SECTION 23, APN: 508-181-017 and 508-181-018
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The City Council will consider a proposed Tentative Tract Map for the division of air
space of the approximately 0.69 acres into one lot for condominium purposes. The
approved architectural proposal consists of twelve residential condominiums, common
recreational space, and associated landscaping. The residential condominium units are
two stories tall and contain the required parking spaces. A lot line currently divides the
two parcels, but recording of the final map will eliminate the line and create a one-lot
condominium tract map.
RECOMMENDATION
1. Adopt Resolution No. "A RESOLUTION OF THE CITY
COUNCIL OF THE CITY OF PALM SPRINGS CALIFORNIA,
APPROVING TENTATIVE TRACT MAP 34933 TO DIVIDE AIRSPACE
FOR A ONE LOT CONDOMINIUM MAP TO CONSTRUCT TWELVE
RESIDENTIAL CONDOMINIUM UNITS LOCATED AT 720 AND 750
SOUTH CALLE PALO FIERRO, ZONE R-3, SECTION 23.
PRIOR ACTIONS
On July 24, 2005 the Architectural Advisory Committee (AAC) reviewed the architecture
and voted 7-0 to recommend approval with the following suggestion:
Item No. I . D .
City Council Staff Report October 18 2006
Case 3 2934 TTM34933 Page 2 of 25
1. Remove the rain-water scupper projection and replace with something less
protruding.
On September 27, 2006 The Planning Commission reviewed the Major Architectural
and TTM application, and voted 6-0, (1 abstention), (Hochanadel), for architectural
approval to construct twelve condominium units with a recommendation that the City
Council approve Tentative Tract Map, TTM34933. No appeal was filed on the
Commission action of architectural approval. (Meeting minutes were not available at
the time that this report was prepared.)
ANALYSIS
The vacant site is located on the east side of South Calle Palo Fierro, perpendicular to
the intersection of Industrial Place. The site is surrounded by a mix of industrial, single
and multi-family residential development. The west / front portion of the site facing the
street includes utility poles and lines. The site is comprised of two square parcels that
will join and became one rectangular parcel measuring approximately 200' x 150' once
the TTM is recorded.
Density under the General Plan designation H43 / 21 would allow fourteen units per
acre; however, the project proposes twelve units on the site. The small size of the lot
limits the number of units that could be placed an the 0.69-acre site.
At the request of the developer, the Planning Commission motion and 6-0, (one
abstention) vote carried to eliminate Conditions of Approval No_ 95 and 96 and to defer
the undergrounding of the utilities to covenant. During the meeting, Commissioner
Caffrey expressed concern regarding trash pick-up after the developer improves the
existing twenty-foot wide alley. The applicant made several attempts to contact the
Palm Springs Waste Disposal Company and received no response. In the interim
between meetings, the applicant observed waste disposal vehicles picking up trash at
the abutting multi-family residence located on the same side of the alley as the
approved development. The trash enclosure for the approved development is adjacent
to the trash enclosure of the existing abutting development; therefore, the truck can
continue through the alley to the abutting multi-family development, or in the reverse.
Density under the H43 / 21 would allow fourteen units per acre; however, the project
proposes twelve units on the site. The small size of the lot limits the number of units
that could be placed on the 0.69-acre site. A more detailed analysis can be seen in the
attached Planning Commission staff report dated September 27, 2006. Findings in
support of approving the proposed subdivision are included in the attached draft
resolution of approval.
ENVIRONMENTAL ASSESSMENT
Pursuant to Section 15332 of the CEQA guidelines, the project is considered a Class 32
in-fill development meeting the conditions for exemption because the project is
City Council Staff Report October 18,2000
Case 3,2934 TTM34933 Page$of 25
consistent with the applicable policies of the general plan and zoning designation and
regulations, the project is less than five acres, the project is not considered a habitat for
endangered, rare or threatened species, approval of the project would not result in any
significant effects relating to traffic, noise, air quality, or water quality, and the site can
be served by all utilities.
FISCAL IMPACT: IFinance Director Review:
No fiscal impact.
.E-aMM E ing, AICP Thomas Wil Assistant City Manager
Direcfer of Planningi5 ,rvices s ,Development Services
David H. Ready, City ger
Attachments
1. Vicinity Map
2. Draft Resolution
3. Conditions of Approval
4. Planning Commission Staff Report
5. Reductions
City Council Staff Report October 18,2006
Case 3.2934 T-FM34933 Page 4 of 25
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City Council Staff Report October 18,2006
Case 3.2934 TTM34933 Page 5 of 25
RESOLUTION NO.
OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING OF
TENTATIVE TRACT MAP 34933 TO DIVIDE AIRSPACE FOR A ONE
LOT CONDOMINIUM MAP TO CONSTRUCT TWELVE RESIDENTIAL
CONDOMINIUM UNITS LOCATED AT 720 AND 750 SOUTH CALLE
PALO FIERRO, ZONE R-3, SECTION 23.
WHEREAS, The applicants Five Star Property Development, LLC., filed an application
for a Tentative Tract Map 34933 and an application for Architectural Review, Case
3.2934 to allow construction of twelve condominium units and associated parking and
landscape, APN: 508-181-017 and 508-181-018; and
WHEREAS, On July 24, 2005 the Architectural Advisory Committee (AAC) reviewed the
architecture and voted 7-0 to recommend approval of the project; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider Case 3.2934 and TTM34933, was given in accordance with
applicable law; and
WHEREAS, on September 27, 2006 a public hearing to consider Case No. 3.2934 /
TTM34933, a request to divide airspace for a one lot condominium map to allow
construction of twelve condominium maps, was held by the Planning Commission in
accordance with applicable law; and
WHEREAS, On September 27, 2006 The Planning Commission reviewed the Major
Architectural and TTM application, and voted 6-0, (1 abstention), (Hochanadel), for
architectural approval to construct twelve condominium units with a recommendation
that the City Council approve Tentative Tract Map, TTM34933.
WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to
consider Case 32934 and TTM34933, was given in accordance with applicable law;
and
WHEREAS, on October 18, 2006, a public hearing on the application for Tentative
Parcel Map 32934 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, in accordance with Section 15332 of the CEQA guidelines, the project is
considered a Class 32 in-fill development, meeting the conditions of exemption because
the project is consistent with the applicable policies of the general plan and zoning
designation and regulations, the project is less than five acres, the project is not
City Council Staff Report October 18,2006
Case 3,2934 TTM34933 Page 6 of 25
considered a habitat for endangered, rare or threatened species, approval of the project
would not result in any significant effects relating to traffic, noise, air quality, or water
quality, and the site can be served by all utilities.
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including but not limited to the
staff report, all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to Section 15332 of The California Environmental Quality Act,
CEQA, the City Council finds that the project is considered a Class 32 in-
fill development, meeting the conditions of exemption because the project
is consistent with the applicable policies of the general plan and zoning
designation and regulations, the project is less than five acres, the project
is not considered a habitat for endangered, rare or threatened species,
approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality, and the site can be served by all
utilities.
Section 2: Pursuant to Section 66474 of the Subdivision Map Act, the City Council
finds that:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The proposed Tentative Tract Map is consistent with the goals and objectives of
the proposed H 43/21 High-Density Residential, General Ilan designation, which
governs the subject property, General Plan density allows the development of a
threshold of fifteen and a maximum of twenty-one residential dwelling units per
acre for the H-43/21 designation. The overall density of the proposed
development is twelve dwelling units per acre. Per Objective 3.8, appropriate
development in this designation includes mixed-use residential / commercial
development in conjunction with adjacent commercial properties. The project
proposes multi-family condominium units amongst adjacent commercial
properties and the density is lower than the allowable amount.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The proposed project design and improvements of the right-of-zone project are
consistent with the proposed R-3 zone in which the property for the proposal is
located.
C. The site is physically suited for this type of development.
City Council Staff Report October 18.2006
Case 3.2934 TTM34933 Page 7 of 25
The site is vacant, rectangular, relatively flat, and measures approximately 0.69-
acres, which is large enough to accommodate the proposal applying the required
density and development standards.
d. The site is physically suited for the proposed density of development.
The proposed 0.69-acre development area of project site can accommodate
fourteen condominium units and twelve are proposed without significant grading.
The site abuts an improved public street with existing utilities, and the site is
accessed by a local street.
a. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The proposal is considered categorically exempt as an infill project according to
the California Environmental Act, CEQA and is not considered a habitat for fish,
wildlife.
f The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The design of the proposed subdivision includes the provision of public water and
sewer systems, a drainage design that protects the development area and an
access system that provides an orderly system of internal driveways and motor
courts.
g. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
The design of the subdivision does not include easements for access through or
use of the property. The design of the subdivision accommodates the existing and
proposed drainage way.
NOW THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council approves TTM34933 subject to the conditions of approval attached herein as
Exhibit A.
ADOPTED, this 181" day of October, 2006
MAYOR
ATTEST:
0001
Clty Council Staff Report October 18,2006
Case 32934 TTM34933 Page 8 of 25
City Clerk
CERTIFICATION:
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) SS.
CITY OF PALM SPRINGS )
1, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. _ is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on 2006, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
City Council Staff Report October 18,2006
Case 3 2934 TTM34933 Page 9 of 25
RESOLUTION NO-
EXHIBIT A
Case No. 3.2934 TTM34933
Ironwood Condominiums
720 and 750 South Calle Palo Fierro
City Council Meeting
October 18, 2006
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction Of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs,
its agents, officers, and employees from any claim, action, or proceeding against
the City of Palm Springs or its agents, officers or employees to attach, set aside,
void or annul, an approval of the City of Palm Springs, its legislative body,
advisory agencies, or administrative officers concerning Case 3.2934. The City
of Palm Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or will
advance funds to pay for defense of the matter by the City Attorney. If the City of
Palm Springs fails to promptly notify the applicant of any such claim, action or
proceeding or fails to cooperate fully in the defense, the applicant shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the City of
Palm Springs. Notwithstanding the foregoing, the City retains the right to settle
or abandon the matter without the applicant's consent but should it do so, the
' city eouncd staff Report October is,2000
Case 3.2934 TTM34933 Page 10 of 25
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 shall be payable
prior to the issuance of building permits.
CC&R's
6. 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
I
City Council Staff Report October 18,Zoos
Case 3,2934 TTM34933 Page 11 of 25
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 property in a good condition and in accordance with
all ordinances,
7. The applicant shall submit to the City of Palm Springs, a deposit in the amount
of $3600, for the review of the CC&R's by the City Attorney. A filing fee of
$631.00, 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-
8- The CC&R's shall have a disclosure statement regarding the location of the
project relative to roadway noise, City special events, roadway closures for
special events and other activities which may occur in the Central Business
District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform
perspective buyers about traffic, noise and other activities which may occur in
this area.
Cultural Resources
9. Prior to any ground disturbing activity, including clearing and grubbing,
installation of utilities, and/or any construction related excavation, an
Archaeologist qualified according to the Secretary of the Interior's Standards
and Guidelines, shall be employed to survey the area for the presence of
cultural resources identifiable on the ground surface.
10. Given that portions of the project area are within an alluvial formation, the
possibility of buried resources is increased. A Native American Monitor shall
be present during all ground-disturbing activities.
11.a). Experience has shown that there is always a possibility of buried cultural
resources in a project area. Given that, a Native American Monitor(s) shall be
present during all ground disturbing activities including clearing and grubbing,
excavation, burial of utilities, planting of rooted plants, etc, Contact the Agua
Caliente Band of Cahuilla Indian Cultural Office for additional information on the
use and availability of Cultural Resource Monitors. Should buried cultural
deposits be encountered, the Monitor shall contact the Director of Planning and
Zoning and after the consultation the Director shall have the authority to halt
destructive construction and shall notify a Qualified Archaeologist to investigate
and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for
submission to the State Historic Preservation Officer and Agua Caliente
Cultural Resource Coordinator for approval.
12.b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record search
results and site records/updates shall be forwarded to the Tribal Planning,
Clty Council Staff Report October 18,2006
Case 3.2034 TTM34933 Page 12 of 25
Building, and Engineering Department and one copy to the City Planning and
Zoning Department prior to final inspection.
Final Design
13, Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to
issuance of a building permit. Landscape plans shall be approved by the
Riverside County Agricultural Commissioner's Office prior to submittal. All
landscaping located within the public right of way or within community facilities
districts must be approved by the Public Works Director and the Director of
Parks and Recreation,
14. An exterior lighting plan in accordance with Zoning Ordinance Section
93.21.00, Outdoor Lighting Standards, shall be submitted for review and
approval by the Director of Planning Services prior to the issuance of building
permits. Manufacturer's cut sheets of all exterior lighting on the building and in
the landscaping shall be submitted for approval prior to issuance of a building
permit. If lights are proposed to be mounted on buildings, down-lights shall be
utilized. No lighting of the hillside is permitted.
Public Safety CFD
15. 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.
GENERAL CONDITIONS/CODE REQUIREMENTS
16. Architectural approval shall be valid for a period of two (2) years. Extensions of
time may be granted by the Planning Commission upon demonstration of good
cause.
17. The appeal period for a MAJ application is 15 calendar days from the date of
project approval. Permits will not be issued until the appeal period has
concluded.
City Council Staff Report October 18,2006
Case 3.2934 TTM34933 Page 13 of 25
18. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning Services for review and
approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the
Municipal Code for specific requirements.
19. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8,50
of the Municipal Code for specific requirements.
20. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
21. All materials on the flat portions of the roof shall be earth tone in color.
22. All awnings shall be maintained and periodically cleaned.
23, All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 9303.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights, and
type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
24. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and commercial
areas.
25. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 9302.00.D.
26. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
27. The street address numbering/lettering shall not exceed eight inches in height.
28. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety.
City Couno t Staff Report October 18,2006
Casc 3.2934 TTM34033 Page 14 of 25
29. Submit plans meeting City standard for approval on the proposed trash and
recyclable materials enclosure prior to issuance of a building permit.
30. Details of pool fencing (material and color) and equipment area shall be
submitted with final landscape plan.
31. No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
32. No outside storage of any kind shall be permitted except as approved as a part
of the proposed plan.
33. Prior to the issuance of building permits, locations of all telephone and
electrical boxes must be indicated on the building plans and must be
completely screened and located in the interior of the building. Electrical
transformers must be located toward the interior of the project maintaining a
sufficient distance from the frontage(s) of the project. Said transformer(s) must
be adequately and decoratively screened.
34. The applicant shall provide all tenants and owners with Conditions of Approval
of this project.
35. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized
spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be
18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the
parking space; two (2) handicap spaces can share a common walkway. One in
every eight (8) handicap accessible spaces, but not less than one (1), shall be
served by an 8 foot walkway on the right side and shall be designated as "van
accessible".
36. Handicapped accessibility shall be indicated on the site plan to include the
location of handicapped parking spaces, the main entrance to the proposed
structure and the path of travel to the main entrance. Consideration shall be
given to potential difficulties with the handicapped accessibility to the building
due to the future grading plans for the property.
37. Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10,
38. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences,
buildings, or other structures. Areas that are not part of the maneuvering area
shall have curbs placed at a minimum of two (2) feet from the face of walls,
fences or buildings adjoining driveways.
City Couneil Staff Report October 18 2006
Case 3.2934 TTM34933 Page 15 of 25
WASTE DISPOSAL
39. Trash cans shall be screened from view and kept within fifty (50) feet of the
street_
POLICE DEPARTMENT
40. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT
41. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
Public Safety CFI)
42. 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.
43. Premises Identification: Approved numbers or addresses shall be provided
' For all new and existing buildings in such a position as to be plainly visible and
legible from the street or road fronting the property. (901.4.4 CFC) Show
location of address on plan elevation view. Show requirement and dimensions
of numbers in plan notes. Numbers shall be a minimum 4 inches, and of
contrasting color to the background.
44. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. Large projects may require more than
one page.
I L
City Council Staff Report October 18,2006
Case 3.2934 TTM34933 Page 16 of 25
45. Fire Sprinklers Required: An automatic fire sprinkler system is required by
local ordinance.
46. Fire Hydrant & FDC Location: A commercial fire hydrant is required within 30
feet of the Fire Department Connection (FDC). Fire Hose must be protected
from vehicular traffic and shall not cross roadways, streets, railroad tracks or
driveways or areas subject to flooding or hazardous material or liquid releases.
47. Residential Smoke Detector Installation With Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX ## 0498 accessory module connected to
multi-station FIREX smoke detectors or equal per dwelling and fire sprinkler
flow switch). Detectors shall receive their primary power from the building
wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new
construction, detectors shall be interconnected so that operation of any smoke
detector causes the alarm in all smoke detectors within the dwelling to sound.
(2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement.
48. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
49. Minimum Access Road Dimensions:
50. Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may be
required by the City engineer to address traffic engineering, parking, and other
issues. For two-way private streets, a minimum width of 24 feet will be required,
unless otherwise allowed by the City engineer, to the minimum of 20 feet
required by the Fire Code. No parking shall be allowed in either side of the
roadway.
51. Roads must be 30 feet wide when parking is not allowed on only one side of
the roadway.
52. Roads must be 40 feet wide when parking is not restricted.
53. Based on the median requirements Fire department will require both left and
right turn access to this development.
54. Road Design: Fire apparatus access roads shall be designed and constructed
as all weather capable and able to support a fire truck weighing 73,000 pounds
GVW. (902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an
outside radius of 45 feet.
55. Access: Fire department access roads shall be provided so that no portion of
the exterior wall of the first floor of any building will be more than 150' from
such roads. CFC 9022.1
! City Council staff Report October 18 2006
Case 32934 TTM34933 Page 17 of 25
56. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. (9022.2.1
CFC)
57. Building or Complex Gate Locking Devices: Locked gate(s) shall be
equipped with a Knox key switch device or Key box. Boxes shall be mounted
at 6 feet above grade. Contact the Fire Department at 760-323-8186 for a
Knox application form. (902.4 CFC)
58. Access During Construction: Access for firefighting equipment shall be
provided to the immediate job site at the start of construction and maintained
until all construction is complete. Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13'6". Fire Department access roads shall have an
all weather driving surface and support a minimum weight of 73,000 lbs. (Sec.
902 CFC)
59. Water Supply: The water supply and location/s of fire hydrants must be
approved prior to any work being performed on the job site. (903.1 CFC)
60. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed
within 250' of all combustible construction. No landscape planting, walls, or
fencing is permitted within 3 feet of fire hydrants, except groundcover
plantings. (1001.7.2 CFC)
61. Fire Flow: Fire flow for this project is estimated to be 1500 GPM.
62. Trash Container Protection: If trash container space is within 5 feet of a
building wall provide information on the type and size of trash container to be
stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater,
then the container must be protected by an approved automatic fire sprinkler.
(1103.2.2 CFC)
63, Fire Extinguisher Requirements: Provide one 2-A:10-B;C portable fire
extinguisher for every 75 feet of floor or grade travel distance for normal
hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC)
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is along the path of exit travel or near an
exit door. Extinguishers located outdoors must be installed in weather and
vandal resistant cabinets approved for this purpose.
City Council Staff Report October 18.2006
Case 3.2934 TTM34933 Page 18 of 25
64. Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
remain intact until buildings are stuccoed or covered and secured with lockable
• doors and windows. (8.04.260 PSMC)
ADA
65, The main entrance into each ground floor unit is required to be accessible
without any stairs to allow people with mobility impairments easy access.
66. The access aisles serving both disabled parking spaces are required to have
the words "NO PARKING" painted within them to comply with CBC 1129B.1&2.
ENGINEERING
STREETS
67.Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
68. 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.
69. 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 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.
CALLS PALO FIERO
70. Dedicate an easement 2 feet wide along the back of the driveway approaches
for sidewalk purposes.
71. Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
City Council Staff Report October 18,2006 ,
Case 3 2934 TTM34933 Page 19 of 25
72. Construct a 24 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201 with a centerline located 18 feet north of the
south property line.
73. Construct a 20 feet wide driveway approach at the intersection of Calle Palo
Fierro and the public alley in accordance with City of Palm Springs Standard
Drawing No. 201.
74. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
75. Construct pavement with a minimum pavement section of 2'/2 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, From edge of
proposed gutter to clean sawcut edge of pavement along the entire frontage 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.
PUBLIC ALLEY
76. Construct a Type 62 gutter, modified to 3 feet wide, along the centerline of the
public alley from Calle Palo Fierro along the entire frontage, in accordance with
City of Palm Springs Standard Drawing No. 200.
77. Construct a minimum pavement section of 2'Y2 inches asphalt concrete
pavement over 4 inches crushed miscellaneous base with a minimum subgrade
of 24 inches at 95% relative compaction, or equal, through the full width of the
public alley (20 feet wide excluding the gutter at centerline) along the entire
frontage. If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical
Engineer using 'R" values from the project site and submitted to the City
Engineer for approval.
ON-SITE
78. The minimum pavement section for all on-site pavement shall be 2'/2 inches
asphalt concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal. If an
alternative pavement section is proposed, the proposed pavement section shall
be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
City Council Staff Report October 18,2006
Case 3.2934 T-FM34933 Page 20 of 25
79. Parking shall be restricted along the drive aisle as necessary to maintain a 24
feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs or
red curb shall be installed along the south side of the drive aisle as necessary
to enforce parking restrictions. A Home Owners Association shall be
responsible for regulating and maintaining required no parking restrictions,
which shall be included in Covenants, Conditions, and Restrictions required for
the development.
80. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
accessible path of travel shall be constructed of Portland cement concrete,
unless alternative materials meeting state and federal accessibility standards is
approved by the City Engineer.
' SANITARY SEWER
81. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
82. All on-site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on-site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions
and Restrictions (CC&R's) required for this project.
GRADING
83. Submit a Precise Grading and Paving Plan prepared by a California registered
civil engineer to the Engineering Division for review and approval. A Fugitive
Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Division for review and approval.
The applicant and/or its grading contractor shall be required to comply with
Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required
to utilize one or more "Coachella Valley Best Available Control Measures" as
identified in the Coachella Valley Fugitive Dust Control Handbook for each
fugitive dust source such that the applicable performance standards are met.
The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared
by staff that has completed the South Coast Air Quality Management District
(AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Division with current and valid
Certificate(s) of Completion from AQMD for staff that have completed the
required training. For information on attending a Fugitive Dust Control Class
and information on the Coachella Valley Fugitive Dust Control Handbook and
related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752,
or at 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. The
City Council Slaff Report October 15,2006
Case 3.2934 TTM34933 Page 21 of 25
Precise Grading and Paving Plan shall be approved by the City Engineer prior
to issuance of grading permit.
a. The first submittal of the Precise Grading and Paving 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 or site plan; a copy of current Title Report; a copy of
Soils Report; and a copy of the associated Hydrology Study/Report.
84. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
85. 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.
86. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export
of soil will be required to present a clearance document from a Department of
Food and Agriculture representative in the form of an approved "Notification of
Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside,
and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Rough
Grading Plan. The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
87. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff falling on the site, on-site retention or other facilities
approved by the City Engineer shall be required to contain the increased
stormwater runoff generated by the development of the property. Provide a
hydrology study to determine the volume of increased stormwater runoff due to
development of the site, and to determine required stormwater runoff mitigation
measures for the proposed development. Final retention system sizing and
other stormwater runoff mitigation measures shall be determined upon review
and approval of the hydrology study by the City Engineer and may require
redesign or changes to site configuration or layout consistent with the findings
of the final hydrology study. On-site open space, in conjunction with dry wells
and other subsurface solutions should be considered as alternatives to using
landscaped parkways for on-site retention.
88. The applicant is advised that an underground retention system may preclude
the ability to install appropriate landscaping as may be required by the
City Council Staff Report October 18.2006
Case 3 2934 TTM34933 Page 22 of 25
Department of Planning Services. An underground retention system shall be
designed at a sufficient depth to allow typical landscape planting, including
trees, and in a manner that does not interfere with the ability of the system to
receive runoff in the future.
89. An underground retention system shall be installed on-site and not within the
public right-of-way. An underground stormwater retention system shall be
sized to have a sufficient capacity equal to the volume of increased stormwater
runoff due to development of the site, as identified in a hydrology study
approved by the City Engineer. A decrease to the required retention volume
may be allowed for percolation of the stormwater runoff into the underlying
gravel and soil, not to exceed 2 inches per hour. Provisions for maintenance of
an underground stormwater retention system, if installed, shall be included in
Covenants, Conditions, and Restrictions (CC&R's) for the Home Owners
Association (HOA), including reference to the fact that maintenance and/or
replacement of the system may require removal of existing improvements at
the sole expense of the HOA. The CC&R's shall reserve the right of the City to
inspect and ensure that the underground retention system is operable, and in
the event of its failure, shall provide the City the right to advise the HOA and
require its repair or replacement to the satisfaction of the City Engineer,
90. This project may be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water
Quality Control Board (RWQCB). The applicant is advised that installation of
BMP's, including mechanical or other means for pre-treating stormwater runoff,
may be required by regulations imposed by the RWQCB. It shall be the
applicant's responsibility to design and install appropriate BMP's, in accordance
with the NPDES Permit, that effectively intercept and pre-treat stormwater
runoff from the project site, prior to release to the City's municipal separate
storm sewer system ("MS4"), to the satisfaction of the City Engineer and the
RWQCB. If required, such measures shall be designed and installed on-site;
and provisions for perpetual maintenance of the measures shall be provided to
the satisfaction of the City Engineer, including provisions in Covenants,
Conditions, and Restrictions (CC&R's) required for the development.
91. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
92. 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
City Council Staff Report October 18,2006
Caso 3.2934 TTM34933 Page 23 of 25
Drawing No, 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site streets
as required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water
Agency, Southern California Edison, Southern California Gas Company, Time
Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts
within existing asphalt concrete pavement of off-site streets required by the
proposed development may require complete grinding and asphalt concrete
overlay of the affected off-site streets, at the discretion of the City Engineer.
The pavement condition of the existing off-site streets shall be returned to a
condition equal to or better than existed prior to construction of the proposed
development.
93. All proposed utility lines shall be installed underground.
94. The record property owner shall enter into a covenant agreeing to underground
all of the existing overhead utilities required by the Municipal Code in the future
upon request of the City of Palm Springs City Engineer at such time as deemed
necessary. The covenant shall be executed and notarized by the property
owner and submitted to the City Engineer prior to issuance of a grading permit.
A current title report or a copy of a current tax bill and a copy of a vesting grant
deed shall be provided to verify current property ownership. A covenant
preparation fee of $140 shall be paid by the applicant prior to issuance of any
grading or building permits.
95. 1�^^^IFdane^e kl rhapteF Q nn 404 ,.f-the Qmty f Palm c., nq n� M Ricipal
Gede II nn ---d p d nfriGal Ir, of +hiFty f
waxisY' -el� ' ire-fhr,GHrsand VOne--er
lers`s'anVt^--rvi��h�-' z-v r'-•r• "nr„-I r•+n and -11 nnhr.. - 4-1
yosion
hle See nd ..hi
.�av*r�crmcc�arra-o^I" I-r�r..i.Tr -^�er-hcc�•'hr"cv-vr'11 F12ny r. .-hWe
r.'+n
r•r}v d/er trr^anse.^�}inn shall be installed ,ndnr,-.rr.,,nd nle speG•f•^ reStFiCtIORS
are—nhOWI in Ge ^I 9 -F-I 115 r 428
-_47 t o Cal,fURFlia Publie I I+nl+is
f'nmm'S and n^n• a "ulFtr.�++ed-k lac ies. Toe-evic
^vrr'^-.Trrrccr^cr atn*c*..- Lr i ivi n rz.� ^peaty--m=r�.� "�^-^- rrc
feuquiremen+ to be i Is�talle nderg;� /4 letter from +he a" he
aft-& `I , +-ia�crtmc�r�rtari"be-submitted to the Enginee ing Di"ISmOr• ^ r+n ^npr4Val
f ^ - dmn ^I^ forming the Gity +hat4hey have been e+-f e.+ ..F Y}ins
r,+'lity d nd•r• „•} +hn'r Mont +n _fie de&' f
rnmc7--anvcic�r�IJ _ ".r1G—cr*•.r--rrtr�rrr-cv�^^vrr"'ni�e', �rgrrer
utility
.i+.'',' r�dv^rn rn, .,r♦i^ ^III.�^ 4^Fl�eu--. ..i LI e L;IPPL nA----..,, ,norm, _plan
shall ssubmrtted tO t e EngiRe8Fing Divisioni.eentifr,•. all alga .Feuncl
far-olit cs R the aFea-^f theme^^+�cc rev-hp. Ullderg r,��^ved. "vm�yKO'"r�rd�:r^^y-vi
existing overhi^Cad— +-I-+., lines shall be rmmple+ed PFi0F tO i onnee e&f
eFtlftate G ..rrr nn...-.,
96. The applicant r's-advised that ,eftirr^I ^f } r+r, ^d^r�r^aid n reqUrFOSSpe[34ft
appifeval—by the—Pla nin Commissionand rf+„ rn , ^ 1. If—utility
City Council staff Report October 18.2006
Case 3.2934 TTM34933 Page 24 of 25
. diny-4s_—`efeF &d I,. 26GO,z'-1-ral9ee--'„' r ecicTie—v,i�r�r+arv*rv)"'2
Planning r ,miss;o;T-aT er r+ r e;l thi � r, ert "'A
moo,, ��,�r ��rep i--ovate s,,..`1
enter .-.... � _ nt a r•...vi.'*Rg-to--v;iver rn Rd all of the cvi�erhea4
utilitie 4eq z"e, y�peri-wde-In 4ke f , pv request Hoff the• r•+., of
T•alrr' `Trm'+iy''-�r' i:avi--+firRe as dcerned nc �;e coye..an
Tn. ��-rcmx
shal.�,-.air be ex-aeuterl ....,o--u++id-notarmized by the prope,rty awneF and sul Fmitted to the
Qty EEngi er �^ ^vr+Q^ ivvoa•r vein ni9-per�•,im4t—A-eLff"ert *•*�'e-Fop^ef ,-Gr—a
13Gp„ niGUFFent [a b4I and ., f -_ Vesting .. ant deed shall be pr..,,•,/nC ccrtv
.,cr��f.. .�.cirt-•I}rnnc �shinp��i--�cvi'��'i'ica 1 prim. r.pp�ra�vrrTc�crf 4''IA oc
paid by tkte ,Ter prR,r tv ss ref aw, g' ^^�- ba ldir emnits.
97. 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.
98. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG
(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.
99. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-
built" information and returned to the Engineering Division prior to issuance of a
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
100. 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.
101. 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
102. 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 parcels and all lots created
therefrom, and copies of record documents shall be submitted with the Final
4
City Council Staff Report October 18 2006
Case 3.2934 TTM34933 Page 25 of 25
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.
103. 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.
104, 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 fallowing: 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.I.S_ digital data to be submitted to the City may be
authorized, upon prior approval of the City Engineer.
TRAFFIC
105. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development. Minimum clearance on public sidewalks or pedestrian paths of
travel shall be provided by either an additional dedication of a sidewalk
easement (if necessary) and widening of the sidewalk, or by the relocation of
any obstructions within the public sidewalk along the Calle Palo Fierro frontage
of the subject property.
106. 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.
107. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
U11 -
A MM PLANNING COMMISSION STAFF REPORT
Date: September 27, 2006
To: Planning Commission
Application I.D-: Case 3-2934 TTM34933 "Ironwood"
Application Type: Major Application and Tentative Tract Map
Location: 720 and 750 South Calle Palo Fierro / Section 23
Applicant: Five Star Property Development
APN: 508-181-017 and 508-181-018
Zoning: R-3 Multi-Family Residential
General Plan: H43/21 High Density Hotel / Residential
From: Craig A. Ewing, AICP, Director of Planning Services
Planner: Diane A. Bullock, Associate Planner
DESCRIPTION
The proposal is a request to subdivide air-space and construct twelve two-story
condominium residential dwelling units divided evenly in two buildings on approximately
0.69 acres or 30,042 square feet- Each building contains six two-bedroom dwelling
units, and the remainder of the site is comprised of recreational common area that -
includes a swimming pool and spa, and associated landscaping- The residential project
is located at 720 and 750 South Calle Palo Fierro in Section 23.
RECOMMENDATION
That the Planning Commission:
4 L
Planning Commission Staff Report September 27, 2006
' Case 3.2934 TTW4933 Page 2 of 33
1. Recommend that the City Council approve Tentative Tract Map 34933 for the
subdivision of approximately 0.69 acres into twelve residential condominiums,
common recreational space, and associated landscaping.
2. Approve architectural design of the proposal.
BACKGROUND AND SETTING
The vacant site is located on the east side of South Calle Palo Fierro, perpendicular to
the intersection of Industrial Place. The site is surrounded by a mix of industrial, single
and multi-family residential development. The west / front portion of the site facing the
street contains one utility pole with guy wires. The site is accessed from South Calle
Palo Fierro.
The site is comprised of two square parcels that will join and become one rectangular
parcel measuring approximately 200' x 150' once the TTM is recorded. The topography
of the site is relatively flat and does not include any significant plant material; there is no
identified natural community that could be affected by the project.
The subject project is an infill residential condominium proposal. The project proposes
two buildings, (A and B), each containing six attached dwelling units divided into three
units on the first floor and three units on the second floor. The remainder of the site
includes parking on the north and south sides, a central landscaped pedestrian way,
and common recreational space along the eastern portion of the site_
ADJACENT LAND USES
Table 1.0 Zoning and General Plan Desi nation and Adjacent Land Uses
Orientation Land Use General Plan Zoning
North Single-family M15 Medium R-1-C
Residential Density 15/acre
South Single-Story Multi H43 / 21 High Density Hotel / R-3
Family Residential
East Single and Two- H43 /21 High Density Hotel / R-2 and R-3
story Multi Family Residential
Residential
'Nest Commercial / Light GC General Commercial C-M
Industrial
PRIOR ACTIONS
On July 24, 2005 the Architectural Advisory Committee (AAC) reviewed the architecture
and voted 7-0 to recommend approval with the following suggestion:
oollz"'
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 3 of 33
1. Remove the rain-water scupper projection and replace with something less
protruding.
In response to the comments by the AAC, the applicant is removing the scuppers from
the elevation facing the street.
ANALYSIS
GENERAL PLAN
General Plan Policy 3.8.1 requires that the design of new residential and hotel
development include the following:
a. a minimum of 45% of the lot area shall be maintained as on-site open space /
recreational area.
b. incorporation of a minimum area of the required common open space at grade
or the /eve/of the first habitable floor,
c_ design of common open space so that it is easily accessible and of sufficient
size to be usable by all residents.
d. incorporation of architectural design details and elements which provide visual
character and interest, avoiding flat planar walls and box-like appearances, and
e. protection of privacy and view for adjacent single-family structures with
increased setbacks to the second-story mass.
Based on the aforementioned policy, the project provides 45% landscaped space, and
an easily accessed common pedestrian way at grade level. The common recreational
space at ground level is accessed at the central rear of the project and is of sufficient
size for all residents. It includes a pool, spa and grass covered spaces on each end for
recreational play. The design contains color changes, recesses and pop-outs, a variety
of materials, and large window areas for architectural variety and interest.
The architecture was reviewed by the Architectural Advisory Committee and carried a
unanimous vote. of 7-0 to recommend approval of the architecture. There is one
adjacent single family residence on the north side and the views to the south are
insignificant as the rear yard of the house is heavily landscaped, separated from the
proposed site by an alley, and the views are generally of other buildings in this area.
The proposal will provide privacy for this residence with the parking designed to face
away from the house and the heavy landscape design behind the parking also acts as a
screen.
Density under the H43 121 would allow fourteen units per acre; however, the project
proposes twelve units on the site. The small size of the lot limits the number of units
that could be placed on the 0.69-acre site.
�C17)9
Planning Commission Staff Report September 27,2006
Case 3,2934 TTM34933 Page 4 of 33
ZONING ORDINANCE
The subject property is located in the R-3 zone, which is intended to provide for the
development of high-density multi-family dwellings, hotels and similar permanent and
resort housing and certain limited commercial uses directly related to the housing
facilities.
DEVELOPMENT STANDARDS
Table 2.0 Existinq and Proposed Develo ment Standards
DEVELOPMENT R-3STANDARDS PROPOSED
STANDARDS
Lot Area 20,000 30,042
Lot Dimension width 130 feet Approx. 200 feet existin
Lot Dimension depth 150 feet Approx. 150 feet existin
Open Space 45% 46%
Building Height 24 feet and two-story 24 feet and two-story
Front Setback 25 feet 25 feet
Bldg. Coverage 55% maximum 28%
Side Yard 24 feet 24 feet
Rear Yard 24 feet 26.1 feet
Distance between 15 feet side by side 0 —Attached
buildings 30 feet across 32 feet across
Parking 18 condo w/ 1 covered 18 covered spaces
space/ unit
1 handicapped space 1 handicapped space / ok per
ADA
3 guest 3 guest
Density 15 units 12 units
ARCHITECTURAL REVIEW
A Major Architectural Application 3.2934, proposes construction of twelve two bedroom
residential condominium dwellings for the 0.69-acre site. Architectural approval for the
proposed project is requested.
RESIDENTIAL CONDOMINIUM UNITS
The proposed condominiums will be located on a site measuring approximately 30,042
square feet separated into two buildings, each containing six residential units. The
architectural style is mid-century modern. The proposed height is twenty-four feet or
two-story with three units on the lower level and three units on the upper level. The
condominium units range from 1,142 square feet to 1,240 square feet of habitable area.
Each unit contains either a landscaped patio or second floor balcony. Building
coverage equals 8,368 square feet or 28% leaving 72% open space comprised of
paving, landscaping, and recreational space_
Planning Commission Staff Report September 27,2006
Case 3 2934 TTM34933 Page 5 of 33
ARCHITECTURAL ELEMENTS
Facade paint and accent colors include soft tan and brown hues with burnt orange used
as an accent color on the tallest portions of the buildings. Textured metal and other
accent materials are used throughout the project to add visual interest. The building is
designed with cutouts, overhangs, screen walls, cement stucco with a hand troweled
sand finish, a wood and metal carport trellis, black metal gate and coping, and a black
aluminum window system that break up the linearity and mass and add variety and
interest to the design. A variety of embellishments such as metal sunshades, wooden
trellises, and decorative paving create harmony with the surrounding neighborhood
because these materials are similar to materials used outside of the development.
RECREATION AND LANDSCAPING
The proposal grants equal attention to the landscape details as was paid to the
architectural design by the use of a variety of textural plants, flowers blooming at
different times of the year, and varied plant heights. The street frontage features a
meandering sidewalk bordered on each side by trees, shrubs and groundcovers.
Decorative paving materials are used in the central courtyard space that separates the
two buildings, along with lush green spaces located on each side throughout the path.
The focal point and terminus of the pedestrian path is the common recreational area
located in the rear yard. It contains a pool and spa surrounded by decorative paving
and landscaping and flanked on each side by rectangular turf areas designated for
recreational play. A dense landscape of multi-stem trees and palms is proposed along
the six-foot high rear perimeter wall for added aesthetics and privacy.
DRIVEWAY AND PARKING
Parking is provided on both the north and south sides of the project. The project
proposes a driveway to access the parking spaces on the south side. The existing alley
on the north side is conditioned (Eng COA # 78) to be improved by the applicant in
order to access the north parking spaces. To add visual interest, storage structures are
proposed with wood and metal trellises running above and between each structure. The
trellises will be covered with flowering vines to create shade and an attractive entrance
to the carports for the units.
Based on the zoning ordinance parking regulations, eighteen parking spaces are
required for the condominium owners, one used as a handicapped space, and three
additional guest spaces, equaling twenty-one spaces. Twenty-one spaces are
proposed. On-street parking is also allowed on Calle Pallo Ferro.
TENTATIVE TRACT MAP
The application for the Tentative Tract Map is for the division of air space of the
approximately 0.69 acres into one lot for condominium purposes. The proposal is to
Planning Commission Staff Report September 27,2006
Case 32934 TTM34933 Page 6 of 33
construct twelve residential condominiums, common recreational space, and associated
landscaping. The residential condominium units are two stories tall and contain the
required three guest parking spaces. A lot line currently divides the two parcels, but
recording of the final map will eliminate the line and create a one-lot condominium tract
map,
REQUIRED FINDINGS
Additional 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 Tract Map is consistent with the goals and objectives of
the proposed H 43/21 High-Density Residential, General Plan designation, which
governs the subject property. General Plan density allows the development of a
threshold of fifteen and a maximum of twenty-one residential dwelling units per
acre for the H-43/21 designation. The overall density of the proposed
development is twelve dwelling units per acre. Per Objective 3.8, appropriate
development in this designation includes mixed-use residential / commercial
development in conjunction with adjacent commercial properties. The project
proposes multi-family condominium units amongst adjacent commercial
properties and the density is lower than the allowable amount.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The proposed project design and improvements of the right-of-zone project are
consistent with the proposed R-3 zone in which the property for the proposal is
located.
c. The site is physically suited for this type of development.
The site is vacant, rectangular, relatively flat, and measures approximately 0.69-
acres, which is large enough to accommodate the proposal applying the required
density and development standards.
d. The site is physically suited for the proposed density of development.
The proposed 0.69-acre development area of project site can accommodate .
fourteen condominium units and twelve are proposed without significant grading.
The site abuts an improved public street with existing utilities, and the site is
accessed by a local street.
I
Planning Commission Staff Report September 27 2006
Case 3.293A TTM34933 Page 7 of 33
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The proposal is considered categorically exempt as an infill project according to
the California Environmental Act, CEQA and is not considered a habitat for fish
or wildlife.
f. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The design of the proposed subdivision includes the provision of public water and
sewer systems, a drainage design that protects the development area and an
access system that provides an orderly system of internal driveways and motor
courts.
g. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
The design of the subdivision does not include easements for access through or
use of the property. The design of the subdivision accommodates the existing and
proposed drainage way.
ARCHITECTURAL APPROVAL
Although there are no required findings for applications for architectural approval which
do not require environmental assessments, the Zoning Ordinance Section
94.04.00(D)(1-9) provides guidelines for the architectural review of development
projects to determine that the proposed development will provide a desirable
environment for its occupants as well as being compatible with the character of adjacent
and surrounding developments, and whether aesthetically it is of good composition,
materials, textures and colors. Conformance is evaluated, based on consideration of the
following:
ti. Site layout, orientation, location of structures and relationship to one another and to
open spaces and topography. Definition of pedestrian and vehicular areas; i.e.,
sidewalks as distinct from parking lot areas;
Access throughout the proposed project is designed according to the requirements of
the Uniform Building Code and ADA rules, including accessible pathways, handicapped
parking spaces and vehicular access. The buildings are oriented' across from each
ether and contains a landscaped pedestrian way running through the center of the
project creating a balanced cohesive configuration.
Planning Commission Staff Report September 27,2006
Case 3,2934 TTM34933 Page 8 of 33
The area contains a variety of several architectural styles with the majority being
contemporary and mid-century modern. The mid-century modern style of the project is
harmonious in the sense that it does not stand out as a strong architectural style, but
blends in with the mix. The clean lines of the building, similar landscape plant material
and setback area creates harmony with the existing neighborhood.
3. Maximum height, area, setbacks and overall mass, as well as parts of any structure
(buildings, walls, screens, towers or signs) and effective concealment of all mechanical
equipment;
The twenty-four foot height, mass of the building and setbacks are compliant with the
requirements of the zoning ordinance. Perimeter walls are six feet tall, the landscape is
lush and provides adequate screening, and all mechanical equipment will be concealed.
4. Building design, materials and colors to be sympathetic with desert surroundings;
AND 5. Harmony of materials, colors and composition of those elements of a structure,
including overhangs, roofs, and substructures, which are visible simultaneously;
The building is designed with cutouts, overhangs, screen walls, cement stucco with a
hand troweled sand finish, a wood and metal carport trellis, black metal gate, black
metal coping, and a black aluminum window system that break up the linearity and
mass and add visual interest to the building. A variety of embellishments like block
colors, metal sunshades, and decorative paving create harmony because they are
similar to materials outside of and consistent to materials within the development. The
proposed color palette reflects colors found in the surrounding mountains and desert
vegetation.
G. Consistency of composition and treatment;
The two buildings each contain six units are attached and grouped on the site facing
each other as rectangular shapes which creates a balance within the development and
the landscaped pedestrian pathway creates a visual harmony and consistency looking
into the development.
7. Location and type of planting, with regard for desert climate conditions. Preservation
of specimen and landmark trees upon a site, with proper irrigation to insure
maintenance of all plant materials;
Planning commission Staff Report September 27,2006
Case 3 2934 TTM34933 Page 9 of 33
The vacant site contains a scattering of indigenous insignificant shrubbery. There are
no specimen trees to preserve. The landscape design proposes drought tolerant trees,
shrubs, and groundcover. Emitters will deliver water to each individual plant, therefore
practicing water efficient irrigation methods.
ENVIRONMENTAL ASSESSMENT
Pursuant to Section 15332 of the CEQA guidelines, the project is considered a Class 32
in-fill development meeting the conditions for exemption because the project is
consistent with the applicable policies of the general plan and zoning designation and
regulations, the project is less than five acres, the project is not considered a habitat for
endangered, rare or threatened species, approval of the project would not result in any
significant effects relating to traffic, noise, air quality, or water quality, and the site can
be served by all utilities.
RECOMMENDATION
Based on the fact that the right-of-zone project is consistent with the General Plan
objectives and policies and the development standards of the zoning ordinance, and
that the Architectural Advisory Committee voted unanimously to recommend approval of
the architecture Staff recommends both Tentative Tract Map and Architectural Approval
of the proposal as described and conditioned in this report.
NOTIFICATION
All property owners within a 400-foot radius of the project have been notified. As of the
writing of this report, staff has received inquiries from the public on the nature of the
project, but has not received any adverse written or verbal comments.
Diane A. Bullock
Associate Planner
CraigY,A. Ewing A1,611
Director of Planning.8ervices
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 10 of 33
Attachments
1. Vicinity Map
I Draft Resolution
3. Conditions of Approval
4. Reductions
5. Letters
I
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 11 of 33
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City of Palm Springs
• Planning Commission Staff Report September 27,2006
Case 3 2934 TTM34933 Page 12 of$3
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS,
CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL, APPROVAL
OF TENTATIVE TRACT MAP 34933 TO DIVIDE AIRSPACE FOR A
ONE LOT CONDOMINIUM MAP AND ARCHITECTURAL APPROVAL
OF CASE 32934 TO CONSTRUCT TWELVE RESIDENTIAL
CONDOMINIUM UNITS LOCATED AT 720 AND 750 SOUTH CALLE
PALO FIERRO, ZONE R-3, SECTION 23.
' WHEREAS, The applicants Five Star Property Development, LLC., have filed an
application for a Tentative Tract Map 34933 and an application for Architectural Review,
Case 3,2934 to allow construction of twelve condominium units and associated parking
and landscape, APN: 508-181-017 and 508-181-018; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider Case 32934 and TTM34933, was given in accordance with
applicable law; and
WHEREAS, on September 27, 2006 a public hearing to consider Case No. 3.2934 /
TTM34933, a request to divide airspace for a one lot condominium map to allow
construction of twelve condominium maps, was held by the Planning Commission in
accordance with applicable law; and
WHEREAS, in accordance with Section 15332 of the CEQA guidelines, the project is
considered a Class 32 in-fill development, meeting the conditions of exemption because
the project is consistent with the applicable policies of the general plan and zoning
• designation and regulations, the project is less than five acres, the project is not
considered a habitat For endangered, rare or threatened species, approval of the project
would not result in any significant effects relating to traffic, noise, air quality, or water
quality, and the site can be served by all utilities.
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including but not
limited to the staff report, all written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to Section 15332 of The California Environmental Quality Act,
CEQA, the Planning Commission finds that the project is considered a
Class 32 in-fill development, meeting the conditions of exemption because
the project is consistent with the applicable policies of the general plan
and zoning designation and regulations, the project is less than five acres,
Planning Commission Staff Deport September 27,200e
Case 3.2934 T FM34933 Page 13 of 33
the project is not considered a habitat for endangered, rare or threatened
species, approval of the project would not result in any significant effects
relating to traffic, noise, air quality, or water quality, and the site can be
served by all utilities.
Section 2: Pursuant to Section 66474 of the Subdivision Map Act, the Planning
Commission finds that:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The proposed Tentative Tract Map is consistent with the goals and objectives of
the proposed H 43/21 High-Density Residential, General Plan designation, which
governs the subject property. General Plan density allows the development of a
threshold of fifteen and a maximum of twenty-one residential dwelling units per
acre for the H-43/21 designation. The overall density of the proposed
development is twelve dwelling units per acre. Per Objective 3.8, appropriate
development in this designation includes mixed-use residential / commercial
development in conjunction with adjacent commercial properties. The project
proposes multi-family condominium units amongst adjacent commercial
properties and the density is lower than the allowable amount.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The proposed project design and improvements of the right-of-zone project are
consistent with the proposed R-3 zone in which the property for the proposal is
located-
C. The site is physically suited for this type of development.
The site is vacant, rectangular, relatively flat, and measures approximately 0.69-
acres, which is large enough to accommodate the proposal applying the required
density and developmenL standards.
d. The site is physically suited for the proposed density of development.
The proposed 0.69-acre development area of project site can accommodate
fourteen condominium units and twelve are proposed without significant grading.
The site abuts an improved public street with existing utilities, and the site is
accessed by a local street.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
Planning Commission Staff Report September 27,2006
Case 3.2934 T7M34933 Pagc 14 of 33
The proposal is considered categorically exempt as an infill project according to
the California Environmental Act, CEQA and is not considered a habitat for fish,
wildlife.
f. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The design of the proposed subdivision includes the provision of public water and
sewer systems, a drainage design that protects the development area and an
access system that provides an orderly system of internal driveways and motor
courts.
g. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
The design of the subdivision does not include easements for access through or
use of the property. The design of the subdivision accommodates the existing and
proposed drainage way.
Section 3: Pursuant to Section 94.04.00 of the Zoning Ordinance, the
Planning Commission finds:
1. Site layout, orientation, location of structures and relationship to one another and to
open spaces and topography. Definition of pedestrian and vehicular areas; i.e.,
sidewalks as distinct from parking lot areas,
Access throughout the proposed project is designed according to the requirements of
the Uniform Building Code and ADA rules, including accessible pathways, handicapped
parking spaces and vehicular access. The buildings are oriented across from each
other and contains a landscaped pedestrian way running through the center of the
project creating a balanced cohesive configuration.
2. Harmonious relationship with existing and proposed adjoining developments and in
the context of the immediate neighborhood/community, avoiding both excessive variety
and monotonous repetition, but allowing similarity of style, if warranted;
The area contains a variety of several architectural styles with the majority being
contemporary and mid-century modern. The mid-century modern style of the project is
harmonious in the sense that it does not stand out as a strong architectural style, but
blends in with the mix. The clean lines of the building, similar landscape plant material
and setback area creates harmony with the existing neighborhood.
3. Maximum height, area, setbacks and overall mass, as well as parts of any structure
(buildings, walls, screens, towers or signs) and effective concealment of all mechanical
equipment;
i
i
Planning Commission Staff Report September 27,2000
Case 3.2934 TTM34933 Page 15 of 33
The twenty-four foot height, mass of the building and setbacks are compliant with the
requirements of the zoning ordinance. Perimeter walls are six feet tall, the landscape is
lush and provides adequate screening, and all mechanical equipment will be concealed.
4. Building design, materials and colors to be sympathetic with desert surroundings;
AND 5. Harmony of materials, colors and composition of those elements of a structure,
including overhangs, roofs, and substructures, which are visible simultaneously;
The building is designed with cutouts, overhangs, screen walls, cement stucco with a
hand troweled sand finish, a wood and metal carport trellis, black metal gate, black
metal coping, and a black aluminum window system that break up the linearity and
mass and add visual interest to the building. A variety of embellishments like block
colors, metal sunshades, and decorative paving create harmony because they are
similar to materials outside of and consistent to materials within the development. The
proposed color palette reflects colors found in the surrounding mountains and desert
vegetation.
6. Consistency of composition and treatment;
The two buildings each contain six units are attached and grouped on the site facing
each other as rectangular shapes which creates a balance within the development and
the landscaped pedestrian pathway creates a visual harmony and consistency looking
into the development.
7. Location and type of planting, with regard for desert climate conditions. Preservation
of specimen and landmark trees upon a site, with proper irrigation to insure
maintenance of all plant materials,-
The vacant site contains a scattering of indigenous insignificant shrubbery. There are
no specimen trees to preserve. The landscape design proposes drought tolerant trees,
shrubs, and groundcover. Emitters will deliver water to each individual plant, therefore
practicing water efficient irrigation methods.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby recommends that the City Council approve Case No. 3.2934 MAJ,
and TTM34933.
ADOPTED this day of 2006.
LiOZ r]
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 16 of 33
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Chairman of the Planning Commission Secretary of the Planning Commission
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 17 of 33
RESOLUTION NO.
EXHIBIT A
Case No. 3.2934 TTM34933
Ironwood Condominiums
720 and 750 South Calle Palo Fierro
September 27, 2006
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
' condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs,
its agents, officers, and employees from any claim, action, or proceeding against
the City of Palm Springs or its agents, officers or employees to attach, set aside,
void or annul, an approval of the City of Palm Springs, its legislative body,
advisory agencies, or administrative officers concerning Case 3.2934. The City
of Palm Springs will promptly notify the applicant of any such claim, action, or
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's associated legal costs or will
advance funds to pay for defense of the matter by the City Attorney. If the City of
Palm Springs fails to promptly notify the applicant of any such claim, action or
proceeding or fails to cooperate fully in the defense, the applicant shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the City of
Palm Springs. Notwithstanding the foregoing, the City retains the right to settle
or abandon the matter without the applicant's consent but should it do so, the
City shall waive the indemnification herein, except, the City's decision to settle or
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 18 of 33
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 capculated 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 shall be payable
prior to the issuance of building permits.
CC&R's
6. 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
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 19 of 33
be enforceable by the City, shall not be amended without City approval, shall
require maintenance of all property in a good condition and in accordance with
all ordinances,
7. The applicant shall submit to the City of Palm Springs, a deposit in the amount
of $3500, for the review of the CC&R's by the City Attorney. A filing fee of
$631-00, 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.
8. The CC&R's shall have a disclosure statement regarding the location of the
project relative to roadway noise, City special events, roadway closures for
special events and other activities which may occur in the Central Business
District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform
perspective buyers about traffic, noise and other activities which may occur in
this area.
Cultural Resources
9- Prior to any ground disturbing activity, including clearing and grubbing,
installation of utilities, and/or any construction related excavation, an
Archaeologist qualified according to the Secretary of the Interior's Standards
and Guidelines, shall be employed to survey the area for the presence of
cultural resources identifiable on the ground surface.
10. Given that portions of the project area are within an alluvial formation, the
possibility of buried resources is increased. A Native American Monitor shall
be present during all ground-disturbing activities.
11.a). Experience has shown that there is always a possibility of buried cultural
resources in a project area- Given that, a Native American Monitor(s) shall be
present during all ground disturbing activities including clearing and grubbing,
excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua
Caliente Band of Cahuilla Indian Cultural Office for additional information on the
use and availability of Cultural Resource Monitors. Should buried cultural
deposits be encountered, the Monitor shall contact the Director of Planning and
Zoning and after the consultation the Director shall have the authority to halt
destructive construction and shall notify a Qualified Archaeologist to investigate
and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for
submission to the State Historic Preservation Officer and Agua Caliente
Cultural Resource Coordinator for approval.
12.b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record search
results and site records/updates shall be forwarded to the Tribal Planning,
Planning Commission Staff Report September 27,2006
Case 3.2934 TTKA34933 Page 20 of 33
Building, and Engineering Department and one copy to the City Planning and
Zoning Department prior to final inspection.
Final Design
13. Final landscaping, irrigation, exterior lighting, and fencing plans shall be
submitted for approval by the Department of Planning Services, prior to
issuance of a building permit. Landscape plans shall be approved by the
Riverside County Agricultural Commissioner's Office prior to submittal. All
landscaping located within the public right of way or within community facilities
districts must be approved by the Public Works [Director and the Director of
Parks and Recreation.
14. An exterior lighting plan in accordance with Zoning Ordinance Section
93.21.00, Outdoor Lighting Standards, shall be submitted for review and
approval by the Director of Planning Services prior to the issuance of building
permits. Manufacturer's cut sheets of all exterior lighting on the building and in
the landscaping shall be submitted for approval prior to issuance of a building
permit. If lights are proposed to be mounted on buildings, down-lights shall be
utilized. No lighting of the hillside is permitted.
15. A General Plan Map Amendment and Change of Zone Map Amendment must
be approved in order to construct the residential condominiums.
Public Safety CFD
16. 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.
GENERAL CONDITIONS/CODE REQUIREMENTS
IT Architectural approval shall be valid for a period of two (2) years. Extensions of
time may be granted by the Planning Commission upon demonstration of good
cause.
Planning Commission Staff Report September 27,2006
Case 3 2934 TTM34933 Page 21 of 33
18. The appeal period for a MAJ application is 15 calendar days from the date of
project approval. Permits will not be issued until the appeal period has
concluded.
19. The project is subject to the City of Palm Springs Water Efficient Landscape
Ordinance. The applicant shall submit an application for Final Landscape
Document Package to the Director of Planning Services for review and
approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the
Municipal Code for specific requirements.
20_ Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan
shall be submitted and approved by the Building Official. Refer to Chapter 8.50
of the Municipal Code for specific requirements.
21. The grading plan shall show the disposition of all cut and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
22. All materials on the flat portions of the roof shall be earth tone in color.
23, All awnings shall be maintained and periodically cleaned.
24. All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 9303.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(s). The
exterior elevations and roof plans of the buildings shall indicate any fixtures or
equipment to be located on the roof of the building, the equipment heights, and
type of screening. Parapets shall be at least 6" above the equipment for the
purpose of screening.
25. No exterior downspouts shall be permitted on any facade on the proposed
building(s) which are visible from adjacent streets or residential and commercial
areas.
26. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 9302.00.D.
27. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
28, The street address numbering/lettering shall not exceed eight inches in height.
29, Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
Planning Commission Staff Report September 27,2006
Case 3.2034 TTM3403 Page 22 of 33
25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety.
30. Submit plans meeting City standard for approval on the proposed trash and
recyclable materials enclosure prior to issuance of a building permit.
31. Details of pool fencing (material and color) and equipment area shall be
submitted with final landscape plan
32. No sirens, outside paging or any type of signalization will be permitted, except
approved alarm systems.
33. No outside storage of any kind shall be permitted except as approved as a part
of the proposed plan.
34. Prior to the issuance of building permits, locations of all telephone and
electrical boxes must be indicated on the building plans and must be
completely screened and located in the interior of the building. Electrical
transformers must be located toward the interior of the project maintaining a
sufficient distance from the frontage(s) of the project. Said transformer(s) must
be adequately and decoratively screened.
35. The applicant shall provide all tenants and owners with Conditions of Approval
of this project.
36. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized
spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be
18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the
parking space; two (2) handicap spaces can share a common walkway. One in
every eight (8) handicap accessible spaces, but not less than one (1), shall be
served by an 8 foot walkway on the right side and shall be designated as "van
accessible".
37. Handicapped accessibility shall be indicated on the site plan to include the
location of handicapped parking spaces, the main entrance to the proposed
structure and the path of travel to the main entrance. Consideration shall be
given to potential difficulties with the handicapped accessibility to the building
due to the future grading plans for the property.
38. Handicapped spaces shall be appropriately marked per Section 93.06.00.0.10.
39. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences,
buildings, or other structures. Areas that are not part of the maneuvering area
shall have curbs placed at a minimum of two (2) feet from the face of walls,
fences or buildings adjoining driveways.
Planning Commission Staff Report September 27 2006
Case 3.2934 TTM34933 Page 23 of 33
WASTE DISPOSAL
40. Trash cans shall be screened from view and kept within fifty (50) feet of the
street.
POLICE DEPARTMENT
41. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT
42. Prior to any construction on-site, all appropriate permits must be secured.
FIRE
Public Safety CFD
43. 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.
44. Premises Identification: Approved numbers or addresses shall be provided
for all new and existing buildings in such a position as to be plainly visible and
legible from the street or road fronting the property. (901.4.4 CFC) Show
location of address on plan elevation view. Show requirement and dimensions
of numbers in plan notes. Numbers shall be a minimum 4 inches, and of
contrasting color to the background.
45. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an
electronic CAD version shall be provided to the fire department. This shall
clearly show all access points, fire hydrants, knox box locations, fire
department connections, unit identifiers, main electrical panel locations,
sprinkler riser and fire alarm locations. Large projects may require more than
one page.
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 24 of 33
46. Fire Sprinklers Required: An automatic fire sprinkler system is required by
local ordinance.
47. Fire Hydrant & FDC Location; A commercial fire hydrant is required within 30
feet of the Fire Department Connection (FDC). Fire Hose must be protected
from vehicular traffic and shall not cross roadways, streets, railroad tracks or
driveways or areas subject to flooding or hazardous material or liquid releases.
48. Residential Smoke Detector Installation With Fire Sprinklers: Provide
Residential Smoke Detectors (FIREX # 0498 accessory module connected to
multi-station FIREX smoke detectors or equal per dwelling and fire sprinkler
flow switch). Detectors shall receive their primary power from the building
wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new
construction, detectors shall be interconnected so that operation of any smoke
detector causes the alarm in all smoke detectors within the dwelling to sound.
(2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement.
49. Fire Department Access: Fire Department Access Roads shall be provided
and maintained in accordance with Sections 901 and 002 CFC. (902.1 CFC)
50. Minimum Access Road Dimensions;
51. Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 902.1 however, a greater width for private streets may be
required by the City engineer to address traffic engineering, parking, and other
issues. For two-way private streets, a minimum width of 24 feet will be required,
unless otherwise allowed by the City engineer, to the minimum of 20 feet
required by the Fire Code. No parking shall be allowed in either side of the
roadway.
52. Roads must be 30 feet wide when parking is not allowed on only one side of
the roadway.
53. Roads must be 40 feet wide when parking is not restricted.
54. Based on the median requirements fire department will require both left and
right turn access to this development.
55. Road Design: Fire apparatus access roads shall be designed and constructed
as all weather capable and able to support a fire truck weighing 73,000 pounds
GVW. (902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an
outside radius of 45 feet.
Planning commission Staff Report September 27,2006
Case 3,2934 TTM34933 Page 25 of 33
56. Access: Fire department access roads shall be provided so that no portion of
the exterior wall of the first floor of any building will be more than 150' from
such roads. CFC 902.2.1
57, Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1
CFC)
58. Building or Complex Gate locking Devices: Locked gate(s) shall be
equipped with a Knox key switch device or Key box. Boxes shall be mounted
at 6 feet above grade. Contact the Fire Department at 760-323-8186 for a
Knox application farm. (902A CFC)
59, Access During Construction: Access for firefighting equipment shall be
provided to the immediate job site at the start of construction and maintained
until all construction is complete. Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical
clearance of not less than 13'6". Fire Department access roads shall have an
all weather driving surface and support a minimum weight of 73,000 lbs. (Sec.
902 CFC)
60. Water Supply: The water supply and location/s of fire hydrants must be
approved prior to any work being performed on the job site. (903.1 CFC)
61. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed
within 250' of all combustible construction. No landscape planting, walls, or
fencing is permitted within 3 feet of fire hydrants, except groundcover
plantings. (1001.7.2 CFC)
62. Fire Flow: Fire flow for this project is estimated to be 1500 GPM.
63. Trash Container Protection: If trash container space is within 5 feet of a
building wall provide information on the type and size of trash container to be
stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater,
then the container must be protected by an approved automatic fire sprinkler.
(1103.2.2 CFC)
64. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire
extinguisher for every 75 feet of floor or grade travel distance for normal
hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC)
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is along the path of exit travel or near an
exit door. Extinguishers located outdoors must be installed in weather and
vandal resistant cabinets approved for this purpose.
Linr
Planning Commission Staff Report September 27,2000
Case$.2934 T-FM34933 Page 26 of 33
65. Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
remain intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04260 PSMC)
ADA
66. The main entrance into each ground floor unit is required to be accessible
without any stairs to allow people with mobility impairments easy access.
67. The access aisles serving both disabled parking spaces are required to have
the words "NO PARKING' painted within them to comply with CBC 1129B.1&2.
ENGINEERING
STREETS
68.Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
69. 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.
70. 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 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.
CALLS PALO FIERO
71, Dedicate an easement 2 feet wide along the back of the driveway approaches
for sidewalk purposes.
72. Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
n-7.
Pianning Commission Staff Report September 27 2006
Case 3 2934 TTM34933 Page 27 of 33
73, Construct a 24 feet wide driveway approach in accordance with City of Palm
Springs Standard Drawing No. 201 with a centerline located 18 feet north of the
south property line.
74, Construct a 20 feet wide driveway approach at the intersection of Calle Palo
Fierro and the public alley in accordance with City of Palm Springs Standard
Drawing No. 201.
75. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
76. Construct pavement with a minimum pavement section of 2'/2 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the entire frontage 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.
PUBLIC ALLEY
77. Construct a Type S2 gutter, modified to 3 feet wide, along the centerline of the
public alley from Calle Palo Fierro along the entire frontage, in accordance with
City of Palm Springs Standard Drawing No. 200.
78. Construct 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, through the full width of the
public alley (20 feet wide excluding the gutter at centerline) along the entire
frontage. If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical
Engineer using "R" values from the project site and submitted to the City
Engineer for approval.
ON-SITE
79. The minimum pavement section for all on-site pavement shall be 2'/2 inches
asphalt concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal. If an
alternative pavement section is proposed, the proposed pavement section shall
be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
Planning Commission Staff Report September 27,2000
Case 3.2934 TTM34933 Page 28 of 33
80. Parking shall be restricted along the drive aisle as necessary to maintain a 24
feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs or
red curb shall be installed along the south side of the drive aisle as necessary
to enforce parking restrictions. A Home Owners Association shall be
responsible for regulating and maintaining required no parking restrictions,
which shall be included in Covenants, Conditions, and Restrictions required for
the development.
81. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
accessible path of travel shall be constructed of Portland cement concrete,
unless alternative materials meeting state and federal accessibility standards is
approved by the City Engineer.
SANITARY SEWER
82. All sanitary facilities shall be connected to the public sewer system. New
laterals shall not be connected at manholes.
83. All on-site sewer systems shall be privately maintained by a Home Owners
Association (HOA). Provisions for maintenance of the on-site sewer system
acceptable to the City Engineer shall be included in the Covenants, Conditions
and Restrictions (CC&R's) required for this project.
GRADING
84. Submit a Precise Grading and Paving Plan prepared by a California registered
civil engineer to the Engineering Division for review and approval. A Fugitive
Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Division for review and approval.
The applicant and/or its grading contractor shall be required to comply with
Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required
to utilize one or more "Coachella Valley Best Available Control Measures" as
identified in the Coachella Valley Fugitive Dust Control Handbook for each
fugitive dust source such that the applicable performance standards are met.
The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared
by staff that has completed the South Coast Air Quality Management District
(AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its
grading contractor shall provide the Engineering Division with current and valid
Certificate(s) of Completion from AQMD for staff that have completed the
required training. For information on attending a Fugitive Dust Control Class
and information on the Coachella Valley Fugitive Dust Control Handbook and
related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752,
or at 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. The
Planning Commission Staff Report September 27 2006
Case 3 2934 T-FM34933 Page 29 of 33
Precise Grading and Paving Plan shall be approved by the City Engineer prior
to issuance of grading permit.
a. The first submittal of the Precise Grading and Paving 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 or site plan; a copy of current Tille Report; a copy of
Soils Report; and a copy of the associated Hydrology Study/Report.
85. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
86. 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.
87. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export
of soil will be required to present a clearance document from a Department of
Food and Agriculture representative in the form of an approved "Notification of
Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside,
and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Rough
Grading Plan. The California Department of Food and Agriculture office is
located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
88. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff falling on the site, on-site retention or other facilities
approved by the City Engineer shall be required to contain the increased
stormwater runoff generated by the development of the property. Provide a
hydrology study to determine the volume of increased stormwater runoff due to
development of the site, and to determine required stormwater runoff mitigation
measures for the proposed development. Final retention system sizing and
other stormwater runoff mitigation measures shall be determined upon review
and approval of the hydrology study by the City Engineer and may require
redesign or changes to site configuration or layout consistent with the findings
of the final hydrology study. On-site open space, in conjunction with dry wells
and other subsurface solutions should be considered as alternatives to using
landscaped parkways for on-site retention.
89. The applicant is advised that an underground retention system may preclude
the ability to install appropriate landscaping as may be required by the
Planning Commission Staff Report September 27,2006
Case 3.2934 TTM34933 Page 30 of 33
Department of Planning Services. An underground retention system shall be
designed at a sufficient depth to allow typical landscape planting, including
trees, and in a manner that does not interfere with the ability of the system to
receive runoff in the future.
90. An underground retention system shall be installed on-site and not within the
public right-of-way. An underground stormwater retention system shall be
sized to have a sufficient capacity equal to the volume of increased stormwater
runoff due to development of the site, as identified in a hydrology study
approved by the City Engineer. A decrease to the required retention volume
may be allowed for percolation of the stormwater runoff into the underlying
gravel and soil, not to exceed 2 inches per hour. Provisions for maintenance of
an underground stormwater retention system, if installed, shall be included in
Covenants, Conditions, and Restrictions (CC&R's) for the Home Owners
Association (HOA), including reference to the fact that maintenance and/or
replacement of the system may require removal of existing improvements at
the sole expense of the HOA. The CC&R's shall reserve the right of the City to
inspect and ensure that the underground retention system is operable, and in
the event of its failure, shall provide the City the right to advise the HOA and
require its repair or replacement to the satisfaction of the City Engineer.
91. This project may be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water
Quality Control Board (RWQCB). The applicant is advised that installation of
BMP's, including mechanical or other means for pre-treating stormwater runoff,
may be required by regulations imposed by the RWQCB. It shall be the
applicant's responsibility to design and install appropriate BMP's, in accordance
with the NPDES Permit, that effectively intercept and pre-treat stormwater
runoff from the project site, prior to release to the City's municipal separate
storm sewer system ("MS4"), to the satisfaction of the City Engineer and the
RWQCB. If required, such measures shall be designed and installed on-site;
and provisions for perpetual maintenance of the measures shall be provided to
the satisfaction of the City Engineer, including provisions in Covenants,
Conditions, and Restrictions (CC&R's) required for the development.
92. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
93. 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
Planning Commission Staff Report September 27.2006
Case 3 2934 TTM34933 Page 31 of 33
Drawing No. 115, The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site streets
as required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water
Agency, Southern California Edison, Southern California Gas Company, Time
Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts
within existing asphalt concrete pavement of off-site streets required by the
proposed development may require complete grinding and asphalt concrete
overlay of the affected off-site streets, at the discretion of the City Engineer.
The pavement condition of the existing off-site streets shall be returned to a
condition equal to or better than existed prior to construction of the proposed
development.
94. All proposed utility lines shall be installed underground.
95. 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 north, east, and west property lines meet the
requirement to be installed underground. A letter from the owners of the
affected utilities shall be submitted to the Engineering Division prior to approval
of a grading plan, informing the City that they have been notified of the City's
utility undergrounding requirement and their intent to commence design of
utility undergrounding plans. When available, the utility undergrounding plan
shall be submitted to the Engineering Division identifying all above ground
facilities in the area of the project to be undergrounded. Undergrounding of
existing overhead utility lines shall be completed prior to issuance of a
certificate of occupancy.
96. The applicant is advised that deferral of utility.undergrounding requires specific
approval by the Planning Commission and City Council. If utility
undergrounding is deferred in accordance with specific direction by the
Planning Commission and/or City Council, the record property owner shall
enter into a covenant agreeing to underground all of the existing overhead
utilities required by the Municipal Code in the future upon request of the City of
Palm Springs City Engineer at such time as deemed necessary. The covenant
shall be executed and notarized by the property owner and submitted to the .
City Engineer prior to issuance of a building permit. A current title report; or a
copy of a current tax bill and a copy of a vesting grant deed shall be provided to
verify current property ownership. A covenant preparation fee of $140 shall be
paid by the developer prior to issuance of any grading or building permits.
Planning Commission Staff Report September 27 2006
Case 3.2934 TTM34933 Page 32 of 33
97. 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.
98. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG
(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.
99. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-
built" information and returned to the Engineering Division prior to issuance of a
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
100. 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.
101. 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
102. 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 parcels 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.
103. 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.
104. 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
Planning Commission Staff Report September 27,2006
Case IM41TM34933 Page 33 of 33
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.I.S. digital data to be submitted to the City may be
authorized, upon prior approval of the City Engineer.
TRAFFIC
105. A minimum of 48 inches of clearance for handicap accessibility shall be
provided on public sidewalks or pedestrian paths of travel within the
development. Minimum clearance on public sidewalks or pedestrian paths of
travel shall be provided by either an additional dedication of a sidewalk
easement (if necessary) and widening of the sidewalk, or by the relocation of
any obstructions within the public sidewalk along the Calle Palo Fierro frontage
of the subject property.
106. 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.
107. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
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1VrS Purpv Gut },ro Us not spani-cipating ia. 1 o,z Lzfxrgtouf;CI wlifm2i
' '°? a1i 15•iF ?lOac dY* ;W.'^.i5 %%gtlr,
'�Cic:s71iYij(;a:p�C;LciC6't'��?L°P.Cf,�:3P.Lr iia'dC�°FWSti.
1t.4 MiaaLih you 6Ne^ h riz eG.>J„':j CiCfJT7@Ai.Si t.'ii3,'a�,•n:iCr(�'l
' ,'483'i['tl+341n��klT4)YE -Jf ,L.�"4f�' �c`�.,i6'F';•.
S[Ppny Road
�r si n=picE a:
JOSEPH A. ROMAN
7875 Fn 71 r Uri' C.=NEON W/ '
Sur[ c I
;7$i'1 329-209C
I
-A% 7E0 323-2d16
4eptertlbei• 12, 2GU6
Lawrence Cornell
FivE STAR PRopERTY DEvEt.opf r-NT, LLC
p.G. Box 22469
Portland, Gregon 97269
Rc: 700 A"c+rth Rivers d:Drive. Pairr Springs, Cadifornra
Dear Mt. Corner;
!his ',1°i11 COnfi= Our rt,-i nm discu5vion iEgardi:xg your d:sire to imdergrouil6 lhc,
11"iiity sines aloric the boundary of your company's property- which is adjacent to and north (1-f
the above-refercnced property owned by my client, Roman-Wilson, 1 F C. You indicated that
Soigne i California Edison is thrilling to underground the utility lines on your property, provided
treat my Client agrees to the installaeiop of additional utility paies on its property.
As you might imagine. my client is opposed io the instai€anion of apy uliliiy poles
on its property.
Pleasc iet me know if you have any questions.
ours
r
SO PH
1
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NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
CASE 3.2934 MAJOR ARCHITECTURAL
TENTATIVE TRACT MAP 34933
IRONWOOD CONDOMINIUMS
Located at 720 and 750 South Calle Palo Fierro
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 18, 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 this hearing is to consider an application by Five Star Development, LLC, owners of
Ironwood Condominiums, requesting approval of a Tentative Tract Map for the development of twelve
residential condominium dwellings, on a site measuring approximately three quarters of an acre or
30,000 sq- ft., located at 720 and 750 South Calle Palo Fierro, Zone R-3, Section 23.
ENVIRONMENTAL DETERMINATION: Pursuant to the guidelines of the California Environmental
Quality Act (CEQA), the Tentative Tract Map 34933 is categorically exempt from environmental
assessment per Section 15332 (In-Fill Development) of the California Environmental Quality Act
(CEQA).
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 Diane Bullock, Planning Services Department, (760)
323-8245.
Si necesita ayuda con esta carts, porfavor [lame a la Ciudad de Palm Springs y puede -hablar con
Nadine Fieger telefono (760) 323-8245.
lesThompson, City Clerk
oD�1
N
Department of Planning Services w+E
Vicinity Map S
L::�AMfN6-i;k EL t Lt7JU =E
o:
Y NE$ RID NNY DUNES R❑ S S RD
GJ
S N
Legend
Site
400 Radius
CITY OF PALM SPRINGS
CASE NO: 3.2934 MAJ DESCRIPTION: To develop twelve residential
TTM 34933 condominium dwellings with associated
landscape and parking at 720 and 750 South
APPLICANT: Five Star Development, LLC Calle Palo Fierro, Zone R3, Section 23, APN:
Ironwood Condominiums 508-181-017, 508-181-018.
�p�v
PROOF OF PUBLICATION l his is space for County Clcrk'y piling Stamp
(2015.5.C.C.P)
STATE OF CALIFORNIA -
County of Riverside No. 3221 NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
CASE 3.2934 MAJOR ARCHITECTURAL
TENTATIVE TRACT MAP MM3
IRONWOOD CONDOMINIUMS
Located at 720 Intl 750
South Celle Palo Ficrro
I am a citizen of the United States and a resident of NOTICE IS HEREBY GIVEN thIL the City Council
of rile City of Palm Springs, California, will hold a
the County aforesaid; I am over the age of eighteen public hoanng at lis meeting of October 18,2000,
cars,and not a art to or interested in lire fbe City it Chamber
ber at -he ins at tie, sir T In
y party he Council Chamber ti Cdy Fins t 6,00 p. Tah-
above-entitled matter.1 am the principal cleric of a quitz canyon way, Palm Springs
printer of the.DESERT SUN PUBLISHING The purpose of this hearing is to consider an ap- i
plicatlon by Fine Star Development, LLC, Owners
COMPANY a newspaper of general circulation, of Ironwood Condominiums, requesting approval
of a Tentative Tract Map for Ills deve�fopment of
printed and published in the city of Palm Springs, twelve rc3identlal condominium dwcllmgc, en a
County of Riverside,and which newspaper has been srte measuringp approximately three quarters of an
acre or 30,0G0 S . ft., located at 20 and 750
adjudged a newspaper of general circulation by the South Calle Palo Ficrro, zone R-3, section 25,
Superior Court of the County of Riverside,State of
California under the date of March 24, 1988.Case ' Q o•• �,,,,,,,,rm•o ��••• 41
Number 191236;that the notice,of which the a•,„t;� ��i I_r1li.�„h�
annexed is a printed copy(set in type not smaller d ] I. �_ 1 _
than non ariel,has been published in each regular
1 _ F-
aInd entire issue of said newspaper and not in any
supplement thereof on the following dates,to wit: Jll��'��l i lyrl�i Lr
October 7u�,2006 —.._------------- ,• 1 L-�~/
i Cu1'
All in the year 2006 --------__._ ...n•
i w��as
I I certify(or declare)under penalty of perjurythat the ENVIRONMENTAL DETERMINATION' pursuant
foregoing Is true and Correct. to the guidolinv3 Of the Callfomia Environmental
g g quality Act (CEQAI, the Tentative Tract Map
j 34933 Is categoricallly,exempt from environmental
assessment per Section 16332 In-Fill Develop-
Dated at Palm Springs,California this--10"',----day ment) of the California Gnvlronmental Quality Act
(CEQA).
of---�October-- — ----------,2006 REVIEW OF PROJECT INFOOMATION't The start
report and other supporting documents rcgartling
thy:' project are availabio for public review at CiN
Hall between the hours of 8:00 a.m. and 5:0
r p.m., Monday through Frlde . Please contact the
OfiiOe of the City Clark al (�So) 323-8204 if you
would like to schedule an appointment to review
_ _ --_-- these documents.
—CD pp
Signatur• Co this OMMEON7c ON THIS
6esmude verbally at the s lu6lc
CYr Hearing and/or in writing before the hoann Wpt-
r-? — te g.n comments may be made to the City ouncil
by letter for mall or hand delivery) toe
- James Thompcon, CIry Clerk
32oC E.Tehquitz Canyyon Way
CJ 'tom Palm Springs, CA rJ22G2
r�• Any challenge of the propowd project In court
_ may be limited to raising only those issues raised
at the public hearing described in this notice or
Q - in written correspondence delivered to the City
Clerk at, or prwq to me publlc hearing. (Govern-
' MCM Code action 6500
0
�= An opportunity will be given at said hoanng for all
Inp this c se may to be heard.questions uloc-
\(� mg this case may or directed to )Diane323 Bullock,
Planning Services i7epartment, (760) 32&8245.
SI necesita ayuda con eats carts,podavor Ilame a
d- la Ciudad de Palm Springs y 23uede hablar can
Nadine Fleger teiefonv C7 ) S
James"`homp�i CityEarl<
Published: 10/7/2000
�VALMSP _
° +' City of Palm Springs
ti
c
V N
W Office of the City Clerk
* °oR„o nrcv * 3200 E.T1Lyuir-r Canyon Way • Palm Springs, California )22G2
C �P Tcl; (760)323-S204 • Pax! (760) 322.8332 • Web, www.n.Pa1m-sprmg>.ca.us
'10popN
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
Five Star Development, LLC, owners of Ironwood Condominiums, requesting
approval of a Tentative Tract Map for the development of twelve residential
condominium dwellings, on a site measuring approximately three quarters of an
acre or 30,000 sq. ft., located at 720 and 750 South Calle Palo Fierro, was
mailed to each and every person set forth on the attached list on the 6"d day of
October, 2006, in a sealed envelope, with postage prepaid, and depositing same
in the U.S. Mail at Palm Springs, California. (61 notices mailed)
I declare under penalty of perjury that the foregoing is true and correct.
Dated at Palm Springs, California, this 6th day of October, 2006.
mr
J IESTHOMPSON
ity Clerk
/kdh
HAU9HR&C-CLMHearing NoticesWidavit-lronwood Condo 10-18.08.doe
Post Office Box 2743 • Palm Springs, California 92263-2743 pb1�
NEIGHBORHOOD COALITION REPS
Case 3.2934,TTM 34933 MS APRIL HILDNER MR TIM HOHMEIER
Ironwood Condominium (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES)
CC Meeting-10.18.06 241 EAST MESQUITE AVENUE 1357 CALLE DE MARIA
PALM SPRINGS CA 92264 PALM SPRINGS CA 92264
MS ROXANN PLOSS MR JOHN HANSEN MS MALLIKA ALBERT
(BEL DESIERTO NEIGHBORHOOD) (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION)
930 CHIA ROAD PO BOX 252 2241 NORTH LEONARD ROAD
PALM SPRINGS CA 92262 PALM SPRINGS CA 92263 PALM SPRINGS CA 92262
MS DIANE AHLSTROM MR BOB MAHLOWITZ MS PAULA AUBURN
(MOVIE COLONY NEIGHBORHOOD) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISE/VISTA CHINO AREA)
476 VALMONTE SUR 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
MR BOB DICKINSON MR BILL SCOTT MR SEIMA MOLOI
VISTA LAS PALMAS HOMEOWNERS (OLD LAS PALMAS NEIGHBORHOOD) (DESERT HIGHLAND GATEWAY EST)
755 WEST CRESCENT DRIVE 640 VIA LOLA 359 WEST SUNVIEW AVENUE
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262-2459
MS LAURI AYLAIAN MR PETE MORU771
HISTORIC TENNIS CLUB ORG MODCOM AND PALM SPRINGS MODERN COMMITTEE
377 WEST BARISTO ROAD HISTORIC SITE REP 1 1 I PO BOX 4738
PALM SPRINGS CA 92262 PALM SPRINGS CA 92263-4738
CITY OF PALM SPRINGS CASE 32934
PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS
ATTN SECRETARY 50B W. SANTA CATALINA ROAD
VERIFICATION NOTICE 1 1 1 PO BOX 2743 PALM SPRINGS, CA 92262
PALM SPRINGS, CA 92263-2743
MS MARGARET PARK
AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA
INDIANS 1 1 I I 1 1 INDIANS
777 E TAHQUITZ CANYON WAY, STE. 3
PALM SPRINGS CA 92262
MR LAWRENCE CORNELL MR DAVID STRICKER
--------- -- - - - - FIVE STAR PROPERTY DEVELOPMENT 11652 N. ISLAND COVE LANE
SPONSORS I I I P.O. BOX 22469 PORTLAND, OR 97217
MILWAULDE, OR 97269
MR GREG MITCHELL MR ANTHONY RAMIREZ GM FUTURE
LRS ARCHITECTS, INC. WARNER ENGINEERING 81-390 GOLF VIEW DRIVE
1121 SW SALMON,#100 73-185 HWY 111, STE.A LA QUINTA, CA 92253
PORTLAND, OR 97205 PALM DESERT, CA 92260
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508-151-009 508-151-011 508-181-011
Vincent J Lowell Gladys B Mcmillan Shaida Mansoub
1080 Meadowbrook 2,ve 5371 Mount Royal Dr 1748 Azusa San Gabriel Rd
Los Angeles, CA 90019 Los Angeles, CA 90041 Azusa, CA 91702
508-181-003 508-181-004 508-181-009
Carol L Steere Carol L Steere Richard B Saving
52446 Canyon Rd 52446 Canyon Rd 699 Camino Norte
Morongo Valley, CA 92256 Morongo Valley, CA 92256 Palm Springs, CA 92262
508-132-027 508-132-030 508-132-037
M C & Sharon Goodman David & Geraldine Lyons Edward M & Michele Cinque
1010 Tamarisk Rd 487 E Valmonte Norte 1494 E Gem Cir
Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262
508-181-016 508-132-035 508-132-029
Roman Wilson Desert- Water Agency Malvina M Brady
2825 E Tahquitz Canyon Way D PO Box 1710 PO Box 9214
Palm Springs, CA 92262 Palm Springs, CA 92263 Palm Springs, CA 92263
508-181-010 508-181-015 508-151-012
John P Ocarroll John P Ocarroll Gladys B Mcmillan
1930 S Camino Real 8 1930 S Camino Real 8 1010 Andreas Palms Dr
Palm Springs, Cea 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508-132-028 508-151-010 508-162-010
Malvina M & Patricia Brady Jason Goff Jeffery A & Roni Spoelder
672 E Sunny Dunes Rd 690 S Calle Palo Fierro 364 N Riverside Dr
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508-162-011 506-163-003 508-163-005
Frank M Wenzel Howard P Lapham James & Lorraine Kennard
531 E Industrial PI 577 E Sunny Dunes Rd 1 673 E Sunny Dunes Rd
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508-163-006 506-163-010 508-181-001
Samuel B & Kendra Silva Michael L Simon Gary & Vickie Hendricks
693 E Sunny Dunes Rd 690 E Industrial P1 715 E Sunny Dunes Rd
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508-181-002 508-181-007 508-181-008
Paul Nihipali Moira Williams Moira Williams
725 E Sunny Dunes Rd 747 S Camino Real 747 S Camino Real
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
508-151-008 508-151-013 508-151-014
Louis Hons James H & Claudia Stradt Charles R Gannon
670 S Calle Palo Fierro 683 S Indian Trl 675 S Indian Trl
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
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508-161-006 508-172-010 508-172-011
Howard L Schreiman Riverside County Flood Cont Riverside County Flood Cont
573 S Camino Real 1995 Market St 1995 Market St
Palm Springs, CA 92264 Riverside, CA 92501 Riverside, CA 92501
508-172-012 508-181-012 508-181-01
Riverside County Flood Cont Cumberland Group Cumberl d Group is
1995 Market St 281 Glenview Dr 281 Penview Dr
Riverside, CA 92501 San Francisco, CA 94131 Sa Francisco, CA 94131
508-181-014 508-181-005 508-162-012
Sohn T Hayden Jude Bischoff Fore Partners
1059 Lizann Dr 17035 Pine Ave PG Box 2108
Lafayette, CA 94549 Los Gatos, CA 95032 Bremerton, WA 98310
508-163-004 *** 40 Printed
Fore Partners
PO Box 2108
Bremerton, WA 98310
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508 181-017 508-181-018 *** 2 Printed ***
Five Star Property Dev Llc Five Star Property Dev L1c
11652 N Island Cove Ln 11652 N Island Cave Ln
Portland, OR 97217 Portland, OR 97217