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A`')Z° CITY COUNCIL STAFF REPORT
DATE: JANUARY 17, 2007 PUBLIC HEARING
SUBJECT: PS DEL GRANO II, LLC — CASE NO. 3.2952, MAJOR ARCHITECTURAL
REVIEW AND TENTATIVE TRACT MAP NO. 35019 FOR THE
DEVELOPMENT OF 81 CONDOMINIUM UNITS ON 7.11 ACRES AT
THE NORTHEAST CORNER OF AMADO ROAD AND AVENIDA
CABALLEROS
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The City Council will consider a proposed 81 unit condominium project on 7.11 acres. A
Mitigated Negative Declaration is proposed for the project. The Major Architectural
Review was approved by the Planning Commission at its meeting of December 13,
2006, and the Tentative Tract Map to result in a single lot condominium map requires
City Council approval.
RECOMMENDATION-
1. Open the public hearing and receive public testimony.
2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NUMBER
3.2952, TENTATIVE TRACT MAP 35019, PS DEL GRANO II, A PROPOSED 81
UNIT CONDOMINIUM PROJECT ON 7.11 ACRES LOCATED AT THE
NORHEAST CORNER OF AMADO ROAD AND AVENIDA CABALLEROS."
PRIOR ACTIONS:
The proposed project was reviewed by the Architectural Advisory Committee (AAC) on
September 25, 2006. The Planning Commission heard the application at its meeting of
December 13, 2006. After hearing all evidence on the matter, the Planning Commission
approved the Major Architectural Review, with conditions of approval, deleting
conditions 25 and 26. The Planning Commission also recommended approval of the
ITEM^ NO.��
City Council Staff Report
January 17,2007 — Page 2
3.2952,TTM$5019
Tentative Tract Map, with the understanding that several technical conditions of
approval with which the applicant disagreed were to be discussed with staff prior to the
City Council hearing (please see additional discussion below).
STAFF ANALYSIS:
The applicant proposes the construction of 81 condominiums on a 7.11 acre site. The
project also includes internal circulation drives, and common area amenities consisting
of a community room, fitness room, kitchen, restrooms and swimming pool. A Tentative
Tract Map for condominium purposes (TTM 35019) is proposed, which will result in one
oot.
Condominiums will be one to three stories in height, with a maximum height of 30 feet.
The units will be arranged in building clusters. Buildings vary in size, with the largest
building containing 22,539 square feet of building area.
,Access to the project is proposed on Amado Road, approximately 415 feet east of
Avenida Caballeros. Emergency access is also proposed through the adjacent La
Mancha project to the north. Internal private streets are proposed to be 24 feet in width,
with wedge curb.
The project site is located within the boundaries of the Section 14 Master Plan. The
proposed project site has a General Plan designation of Residential High, as designated
in the Section 14 Master Plan. The zoning on the property is R-4. The proposed land
use is consistent with the provisions of the General Plan and Zoning Ordinance for that
designation.
The proposed project will meet setback, height and other requirements of the R-4
district. Perimeter setbacks for the project allow 30 feet on Amado Road and Avenida
Caballeros, and 20 feet on the eastern and northern property lines. Internally, a
minimum of 5 feet is provided as a side setback for all buildings.
The proposed Tentative Tract Map is consistent with the proposed project, and will
create a single lot on which all units will be located, typical of a condominium map. The
Map has been conditioned to be consistent with the Subdivision Map Act. Staff has
reviewed the proposed Tract Map in light of the required findings and prepared
recommended conditions contained in the attached draft resolution.
Conditions of Approval
The applicant submitted a memorandum (attached to this staff report as Exhibit 8) at the
Planning Commission meeting which requested amendment or deletion of a number of
• conditions of approval, all of which were of a technical nature. The Planning
Commission directed staff to meet with the applicant prior to the City Council hearing,
and discuss the requested amendments/deletions. That meeting occurred on December
19, 2006. All the conditions were discussed, and resulting amendments are shown in
City Council Staff Report
January 17.2007 — Page 3
3.2952,TTM 35019
the attached conditions of approval (added text is shown in bold and deleted text is
^*'^^ gl ). The applicant and staff agreed to all the changes, with the exception of
condition 431 and #106.
Condition #31 relates to the ongoing difficulty of private developers to secure
easements in perpetuity over land owned by Tribal members. The condition as
amended reflects the City's current policy for easements, and requires that they be in
perpetuity unless the City Council amends its policy on the matter. The applicant does
not believe that they are able to comply with the condition.
Condition #106 requires that the project roadways be painted red to prevent parking in a
fire lane. Staff believes strongly that red-curbing is the only effective way to prevent
parking of vehicles. The applicant proposes instead to paint signage at intervals along
the curb, however, staff believes that such intermittent warding would be inadequate, as
of is often parked over or blocked and simply ignored.
Staff continues to recommend these two conditions as originally written.
Agua Caliente Band of Cahuilla Indians Approval
This project is located in Section 14, and the Tribal Council reviewed the proposed
project at its meeting of January 9, 2007. The Council recommended approval of the
project, with the addition of four conditions of approval. These conditions have been
added to the project conditions (conditions of approval 135-138). The letter from the
Tribe is attached to this staff report.
,Environmental Review
Pursuant to the California Environmental Quality Act, an Initial Study was conducted for
the proposed project. That study concluded that with the incorporation of proposed
mitigation measures, any potentially significant environmental impacts resulting from
this project will be reduced to a level of insignificance, and that a Mitigated Negative
Declaration can be adopted for the project.
i
FISCAL IMPACT: IFinance Director Review:
No fiscal impact.
rai Ewing, CP Thomas Wilson, Sistant City Manager
Di Zor of Plar tui' ng Services
" l
David H. Ready, Cityl1rn`
City COun011 Staff Report
January 17,2007 -- Page 4
$.2952,TTM 35019
Attachments:
1. Vicinity Map
2, Draft Resolution and Conditions of Approval
3. Planning Commission Minutes dated 12/13/06
4. Planning Commission Staff report 12/13/06
5. Copy of Initial Study
6. Copy of Site Plans and Elevations
7. Copy of Tentative Tract Map
S. Applicant's memorandum dated December 13, 2006
9. Letter from Agua Caliente Band of Cahuilla Indians
Department of Planning Services w " r
Vicinity Map s
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CITY OF PALM SPRINGS
CASE NO: 3.2952 MAJ, TTM 35019 DESCRIPTION: To consider an application by PS
Del Grano II, LLC to construct 81 condominiums on
APPLICANT: PS Del Grano II, LLC a 7-11 acre site located at the northeast corner of
Amado Road and Avenida Caballeros, Zone HR,
Section 14. APN: 508-580-055 thru 508-580-069,
508-580-071, 508-580-074, 508-580-075.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING CASE
NUMBER 3.2952, TENTATIVE TRACT MAP 35019, PS DEL
GRANO II, A PROPOSED 81 UNIT CONDOMINIUM
PROJECT ON 7.11 ACRES LOCATED AT THE
NORHEAST CORNER OF AMADO ROAD AND AVENIDA
CABALLEROS
WHEREAS, PS Del Grano II LLC (the "Applicant") has filed an application with the City
pursuant to Section 94.04.00 of the Palm Springs Zoning Code, for the development of
a condominium project under the provisions of Section 94,04.00 of the Palm Springs
Zoning Code, and
WHEREAS, the "Applicant" has filed an application with the City pursuant to Section
9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 35019; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case Number 3.2962, consisting of Major Architectural Approval
and Tentative Tract Map 35019, was given in accordance with applicable law; and
WHEREAS, on December 13, 2006, a public hearing on the application was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and an Environmental Assessment has
been prepared for this project and has been distributed for public review and comment
in accordance with CEQA; and
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning
Commission has considered the effect of the proposed project on the housing needs of
the region, and has balanced these needs against the public service needs of residents
and available fiscal and environmental resources; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the meeting on the project, including but not
limited to the staff report, and all written and oral testimony presented; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Case Number 3.2952, consisting of Major Architectural Review and Tentative
Tract Map 35019, was given in accordance with applicable law; and
WHEREAS, on January 17, 2007, a public hearing on the application 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,
i. )r)rr c'
Resolution No,
Page 2
and has balanced these needs against the public service needs of residents and
available fiscal and environmental resources; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the meeting on the project, including but not limited to the
staff report, and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE
AS FOLLOWS:
Section 1: A Mitigated Negative Declaration (MND) has been completed in
compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines.
The City Council found that with the incorporation of proposed mitigation measures,
potentially significant environmental impacts resulting from this project will be reduced
to a level of insignificance. The City Council independently reviewed and considered
the information contained in the MND prior to its review of this Project and the MND
reflects the City Council's independent judgment and analysis.
Section 2: Pursuant to Section 66474 of the Subdivision Map Act, the City Council
makes the following findings:
a. The proposed Tentative Tract Map is consistent with all applicable general
and specific plans.
The Tentative Tract Map will facilitate the sale of condominium units within
the project. The project is consistent with both the General Plan and the
Section 14 Specific Plan.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The design of the Tentative Tract Map is consistent with the allowable
uses in the R-4 zone, and the project design meets the requirements of
the zone.
C. The site is physically suited for this type of development.
The site is flat and surrounded by existing development and City streets.
The construction of residential buildings on the site is appropriate at this
location.
d. The site is physically suited for the proposed density of development.
The site can accommodate the 81 units proposed. The zoning designation
for the property allows up to 29 units per acre, and the project is below that
density.
Resolution No.
Page 3
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Tentative Tract Map has been reviewed under the California
Environmental Quality Act, and a Mitigated Negative Declaration is
proposed. Mitigation measures have been included which reduce potential
impacts to less than significant levels.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The subdivision is designed to meet or exceed City standards. The homes
will be required to meet or exceed City building codes. The project will not
cause public health problems.
g. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
There are no known public easements or access across the subject
property, therefore the design of the subdivision will not conflict with
easements for access through or use of the property. Any utility easements
can be accommodated within the project design,
Section 3: The City Council adopts the Mitigated Negative Declaration for Case Number
3.2952, Tentative Tract Map 35019, and directs staff to file the associated Notice of
Determination.
Section 4: The City Council approves Case Number 3.2952, Tentative Tract Map
35019, subject to the Conditions of Approval attached hereto as Exhibit A, and as shown
on the Tentative Tract Map 35019 and Development Plans attached to the City Council
Staff Report dated January 17, 2007 and included herein by reference.
ADOPTED THIS 17th day of January, 2007.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
Resolution No
Page 4
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on January 17, 2007, by the
following vote:
AYES:
NOES-
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
EXHIBIT A
Case No. 3.2952 -- TTM 35019-
PS Del Grano II I_I_C
Northeast corner of Amado Road and Avenida Caballeros
("Privado")
CONDITIONS OF APPROVAL
January 17, 2006
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the
City of Palm Springs or its agents, officers or employees to attach, set aside, void
or annul, an approval of the City of Palm Springs, its legislative body, advisory
agencies, or administrative officers concerning Case 32952, Tentative Tract Map
35019. 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
fi 'Ind n
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 2
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. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required.
This project has a de minimus impact on fish and wildlife, and a Certificate of Fee
Exemption shall be completed by the City and two copies filed with the County
Clerk. This application shall not be final until such fee is paid and the Certificate of
Fee Exemption is filed. Fee shall be in the form of a money order or cashier's
check payable to Riverside County.
5. 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.
6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required to
contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount shall
be based upon the cost to acquire and fully improve parkland. The applicant shall
submit a property appraisal to the Planning Services Department for the purposes
of calculating the Park Fee. The Park Fee payment and/or parkland dedication
shall be completed prior to the issuance of building permits.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 3
Environmental Assessment
7. The mitigation measures of the Initial Study shall apply to the proposed project.
The applicant shall submit a signed agreement that the mitigation measures will
be included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are included in the Initial Study, and hereby
incorporated into these conditions by reference.
8. The developer shall reimburse the City for the City's costs incurred in monitoring
the developer's compliance with the conditions of approval and mitigation
monitoring program, including, but not limited to inspections and review of
developers operations and activities for compliance with all applicable dust and
noise operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
CC&R's
9. The applicant prior to issuance of building permits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning Services for approval in a form to be approved by the City
Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be
submitted with a list of the adopted conditions of approval and an indication of
where applicable conditions are addressed in the CC&Rs. The CC&R's shall be
enforceable by the City, shall not be amended without City approval, and shall
require maintenance of all property in a good condition and in accordance with all
ordinances.
10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2000, for the review of the CC&R's by the City Attorney. A filing fee, in
accordance with the fee schedule adopted by the City Council, shall also be paid
to the City Planning Services Department for administrative review purposes.
Final Design
11. 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,
12. 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.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 4
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.
General Conditions/Code Requirements
13. 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.
14. 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 Cade for specific requirements.
15. The grading plan shall show the disposition of all out and fill materials. Limits of
site disturbance shall be shown and all disturbed areas shall be fully restored or
landscaped.
16- Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
17. All materials on the flat portions of the roofs shall be earth tone in color.
18- All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93.03.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(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.
19. 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-
20. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93-02-00-D.
21- 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.
Conditions of Approval Case No. 3 2952 Tentative Tract Map 35019
Page 5
22. The street address numbering/lettering shall not exceed eight inches in height.
23. 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.
24. 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
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Engineering Division
STREETS
27. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
28. Submit street improvement plans prepared by a registered California civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
29. 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
i 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.
30. The project drives may be constructed of pavers or asphalt, at the
developer's option.
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Conditions of Approval Case No 3 2952 Tentative Tract Map 35019
Page 6
\A/han n.�hlrr rlerlirniinne• n4 easemen
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made in GOIFIReotion with aR URdeF1)'iR9 IRdiaR Land Lease, shall qotbe-aGeelate44-
When public dedications of easements or rights-of-way over Tribal Allottee
land are required, the applicant shall be responsible for compliance with all
Bureau of Indian Affairs (B.I.A.) requirements, including payment of any BIA
fees, obtaining appraisals and payment of just compensation to the
underlying owner. It is the applicant's responsibility to determine what
additional costs or other requirements may be necessary to obtain any
required public dedications as identified by the City for this development.
32. Upon completion of required improvements by the applicant, and as a condition of
acceptance by the City Engineer, the applicant shall prepare for the City
Engineer's approval, an Affidavit of Completion in accordance with Section 169.16,
Title 25, of the Code of Federal Regulations, for any improvements constructed by
the applicant for which an easement was dedicated to the City through the Bureau
• of Indian Affairs. The Affidavit of Completion shall be provided to and approved by
the City Engineer prior to final acceptance of the project, including issuance of a
• final certificate of occupancy. The applicant shall be responsible for obtaining the
necessary form for the Affidavit of Completion from the Palm Springs Agency of
the Bureau of Indian Affairs, and for having it completed as necessary by the
applicant's Engineer of Record.
AVENIDA CABALLEROS
l 33. Remove the existing driveway approach and construct curb and gutter to match
existing improvements, in accordance with applicable City standards.
34. Construct a meandering 5 feet wide sidewalk and 10 feet wide Class I meandering
bicycle path along the entire frontage to match the existing sidewalk and bicycle
path.
35. Remove the existing asphalt concrete ramp, and construct a Type A curb ramp
meeting current California State Accessibility standards at the northeast corner of
the intersection of Avenida Caballeros and Amado Road in accordance with City of
Palm Springs Standard Drawing No. 212.
36. All broken or off grade street improvements shall be repaired or replaced.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 7
AMADO ROAD
37. Construct a 6 inch curb and gutter, 32 feet north of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
38. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
39. Construct a 48 feet wide new street intersection for the Main Entry with the
centerline of the Main Entry located approximately 415 feet east of the centerline
of Avenida Caballeros. The Main Entry shall be constructed with 25 feet radius
curb returns and spandrels, and a 6 feet wide cross-gutter, in accordance with City
of Palm Springs Standard Drawing No. 200 and 206.
40. Construct a Type C curb ramp meeting current California State Accessibility
standards on each side of the Main Entry intersection in accordance with Coty of
Palm Springs Standard Drawing No. 214.
41. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the entire frontage in
i accordance with City of Palm Springs Standard Drawing No. 110 and 325. 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 PRIVATE STREETS
42. Dedicate easements for public utility purposes, including seweFs, with the right of
ingress and egress for service and emergency vehicles and personnel over the
proposed private streets.
43. All on-site private streets shall be two-way with a minimum 24 feet wide travelway
(as measured from back of curb) where no on-street parking is proposed.
44. All on-site private streets shall be constructed with standard 6 inch curb and gutter,
a wedge curb, or other approved curbs, and cross-gutters, as necessary to accept
and convey street surface drainage of the on-site streets to the on-site drainage
system.
45. The minimum pavement section for all on-site pavement shall be 2'h 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
Conditions of Approval Case No. 32952 Tentative Tract Map 35019
Page 8
be designed by a California registered Geotechnical Engineer using "R" values
from the project site and submitted to the City Engineer for approval.
46. Parking shall be restricted along both sides of the 24 feet wide on-site private
streets, as necessary to maintain a minimum 24 feet wide clear two-way travel
way. Regulatory Type R26 "No Parking" signs or red curb shall be installed along
the private streets as necessary to enforce parking restrictions. The Home Owners
Association (HOA) shall be responsible for regulating and maintaining required no
parking restrictions, which shall be included in Covenants, Conditions, and
Restrictions (CC&R's) required for the development.
47. 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
48. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
49. 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.
50. Submit sewer improvement plans prepared by a California registered civil engineer
to the Engineering Division. The plan be approved by the city Engineer ..rinr
ta ipri�nre of any building pe Private on-site sewer mains for residential
projects shall conform to City sewer design standards, including
construction of 8 inch V.C.P. sewer main and standard sewer manholes.
Sewer manhole covers shall be identified as "Private Sewer". A profile view
of the on-site private sewer mains is not necessary if sufficient invert
information is provided in the plan view, including elevations with conflicting
utility lines. Plans for sewers other than the private on-site sewer mains, i.e.
building sewers and laterals from the buildings to the on-site private sewer
mains, are subject to separate review and approval by the Building Division.
The plans shall be approved by the City Engineer prior to issuance of any
building permits.
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Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 9
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GRADING
52, Submit a Precise Grading and Paving Plan prepared by a California registered civil
engineer to the Engineering Division for review and approval. The Precise Grading
Plan shall be approved by the City Engineer prior to issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall
be required to utilize one or more "Coachella Valley Best Available Control
Measures" as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust Control
Plan shall be prepared by staff that has completed the South Coast Air Quality
Management District (AQMD) Coachella Valley Fugitive Dust Control Class.
The applicant and/or its grading contractor shall provide the Engineering
Division with current and valid Certificate(s) of Completion from AQMD for staff
that 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 Precise Grading and Paving Plan.
b, 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.
53. Prior to approval of a Grading Plan, the applicant shall obtain written approval to
proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal
Historic Preservation Officer or Tribal Archaeologist. The applicant shall contact
the Tribal Historic Preservation Officer, Richard Begay (760-883-1940), or the
Tribal Archaeologist, Patty Tuck (760-883-1926), to determine their requirements,
if any, associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as
possible. If required, it is the responsibility of the applicant to coordinate scheduling
1�)/71 F�
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 10
of Tribal monitors during grading or other construction, and to arrange payment of
any required fees associated with Tribal monitoring.
54. A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board (Phone No. 760-
346-7491) is required for the proposed development. A copy of the executed
permit shall be provided to the City Engineer prior to issuance of a grading permit.
55. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the
applicant shall post with the City a cash bond of two thousand dollars ($2,000.00)
per disturbed acre for mitigation measures for erosion/blowsand relating to this
property and development.
56. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the Geotechnical/Soils Report shall
be submitted to the Engineering Division with the first submittal of a grading plan.
Evaluation of and recommended improvements for the existing asphalt concrete
pavement within the secondary emergency access road off of Avenida Caballeros
shall be addressed by the Geotechnical/Soils Report prepared for this
development.
57. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export of
soil will be required to present a clearance document from a Department of Food
and Agriculture representative in the form of an approved "Notification of Intent To
Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los
Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if
required). The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760.776-8208).
DRAINAGE
58. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer. For all
stormwater runoff falling on the site, on-site retention or other facilities approved by
the City Engineer shall be required to contain the increased stormwater runoff
generated by the development of the property. The Preliminary Hydrology Study,
prepared by Sanborn A/E, Inc., dated March 2006, shall be updated 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 final hydrology
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 11
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.
59. Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
60. Construct storm drain improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on-site streets into the on-site underground
retention system, as described in the Preliminary Hydrology Study, prepared by
Sanborn A/E, Inc., dated March 2006. The Preliminary Hydrology Study shall be
amended to include catch basin sizing, storm drain pipe sizing, and underground
retention system sizing calculations and other specifications for construction of
required on-site storm drainage improvements.
al. All on-site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on-site storm drain systems
acceptable to the City Engineer shall be included in Covenants, Conditions and
Restrictions (CC&R's) required for this project.
62. The applicant is advised that the proposal for an underground retention system
within the landscaped parkway along Amado Road may preclude the ability to
install appropriate landscaping as may be required by the Department of Planning
Services. The 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.
53. The proposed underground retention systems shall be installed on-site and not
within the public right-of-way. The underground stormwater retention systems
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 final 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 the
underground stormwater retention systems 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
systems may require removal of existing landscaping improvements within the
Amado Road landscape parkway 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 systems are operable, and in the event of their failure, shall provide the
City the right to advise the HOA and require its repair or replacement to the
satisfaction of the City Engineer.
1�1^F1
Conditions of Approval Case No. 3.2952 Tentative Tract Map 36019
Page 12
64. 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.
65. 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.
GENERAL
66. Any utility trenches or other excavations within existing asphalt concrete pavement
of off-site streets required by the proposed development shall be backfilled and
repaired in accordance with City of Palm Springs Standard Drawing No. 115. The
developer shall be responsible for removing, grinding, paving and/or overlaying
existing asphalt concrete pavement of off-site streets as required by and at the
discretion of the City Engineer, including additional pavement repairs to pavement
repairs made by utility companies for utilities installed for the benefit of the
proposed development (i.e. Desert Water Agency, Southern California Edison,
Southern California Gas Company, Time Warner, Verizon, etc.). Multiple
excavations, trenches, and other street cuts within existing asphalt concrete
pavement of off-site streets required by the proposed development may require
complete grinding and asphalt concrete overlay of the affected off-site streets, at
the discretion of the City Engineer. The pavement condition of the existing off-site
streets shall be returned to a condition equal to or better than existed prior to
construction of the proposed development.
67. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project,
the applicant shall be responsible for coordinating the scheduled construction with
the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or
Tribal Arachaeologist. Unless the project site has previously been waived from any
requirements for Tribal monitoring, it is the applicant's responsibility to notify the
Tribal Historic Preservation Officer, Richard Begay (760-883-1940), or the Tribal
Conditions of Approval Case No. 32952 Tentative Tract Map 35019
Page 13
Archaeologist, Patty Tuck (760-883-1926) for any subsequent phases or elements
of construction that might require Tribal monitoring. If required, it is the
responsibility of the applicant to coordinate scheduling of Tribal monitors during
construction, and to arrange payment of any required fees associated with Tribal
monitoring. Tribal monitoring requirements may extend to off-site construction
performed by utility companies on behalf of the applicant (e.g. utility line
extensions in off-site streets), which shall be the responsibility of the applicant to
coordinate and arrange payment of any required fees for the utility companies.
68. All proposed utility lines shall be installed underground.
69. 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.
70. 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.
71. 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.
72. 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.
73. 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
74, A Final Map shall be prepared by a California registered Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Division for review and approval.
A Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcel and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
• Page 14
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.
75. 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 a Final Map.
76. 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
i the Riverside County Transportation and Land Management Agency." G.I.S. digital
information shall consist of the following data: California Coordinate System,
CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file), lot lines,
rights-of-way, and centerlines shown as continuous lines; full map annotation
consistent with annotation shown on the map; map number; and map file name.
G.I.S. data format shall be provided on a CDROM/DVD containing the following:
ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file
(e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF
(AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater)
formats. Variations of the type and format of G.I.S. digital data to be submitted to
the City may be authorized, upon prior approval of the City Engineer.
TRAFFIC
77. Submit traffic striping plans for Amado Road, prepared by a California registered
civil engineer, for review and approval by the City Engineer. All required traffic
striping and signage improvements shall be completed in conjunction with required
street improvements, to the satisfaction of the City Engineer, and prior to issuance
of a certificate of occupancy.
78. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the intersection of Amado Road and the Main Entry and at
Avenida Caballeros and the secondary emergency access road, in accordance
with City of Palm Springs Standard Drawing Nos. 620-625.
79. If identified by a name, install a street name sign at the intersection of Amado
Road and the Main Entry, in accordance with City of Palm Springs Standard
Drawing Nos. 620 through 625.
80. 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 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 Avenida
Caballeros and Amado Road frontages of the subject property.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 15
i
81. 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.
I
82. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Waste Disposal
83. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
Police Department
' 84. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Building Department
85. Prior to any construction on-site, all appropriate permits must be secured.
Fire
86. Public Safety CFD: 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.
87. 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 properly. (901.4.4 CFC) . Show location of
address on plan elevation view. Show requirement and dimensions of numbers in
n r 1, �,�
Conditions of Approval Case No 3,2952 Tentative Tract Map 35019
Page 16
plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the
background.
88. 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.
89. Fire Sprinklers Required: An automatic fire sprinkler system is required by local
ordinance for all buildings.
90. Fire Department Connections: Fire Department connections shall be visible and
accessible, have two 2.5 inch NST female inlets, and have an approved check
valve located as close to the FDC as possible. All FDC's shall have KNOX locking
protective caps. Contact the fire prevention secretary at 760-323-8186 for a
KNOX application form.
91, Location of Fire Department Connections: The connection inlets must face the
street, and be located on the street side of the building. The face of the inlets shall
be 18 inches horizontal from the back edge of sidewalk (or back of curb, if no
sidewalk), and shall be 36 to 44 inches in height to center of inlets above finished
grade. No landscape planting, walls, or other obstructions are permitted within 3
feet of Fire Department connections. The FDC and supporting piping shall be
painted OSHA safety red.
92. The address of the building served shall be clearly indicated on the Fire
Department Connection (FDC). A sign with this information shall be placed on or
near the FDC. The sign shall be constructed of metal. The sign face, lettering,
and attachment shall be made of weather and vandal resistant materials. Sign
background will be bright red. Letters will be bright white. Sign format will be
substantially as follows:
F. D. C.
SERVES
425
S. SUNRISE WAY
ALL BLDGS. IN COMPLEX
93, Valve and water-flow monitoring: All valves controlling the fire sprinkler system
water supply, and all water-flow switches, shall be electrically monitored where the
number of sprinklers is one hundred or more. (Twenty or more in Group I,
Divisions 1.1 and 1.2 occupancies.) All control valves shall be locked in the open
position. Valve and water-flow alarm and trouble signals shall be distinctly different
1r1�
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 17
and shall be automatically transmitted to an approved central station. (1003.3.1
CFC)
94. 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.
95. 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.
96. Fire Alarm System: Fire Alarm System is required and installation shall comply
with the requirements of NFPA 72.
97. Audible Water Flow Alarms: An approved audible sprinkler flow alarm
(Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be
provided on the exterior of the building in an approved location. An approved
audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB
back box or equal) to alert the occupants shall be provided in the interior of the
building in a normally occupied location. (904.3.2 CBC)
98, Audible Residential Water Flow Alarms: An approved audible sprinkler flow
alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal)
shall be provided on the exterior of the building in an approved location. An
approved audible sprinkler flow alarm (FIREX # 0498 accessory module
connected to multi-station FIREX smoke detectors or equal per dwelling and fire
sprinkler flow switch) to alert the occupants shall be provided in the interior of the
building in a normally occupied location. (904.3.2 CBC)
99. Fire Alarm System Plans: Alterations and modifications to an existing Fire Alarm
System require a fire alarm plan.
100. Added Fire Alarm Components: Any smoke detectors, heat detectors, or
' audible and visual devices added to the existing system shall be new, and the
same brand, style, and type as those already installed in the building. Exceptions
' only with advance approval of the Fire Plans Examiner. Contractor to provide
t manufacturers cut sheets for all alarm devices used, with documentation of
i devices existing in the building.
Conditions of Approval Case No, 3,2952 Tentative Tract Map 35019
Page 18
101, Plan Submittal: The contractor should submit fire alarm system plans as soon as
possible. Submittal shall include manufacturer's data/cut sheets and listings with
expiration dates on all equipment and materials used. Include battery calculations
with submittal.
i
j 102. Wiring Installation: The installation of all Fire Alarm Wiring and Equipment shall
be in accordance with NFPA 72, 760, NEC. The plans as approved by the City
Council have been reviewed by the Fire Department. The plans are
' consistent with this condition.
' 103. Fire Department Access: Fire Department Access Roads shall be provided and
• maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
Minimum Access Road Dimensions:
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.
No parking shall be allowed in either side of the roadway.
The plans as approved by the City Council have been reviewed by the Fire
Department. The plans are consistent with this condition.
104. 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.
(902222 CFC) The minimum inside turning radius is 30 feet, with an outside
radius of 45 feet. The plans as approved by the City Council have been
reviewed by the Fire Department. The plans are consistent with this
condition.
105. 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. The plans as approved by the City Council have been
reviewed by the Fire Department. The plans are consistent with this
condition.
106. Secondary Access: A secondary access shall be provided for all developments
with 25 or more dwelling units. (Appendix III-D 2.1 CFC)
107. Reduced Roadway Width: Areas with reduced roadway width (such as entry and
exit gates, entry and exit approach roads, traffic calming areas) that are under 36
feet wide require red painted curb to maintain minimum 24 foot clear width. Red
curb shall be stenciled "NO PARKING" and "FIRE LANE" with white paint. (901.4
CFC).
3r�1m^ry
Conditions of Approval Case No. 3,2952 Tentative Tract Map 35019
Page 19
108. Access Gates: Fire/Police/Ambulance access gates shall be at least 24' in width
when in the open position and equipped with a Knox (emergency access) key
switch. A Knox key operated switch shall be installed at every automatic gate.
Show location of switch on plan. Show requirement in plan notes.
1 o9. Access: Main entrance on Amado Road shall have both left and right turn access
into the development.
110. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of
150 feet in length shall be provided with approved provisions for the turning
around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two
approved turn around provisions. One is a cul-de-sac with an outside turning
radius of 45 feet from centerline. The other is a hammerhead turnaround meeting
the Palm Springs Public Works and Engineering Department standard dated 9-4-
02.
111. Vertical Fire Apparatus Clearances: Palm Springs fire apparatus require an
unobstructed vertical clearance of not less than 13 feet 6 inches including trees.
(902.2.2.1 CFC)
112. Emergency Key Box: A Knox key box is required for access to the fire sprinkler
riser. Box shall be mounted at 6 feet above grade, adjacent to the main entrance.
Contact the Fire Department at 760-323-8186 for a Knox application form. (902.4
CFC)
113. Key Box Contents: The Knox key box shall contain keys to all areas of
ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical
rooms, elevator rooms, elevator controls, plus a card containing the emergency
contact people and phone numbers for the building/complex. NOTE: This will
apply to the Community Center Building and the Fitness Center Building.
114. 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)
115. 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)
116. Fire hydrant systems: Following Fire Department selection of hydrant locations,
plans and specifications for fire hydrant systems shall be submitted to the fire
department for review and approval prior to construction. (901.2.2.2 CFC). All fire
hydrants shall be installed in accordance with DWA specifications and standards.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
• Page 20
No landscape planting, walls, fences, signposts, or aboveground utility facilities are
permitted within 3 feet of fire hydrants, or in line with hose connections.
• 117. 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)
118. Water Systems and Hydrants: Underground water mains and fire hydrants shall
be installed, completed, tested and in service prior to the time when combustible
materials are delivered to the construction site. (903 CFC). Installation, testing,
and inspection will meet the requirements of NFPA 24 1995 edition. Prior to final
approval of the installation, contractor shall submit a completed Contractor's
Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24 1995 edition)
119. Fire Flow: Fire flow for this project is estimated to be 1500 GPM.
120. 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.
Cooking requirements for the Community Center Building:
121. The residential stove in the Community Building kitchen will only be used to
heat water and warm food.
122. The use of cooking oils and deep frying applications will not be used at this
facility.
123. A sign will be permanently installed in the kitchen stating how the stove may
be used for warming of foods and heating of water only.
124. The fire extinguisher located in the kitchen will be in accordance with NFPA
10, Chapter 5. Class K fire extinguisher will be required.
-'li24-. -- ennt'nlatfng-1 oGd—l&- System A Type 1 ventilating hood-and-dwGt system
&hall b nm—'n.J fr. GOMMWGmaltype food heat preeessing equipment +nhT�
nroduGes grease hlon vapeFand-smok-e-�/14454
n.Q. F�r AIPPAO( ZG IVIM
426. FIFO Extinguishing- Sy tem—Requie rGd $00 auyernaaic fi Fe
extinguishing `tees-shall-hn.—pre nrn.yririnrl
Me fnr fha nrr.fo.+f'.r... of _ ..I type-
cooking
cooking equmpmentt—�1.995 7 1P2 QF(; Q_ NFPA 17A/OR\
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 21
127 I-I.+.+.1 2 r1.,rf Cirn o feetion---zYster t sera w The aatamn�rtir fr_
extinguishing system used ,r-Gtert ventilating hoods- Rd dycA- s and rnnLiner
.,lie shall be innstalled�RM-0-4,�l ��1e cooking uFfa o ' .-lean fat fn.nrr gAd4lT^^s7
upright bFO1leFS, Gherh.r.ileT� �.tennd rills. Oretes.tis. shall also he
Provided fer the enclosed plenum space with n fhtie4h Ged-abn. s ke oaha�r .s#
�4HSfs_seA 4nL�]--the-heed. (1005 a 'I GFG
4-252 good Q_ Duct Care Dreter�Item--plan-submittal: The r.e..tres.#r.r s•hn .Id
„ham�tixt4ngwishing system plaFis as soon as possible. c„I DS II ;n,lr�de
.Ufa otuner's data lrnt s ee4s and lis h .+ atien rate all equipment
fi1�1gS-�wlt�
.,d Friote els• Used.
4:2A Fi +'.... h' System with J`......neR C'..ha 4 Il..Gt #n M..Ifinln_ 4J�GGdsc
" -r$-E�Fcinyoia-rin�u%Ta ccm�nn
Each GGIEIng ..G.. _ i�d6:�.d.�r,l heed r,d hre..r.h ev4,a nst -
dires.tly gnnner#ed to the hind shall he n eteeted I OF systems desigRed
-+r30 Lend it Duct Fire Drnferfinn C .r�fe� p- ehleMhP-rUGedkNcF c
sub mitte d sd ire..#1.. to Ciro Depa Ftme..t approved engineer for reyie-,- , Q
rynrn�m and
-
endafin -nf pp h
f ra1—A-lirat ered engineers�s�tt�, se
la..s• are recommended for approval the,. ,..ill he fnn.rorded trr--the�lre pmrrv--cnr�rovc�rn�r*�r.�� � 7--r+'**r-o.-.�rrv._�.
Department for finale el
'144 Portable Fire e C fi vn ..nirhmr for Cnod Drnre ..imm� In-e.
the fixed
system
a fire extinguisher listed and labeled f0F Glass K fires shall be-
'ns led ,..ithi 'sln ffeet—Qf 041: Tef64d4--fGGd--hear-1.1'GGes51'rlg--e94AipFnent, ' s
measured along a UFlObStFUGted path of travel (4 005 2 7 GFG) The Preferred
location the "t fre.,. g�p� + Che. -R
yea;-irrr-t�te-GOOIHr1- ,�,c-sort-crrear-rn,c�v r- IoeatieR
nn_the nl�s_
shah-be-4nterGenReGted4, -the-fueel nr iirrent sip app �Gok;ng L4 I Gf}f. The
which ., a located under the head when the system i actuated. Chutefrs OF
switches shall he of a type that requires el a �ration-tG-reset��-005-2.4-I-
G
,133 Fire-vv'pF^rFeSSfO.^-.--Systerrns Teestin ' The hood art d sdUGt fire ext J
Hsh.nn
system shall be fURUtiOR tested PF OF tQ fiFial easeptance. Gall the fire prevention
..ser.retar at
760 323 8446 far a eetieappe ntFnent �rT"�
'134. Fencing Required: Construction site fencing with 20 foot wide access gates is
required for all combustible construction over 5,000 square feet. Fencing shall
i
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
i Page 22
remain intact until buildings are stuccoed or covered and secured with lockable
doors and windows. (8.04.260 PSMC)
Agua Caliente Band of Cahuilla Indians
135. Prior to issuance of building permits, the applicant shall pay the $800.00 per
acre Valley Floor Conservation Area fee to the Tribe as required by the
THCP.
136. Prior to any ground or habitat disturbance associated with any Covered
Project on the Reservation on a site which provides potential burrowing owl
habitat, the Covered Project Proponent shall cause a pre-construction
survey of the site to be conducted for presence of the species.
a. Surveys and relocation, if applicable, shall be conducted between
September 1 and January 31 in accordance with the California
Department of Fish and Game (CDFG) Staff Report on Burrowing Owl
Mitigation (1995) or other then-current protocols as directed by the
Tribe.
b. Owls should be excluded from burrows in the Development Envelope
and within an appropriate buffer zone by installing one-way doors in
burrow entrances or other techniques as deemed appropriate. The
biological monitor must ensure through appropriate means (e.g.
monitoring for owl use, excavating burrows) that the burrows to be
impacted are not being used. The Tribe shall determine whether
creation of artificial burrows is necessary as part of the relocation
effort.
C. Occupied burrows shall not be disturbed during the nesting season
unless a qualified biologist verifies through non-invasive methods
that either: (a) the birds have not begun egg laying and incubation; or
(b) that juveniles from the occupied burrows are foraging
independently and capable of independent survival.
137. Based on the project location within the Tribe's Traditional Use Area, the
THPO requests copies of any cultural resource documentation that might be
generated in connection with these efforts for permanent inclusion in the
Agua Caliente Cultural Register.
138. Experience has shown that there is always a possibility of encountering
buried cultural resources during construction related excavations. Given
that, the Tribe requests that an Approved Cultural Resource Monitor(s) be
present during any survey and/or any ground disturbing activities. Should
buried cultural deposits be encountered, the Monitor may request that
destructive construction halt and the Monitor shall notify a Qualified
(Secretary of the Interior's Standards and Guidelines) Archaeologist to
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 23
investigate and, if necessary, prepare a mitigation plan for submission to the
THPA. Please contact the Tribal offices for further information about
Approved Cultural Resource Monitors.
AND OF CONDITIONS
I
City of Palm Springs
Planning Commission Minutes
of December 13, 2006
10. Case 3.2952 - MAJ - TTM 35019 An application by Palm Springs Del Grano II,
LLC, requesting architectural approval for 81 town-home units located at
Northeast corner of Amado Road and Avenida Caballeros zone HR, IL,
Section 14, APN: 508-580-055 thru 069. (Project Planner: Edward
Robertson, Principal Planner)
Nicole Criste, Contract Planner with Terra Nova, provided background information as
outlined in the staff report dated December 13, 2006,
Commissioner Caffery commented that he was a part of the project review with PSEDC
and viewed the presentation and made no comment.
Commissioner Scott requested clarification on the guest parking spaces.
Commissioner Hutcheson requested clarification on the set-backs.
Chair Marantz opened the Public Hearing.
-Candace Casey, California Development Enterprises, provided additional details
relating to site plan, sidewalk improvement, architectural design and requested
clarification on conditions #29, #30, #93 - #96, 9101 - #105 and #119 - #127,
-Scott Ventura, Fire Marshall, provided additional information.
There being no further appearances, the Public Hearing was closed.
Commissioner Scott requested clarification on condition #105 pertaining to the reduced
roadway width and the painting of the curb.
Commissioner Scott requested clarification for the planned phasing of the project.
Commissioner Caffery stated that he felt the construction phasing is out of sequence.
Marcus Fuller, Assistant Director of Public Works, reported that all off of the site
improvements for the entire project will be completed.
M/5/C (Scott/Cohen, 7-0) To approve the project architecture and recommend
approval of TTM 35019 to the City Council, subject to conditions as recommended, with
applicant revisions to be reviewed by staff prior to Council hearing.
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CgtIFORN�P Planning Commission Staff Repot
Date: December 13, 2006
Case No.: 3.2952 —TTM 35019
Application Type: Major Architectural Review and Tentative Tract Map
Location: Northeast corner of Amado Road and Avenida
Caballeros
Applicant: PS Del Grano II, LLC
Zone: R-4
General Plan: HR, Residential High, Section 14 Master Plan
APNs: 508-580-055 through 508-580-69, 508-580-071 ,
508-580-074 & -075
From: Craig Ewing, AICP, Director of Planning Services
i Project Planner: Edward 0. Robertson, Principal Planner
Nicole Sauviat Criste, Consulting Planner
PROJECT DESCRIPTION
i
The applicant proposes the construction of 81 condominiums on a 7.11 acre site. The
project also includes internal circulation drives, and common area amenities consisting
of a community room, fitness room, kitchen, restrooms and swimming pool. A Tentative
Tract Map for condominium purposes (TTM 35019) is also proposed, which will result in
one lot,
• Condominiums will be one to three stories in height, with a maximum height of 30 feet.
Condominium units will range in size from 2,023 to 3,413 square feet. The units will be
I n7�i�1°n�
I
Planning Commission Staff Report 12/13/06
Case:3.2952 and TTM 35019 Page 2 of 8
arranged in building clusters. Buildings vary in size, with the largest building containing
22,539 square feet of building area.
Access to the project is proposed on Amado Road, approximately 416 feet east of
Avenida Caballeros. Emergency access is also proposed through the adjacent La
Mancha project to the north. Internal private streets are proposed to be 24 feet in width,
with wedge curb.
The project site is located within the boundaries of the Section 14 Master Plan.
RECOMMENDATION
1. Approve the proposed application by PS Del Grano II, LLC to develop 81
condominium units by.
• Considering and approving a Mitigated Negative Declaration for Case 3.2952
-- TTM 35019;
• Approving Major Architectural Review 3.2952 in accordance with the findings
and conditions of approval; and
• Recommending to City Council conditional approval of a Tentative Tract Map
35019 to subdivide approximately 7.11 acres into a condominium map.
PRIOR ACTIONS
On September 25, 2006, the Architectural Advisory Committee (AAC) reviewed the
proposed project. The AAC recommended approval of the proposed project, with the
comment that the project proponent should consider the orientation of units to assure
that taller units within the project do not look down into opposing units' private open
space areas, so that privacy between these units is maintained (please see further
discussion under"Architecture," below).
BACKGROUND AND SETTING
The proposed project occurs at the northeast corner of Amado Road and Avenida
Caballeros, and is surrounded by existing development. The Casa Verde
condominiums, which are two stories in height, occur to the east. The project previously
known as La Mancha occurs on the north, and was recently approved for single family
and townhome development. Two story structures are planned for the area immediately
north of this proposed project.
' The site is generally vacant, with remnant buildings, all unoccupied, and tennis court
facilities occurring on the northern boundary. Avenida Caballeros borders the site on the
western side, with the City's Convention Center parking lot beyond. On the southern
Planning Commission Staff Report 12/13106
Case:3.2962 and TTM 35019 Page 3 of 8
boundary, the site is bordered by Amado Road. Vacant lands occur south of Amado.
ANALYSIS
Project Description
The proposed project includes the construction of 81 condominium units on 7.11 acres,
or a density of 11.4 units per acre. The condominiums will be distributed throughout the
site in clusters of buildings. There are a total of 10 building types proposed, each
! providing a somewhat different elevation. The buildings will be three stories in height,
with a maximum height of 30 feet. Chimneys will extend to as much as 32 feet above
grade.
A total of 6 floor plans are proposed, ranging in size from 2,023 square feet to 3,413
square feet. Units are proposed to include 2 or three bedrooms. The units will be split-
level internally, with up to 5 floors within a unit.
A contemporary architecture is proposed, with clear vertical and horizontal elements,
and geometric projections providing shade.
Central common areas are also proposed, which would include a pool, clubhouse,
community kitchen and restrooms located immediately north of the main entrance to the
site, north of Amado Road; and a fitness center and open space/courtyard area in the
center of the site.
Internal circulation is proposed via a loop road, 24 feet in width. The internal roadway
will be privately maintained by the homeowners' association.
The site will be accessed from Amado Road, at a single driveway. A secondary,
emergency access point is proposed in the northwestern portion of the site, allowing
access through the Nexus/La Mancha project currently under construction. The project
will be gated, although gates will be perpendicular to Amado, and not visible from that
street.
General Plan and Zoning
The proposed project site has a General Plan designation of Residential High, as
designated in the Section 14 Master Plan. The zoning on the property is R-4. The
proposed land use is consistent with the provisions of the General Plan and Zoning
Ordinance for that designation. The General Plan and Zoning designations for the
project site and for surrounding properties are depicted in Table 1 below.
7 -)7r'
Planning Commission Staff Report 1211=6
Case:3.2952 and rrM 35019 Page 4 of 8
Table 1: Project and Surrounding General Plan and Zoning Designations
Location General Plan Designation Zonin Designation
Project Site HR (Residential High, 43 R-4, 29 units per acre
units per acre
West HR (Residential High, 43 R-4, 29 units per acre
units per acre)
South RA (Resort Attraction) R-4, , 29 units per acre, Resort
Overlay
East HR ((Residential High, 43 R-4, 29 units per acre
units er acre
! North HR (Residential High, 43 R-4, 29 units per acre
units per acre
The project is consistent with the development standards of the R-4 zone, as well as
being within the allowable density in that zone. The project is proposing a density of
11.4 units per acre.
Site Plan and Project Design
' The proposed project will meet setback, height and other requirements of the R-4
district. Perimeter setbacks for the project allow 30 feet on Amado Road and Avenida
Caballeros, and 20 feet on the eastern and northern property lines. Internally, a
minimum of 5 feet is provided as a side setback for all buildings.
The site plan allows for common open space through the center of the project, and
j provides pedestrian access to these areas from all areas of the project, either through
the internal streets, or through walkways internal to the site. Common area amenities
include a pool, a clubhouse, a kitchen, fitness room and restrooms. Each unit will also
have private open space areas, including a back yard area and balconies. Most units
also have small front courtyards. Back yards generally measure a minimum of 300
square feet, with some back yards on end units over 900 square feet.
All units will be accessible from the interior loop road, and will have front doors on that
loop road, with the exception of the units in the north-central portion of the site, whose
front doors will be accessed from the center courtyard in that area (shown as units A24
through A35 on the site plan). For these units, garage access only will be provided on
the loop road.
Staff has a concern that the area between the clubhouse building and unit B57,
measuring approximately 3 feet in width, is un-usable space which lends itself to
becoming a public safety hazard, and a trash collecting nuisance. The area is too
narrow to allow for effective landscaping, and is not usable open space. The project has
therefore been conditioned to modify the design to attach the clubhouse building to unit
i
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� Planning Commission Staff Report 12/13/06
Case:3.2952 and TTM 35019 Page 5 of 3
I
B57, thereby eliminating the separation, and the potential nuisance. Since the common
area buildings are proposed to be single story, the change in design will not significantly
impact the mass of buildings in that area.
Architecture
The proposed project consists of contemporary architecture, with stepped rooflines, and
varied elevations on all sides of all buildings. Most significant in a project of this density,
the proponent has included 10 different building configurations, or clusters of units.
Each of the buildings is somewhat different in design, so that monotony of architecture
through the site is avoided. Architectural projections are used throughout the buildings
as shade structures, and wall planes have been sufficiently varied to assure that long
expanses of wall area do not occur. In addition, the internal split-level layout of the units
lends itself to creative window placement, and further articulation of the exterior
I architecture.
The proponent proposes a neutral color palette, with the focus remaining on the form of
the buildings, and the architectural projections included on each structure.
The units are generally oriented so that back yards are not "back to back", and
individual units have privacy in these areas. The exceptions are in the center of the site,
and units E74 through E79. The AAC did indicate a concern with privacy, and
specifically discussed units labeled A24 through A35. The AAC's concern related to the
second and third floors of units having the ability to look down into adjacent back yard
areas in this portion of the site. The AAC did not ask for a modification of the project, but
did ask that the applicant consider the concern in their final design. As a result, a
condition of approval to that effect is included.
Open Space
The proposed project, as previously stated, includes central common areas and private
rear yards for each unit. These open space areas total 56% of the site, and exceed the
requirement of the R-4 zone for 45% open space.
• Access
The project will be accessed from Amado Road. Internal access will be limited by gates
located on the internal loop road, perpendicular to Amado. In addition, an
emergency/secondary access is provided through the future Nexus development to the
north of the site, formerly La Mancha.
Internal vehicular circulation is provided by a loop drive, 24 feet in width, which provides
access to all the units.
The Fire Department expressed concerns that the project's internal loop road had too
many turns to be navigable by a fire truck. The applicant has modified the site plan to
I
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Planning Commission staff Report 12/13/06
Case:3 2962 and TTM 35019 Page 6 of 8
accommodate the City's largest fire truck, thus addressing the fire department's
concerns. The site plan before the Planning Commission reflects the changes made by
the applicant in this regard.
• Pedestrian circulation is also provided throughout the site, and onto the public roadway
system, via a walkway from the site to the corner of Amado and Avenida Caballeros
(please see project site plan).
Parking
All units will be provided garages, either for one or two cars, depending on the unit
(please see attached site plan). A parking court is provided in front of each unit, allowing
for either the second required space, or guest parking. A few independent guest parking
areas are also located independent of units. The parking provided exceeds the
requirements of the zoning ordinance for condominium parking.
Landscaping
The proposed project includes a landscaping plan which incorporates a large number of
shade trees to add to individual unit privacy, and shade the structures. Native and
drought tolerant species have also been incorporated into the plans. Overall, the
landscaping plan has successfully softened the building mass, and helps to compensate
for the density proposed within the project.
Public Utilities and Services
All public utilities and services are available to the site.
Condominium Map
The proposed Tentative Tract Map is consistent with the proposed project, and will
create a single lot on which all units will be located, typical of a condominium map. The
Map has been conditioned to be consistent with the Subdivision Map Act. Staff has
reviewed the proposed Tract Map in light of the required findings and prepared
recommended conditions contained in the attached draft resolution.
REQUIRED FINDINGS
Findings are required for the proposed Tentative Tract Map 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.
Planning Commission Staff Report 12/13/00
Case:3.2952 and TTM 35019 Page 7 of 8
The Tentative Tract Map will facilitate the sale of condominium units within the
project. The project is consistent with both the General Plan and the Section 14
Specific Plan.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The design of the Tentative Tract Map is consistent with the allowable uses in the
R-4 zone, and the project design meets the requirements of the zone.
c. The site is physically suited for this type of development.
The site is flat and surrounded by existing development and City streets. The
construction of residential buildings on the site is appropriate at this location.
d. The site is physically suited for the proposed density of development.
The site can accommodate the 81 units proposed. The zoning designation for the
property allows up to 29 units per acre, and the project is below that density.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Tentative Tract Map has been reviewed under the California Environmental
Quality Act, and a Mitigated Negative Declaration is proposed. Mitigation measures
have been included which reduce potential impacts to less than significant levels.
f. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The subdivision is designed to meet or exceed City standards. The homes will be
required to meet or exceed City building codes. The project will not cause public
health problems.
g. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
There are no known public easements or access across the subject property,
therefore the design of the subdivision will not conflict with easements for access
through or use of the property. Any utility easements can be accommodated within
the project design.
i
Planning Commission Staff Report 12/13/06
Case 3.2952 and TTM 35019 Page 8 of 8
ENVIRONMENTAL ASSESSMENT
The Planning Department has reviewed this project under the provisions of the
California Environmental Quality Act (CEQA), and determined that the project had the
potential for significant impacts, but that the impacts would not be significant in this case
because project modifications or mitigation measures incorporated into the Initial Study
reduce impacts to less than significant levels. A Mitigated Negative Declaration has
been prepared, and attached to this staff report as Attachment 3.
NOTIFICATION
A public hearing notice was advertised and was mailed to all property owners within 500
feet of the subject property/adjacent property owners. As of the writing of this report,
staff has not received any comment.
d and O.lRobertson Grg'iVak ing, AI
Pri cipal Planner Dire of Planni g ervices
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution / Conditions of Approval
3. Initial Study
4. Tentative Tract Map 35019
5. Reduced Site Plans and Elevations
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL APPROVE
CASE NUMBER 3.2952 FOR TENTATIVE TRACT MAP
35019, FOR PS DEL GRANO II LLC, A PROPOSE❑ 81-
UNIT CONDOMINIUM PROJECT ON APPROXIMATELY
7.11-ACRE SITE LOCATED AT THE NORTHEAST
CORNER OF AMADO ROAD AND AVENIDA
CABALLEROS, ZONE HR, SECTION 14.
WHEREAS, PS Del Grano II LLC (the "Applicant") has filed an application with the City
pursuant to Section 94.04.00 of the Palm Springs Zoning Code, for the development of
a condominium project under the provisions of Section 94.04.00 of the Palm Springs
Zoning Code; and
WHEREAS, the "Applicant" has filed an application with the City pursuant to Section
9.62.010 of the Palm Springs Municipal Code, for a Tentative Tract Map No. 35019; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case Number 3.2952 consisting of Major Architectural Review and
Tentative Tract Map 35019; and
WHEREAS, on December 13, 2006, a public hearing on the application was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act ("CEQA"), and an Environmental Assessment has
been prepared for this project and has been distributed for public review and comment
in accordance with CEQA; and
WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning
Commission has considered the effect of the proposed project on the housing needs of
the region, and has balanced these needs against the public service needs of residents
and available fiscal and environmental resources; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the meeting on the project, including but not
limited to the staff report, and all written and oral testimony presented..
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: A Mitigated Negative Declaration (MND) has been completed in
compliance with CEQA, the State CEQA Guidelines, and the City's CEQA
Guidelines, The Planning Commission found that with the incorporation of
proposed mitigation measures, potentially significant environmental
impacts resulting from this project will be reduced to a level of
insignificance. The Planning Commission independently reviewed and
considered the information contained in the MND prior to its review of this
Project and the MND reflects the Planning Commission's independent
judgment and analysis.
Section 2: Pursuant to Section 66474 of the Subdivision Map Act, the Planning
Commission makes the following findings:
a. The proposed Tentative Tract Map is consistent with all applicable
general and specific plans_
The Tentative Tract Map will facilitate the sale of condominium
units within the project. The project is consistent with both the
General Plan and the Section 14 Specific Plan.
b. The design and improvements of the proposed Tentative Tract Map
are consistent with the zone in which the property is located.
The design of the Tentative Tract Map is consistent with the
allowable uses in the R-4 zone, and the project design meets the
requirements of the zone.
C. The site is physically suited for this type of development.
The site is flat and surrounded by existing development and City
streets. The construction of residential buildings on the site is
appropriate at this location.
d. The site is physically suited for the proposed density of development.
The site can accommodate the 81 units proposed. The zoning
designation for the property allows up to 29 units per acre, and the
project is below that density.
e. The design of the subdivision is not likely to cause environmental
damage or substantially and avoidably injure fish, wildlife, or their
habitats,
r�7 a
The Tentative Tract Map has been reviewed under the California
Environmental QuaRy Act, and a Mitigated Negative Declaration is
proposed. Mitigation measures have been included which reduce
potential impacts to less than significant levels.
f The design of the subdivision or type of improvements is not likely to
cause serious public health problems.
The subdivision is designed to meet or exceed City standards. The
homes will be required to meet or exceed City building codes. The
project will not cause public health problems.
g. The design of the subdivision or type of improvements will not conflict
j with easements, acquired by the public at large, for access through or
i use of the property within the proposed subdivision.
There are no known public easements or access across the subject
property, therefore the design of the subdivision will not conflict with
easements for access through or use of the property. Any utility
easements can be accommodated within the project design.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission approves and recommends that the City Council approve Case Number
3.2952, Tentative Tract Map 35019, and project architectural review, subject to the
conditions contained in Exhibit A, which is attached hereto and made a part of this
resolution.
ADOPTED this 13" day of December, 2006.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Planning Commission Chairman Planning Commission Secretary
EXHIBIT A
Case No. 3.2952 -- TTM 36019
PS Del Grano II LLC
Northeast corner of Amado Road and Avenida Caballeros
("Privado")
CONDITIONS OF APPROVAL
December 13, 2006
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police,
the Fire Chief or their designee, depending on which department recommended the
condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
PROJECT SPECIFIC CONDITIONS
Administrative
1_ The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other
City Codes, ordinances and resolutions which supplement the zoning district
regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the
City of Palm Springs or its agents, officers or employees to attach, set aside, void
or annul, an approval of the City of Palm Springs, its legislative body, advisory
agencies, or administrative officers concerning Case 3.2952, Tentative Tract Map
35019, 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
• purl .._
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 2
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i
abandon a matter following an adverse judgment or failure to appeal, shall not
i 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_ Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required.
This project has a de minimus impact on fish and wildlife, and a Certificate of Fee
Exemption shall be completed by the City and two copies filed with the County
Clerk. This application shall not be final until such fee is paid and the Certificate of
Fee Exemption is filed. Fee shall be in the form of a money order or cashier's
t check payable to Riverside County.
5. This project shall be subject to Chapters 224 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,
114% 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.
' 6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government
Code Section 66477 (Quimby Act), all residential development shall be required to
j contribute to mitigate park and recreation impacts such that, prior to issuance of
residential building permits, a parkland fee or dedication shall be made.
Accordingly, all residential development shall be subject to parkland dedication
requirements and/or park improvement fees. The parkland mitigation amount shall
be based upon the cost to acquire and fully improve parkland. The applicant shall
submit a property appraisal to the Planning Services Department for the purposes
• of calculating the Park Fee. The Park Fee payment and/or parkland dedication
shall be completed prior to the issuance of building permits.
Conditions of Approval Case No,3.2952 Tentative Tract Map 36019
Page 3
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Environmental Assessment
i 7. The mitigation measures of the Initial Study shall apply to the proposed project.
The applicant shall submit a signed agreement that the mitigation measures will
be included in the Planning Commission consideration of the environmental
assessment. Mitigation measures are included in the Initial Study, and hereby
incorporated into these conditions by reference.
8. The developer shall reimburse the City for the City's costs incurred in monitoring
the developer's compliance with the conditions of approval and mitigation
monitoring program, including, but not limited to inspections and review of
developers operations and activities for compliance with all applicable dust and
noise operations, and cultural resource mitigation. This condition of approval is
supplemental and in addition to normal building permit and public improvement
permits that may be required pursuant to the Palm Springs Municipal Code.
CC&R's
9. The applicant prior to issuance of building permits shall submit three (3) sets of a
draft declaration of covenants, conditions and restrictions ("CC&R's") to the
Director of Planning Services for approval in a form to be approved by the City
Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be
submitted with a list of the adopted conditions of approval and an indication of
where applicable conditions are addressed in the CC&Rs. The CC&R's shall be
enforceable by the City, shall not be amended without City approval, and shall
require maintenance of all property in a good condition and in accordance with all
ordinances.
10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2000, for the review of the CC&R's by the City Attorney. A filing fee, in
accordance with the fee schedule adapted by the City Council, shall also be paid
to the City Planning Services Department for administrative review purposes.
Final Design
1. 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.
2. 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.
Conditions of Approval Case No.3.2952 Tentative Tract Map 35019
Page 4
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.
General Conditions/Code Requirements
13. 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.
14. 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.
15. 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.
16. Separate architectural approval and permits shall be required for all signs. A
detailed sign program shall be submitted for review and approval by the Planning
Commission prior to issuance of building permits.
17. All materials on the flat portions of the roofs shall be earth tone in color.
18. All roof mounted mechanical equipment shall be screened from all possible
vantage points both existing and future per Section 93.03.00 of the Zoning
Ordinance. The screening shall be considered as an element of the overall
design and must blend with the architectural design of the building(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.
19. 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.
20. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.0U0.D.
21. 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.
•ram "n
Conditions of Approval Case No, 3.2952 Tentative Tract Map 35019
Page 5
• 22. The street address numbering/lettering shall not exceed eight inches in height.
' 23. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title
I 25 of the California Administrative Code. Compliance shall be demonstrated to
the satisfaction of the Director of Building and Safety.
24. 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.
25. The building designated "Club Room" shall be relocated to abut unit B57, in order
to eliminate any building separation between these buildings.
' 26. The final design of the project shall consider that adequate privacy is provided for
the back patios of units with "back to back" rear yards.
Engineering Division
STREETS
27. Any improvements within the public right-of-way require a City of Palm Springs
' Encroachment Permit.
28. Submit street improvement plans prepared by a registered California civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
29. 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.
30. When public dedications of easements or rights-of-way over Tribal Allottee land
are required, the applicant shall be responsible for compliance with all Bureau of
Indian Affairs (B_LA.) requirements, including payment of any BIA fees, obtaining
appraisals and payment of just compensation to the underlying owner. It is the
Conditions of Approval Case No.3.2952 Tentative Tract Map 35019
Page 6
applicant's responsibility to determine what additional costs or other requirements
' may be necessary to obtain any required public dedications as identified by the
City for this development. Required public dedications for easements or rights-of-
way are "without limitation as to tenure'; easements granted with a defined term, or
made in connection with an underlying Indian Land Lease, shall not be accepted.
31. Upon completion of required improvements by the applicant, and as a condition of
• acceptance by the City Engineer, the applicant shall prepare for the City
Engineer's approval, an Affidavit of Completion in accordance with Section 169.16,
• Title 25, of the Code of Federal Regulations, for any improvements constructed by
the applicant for which an easement was dedicated to the City through the Bureau
of Indian Affairs. The Affidavit of Completion shall be provided to and approved by
the City Engineer prior to final acceptance of the project, including issuance of a
final certificate of occupancy. The applicant shall be responsible for obtaining the
necessary form for the Affidavit of Completion from the Palm Springs Agency of
the Bureau of Indian Affairs, and for having it completed as necessary by the
applicant's Engineer of Record.
AVENIDA CABALLEROS
32. Remove the existing driveway approach and construct curb and gutter to match
existing improvements, in accordance with applicable City standards.
33. Construct a meandering 5 feet wide sidewalk and 10 feet wide Class I meandering
bicycle path along the entire frontage to match the existing sidewalk and bicycle
path.
34. Remove the existing asphalt concrete ramp, and construct a Type A curb ramp
meeting current California State Accessibility standards at the northeast corner of
the intersection of Avenida Caballeros and Amado Road in accordance with City of
Palm Springs Standard Drawing No. 212.
35. All broken or off grade street improvements shall be repaired or replaced.
AMADD ROAD
36. Construct a 6 inch curb and gutter, 32 feet north of centerline along the entire
frontage, in accordance with City of Palm Springs Standard Drawing No. 200.
37. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
38. Construct a 48 feet wide new street intersection for the Main Entry with the
centerline of the Main Entry located approximately 415 feet east of the centerline
of Avenida Caballeros. The Main Entry shall be constructed with 25 feet radius
Conditions of Approval Case No. 32952 Tentative Tract Map 35019
Page 7
curb returns and spandrels, and a 6 feet wide cross-gutter, in accordance with City
of Palm Springs Standard Drawing No. 200 and 206.
39. Construct a Type C curb ramp meeting current California State Accessibility
standards on each side of the Main Entry intersection in accordance with City of
Palm Springs Standard Drawing No. 214.
40. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to clean sawcut edge of pavement along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 110 and 325, 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 PRIVATE. STREETS
41. Dedicate easements for public utility purposes, including sewers, with the right of
ingress and egress for service and emergency vehicles and personnel over the
proposed private streets.
: 42. All on-site private streets shall be two-way with a minimum 24 feet wide travelway
(as measured from back of curb)where no on-street parking is proposed.
43_ All on-site private streets shall be constructed with standard 6 inch curb and gutter,
a wedge curb, or other approved curbs, and cross-gutters, as necessary to accept
and convey street surface drainage of the on-site streets to the on-site drainage
system.
44. The minimum pavement section for all on-site pavement shall be 2Y2 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.
45. Parking shall be restricted along both sides of the 24 feet wide on-site private
streets, as necessary to maintain a minimum 24 feet wide clear two-way travel
way. Regulatory Type R26 "No Parking" signs or red curb shall be installed along
the private streets as necessary to enforce parking restrictions. The Home Owners
Association (HOA) shall be responsible for regulating and maintaining required no
parking restrictions, which shall be included in Covenants, Conditions, and
Restrictions (CC&R's) required for the development.
46, An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
Conditions of Approval Case No.3.2952 Tentative Tract Map 35019
Page 8
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
47. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
48. Submit sewer improvement plans prepared by a California registered civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
49_ Construct a public 8 inch V.C.P_ sewer main within the on-site private streets and
connect to the public sewer main in Amado Road. All sewer mains constructed by
the applicant and to become part of the public sewer system shall be digitally video
recorded prior to acceptance of the sewer system for maintenance by the City. A
computer disc of the video recording shall be provided to the City Engineer for
review. Any defects of the sewer main shall be removed, replaced, or repaired to
• the satisfaction of the City Engineer prior to acceptance.
i
GRADING
i
50. Submit a Precise Grading and Paving Plan prepared by a California registered civil
engineer to the Engineering Division for review and approval. The Precise Grading
Plan shall be approved by the City Engineer prior to issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its
grading contractor and submitted to the Engineering Division for review and
approval. The applicant and/or its grading contractor shall be required to
comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall
be required to utilize one or more "Coachella Valley Best Available Control
Measures" as identified in the Coachella Valley Fugitive Dust Control
Handbook for each fugitive dust source such that the applicable performance
standards are met. The applicant's or its contractor's Fugitive Dust Control
Plan shall be prepared by staff that has completed the South Coast Air Quality
Management District (AQMD) Coachella Valley Fugitive Dust Control Class.
The applicant and/or its grading contractor shall provide the Engineering
Division with current and valid Certificate(s) of Completion from AQMD for staff
that 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) 390-3752, or at www.AQMD.gov. A Fugitive Dust
Control Plan, in conformance with the Coachella Valley Fugitive Dust Control
Conditions of Approval Case No. 32952 Tentative Tract Map 35019
Page 9
Handbook, shall be submitted to and approved by the Engineering Division
prior to approval of the Precise Grading and Paving Plan.
b. 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.
51. Prior to approval of a Grading Plan, the applicant shall obtain written approval to
proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal
Historic Preservation Officer or Tribal Archaeologist. The applicant shall contact
the Tribal Historic Preservation Officer, Richard Begay (760-883-1940), or the
Tribal Archaeologist, Patty Tuck (760-883-1926), to determine their requirements,
if any, associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as
possible. If required, it is the responsibility of the applicant to coordinate scheduling
of Tribal monitors during grading or other construction, and to arrange payment of
i any required fees associated with Tribal monitoring.
52. A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board (Phone No. 760-
346-7491) is required for the proposed development. A copy of the executed
permit shall be provided to the City Engineer prior to issuance of a grading permit.
53. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the
applicant shall post with the City a cash bond of two thousand dollars ($2,000.00)
per disturbed acre for mitigation measures for erosion/blowsand relating to this
property and development.
54. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
plan for the proposed development. A copy of the Geotechnical/Soils Report shall
be submitted to the Engineering Division with the first submittal of a grading plan.
Evaluation of and recommended improvements for the existing asphalt concrete
pavement within the secondary emergency access road off of Avenida Caballeros
shall be addressed by the Geotechnical/Soils Report prepared for this
development.
55. 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
Conditions of Approval Case No. 32952 Tentative Tract Map 35019
Page 10
Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if
required). The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
56. All stormwater runoff passing through the site shall be accepted and conveyed
across the property in a manner acceptable to the City Engineer_ For all
stormwater runoff falling on the site, on-site retention or other facilities approved by
the City Engineer shall be required to contain the increased stormwater runoff
generated by the development of the property. The Preliminary Hydrology Study,
prepared by Sanborn A/E, Inc., dated March 2006, shall be updated 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 final hydrology
study by the City Engineer and may require redesign or changes to site
configuration or layout consistent with the findings of the final hydrology study.
57. Submit storm drain improvement plans for all on-site storm drainage system
facilities for review and approval by the City Engineer.
58, Construct storm drain improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on-site streets into the on-site underground
retention system, as described in the Preliminary Hydrology Study, prepared by
Sanborn A/E, Inc., dated March 2006. The Preliminary Hydrology Study shall be
amended to include catch basin sizing, storm drain pipe sizing, and underground
retention system sizing calculations and other specifications for construction of
required on-site storm drainage improvements.
59. All on-site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on-site storm drain systems
acceptable to the City Engineer shall be included in Covenants, Conditions and
Restrictions (CC&R's) required for this project.
60. The applicant is advised that the proposal for an underground retention system
within the landscaped parkway along Amado Road may preclude the ability to
install appropriate landscaping as may be required by the Department of Planning
Services. The 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.
61. The proposed underground retention systems shall be installed on-site and not
within the public right-of-way. The underground stormwater retention systems
shall be sized to have a sufficient capacity equal to the volume of increased
G �,nrr'rl
Conditions of Approval Case No.3,2952 Tentative Tract Map 35019
Page 11
stormwater runoff due to development of the site, as identified in a final 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 the
underground stormwater retention systems 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
systems may require removal of existing landscaping improvements within the
Amado Road landscape parkway 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 systems are operable, and in the event of their failure, shall provide the
City the right to advise the HOA and require its repair or replacement to the
satisfaction of the City Engineer.
62. 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.
63. 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.
GENERAL
64. Any utility trenches or other excavations within existing asphalt concrete pavement
of off-site streets required by the proposed development shall be backfilled and
repaired in accordance with City of Palm Springs Standard Drawing No. 115. The
developer shall be responsible for removing, grinding, paving and/or overlaying
existing asphalt concrete pavement of off-site streets as required by .and at the
discretion of the City Engineer, including additional pavement repairs to pavement
repairs made by utility companies for utilities installed for the benefit of the
proposed development (i.e. Desert Water Agency, Southern California Edison,
Southern California Gas Company, Time Warner, Verizon, etc.). Multiple
15 11-)�"2
Conditions of Approval Case No.3.2952 Tentative Tract Map 35019
Page 12
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.
65. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project,
the applicant shall be responsible for coordinating the scheduled construction with
the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or
Tribal Arachaeologist. Unless the project site has previously been waived from any
requirements for Tribal monitoring, it is the applicant's responsibility to notify the
Tribal Historic Preservation Officer, Richard Begay (760-883-1940), or the Tribal
Archaeologist, Patty Tuck (760-883-1926) for any subsequent phases or elements
of construction that might require Tribal monitoring. If required, it is the
responsibility of the applicant to coordinate scheduling of Tribal monitors during
construction, and to arrange payment of any required fees associated with Tribal
monitoring. Tribal monitoring requirements may extend to off-site construction
performed by utility companies on behalf of the applicant (e.g. utility line
extensions in off-site streets), which shall be the responsibility of the applicant to
r coordinate and arrange payment of any required fees for the utility companies.
66. All proposed utility lines shall be installed underground.
67. 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.
68. 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.
69. 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.
70. 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
Conditions of Approval Case No,3.2952 Tentative Tract Map 35019
Page 13
an appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
71. 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
72. 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.
j A Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcel and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
Division as part of the review of the Map. The Final Map shall be approved by the
City Council prior to issuance of building permits.
73. 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 a Final Map.
i 74. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from
the Riverside County Transportation and Land Management Agency." G.I.S. digital
' information shall consist of the following data: California Coordinate System,
CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines,
rights-of-way, and centerlines shown as continuous lines; full map annotation
consistent with annotation shown on the map; map number; and map file name.
G.I.S. data format shall be provided on a CDROM/DVD containing the following:
ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file
(e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF
(AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater)
formats. Variations of the type and format of G.I.S. digital data to be submitted to
the City may be authorized, upon prior approval of the City Engineer.
TRAFFIC
75. Submit traffic striping plans for Amado Road, prepared by a California registered
civil engineer, for review and approval by the City Engineer. All required traffic
striping and signage improvements shall be completed in conjunction with required
street improvements, to the satisfaction of the City Engineer, and prior to issuance
of a certificate of occupancy.
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 14
76. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the
development at the intersection of Amado Road and the Main Entry and at
Avenida Caballeros and the secondary emergency access road, in accordance
with City of Palm Springs Standard Drawing Nos. 620-625.
77. If identified by a name, install a street name sign at the intersection of Amado
Road and the Main Entry, in accordance with City of Palm Springs Standard
Drawing Nos. 620 through 625.
78. 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 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 Avenida
Caballeros and Amado Road frontages of the subject property.
79. 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.
80. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Waste Disposal
81. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
Police Department
82. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
Building Department
83. Prior to any construction on-site, all appropriate permits must be secured.
Fire
84. Public Safety CFD: 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,
, ,n
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 15
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.
85. 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.
86. 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.
87. Fire Sprinklers Required: An automatic fire sprinkler system is required by local
ordinance for all buildings.
' 88. Fire Department Connections: Fire Department connections shall be visible and
' accessible, have two 2.5 inch NST female inlets, and have an approved check
valve located as close to the FDC as possible. All FDC's shall have KNOX locking
protective caps. Contact the fire prevention secretary at 760-323-8186 for a
KNOX application form.
89. Location of Fire Department Connections: The connection inlets must face the
street, and be located on the street side of the building_ The face of the inlets shall
be 18 inches horizontal from the back edge of sidewalk (or back of curb, if no
sidewalk), and shall be 36 to 44 inches in height to center of inlets above finished-
grade- No landscape planting, walls, or other obstructions are permitted within 3
feet of Fire Department connections. The FDC and supporting piping shall be
painted OSHA safety red.
90. The address of the building served shall be clearly indicated on the Fire
Department Connection (FDC). A sign with this information shall be placed on or
• near the FDC. The sign shall be constructed of metal. The sign face, lettering,
and attachment shall be made of weather and vandal resistant materials. Sign
Conditions of Approval Case No. 32952 Tentative Tract Map 36019
Page 16
background will be bright red. Letters will be bright white. Sign format will be
substantially as follows:
F. D. C.
SERVES
425
S. SUNRISE WAY
ALL BLDGS. IN COMPLEX
91. Valve and water-flow monitoring: All valves controlling the fire sprinkler system
water supply, and all water-flow switches, shall be electrically monitored where the
number of sprinklers is one hundred or more. (Twenty or more in Group I,
Divisions 1.1 and 1.2 occupancies.) All control valves shall be locked in the open
position. Valve and water-flow alarm and trouble signals shall be distinctly different
and shall be automatically transmitted to an approved central station. (1003.3.1
CFC)
92. 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.
93. 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.
94. Fire Alarm System: Fire Alarm System is required and installation shall comply
with the requirements of NFPA 72.
95. Audible Water Flow Alarms: An approved audible sprinkler flow alarm
- (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be
provided on the exterior of the building in an approved location. An approved
audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB
back box or equal) to alert the occupants shall be provided in the interior of the
- building in a normally occupied location. (904.3.2 CBC)
96. Audible Residential Water Flow Alarms: An approved audible sprinkler flow
alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal)
shall be provided on the exterior of the building in an approved location. An
approved audible sprinkler flow alarm (FIREX # 0498 accessory module
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 17
connected to multi-station FIREX smoke detectors or equal per dwelling and fire
sprinkler flow switch) to alert the occupants shall be provided in the interior of the
building in a normally occupied location. (904.3.2 CBC)
97, Fire Alarm System Plans: Alterations and modifications to an existing Fire Alarm
System require a fire alarm plan.
98. Added Fire Alarm Components: Any smoke detectors, heat detectors, or
audible and visual devices added to the existing system shall be new, and the
same brand, style, and type as those already installed in the building. Exceptions
only with advance approval of the Fire Plans Examiner. Contractor to provide
manufacturers cut sheets for all alarm devices used, with documentation of
devices existing in the building.
99. Plan Submittal: The contractor should submit fire alarm system plans as soon as
possible. Submittal shall include manufacturers data/cut sheets and listings with
expiration dates on all equipment and materials used. Include battery calculations
with submittal.
100. Wiring Installation: The installation of all Fire Alarm Wiring and Equipment shall
be in accordance with NFPA 72, 760, NEC.
101. Fire Department Access: Fire Department Access Roads shall be provided and
maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC)
Minimum Access Road Dimensions:
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.
No parking shall be allowed in either side of the roadway.
102. 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.
103. 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
104. Secondary Access: A secondary access shall be provided for all developments
with 25 or more dwelling units. (Appendix III-D 2.1 CFC)
Conditions of Approval Case No. 3.2952 Tentative Tract Map 35019
Page 18
105. Reduced Roadway Width: Areas with reduced roadway width (such as entry and
exit gates, entry and exit approach roads, traffic calming areas) that are under 36
feet wide require red painted curb to maintain minimum 24 foot clear width. Red
curb shall be stenciled "NO PARKING" and "FIRE LANE" with white paint. (901.4
CFC).
106. Access Gates: Fire/Police/Ambulance access gates shall be at least 14' in width
when in the open position and equipped with a Knox (emergency access) key
switch. A Knox key operated switch shall be installed at every automatic gate.
Show location of switch on plan. Show requirement in plan notes.
107. Access: Main entrance on Amado Road shall have both left and right turn access
into the development.
108. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of
150 feet in length shall be provided with approved provisions for the turning
around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two
approved turn around provisions. One is a cul-de-sac with an outside turning
radius of 45 feet from centerline. The other is a hammerhead turnaround meeting
the Palm Springs Public Works and Engineering Department standard dated 9-4-
02.
109. 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)
110. Emergency Key Box: A Knox key box is required for access to the fire sprinkler
riser. Box shall be mounted at 6 feet above grade, adjacent to the main entrance.
Contact the Fire Department at 760-323-8186 for a Knox application form. (902.4
CFC)
111. Key Box Contents: The Knox key box shall contain keys to all areas of
ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical
rooms, elevator rooms, elevator controls, plus a card containing the emergency
contact people and phone numbers for the building/complex. NOTE: This will
apply to the Community Center Building and the Fitness Center Building.
112. 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)
113. 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)
Conditions of Approval Case No.3.2952 Tentative Tract Map 35019
Page 19
114. Fire hydrant systems: Following Fire Department selection of hydrant locations,
plans and specifications for fire hydrant systems shall be submitted to the fire
department for review and approval prior to construction. (901.2.2.2 CFC). All fire
hydrants shall be installed in accordance with DWA specifications and standards.
No landscape planting, walls, fences, signposts, or aboveground utility facilities are
permitted within 3 feet of fire hydrants, or in line with hose connections.
115- 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)
116. Water Systems and Hydrants: Underground water mains and fire hydrants shall
be installed, completed, tested and in service prior to the time when combustible
materials are delivered to the construction site. (903 CFC). Installation, testing,
and inspection will meet the requirements of NFPA 24 1995 edition. Prior to final
approval of the installation, contractor shall submit a completed Contractor's
Material and Test Certificate to the Fire Department. (9-2.1 NFPA 241995 edition)
117. Fire Flow: Fire flow for this project is estimated to be 1500 GPM.
118. 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.
Cooking requirements for the Community Center Building:
119- Ventilating Hood & Duct System: A Type I ventilating hood and duct system
shall be provided for commercial-type food heat-processing equipment that
produces grease-laden vapors and smoke- (1005-1 CFC, NFPA 96 & CMC)
120- Fire Extinguishing System Required: Approved UL 300 automatic fire-
extinguishing systems shall be provided for the protection of commercial type-
cooking equipment. (1005.2.1/2 CFC & NFPA 17A/96)
121- Hood & Duct Fire Protection System Coverage: The automatic fire
extinguishing system used to protect ventilating hoods and ducts and cooking
appliances shall be installed to include cooking surfaces, deep fat fryers, griddles,
upright broilers, charbroilers, range tops, and grills. Protection shall also be
provided for the enclosed plenum space within the hood above filters and exhaust
ducts serving the hood- (1005.2.3.1 CFC)
� Conditions of Approval Case No. 3.2952 Tentative Tract Map 55019
Page 20
122. Hood & Duct Fire Protection System plan submittal. The contractor should
submit fire extinguishing system plans as soon as possible. Submittal shall include
manufacturer's data/cut sheets and listings with expiration dates on all equipment
and materials used.
123. Fire Extinguishing System with Common Exhaust Duct to Multiple Hoods:
Each protected cooking appliance, individual hood, and branch exhaust duct
directly connected to the hood shall be protected by a system or systems designed
i for simultaneous operation. (5.1.4 NFPA 17A)
124. Hood & Duct Fire Protection System Plan Review Procedure: Plans must be
submitted directly to a Fire Department approved engineer for review and
recommendation of approval. A list of approved engineers is attached. Once
plans are recommended for approval, they will be forwarded to the Fire
Department for final approval.
125. Portable Fire Extinguishers for Food Processing Equipment: In addition to
the fixed system, a fire extinguisher listed and labeled for Class K fires shall be
installed within 30 feet of commercial food heat processing equipment, as
measured along an unobstructed path of travel. (1005.2.7 CFC) The preferred
' location is near the exit from the cooking equipment area. Show proposed location
on the plans.
126. Automatic Power and Fuel Shutoffs: The automatic fire extinguishing system
shall be interconnected to the fuel or current supply for cooking equipment. The
interconnection shall shut off all cooking equipment and electrical receptacles
which are located under the hood when the system is actuated. Shutoff valves or
switches shall be of a type that requires manual operation to reset. (1005.2.4.1
CFC)
127, Fire Suppression Systems Testing: The hood and duct fire extinguishing
i system shall be function tested prior to final acceptance. Call the fire prevention
secretary at 760-323-8186 for an inspection appointment.
12& 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)
END OF CONDITIONS
OF PALM S
A�
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
N y0
k CORPpRATfp•a A
C'qC I FO RN`P
i
Project Title: Privado
Case No. 3.2952, Tentative Tract Map 35019
508-580-055through 508-580-69, 508-580-071, 508-580-074 &-
Assessor's Parcel No. 075
City of Palm Springs
Leod Agency Name and 3200 E. Tahquitz Canyon Way
Address: Palm S rin s, California 92262
Project Location: Northeast corner of Amado Road and Avenida Caballeros
Project Sponsor's Name and PS Del Grano II LLC 2121 Tahquitz Canyon Way, Suite 1
Address: Palm Springs, CA 92262
i General Plan Desi nations : HR Residential High), Section 14 Master Plan
i
i
-zoning: R-4
Contact Person: Edward O Robertson, Principal Planner
Phone Number: 760 323-8245
Date Prepared November 14, 2006
I
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
I
City of Palm Springs Privado
November 2006 Initial Sfudy/Mitigated Negative DeFlarafignh�2
2 1
INITIAL STUDY/NEGATIVE DECLARATION
Description of the Project
The applicant proposes the construction of 81 condominiums on a 7.11 acre site. The project
' also includes inlenal circulation drives, and common area amenities consisting of a community
room, fitness room, kitchen, restrooms and swimming pool. A Tentative Tract Map for
condominium purposes (TTM 35019) is also proposed,which will result in one lot.
' Condominiums will be one to three stories in height, with a maximum height of 30 feet.
Condominium units will range in size from 2,023 to 3,413 square feet. The units will be arranged in
building clusters. Buildings vary in size, with the largest building containing 22,539 square feet of
building area.
Access to the project is proposed on Amado Road, approximately 336 feet east of Avenida
Caballeros. Emergency access is also proposed through the adjacent Lo Mancha project.
Internal driveways are proposed o be 24 feet in width, with wedge curb.
The project site is located within the boundaries of the Section 14 Master Plan.
Environmental Setting and Surrounding Land Uses
The proposed project site is currently vacant.
' North: Previously known as La Mancha Resort, now being reconstructed as single family homes
and condominiums of two stories in height,
South: Amado Road, vacant land.
East: Existing two story condominiums.
West: Avenida Caballeros, Convention Center parking lot, existing single story condominiums.
Other public agencies whose approval is required
Regional Water Quality Control Board
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
3 s , •,ire
INITIAL STUDY/NEGATIVE DECLARATION
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, as
indicated by the checklist and corresponding discussion on the following pages.
❑ Aesthetics ❑ Agricultural Resources ® Air Qualify
❑ Biological Resources ® Cultural Resources ❑ Geology/Soils
❑ Hazards & Hazardous ❑ drolo /Water Qualify Materials H y gy y ❑ Land Use/Planning
❑ Mineral Resources ® Noise ❑ Population/Housing
❑ Public Services El Recreation ❑ Transportation/
Traffic
❑ Utilities/Service Systems ® Mandatory Findings of Significance
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
4
INITIAL STUDY/NEGATIVE DECLARATION
FIGURE'l - INSERT Vicinity Map
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City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
5 ^, "l
INITIAL STUDY/NEGATIVE DECLARATION
FIGURE 2- INSERT Proposed Projecl Site Mop
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I
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
6
INITIAL STUDY/NEGATIVE DECLARATION
DETERMINATION: The City of Palm Springs Planning Department
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
' I find that although the proposed project could have a significant effect on the
environment there will not be e significant effecl in this case because revisions in the
i project have been mode by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
❑ I find ]hat the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
❑ 1 find thal although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed
upon the proposed project, nothing further is required.
Date
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
7 „ 1a��
INITIAL STUDY/NEGATIVE DECLARATION
PURPOSE OF THIS INITIAL STUDY
This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine
if the "4 One 4 North Palm Canyon" project, cs proposed, may have a significant Effect upon
the environment. Based upon the findings contained within this report, the Initial Study will be
used in support of the preparation of a Mitigated Negative Declaration.
EVALUATION OF ENVIRONMENTAL IMPACTS
1) A brief explanation is required for all answers except "No Impact" answers that are
adequately supporled by the information sources a lead agency cites in the parentheses
following each question. A "No Impaci" answer is adequately supported if the referenced
information sources show that the impact simply does not apply to projects like the one
involved (e.g., 1he project falls outside a fault rupture zone). A "No Impact" answer should
be explained where it is based on project-specific factors as well as general standards (e.g.,
the project will not expose sensitive receptors to pollutanls, based on project-specific
screening analysis).
2) All answers must lake into account the whole action involved, including offsite as well oS
onsite, cumulative as well as project-level, indirect as well as direct, and construction as well
as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then
the checklist answers must indicate whether the impact is potentially significant, less than
significant with mitigation, or less than significant. "Potentially Significant Impact" is
appropriate if there is substantial evidence that an effect may be significant. If there are one
or more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced on effect from "Potentially Significant
Impoct" to a "Less Than Significant Impact," The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level
mitigation measures from Section Xvll, "Earlier Analyses;' may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they ore available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist
were within the scope of and adequately analyzed in an earlier document
pursuant to applicable legal standards, and stale whether such effects were
addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were
incorporated or refined from the earlier document and the extent to which IhEy
address site-specific conditions for the project.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
8 no-��
INITIAL STUDY/NEGATIVE DECLARATION
6) Lead agencies are encouraged to incorporate inic the checklist references to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to
the page or pages where the stalement is subslontioted.
7) Supporting Information Sources: A source list should be at lached, and other sources used or
individuals contacted should be cited in the discussion.
8) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impacts to less than significance.
it
City at Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
9 ram
I INITIAL STUDY/NEGATIVE DECLARATION
I. AESTHETICS
Less Than
Potentially Significant Less Than Na
5ignifconl With significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Have a substantial adverse effect on a scenic ❑ ❑ ® ❑
vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock ❑ El ❑
outcroppings, and historic buildings within a
state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its ❑ ❑ ® ❑
surroundings?
d) Create a new source of substantial light or
glare which would adversely affect day or ❑ ❑ ® ❑
nighttime views in the area?
Setting
The City of Palm Springs is located in the valley floor In the southwest corner of the Coachella
Valley where Palm Canyon enters the valley from the south. The city is framed by views of the
San Jacinto Mountains to the south and west; by open desert and the City of Cathedral City to
the east; and the Little San Bernardino Mountains to the north. These mountain ranges provide a
dramatic backdrop that is visible from virtually any point in the City.
Views in the area of the project sile are primarily to the west, and focus on the Son Jacinto
Mountains. Views to the east, north and south are limited by existing development, and limited
visual resources in those areas.
Discussion of Impacts
a) Less Than Significant Impact. The proposed project includes buildings of two and three
stories, with varying roof lines and massing. Views from the project to the west will be
available for residents either directly, if they are located on the western boundary of the
site, or through the gaps and varied roof lines of the buildings, if they are within the site.
The currently existing condominiums (Casa Verde) to the east of the project site are two
stories in height. Residents on the extreme western boundary of that project currently
have direct views of the San Jacinto Mountains from their second floors, and limited
views of the mountains from their first floors, due to intervening walls and landscaping.
Units within Casa Verde are partially blocked by structures within the project. With
construction of the proposed project, views from the second floor of the units on the
western end of the Casa Verde project will be partially blocked, insofar as the lower
portion of the Son Jacinto Mountains will be obscured. However, due to the distance
between those units and the proposed project units (between 90 nd 120 feet,
depending on location), and the mass and height of the San Jacinto Mountains, views of
the upper portions of the mountains will still be visible above the roof lines of the
proposed project. In addition, building orientation on the east end of the proposed
city of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declprpti
10 U�1
INITIAL STUDY/NEGATIVE DECLARATION
project varies, with some buildings oriented in a north-south direction, and others in an
east-west direction, thereby limiting the building mass adjacent to the Casa Verde
project.
Similarly, views to the south from the new units at the southern boundary of the La
Mancha site will be limited by the proposed project, insofar as those units are planned to
be two stories in height. The varying roof lines and building orientation within the
proposed project will allow views to the south over and through the buildings, however,
and the upper portion of the soulhern portion of the San Jacinto Mountains will remain
1 visible over the roof lines.
Views from the condominium project on the west side of Avenida Caballeros will be
unaffected by the proposed project.
Overall, impacts associated with scenic vistas are expected to be less than significant.
b) No Impact, There are no significant trees, rock outcroppings, historic buildings or other
significant aesthetic resources on the project site. Neither Avenida Caballeros nor
Amado Road are designated scenic rocdwoys.
c) Less Than Significant Impact. The proposed project will consist of condominium units of
two and three stories in height. The surrounding development in the area also consists of
condominium uniis, ranging from one to two stories in height. The proposed project will
appear somewhat more intense than these projects, due to the addition of a third story,
however, the character and architectural style of the project will be similar to existing
and planned projects in the vicinity. With the mass or the Convention to the southwest,
and planned hotel project to the west, the proposed project represents a logical
extension of the neighborhood character in the area.
d) Less Than Significant Impact. The project sile is currently vacant, and does not generate
light or glare. The site is in an area of the City which is already impacted by light from
exisling development, including the Convention Center. The proposed project will
generate light from landscaping lighting and vehicle headlights.
The project will be required to comply with City lighting requirements which prohibit light
spillage onto surrounding properties (Zoning Ordinance Section 93.21-00). All lighting
plans will be reviewed and approved by the City prior to construction, to assure that
lighting levels do not exceed City standards.
The proposed project will result in 81 units, which will generate vehicle trips in the evening
hours. Given the partially developed nature of the area, and the high levels of evening
activities associated with the Convention Center, vehicle headlights from the proposed
project are not expected to significantly increase lighting on the streets in the area.
The proposed project does not include architectural finishes which could result in glare.
Overall impacts associated with light and glare are expected to be less than significani.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
11
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INITIAL STUDY/NEGATIVE DECLARATION
II. AGRICULTURAL RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects,
lead agencies may refer to the California Agricultural Land Evaluation and Sile Assessment
Model (1997) prepared by the California Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland.
Less Than
Polentiolly Significant Less Than
No
' Significant With Significant
' Impact Mitigation Impact Impact
Would the project: Incorporated
a) Convert Prime Farmland, Unique Farmland, or
I Farmland of Statewide Importance
I (Farmland), as shown on the maps prepared
El 11 El 0
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
b) Conflict with exisling zoning for agricultural
use, or a Williamson Act contract? El El M
c) Involve other changes in the exisling
environment which, due to [heir location or
nature, could result in Conversion of Farmland, El El 0
• to non-agricultural use?
Setting
i Soils in the City are characterized as sandy and rocky. Due to their low organic content and dry,
granular nature, most soils in the City are not well suited to support vegetation (Smith, Peroni and
t Fox, 1992). The project site is located in the City's downtown core, and is surrounded on three
sides by development. No agricultural activities occur in the City.
Discussion of Impacts
a) No Impact. The project site is not designated Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance under the Farmland Mapping and Monitoring
Program of the California Resources Agency. No impact to farmland would occur.
I
b) No Impact. The project site is not covered by a Williamson Act contract. No Williamson
Act Contracts occur in the vicinity of the project site. No farming activity occurs within
several miles of the project rile. Therefore, no impacts to Williamson Act Contracts would
occur.
e) No Impact. The project site is located In the City's urban core, and no agricultural
activities occur in the vicinity. The proposed project is surrounded by development on
three sides. No agriculturally designated lands occur in the City. There will be no impact
i on the conversion of agricultural lands as a result of the proposed project.
I
i Cify of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Decla�ratrop
12 76
INITIAL STUDY/NEGATIVE DECLARATION
III. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management
or air pollution control district may be relied upon to make the following determinations.
Potentially Less Than Less Than
Significant Significant With Significant No
Impact Mitigation Impact Impact
Would the project: Incorporated
a) Conflict with or obstruct implementation of ❑ ❑ ❑
the applicable air quality plan?
b) Violate any air qualify standard or contribute
substantially to an existing or projected air ❑ ❑ ® ❑
quality violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is non-attainment under
an applicable federal or state ambient air ❑ ❑ ® ❑
quality standard (including releasing
emissions which exceed quantitative
thresholds for ozone precursors)?
d) Result in significant construction-related air ID ® El El
impacts?
e) ExpoSe sensitive receptors to substantial ❑ ❑
pollutant concentrations?
f) Create objectionable odors affecting a El El
substantial number of people?
Setting
Air quality is evaluated based on Federal and Stale air quality standards and regulations and
guidelines developed by individual air quality management districts. Mobile sources of air
pollutants are primarily controlled through Federal and State agencies while stationary sources
are regulated by the SCAQMD.
Development within the City is governed by the 2003 Air Quality Management Plan (2003
AQMP) and the 2002 Coachella Valley PMIo State Implementation Plan (CVPMIoSIP), The AQMP
sets forth a comprehensive program to bring Palm Springs and the other areas within its
jurisdiction into compliance with Federal and State air quality standards. CEQA requires that
projects be consistent with the applicable AQMP.
The City of Palm Springs is in the Coachella Valley. Palm Springs' climate is characterized by low
annual rainfall (2 to 6 inches per year) and low humidity with temperatures ranging from 801 F to
108° F in July and /0° F to 570 F in January.
The City is located in the Salton Sea Air Basin, under the jurisdiction of the South Coast Air Quality
Management District (SCAQMD).
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
13 T�KK
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INITIAL STUDY/NEGATIVE DECLARATION
I
The SCAQMD maintains two stations in the Coachella Valley. The stations monitor criteria
pollutants ozone, nitrogen dioxide, carbon monoxide, particulate matter under 10 microns
(PMIo) and fine particulate matter 2.5 microns in size (PM25). Criteria air pollutants are
contaminants for which the state and federal air quality standards have been established. They
are show in Table III-1 and described in detail below. The Coachella Valley is currently
designated as a "severe-17" ozone non-attainment area. This designation indicates that the
attainment date for the federal ozone standards is November 15, 2007 (17 years from the date
of enactment of the federal Clean Air Act). The South County Air Basin and Riverside County
portion of the Salton Sea Air Basin are in atlainment for the federal and State standards for lead.
TABLE III-1
FEDERAL AND STATE AMBIENT AIR QUALITY STANDARDS
Pollutant AVpRAGINGTwli Federal Primary standard State Standard
Ozonic 1031 I-Hour 0.12 ppm 0.09 -PM
8-Hour 0.08 ppm
Carban Monoxide(CO) 8-Hour 9.0 ppm 9 0 ppm
1-Hour 35.0 pprn 20.0 ppen
Nitrogen Oxide(NO,) Annual 0.05 ppm -
-Hour 0.25 pprn
Annual 0 03 ppm --
Sulfur Dioxide (502) 24-Hour 0 14 ppm 0 04 ppm
1-Hour -- 0.25 olorn
PMIo Annual 50 ug/m, 30 ug/m3
24-Hour 150 Ug/m3 50 /m3
PM 25 Annual l 15 ug/m3 —
24-Hour 65 g/m3 --
Lead ±=30-Day Avg -- 1a ug/m3onth Av 5 q/m3
Source. California Air Resources Booed, "Ambient All Quolily Standards."July 9.2003.
ppm=pods per million
pg/m3=Micrograms per Cubic Meter
Ozone (Oa) is the most prevalent of a class of photochemical oxidants formed in the urban
atmosphere. The creation of ozone is a result of complex chemical reactions between
hydrocarbons and oxides of nitrogen in the presence of sunshine. Unlike other pollutants, ozone
is not released directly into the atmosphere from any sources. The major sources of oxides of
nitrogen and reactive hydrocarbons, known as ozone precursors, are combustion sources such
as factories and automobiles, and evaporation of solvents and fuels. The health effects of ozone
are eye imiation and damage to lung tissues.
Carbon Monoxide (CO) is a colorless, odorless, toxic gas formed by incomplete combustion of
fossil fuels. CO concentrations are generally higher in the winter, when meteorological
conditions favor the build-up of directly emilled contaminants. CO health warning and
emergency episodes occur clmost entirely during the winler. The most significant source of
carbon monoxide is gasoline powered automobiles, as a result of inefficient fuel usage in
internal Combustion engines. Various industrial processes also emit carbon monoxide.
Nitrogen Oxides (NO,) the primary receptors of ultraviolet light initiating the photochemical
reactions to produce smog. Nitric oxide combines with oxygen in the presence of reactive
hydrocarbons and sunlight to form nitrogen dioxide and ozone. Oxides of nitrogen are
contributors to other air pollution problems including: high levels of fine particulate matter, poor
visibility and acid deposition.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
14 Oif� ��
INITIAL STUDY/NEGATIVE DECLARATION
Sulfur Dioxide (SO2) results from the combustion of high sulfur content fuels. Fuel combustion is
the major source of S02, while chemical plants, sulfur recovery plants, and metal processing are
minor contributors. Sulfates result from a relation of sulfur dioxide and oxygen in the presence of
sunlight. S02 levels are generally higher in the winter than in the summer (when sunlight is
plentiful and sulfate is more readily formed),
i Particulate Matter(PMm and PM2.5) consists of parlicies in the atmosphere as a by-product of fuel
combustion, through abrasion such as tire wear, and through soil erosion by wind. Particulates
can also be formed through photochemical reactions in the atmosphere. PMIo refers to finely
divided solids or liquids such as soot, dust, and aerosols which are 10 microns or less in diameter
and can enter the lungs. Fine particles are those less than 2.5 micrometers in diameter and are
also referred to as PM2.s.
Lead is found in old paints and coatings, plumbing and a variety of other materials. Once in the
blood stream, lead can cause damage to the brain, nervous system, and other body systems.
Children are most susceptible to the effects or lead. The South County Air Basin and riverside
County portion of the Salton Sea Air Basin are in attainment for the federal and State slondards
for lead.
The SCQAMD has daily significance thresholds for operational and construction-related
emissions a shown in Table III-2.
TABLE III-2
EMISSIONS SIGNIFICANCE THRESHOLD CRITERIA POUNDS/DAY
Pollutant CO ROG NOx sox PMio
O erotional Emissions
Pounds/Doy 1 550 55 55 150 750
Construction Emissions
Pounds/Da 550 75 100 550 550
Source. SCAUMD,CEOA AJr puoldy Handbook,Npvamber 1993
Projects In the Coachelm Valley with peck (hlrsrhost dolly) pperatlon-releted emissions that nrcced any of Ihase emission,Thresholds should be
considered slgnlflcanl.
a) No Impact. The proposed project is under the jurisdiction Of the South Coast Air Quality
Management District (SCAAMD). Development at the project site will be governed by
the 2003 Air Quality Management Plan (2003 AQMP) and the 2002 Coachella Valley PMIo
State Implementation Plan (CVPMIo SIP). The project is consistent with the General Plan
land use designation in which it is located. Projects that are consistent with local General
Plans are considered consistent with the air quality related regional plans including the
Current AQMP, the Coachella ValleyPMlo SIP and other applicable regional plans. No
impacts ossocialed with compliance with applicable management plans are expected.
b-c) Less Than Significant Impact Long term operation of the proposed project will result in air
emissions from automobile, and limited emissions from stationary sources. The proposed
project will result in 81 condominium units. These units are expected to generate 475
average daily trips'. On this basis, the proposed project will generate the fallowing
moving vehicle emissions.
In addition, the site will generate emissions from the use of natural gas and electric
power plants, based on the usage of these resources at the site. The emissions generated
by stationary sources, as well as those generated by moving emissions, are summarized in
Table III-3, below.
Trip Generation, 71h Edition, prepared by the Institule of Transportation Engineers, for land use category
"To wn h o m e s/Condominiums."
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
15
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INITIAL STUDY/NEGATIVE DECLARATION
Table III-3
' Anticipated Cumulative Daily Project-Related Emissions
Stationary Total SCAQMD
Source Emissions Moving Source Anticipated Threshold
Power Nat.Gas Emissions Emissions Criteria'
Plants Consumption (Ibs./day) (Ibs./day)
Carbon
Monoxide 0.2 0.2 91.3 91.8 550.0
Nitrogen Oxides 1.4 1.3 9.7 12.4 55.0
Sulfur Oxides 0.1 0.0 9.9 10.0 150.0
Particulates 0.0 0.0 0.8 0.9 750.0
Reactive
Organic Gases 0.0 0.) 9.9 9.9 55.0
^Threshold criteria offered by the South Coast Air Quality Management District for assistance in determining
the significance of air quality impacts.Source:"CEQA Air Quality Handbook,"prepared by South Coast Air
Quality Management District, April 1993, Revised January 2006.
As demonstrated in the Table, the build out of the proposed project will not exceed
SCAQMD thresholds of significance for criteria pollutants. Impacts associated with
operation of the project are therefore expected to be less than significant.
d) Less Than Significant Impact with Mitigation Incorporated The proposed project will also
generate emissions during the construction process. These emissions are associated wilh
PM10 generation during the grading process, emissions from construction vehicles, and
emissions associated with the applications of architectural finishes. The potential
emissions which could be generated by construction of the project are summarized
below.
Table III-4
Fugitive Dust Potential
(pounds er da
Total Acres to be Factor Total Potential Dust
Disturbed at Buildout" (Ibs./day/acre) Generation (Ibs./day)
7.1 T 26.4 187.7
Source:Table A9-9, "CEQA Air Quality Handbook,"prepared by South Coast Air Quality
Management District, April 1993.
Table 111-5
Grading - Related Exhaust Emissions Summary
(pounds et goy)
ROG CO NOx sox PM10
Equipment Emissions 9.65 79.86 63,28 6.66 2.69
Workers' Vehicle Emissions - 3.34 0.36 0.00 0.03
Total Construction Emissions 9.65 $3.20 63.64 6.67 2.72
SCAQMD Thresholds of Significance 75,00 550.00 100.00 150.00 150.00
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
16 �� 1
INITIAL STUDY/NEGATIVE DECLARATION
Table 111-6
Aggregate Construction - Related Emissions
(pounds per day)
ROG CO NOx sox PM10
Equipment Emissions 6.84 56.12 43.34 8.42 1.49
Workers' Vehicle Emissions - 11,54 1,22 0.01 0,10
Asphalt Paving Emissions 0.58 - -
Architectural Coatings Emissions 0,24 - - - -
Total Construction Emissions 7.66 67.66 44.56 8.43 1.59
SCAQMD Thresholds of Significance 75.00 550,00 100,00 150.00 150.00
It is important to note that impacts demonstrated in Table III-4 and III-5 are likely to occur
at the same time. Impacts shown in Table III-6 will occur after the completion of grading
activities, and are not expected to be cumulative.
As shown in the Tables, the grading activities associated with the proposed project will
exceed SCAQMD thresholds for fugitive dust (PM10). This is a potentially significant
impact which requires mitigalion. All olher criteria pollutant emissions will remain within
the designated thresholds, resulting in a less than significant impoct-
Mitigation Measures
In order to assure that impacts associated with PM10 are reduced to less than significant
levels, the following mitigation measures shall be implemented as part of the proposed
project's PM10 Management Plan.
III-1. Apply non-toxic soil stabilizers according to monufoclurers' specification to all
inactive construction areas (previously graded areas inactive for ten days or
more).
III-2. Replace ground cover in disturbed areas as quickly as possible.
III-3 Enclose, cover, water twice daily or apply non-toxic soils binders according to
manufacturers' specifications, to exposed piles (i.e., gravel, sand, dirt) with 5% or
greater silt content.
III-3. Water active sites at least twice daily.
III-4. Suspend all excavating and grading operations when wind speeds (as
insionloneous gusis) exceed 25 mph.
III-5- Sweep streets at the End of the day if visible soil material is carried onto adjacent
public paved roads (recommend water sweepers with reclaimed water).
III-6. Apply water three times daily, or non-toxic soil stabilizers according to
manufacturers' specifications, to all unpaved parking or staging areas or
unpaved road surfaces.
III-7. Traffic speeds on all unpaved roads to be reduced to 15 mph or less.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
17 1�!1
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INITIAL STUDY/NEGATIVE DECLARATION
I III-8. SCAQMD Rule 403 shall be implemented.
The above measures shall be implemented during all grading phases of the project.
Implementation of Ihese mitigation measures would reduce construction-related
emissions in accordance with the reduction efficiencies shown in Tables 11-3 and 11-4 of
the SCAQMD CEQA Handbook. These measures are considered adequate by the District
to reduce emissions to less 1han significant levels.
e) No Impact. As demonstrated in the Tables above, the proposed project will not result in
violations of SCAQMD thresholds during its operation, and will result in less than significant
impacts, with the implementation of mitigation measures, during the construction
phases. The development of a residential project, Iherefore, is not expected to result in
concentrations of pollutonis, either short term or long term.
f) No impact. The development of a residential project at this site is not expected to result
in significant odors beyond those normally associated with food preparation and
household cleaning activities, which will be minimal and temporary.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
18 inner
INITIAL STUDY/NEGATIVE DECLARATION
Iv. BIOLOGICAL RESOURCES Potentially less man Less Than
Significant Significant With Significant No
Impact Mitigofion Impccl Impact
Would the project: Incorporated
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or ❑ ❑ ❑ El
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional ❑ ❑ ❑
plans, policies, or regulations or by the
California Department of Fish and Game or
US Fish and Wildlife Service?
c) Hove a substantial adverse effect on federally
protected wetlands as defined by Section 404
of the Clean Water Act (including, but not ❑ ❑ ❑
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
' interruplion, or other means?
i
d) Interfere substantially with the movement of
any native resident or migratory fish or wildlife
f species or with established native resident or ❑ ❑ ❑
migratory wildlife corridors, or impede the use
of native wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a ❑ ❑ ❑
tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other ❑ ❑ ❑
approved local, regional, or siate habitat
conservation plan?
Setting
The project site has been impacted by urban development through the introduction roadways,
non-native plant species, development on ail sides, and off-road vehicle use and parking at the
Convention Cenler. The project site contains vegetation typical of the desert floor, dominated
by creosote bush. The site is within the boundaries of the Coachella Valley Fringe-toed Lizard
Habitat Conservation Plan.
City of Palm Springs P�rivado
November 2006 Initial Study/Mitigated Negative Declaration
19
INITIAL STUDY/NEGATIVE DECLARATION
Discussion of Impacts
a-e) No Impact, The project site is vacant, and contains primarily creosote bush scrub, as is
typical of vacant lands in the City. The site is surrounded on two sides by roadways, and
on the olher two sides by development. The site has been used as illegal parking for the
Convenlion Center, and has been impacted by these vehicles. No sensitive or special
status species are mapped for this area of the City. No impacts are expected to sensitive
resources.
There is no riparian habitat or other native community on the site. No wetlands occur on
i the property.
The site is not within a migratory corridor, nor is it suitable for a wildlife corridor, as an
isolated property.
The proposed project will not interfere with any City policies regarding the preservation of
plants or animals.
f) No Impact. The City currently participates in the Coachella Valley Fringe-toed Lizard
Habitat Conservation Plan. The site is regulated by the Agua Caliente Tribal Multiple
Species Habitat Conservation Plan. The City will require the applicant to participate,
through the payment of fees, in the Tribal Plan at the time that building permits are
issued.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
20 Win,
INITIAL STUDY/NEGATIVE DECLARATION
I
V. CULTURAL RESOURCES Less Than
Potentially Significant Less Than No
Significant With Significant Impacl
Impact Mitigation impact
Would the project: Incorporated
a) Cause a substantial adverse change in the
significance of a historical resource as defined ❑ ❑ ❑
in 15064.52
b) Cause a substantial adverse change in the
significance of an archaeological resource ❑ ® ❑ ❑
• pursuant to 15064.5?
e) Directly or indirectly destroy a unique
I
paleontological resource or site or unique ❑ ❑ ❑
geologic feature?
d) Disturb any human remains, including those ❑ ❑
interred outside of formal cemeieries6
Setting
The City occurs in the traditional territory of the Desert Cahuilla, with a history dating back to
1,000 BC, Evidence of Cahuilla occupation in the Coachella Valley dates to over 500 years ago,
when the Tribe settled around ancient Lake Cahuilla, in the area of preseni day La Quinta and
India. The canyons surrounding the City also have yielded evidence of use by the Tribe, which
took advantage of water sources, food sources from plants and animals, and rock for tool-
making-
The City's modern history began in the early 1870s, when John Guthrie McCallum purchased
land in the area, and later subdivided it. Rapid expansion in the area began in the 19205, with
the City's spreading repulalion as a health resort, and the increased inlerest from the Hollywood
movie community. Until the end of World War II, architecture in the town site consisted primarily
of Mission Revival and Spanish Colonial Revival structures. Development was centered around
Palm Canyon Drive, as hotels and shops were construc led.
The City occurs well outside the boundary of ancient Lake Cahuilla, an area where
paleontological resources have occurred. Further, soils in the City are generally post-Pleistocene
age alluvium from the surrounding mountains, too new in the context of paleon[ology to yield
fossilized remains.
Discussion of Impacts
a) No Impact. The project site is currently vacant, and has been impacted by surrounding
development and off-road vehicle use. There are no structures on the site. No impacts to
historical resources are expected.
b) Less Than Significant Impact with Mitigation incorporated. The project site occurs within
the boundaries of the Section 14 Master Plan. The EIR prepared for that project identified
the potential for buried resources throughout the area, including the project site. This is
was identified as a potentially significant impact which required mitigation, as follows:
City of Palm Springs Privado
November 2006 Initial Sfudy/Mitigated Negative Declaration
21 h 'i� 3
INITIAL STUDY/NEGATIVE DECLARATION
V-1. Should cultural resources be encountered during the construction of the
proposed projeci, work shall immediately cease and a qualified archaeologist
shall be contacted to evaluate the significance of the materials. Any significant
findings shall be documented and presented to the State Historic Preservation
Office (SHPO), the Tribe and the City, and resolved to their salisfaction.
c) No Impact. The City and project site are outside the shoreline of ancient Lake Cahuilla.
The site is underlain by alluvium which is not suitable for paleontological resources. No
impact is expected to occur as a result of the proposed project.
d) Less than Significant Impact. The project site is not known to have been used as a burial
ground or cemetery in the past. It is not anticipated that any human remains will be
encountered during construction of the proposed project. However, should any
previously unidentified or unanticipated human remains be discovered during project
construction, the proposed project would be subject to State law regarding the
' discovery and disturbance of human remains. This requires That law enforcement be
notified, that the coroner determine the nature of the remains (historic or pre-historic,
human or not), and that the coroner supervise the proper removal and potential re-burial
of the remains. Therefore, impacts to human remains are expected to be less than
significant.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
22
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INITIAL STUDY/NEGATIVE DECLARATION
VI. GEOLOGY AND SOILS Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Miligalion Impact
Would the project: Incorporated
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
1) Rupture of a known earthquake fault, as
delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area ❑ ❑ ❑
or based on other substantial evidence of
a known fault? Refer to Division of Mines
and Geology Special Publication 42.
ii) Strong seismic ground shaking? ❑ ❑ ® ❑
iii) Seismic-related ground failure, including ❑ ❑ ❑
liquefaction?
iv) Landslides? ❑ ❑ ❑
b) Result in substantial soil erosion or the loss of ❑ ® Eltopsoil?
c) Be located on a geologic unit or soil ihol is
unstable, or that would become unstable as a
result of the project, and potentially result in ❑ ❑ ❑
on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code El ❑ El(1994), creating substantial risks io life or
property?
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative ❑ ❑ ❑
wastewater disposal systems where sewers are
not available for the disposal of wastewater?
Setting
The San Andreas Fault zone is the major fault in the Coachella Valley. Breaks associated with the
Fault cover a generally northwest-southeast trending zone approximately 10 miles wide, north
and east of the project site (Smith, Pcroni & Fox, 1992).
Soils in the City consist of alluvial deposits which originated in the surrounding mountains. Soils on
the site consist of sands and sandy looms.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
23 1Q ,
INITIAL STUDY/NEGATIVE DECLARATION
Discussion of Impacts
o)
i) No Impact. The Son Andreas Fault system is located approximately four miles
northeast of the project site. The Son Jacinto Fault System is approximately five
miles south of the project site. The project site is not located within an Alquist-
Priolo Earthquake Fault Zone. Therefore, active fault rupture is unlikely to occur at
the project site.
ill Less Than Significant Impact. The project site will be subject to significant ground
shaking during a significant earthquake on either the San Andreas or the San
Jacinto fault. As a performance standard the project shall be designed and
constructed to conform to the California Building Code (CBC) requirements for
Seismic Zone 4. The implementation of these codes will assure Ihot construction at
the site mitigates potential impacts associated with groundshaking. The impacts
associated with seismic ground motion are considered to be less than significant.
iii) No Impact. Liquefaction results when soils combine with shallow groundwater in a
seismic event, and lose their cohesiveness. The project site does not occur in an
area of shallow groundwater, and is located on primarily alluvial soils. The
potential for liquefaction on the site is therefore considered negligible. In
addition, the City will require site specific geotechnical analysis in conjunction
with the submittal of building permils for the proposed project. This analysis will
include analysis for the potential for liquefaction on the site. Any
recommendations made by the soils engineer will be required of the project
construction. No impacts are expected to result from liquefaction on the site.
iv) No Impact. The project site is flat, and is surrounded by lands which are equally
flat.There is no potential for landslide hazards on the project site.
b) Less than Significant Impact. The site will be subject to both water and wind soil erosion
during grading and construction. As described in the Air Quality Section, above, the City
will require that the applicant prepare a PM10 Management Plan to address the
potential for wind erosion at the site, as a standard requirement of project approval.
The City also enforces the requirements of the National Pollution Discharge Elimination
System (NPDES), as a co-permittee with Riverside County. NPDES requirements include
the implementation of best management practices (BMP's) to assure that during
construction, sediment displaced by rain storms is not transported off the site. The City will
require the implementation of necessary best management practices on the project site
as a standard requirement of project approval.
Impacts associated with soil erosion, therefore, are expected to be less than significant.
c) No Impact. The potential for unstable soils at the site is negligible. The project site is flat
and does not include any known fills or imports The City will require geotechnical analysis
and structural engineering to accompany building plans for the proposed project, These
analyses will include requirements for excavation, re-compaction and fill at the project
site. These standard requirements are expected to assure that impacts associated with
soil stability are insignificant.
d) No Impact. The soils of the project site are not expansive. No impact is expected..
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
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INITIAL STUDY/NEGATIVE DECLARATION
e) No Impact. The proposed project will be required to connect to the City's sanitary sewer
system.There will be no impact associated with the use of septic tanks.
City of Palm Springs Privado
November 2006 initial Study/Mitigated Negative Declaration
25
INITIAL STUDY/NEGATIVE DECLARATION
VII. HAZARDS AND HAZARDOUS MATERIALS Less Than
Potenlially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Create a significant hazard to the public or the
environment through the routine transport, use. ❑ ❑ ® ❑
or disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the ❑ ❑ ® ❑
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or ❑ ❑ ❑
waste within one-quarter mile of on existing or
proposed school?
d) Be located on a site which is included on a list
of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as ❑ ❑ ❑
a result, would it create a significant hazard to
the public or the environment?
e) For a project located within an airport land use
plan or, where such a plan has nol been
adopted, within two miles of a public airport or ❑ ❑ ❑
public use airport, would the project result in a
safety hazard for people residing or working in
the project area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety ❑ ❑ ❑
hazard for people residing or working in the
project area?
g) Impair implementation of or physically inlerfere
with an adopted emergency response plan or ❑ ❑ ❑
emergency evacuation plan?
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to ❑ ❑ ❑
urbanized areas or where residences are
intermixed with wildlonds?
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
26 j �?
INITIAL STUDY/NEGATIVE DECLARATION
Setting
The proposed project site is, and has been vacant. No known chemical or hazardous waste
disposal has been known to occur on the site. There are no known underground tanks or buried
materials in the area.
Discussion of Impacts
a)-b) Less Than Significant Impact. The residents of the project are likely to store small amounts
of household cleaning fluids and similar materials in their units. The City contracts with
Palm Springs Disposal Services for the disposal of household hazardous waste. These
programs include an ABOP (Acid, Batteries, Oil, Point) facilily, located immedialely west
of the airport on Alejo Road- In addition, regional household hazardous waste programs
are held throughout the year in various Coachella Valley cities. These existing programs
will assure that household hazardous waste is disposed of properly, and that potential
impacts associated with these materials are less than significant.
The long term operation of the project site is not expected to result in the transport, use or
storage of significant hazardous materials.
c) No Impact. There are no schools located or planned within one quarter mile of the
project site. Further, the residential units within the project are not expected to store or
use hazardous materials. There will be no impact to schools.
cl) No Impact. The project site is not listed as a potential hazardous materials dump or leak
site on the Department of Toxic Substances' (DISC) Hazardous Waste and Substance Site
List (Cortese List). The subject property is not known to previously have been a hazardous
materials site, and therefore, the proposed project is not expected io create a significant
hazard to the public or the environment.
e-f) No Impact. The Palm Springs International Airport is located 1.5 miles east of the project
site. The project site is not located within the boundaries of the airport's land use plan.
There are no privale airstrips in Palm Springs.
g) No Impact. The proposed project occurs on General Plan roadways, which are part of
the City's emergency response plans. The project will not interfere with traffic on those
roadways, nor is it anticipated to significantly impact those roadways. Circulation within
the site has been reviewed by the Fire Department, to assure that the internal drives are
adequate for emergency vehicles. No impact is expected.
h) No Impact. The site is not located within a wild land area. Lands surrounding the site are
developed for urban uses, and no hillsides occur in the vicinity. The proposed project will
not expose people or structures Io a significant risk of loss, injury, or death involving wild
land fires. Therefore, no impact is expected.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
27
INITIAL STUDY/NEGATIVE DECLARATION
VIII. HYDROLOGY AND WATER QUALITY Less Than
Polenlially Signficanl Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Violate any water quality standards or waste El ® Eldischarge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net
deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the ❑ ❑ ® ❑
production rate of pre-existing nearby wells
would drop to a level which would not
support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage
pallern of the site or area, including through
the alteration of the course of a stream or ❑ ❑ ❑
river,in a manner which would result in
substantial erosion or siltation on- or off-site?
d) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a slrecm or ❑ ❑ ❑
river, or substantially increase the rate or
amount of surface runoff in a manner which
would result in flooding on- or off-site?
e) Create or contribute runoff wafer which
would exceed the capacity of existing or
planned stormwoler drainage systems or ❑ ❑ ® ❑
provide substantial addilional sources of
polluted runoff?
f) Otherwise substantially degrade water El El ❑
quality?
g) Place housing within a 100-year flood hazard
area as mopped on a federal Flood Hazard ❑ ❑ ❑
Boundary or Flood Insurance Rate Map or
other flood hazard delineation map? (Source:
h) Place within a 100-year flood hazard area
structures which would impede or redirect ❑ ❑ ❑
flood flows?
i) Expose people or structures to a significanl risk ❑ ❑
of loss, injury or death involving flooding,
including flooding as a result of the failure of a
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
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INITIAL STUDY/NEGATIVE DECLARATION
Vill. HYDROLOGY AND WATER QUALITY Less Than
Potentlally Significant Less Than No
Significant With significant Impact
Impact Miligaiion Impact
Would the project: Incorporated
levee or dam?
j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑
Setting
The project site is located in Flood Zone C, which designates areas that are not subject to
flooding.
Groundwater has historically been the principal source of domestic water in the City.The project
sile will be served by Desert Water Agency (DWA), which supplies domestic water to the City.
The DWA pumps water from a number of wells throughout the area for domestic use. DWA also
recharges groundwaier through recharge basins located in the northwestern portion of the City.
Sanitary sewer services at the project site are currently provided at the City treatment plant, and
will continue to be so.
Discussion of Impacts
a) Less Than Significant Impact. The proposed project will result in 81 condominium units
which will be connected to sanitary sewers. The construction at the site will be subject to
NPDES regulations implemented by the Cily for all project construction activities,
including the preparation of a Storm Water Pollution Prevention Plan (SWPPP),which must
include best management practices to assure that storm water leaving the site is not
polluted, and does not impact water quality standards.
The project will be required to meet all applicable water quality standards or waste
discharge requirements of the City. The City's treatment plant has capacity to
accommodate the proposed project.
These standard requirements will assure that impacts associated with water quality are
less than significant.
b) Less than Significant Impact. The site is currently vacant and does not utilize potable
water. Development of the residential units will result in a need for domestic water for
interior use, and for project landscaping. Based on a consumption rate of 4.13 acre
feet/acre/year for condominiums2, the residential units on the project site will generate a
need for 29.4 acre feet of water per year.
The project site is designated for high density residential development, and the project is
consislenl wilh Ihal designalion.The Deserl Waler Agency (DWA) has adopled an Urban
Water Managemeni Plan which details the availability of water for ils service area
through the year 2030. Since the Plan is based on General Plan land uses, and the
proposed project is consistent with the General Plan, the proposed project has been
included in the DWA's assumptions for water use. DWA has sufficient supplies, or plans for
additional supplies to service its service area through that period. DWA will continue to
2 Water consumption factors 2004, Coachella valley Water District.
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November 2006 Initial Study/Mifigafed Negative Declaration
29 �1ri
INITIAL STUDY/NEGATIVE DECLARATION
plan for the recharge and supplementation of groundwater to serve the Cily. In addition,
the City requires the implementation of water conserving measures in all new
development. These standards and policies will help Io reduce potential impacts on
wafer resources. Impacts are expected to be less than significant.
c-d) Less Than Significant Impact. The project site is currently vacant, and somewhat
elevated above surrounding roadways. A preliminary hydrology study was prepared for
the project, and reviewed by the City Engineer3. In addition, the City will require Final
hydrology analysis when final plans are prepared for the site. The site is required to retain
storm flows, and proposes to do so Through the installation of an underground retention
system,
As previously stated, the project will be required to comply with the City's standards
associated with surface water management, including the preparation of an NPDES
permit for non-point pollution associated with construction activities. A SWPPP is also
required to be prepared for this project to ensure compliance with NPDES. The SWPPP
must include best managemenl practices for the control of silt and pollutants during
construction on the site.
The City may also require, as a condition of approval, that the project install measures in
accordance with applicable National Pollution Discharge Elimination System (NPDES)
Best Management Practices (BMP's), including mechanical or other means for pre-
treating storm water runoff during long term project operation, in compliance wish the
requirements of the Regional Water Quality Control Board aI the time that the project is
constructed.
The City's standard requirements for the control of on and off site storm flows, both during
construction and operation of the proposed project, will assure that impacts associated
with storm water ore reduced to less than significant levels.
e) Less Than Significant Impact. As previously stated, the proposed project will be required
to retain storm flows on site, and will not drain off site into off-site facilities. The City
Engineer will review the final hydrology study, SWPPP and NPDES best management
practices, to assure that storm flows do not exceed current volumes, and are not
polluted. These standard conditions of approval will assure that impacts associated with
storm flows ore reduced to less than significant levels.
f) No Impact. The proposed project consists of residential condominiums and ancillary
facilities. No other water quality issues are expected to result from implementation of the
proposal.
g-h) No Impact. The project rile is located in Flood Zone C, which designates areas that are
not subject to flooding. The City Engineer will review and approve the final hydrologic
study for the project site to ensure that storm water generated on and off the site does
not impact downstream facilities. No impacts associated with flood zones are expected.
i)-j) No Impact. The project site is not in the vicinity of a levee or dam. The City is not
located in the vicinity of a body of water which could be subject to either seiche or
tsunami. The project site is not subject to harards associated with mudflows. No impacts
are expected-
3 Preliminary Hydrology Study, prepared by Sanborn ABE, March 2006.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
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INITIAL STUDY/NEGATIVE DECLARATION
IX. LAND USE AND PLANNING Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Physically divide an established community? ❑ ❑ ❑
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local ❑ ❑ ❑
coastal program, or zoning ordinance)
adopted for the purpose of avoiding or
mitigating an environmental effect?
e) Conflict with any applicable habital
conservation plan or natural community ❑ ❑ ❑
conservation plan?
Setting
The project site is located in an area of the City that is mostly developed. The Section 14 Master
Plan, which governs this area, includes a broad range of land uses designed to form a cohesive
town center, and to provide for residential, resort, commercial and recrealional opportunities, all
within walking distance of each other. The project site is designated Residential High in the
Master Plan, and has a zoning designation of R-4.
The City currently implements the Coachella Valley Fringe-toed Lizard Habitat Conservation
Plan. The site is also subject to the provisions of the Tribal Multiple Species Habitat Conservation
Plan, as discussed above under Biological Resources.
Discussion of Impacts
a) No Impact. The proposed project site is currently vacant, and will have no impact on an
existing community.
b) No Impact. The proposed projecl will result in high density residential development, as
allowed in both the Section 14 Master Plan and the underlying zoning for the site. There
will be no impact to land use plans as a result of the proposed projecl.
c) No Impact. The City will require the applicant to comply with the requirements of the
Coachella Valley Fringe-toed Lizard Habitat Conservalion Plan, and the Tribal Multiple
Species Habitat Conservation Plan.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
31 �M r
INITIAL STUDY/NEGATIVE DECLARATION
X. MINERAL RESOURCES Less Thpn
Potentially Significant Less Than No
Significant Wlth Significant Impact
Impact Mitigation Impact
Would the project; Incorporated
a) Result in the loss of availability of a known
mineral resource lhal would be of value to ❑ ❑ ❑
the region and the residents of the slate?
b) ResulI in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general plan, specific El 0 El Z
plan or other land use plan?
Setting
The California Division of Mines and Geology identifies portions of Palm Springs as a resource
zone for aggregate/industrial minerals. The majority of the City is located in Mineral Resource
Zone 3 MRZ-3 (an area containing mineral deposits the significance of which cannot be
evaluated from available data). MRZ-2 areas are located in the northern portion of the City.
MRZ-2 represents an area where adequate information has been established to indicate that
significant mineral deposits are present, or where it has been judged thal a high likelihood for
such deposits exists. Minerals in the Palm Springs area are limited to sand and grovel for
aggregate and/or decorative stone purposes and limestone (Smith, Peroni and Fox, 1992),
Discussion of Impacts
a-b) No Impact. The proposed project occurs in an urbanized area of the City. The site is
designated for urban residential development, and does not contain significant mineral
resources. There will be no impact to mineral resources.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
32r
INITIAL STUDY/NEGATIVE DECLARATION
XI. NOISE Less Than
Polentlally Significant Less Than No
Significani With Significant Impact
Impact Miligalion Impact
Would the project result in: Incorporoted
a) Exposure of persons to or generation of noise
levels in excess of standards established in the ❑ ® ❑ ❑
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or genera lion of
excessive groundborne vibration or ❑ ❑ ❑
groundborne noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels ❑ ❑ ® ❑
existing without the project?
d) A substantial temporary or periodic increase
in ambient noise levels in the project vicinity ❑ ® ❑ ❑
above levels existing without the projecl2
e) For a project located within an airport land
use plan or,where such a plan has nol been
adopted,within two miles of a public airport ❑ ❑ ❑
or public use airport, would the project
expose people residing or working in the
project area to excessive noise levels?
f) For a project within the vicinity of a private
airstrip,would the project expose people ❑ ❑ ❑
residing or working in the project area to
excessive noise levels?
Setting
The City of Palm Springs requires that the community noise equivalent level (CNEL) does not
exceed 65 dB at the exlerior living areas (rear yards) or 45 dB at the habitable interior living area
for residenlial land uses.
The project area is located in an area which currently experiences higher noise levels. Existing
noise levels in the area of the project site currently range from 65 dBA CNEL to 70 dBA CNEL at a
distance of 50 feet from the centerline of the streets. These noise levels are primarily caused by
automobile traffic on surrounding streets.
Discussion of Impacts
a) Less Than Significant Impact with Mitigation Incorporated. The proposed project proposes
the construction of residential units within 80 feet of the cenlerline of Avenida Caballeros,
and within 70 feet of the centerline of Amado Road. All units propose 6 foot walls at
approximately 50 feet from the cenlerline of each street. The construction of walls will
reduce noise levels on the ground floor of units, but will not provide protection from noise
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
33
INITIAL STUDY/NEGATIVE DECLARATION
for second and third story balconies which may be oriented to the streets. The distance
to these balconies will reduce the potential impacts to these balconies by about 3 dBA,
which may not be sufficient to reduce noise levels to 65 dBA CNEL or less. The City
requires that the building plans for the proposed project include a noise study which
demonstrates that City standards for interior and exterior noise levels are met through
construction techniques. This noise analysis will assure that building techniques, such as
balcony walls or other obstacle, are constructed to reduce noise levels to City standards.
Development of the site will also result in short term impacts associated with construction
noise. The peak noise level for most of the equipment that would be used during
construction ranges from 70 to 95 dBA at a disicnce of 50 feet. A reduction of 6 dBA can
be expected at a distance of 50 feet, which would result in noise levels at the western-
most units at Casa Verde, or the southern-most units of the new La Mancha project, of 61
to 86 dBA during construction activities adjacent to that site. Construction noise is,
however, temporary, and is regulated by the Municipal Code to occur during the noisier
day time hours, which helps to lower the potential impacts. Should heavy equipment be
stored or moinlained adjacent to either of these existing projects, however, the noise
levels could potentially be sustained, which would result in a potentially significant
impact which requires mitigation.
Mitigation Measures
In order to assure that noise impacts are reduced to less than significant levels, 1he
following mitigation measures shall be implemented.
xi-I. Construction activities on-site shall occur only between 7:00 a.m. and 8:00
p.m., Monday-Friday, and 8:00 a.m. and 5:00 p.m. on Saturdays, as specified
by the Palm Springs Noise Ordinance (11.74.041). The Construction Site
Regulations (Chapter 8.04.220) also identify specific limits on hours of
operation for construction equipment as not between 5 p.m. and 8 a.m. if the
noise produced is of such intensity or quality that it disturbs the peace and
quiet of any other person of normal sensitivity.
XI-2. All construction equipment, fixed or mobile, shall be equipped with properly
operating and maintained mufflers and the engines shall be equipped with
shrouds.
XI-3. All construction equipment shall be in proper working order and maintained in
a proper state of tune to reduce backfires.
XI-4. Stockpiling and vehicle staging areas shall be located as for as practical from
the northern and eastern boundaries of the site.
XI-5. Parking, refueling and servicing operations for all heavy equipment shall be
located of the southeast corner of the site.
XI-6. Stationary equipment shall be placed such that Emitted noise is directed
away from noise-sensitive receptors.
XI-7. The final acoustical study for the proposed project shall include exterior noise
analysis and recommendations for second and third floor balconies to assure
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declarafio�
34
INITIAL STUDY/NEGATIVE DECLARATION
that exterior noise levels do not exceed 65 dBA; and interior noise analysis and
recommendations to assure that noise levels maintained at 45 dBA or bet ler.
b) No Impact. Temporary and period ground borne vibration may occur during
construction of the project, particularly as heavy equipment grades the site. These
vibrations would not be expected to be sustained , and since grading equipment moves
across a site, would be short term. No long term impacts associated with vibration are
expected From the development of the residential units.
c) Less Than Significant Impact. The proposed project's contribution to area noise levels will
primarily be from vehicles on area roadways. The project is estimated to generate about
475 average daily trips. This is not a significant number of trips as compared to those trips
generated by existing and planned land uses in the area (such as the Convention
Center and the proposed hotel), and it is expected that the contribution to area noise
levels from the proposed project will be less than significant.
d) Less Than Significant Impact. Please see response (b), above,
e,f) No Impact. Palm Springs International Airport is located 1.5 miles east of the proposed
project, and does not conduct flight operations over the proposed project. There are no
private airstrips in Palm Springs. No impacts associated with aircraft operational noise
levels are expected.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
35
iy1F1C1Ca�
INITIAL STUDY/NEGATIVE DECLARATION
XII. POPULATION AND HOUSING Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would theproject: Incorporaled
a) Induce substantial population growth in on
area, either directly (for example, by
proposing new homes and businesses) or ❑ ❑ ❑
indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of ❑ ❑ ❑
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of ❑ ❑ ❑
replacement housing elsewhere?
Setting
The City of Palm Springs population grew from 40,181 to 42,807 from 1990 to 2000. This represents
a 6.5 increase over the ten year period. In 2006, the City's population is estimated at 46,437, an
increase of 8.5% in five years. Housing units increased from 30,517 to 30,823 from 1990 to 2000,
and to 32,841 in 2006- The City has an average of 2.1 persons per household.
Discussion of Impacts
a) No Impact. The proposed project will result in 81 condominium units, and a potenliol
population of 170 people. The project is not large, and is likely to absorb population
growth which would otherwise occur in the City over time. The project does not include
any component which might induce population growth. No impact is expected .
b, c) No Impact. The project site is vacant, and the project will therefore not result in the
destruction of housing, or the displacement of people.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
36
INITIAL STUDY/NEGATIVE DECLARATION
XIGI, PUBLIC SERVICES Less Than
Potentlally Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project result in: Incorporated
Subsionlial adverse physical impacts associaled
with the provision of new or physically altered
governmental facilities, need for new or physically
altered governmental facilities, the construction
of which could cause significant environmental
impacts, in order to maintain acceptable service
ratios, response times or other performance
objectives for any of the public services:
a) Fire protection? ❑ ❑ ® ❑
b) Police protection? ❑ ❑ ® ❑
c) Schools? ❑ ❑ ® ❑
d) Parks? ❑ ❑ ® ❑
e) Other public facilities? ❑ ❑ ® ❑
Setting
Fire Protection. The Palm Springs Fire Department will provide service to the proposed project
site. The Department currently operates five fire stations located throughout the city. The station
closest to the project site is station #442, located at 300 N. El Cielo, 1.5 miles from the project sile.
The station houses one 85' aerial platform, one 1,800 gallon water tender, and one breathing
support vehicle. The station is manned on a 24 hour basis with one Captain, one Engineer, and
one Firefighter. Also available to serve the project site are station #441, located at 277 North
Indian Canyon, about 2.5 miles from the project site, and station #443, located at 590 E.
Racquet Club, about two miles from the project site.
The City has established maximum fire response time al five minutes. The Department receives
funding for operational and capital improvements through the City's General Fund (Smith,
Peroni & Fox, 1992).
Police Protection. The City of Palm Springs Police Departmeni provides law enforcement
services within the City Limits. The Department has a Services Division and an Operations
Division. The Department does not have a standard ratio of officers to population, but does
have a desired response time of 6 minutes for emergency calls and 20 minutes for non-
emergency calls. The Department is funded from the City's General Fund (Smith, Peroni & Fox,
1992).
Schools. The Palm Springs Unified School District (PSUSD) provides educational services for grades
K-12 in the City of Palm Springs. Currently, there are 4 elementary schools, 1 middle school and 1
high school in the City. PSUSD receives funding from school facilities fees, stale funding, and
local funding. PSUSD is authorized to collect school facilities fees as provided for in Government
Code Section 53080 et. seq. and 65995 et seq. in the amount of $2.35 per square foot of
residential development.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
37 1 f r 1
INITIAL STUDY/NEGATIVE DECLARATION
Parks. The City of Palm Springs has seven parks located on approximately 140-acres within its
boundaries. These include Desert Highland Park, Victoria Park, Ruth Hardy Park, Sunrise Park,
8aristo Park, Demuth Park and Palm Springs dog park. The City has a standard park ratio of 5
acres of parkland for every 1,000 population as required by City Ordinance 1632,
Discussion of Impacts
a) Less Than Significant Impact. The proposed project will generate additional need for fire
protection for the City Fire Department, but is not expected to require additional services
beyond those currently available The City includes, as a standard condition of approval,
requirements that projects participate in Community Facilities District(s) to assure that the
costs associated with added services are recovered. This condition will assure that
impacts to fire services are reduced to less than significant levels..
b) Less Than Significant Impact. The proposed project will generate additional need for
police protection, because of the addition of residential units in the area. The Police
Department will be provided building plans for review prior to the approval of the
project, to assure that defensible space is provided within the project boundaries. The
City includes, as a standard condition of approval, requirements [hat projects participate
in Community Facilities District(s) to assure that the costs associated with added police
services are recovered. This standard requirement will assure that impacts to police
services are reduced to less than significant levels.
c) Less Than Significant Impact. School services throughout the City are provided by the
Palm Springs Unified School District (PSUSD). The project proponent will be required to pay
the mandated school fees in place at the time that building permits are issued. The
payment of these fees is designed to offset the additional students generated by the
proposed project. This fee will assure that the impacls to schools are reduced to less than
significant levels.
d) Less Than Significant Impact. The City has implemented a "Quimby" or park fee
ordinance to assure that adequate park space is provided for future residents. The
project proponent will be required to pay the park fees in place al the time that building
permits ore issued. This fee will assure that the impacts to City parks are reduced to less
than significant levels.
e) Less Than Significant Impact. The addition of 81 housing units will not impact general
government or other municipal services.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
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INITIAL STUDY/NEGATIVE DECLARATION
XIV. RECREATION Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorpoiatcd
a) Increase the use of existing neighborhood and
regional parks or other recreational facilities ® 71
such that substantial physical deterioroiicn of
the facility would occur or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an El
adverse physical effect on the environment?
Setting
In addition to the 140-acres of developed parkland and public and private golf courses which
occur in the City, the City also includes the Whttewater Wilderness Study Area and the Murray,
Andreas and Palm Canyon recreation areas which are operated by the Aguo Caltente Band of
Cahuillo Indians (Smith, Fox & Peron!, 1992).
Discussion of Impacts
a-b) Less Than Significant Impact. The proposed project will include recreational facilities for
residents, including community room, pool and kitchen facilities. In addition, the
proposed project will participate in the City's parkland fee program, to offset impacts
associated with parks generated by the 170 new residents of the project. Impacts are
expected to be less than significant.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
39
lift)
INITIAL STUDY/NEGATIVE DECLARATION
XV. TRANSPORTATION/TRAFFIC Less Than
Potentiolly Significant Less Than No
Significant WRh Significant Impact
Impact Mitigation Impact
Would theproject: Incorporated
a) Cause an increase in traffic which is substonliel
in relation to the existing Irarfic load and
capacity of the street system (i.e., result in a ❑ El ® ❑
substantial increase in either the number of
vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a
level of service standard established by the ❑ ❑ ® El
congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns,
including either on increase in traffic levels or a El El ❑
change in location that results in substantial
safety risks?
all Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous Elintersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access? ❑ ❑ ® ❑
f) Resuli in inadequate parking capacity? ❑ ❑ ❑
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation ❑ ❑ ❑
(e.g., bus turnouts, bicycle rocks)?
Setting
The proposed project is located at the northeast corner of Amado Road and Avenida
Caballeros. Avenida Caballeros is designated a Major Thoroughfare, with a 100 foot right of
way. The Section 14 Master Plan calls for a 64 foot curb-to-curb street seciion for this area of
Avenida Caballeros, with no parking and a Class I bikeway. Amado Road is designated o
Secondary Thoroughfare, with an 80 foot righl of way, and a 64 foot paved width, as delineated
in the Master Plan.
Discussion of Impacts
a-fib) Less than Significant Impact. The proposed project will result in the construction of 81
condominiums, which will generate approximately 475 average doily trips. This is well
below the potential 206 units and 1,208 trips which could be generated from the site if it
were built out to General Plan density. Since the site was included in the Section 14
Master Plan EIR, and since the assumptions in that document included the site
development of a 75 room hotel, the trip generation for the site is expected to be
City of Palm Springs W Privado
November 2006 Initial Study/Mitigated Negative Declaration
40
INITIAL STUDY/NEGATIVE DECLARATION
considerably lower than originally anticipated. The EIR further identified that the
intersection of Avenida Caballeros and Amado would operate at level of service A in
the mid-doy peak, and level of service B in the evening peak, and that surrounding
signalized intersections, including the Tahquitz Canyon/Avenida Caballeros intersection,
would all operate at acceploble levels of service in 2010. Therefore, it is expected that
the impacts associated with the proposed project would fall well within those described
in the Section 14 EIR, and impacts would be expected to be less than significant.
c) No Impact. The proposed project will have no impact on air traffic patterns.
d) Less than Significant Impact. The project includes internal drives of 24 feet in width, with
90 degree turns throughout the site. The Engineering Department has reviewed the
internal driveway configuration, and required modifications to improve sight distance
and driveability throughout the site. Impacts are expected to be less than significant.
e) No Impact. The Fire Department has reviewed the project plans, including special
attention to the turning radii necessary to maneuver the largest of the City's trucks
through the area.This review has resulted in changes, which will continue to be reviewed
throughout the plan check process, to assure that adequate access is available to the
Department throughout the site. Impacts are expected to be less than significant-
I) No Impact. The proposed meets Zoning Ordinance requirements for the provision of
parking throughout the site. No on-slreel parking will be permitted on the interior drives,
but parking has been provided adjacent to each unit, to include both resident and
guest parking. No impact is expected.
g) No Impact. The proposed project is in the vicinity of existing SunLine Transit routes, and
residents will have easy access to transit services. The proposed project is not expected
to impact Sunl-ine's capacity. No impacts are expected.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
41
INITIAL STUDY/NEGATIVE DECLARATION
XVI. UTILITIES AND SERVICE SYSTEMS Less Than
Pofentiolly significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Exceed wastewater treatment requirements of
the applicable Regional Water Qualily Control ❑ ❑ ® ❑
Board?
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the construction ❑ ❑ ® ❑
of which could cause significant
environmental effects?
c) Require or result in the construction of new
storm wafer drainage facilities or expansion of El ❑
existing facilities, the construction of which
could cause significant environmental effects?
d) Have sufficient water supplies available to
serve the project from existing entitlements ❑
and resources, or are new or expanded
entitlements needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to El
the project's projected demand in
addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid ❑ ❑ ® ❑
waste disposal needs?
g) Comply with federal, slate, and local statutes El ❑ ® Eland regulations related to solid waste?
Setting
The City owns a wastewater treatment plant (WWTP) located at 4375 Mesquite Way. The plant
has a capacity of approximately 10.9 mgd and demands typically range from 7 to 8 mgd.
Water service is provided by the Desert Water Agency (DWA). DWA obtains most of its water
supply from groundwater. The City is located within two subbosins of the Coachella Valley
Ground Water Basin: The Mission Creek subbosin; and the Garnet Hill and Palm Springs subareas
of the WhitewoterSubbasin.
Solid waste service is provided by Palm Springs Disposal Service. Solid waste generated in the
City is sent to the Edom Hill transfer station located in the City of Cathedral City. Permitted
throughput of the facility is 2,600 tons per day. Solid waste from the transfer station is disposed of
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
42
INITIAL STUDY/NEGATIVE DECLARATION
at one of three landfills: Lambs Canyon (remaining capacity 25,967,000 cubic yards); Badlands
Landfill (remaining capacity 15,036,809 cubic yards); or El Sobronle Landfill (remaining capacity
184,930,000) (City of Palm Springs, 2005).
Drainage from the surrounding moun loins drains to the valley floor and is directed by sheet flow,
channels, and other improvements including levees, reinforced concrete pipe and drainage
channels to the Palm Canyon Wash and the Whitewater Wash (Smith, Peron!, Fox, 1992). The
project sile is located in Flood Zone C, which designates areas that are not subject to flooding.
Discussion of Impacts
a-b, e) Less Than Significant Impact The proposed project will be required to connect to the
City's sewer system. Wastewater will be conveyed to the Palm Springs Wastewater
Treatment Plant. The plant is regulated by the California Regional Water Quality Control
Board, and standard permitting and monitoring ensure that treatment requirements for
waste discharges are not exceeded. The projected capacity of the plant is 10.9 million
gallons per day (mgd), with demands typically ranging from 7 to 8 mgd per day.
Domestic wastewater flows average about 100 gallons per capita per day4. The project
could generate a population of 170 persons, which cold generale 17,000 gallons per
day, or 0.017 mgd. Available capacity exists to serve the proposed project. The
proposed project will be required to pay connection fees to hook into the existing lines.
Impacts are expected to be less than significant.
c) No impact. The proposed project proposes to retain on-site storm water in underground
retention areas. The City Engineer will require the preparation of a final hydrology study,
when final plans for the project are submilled, to assure that the site's storm water
retention system meets all City standards. No impact is expected.
d) Less Than Significant Impact. The project proponent will be required to connect to
existing DWA wafer infrastructure available adjacent to the site. Water service
requirements may include, but are not limited lo, upgrades, modifications, replacement,
and abandonment of existing DWA focililies. These improvements may require
construction within and adjacent to public rights-of-way and exiting and/or proposed
easements. Construction will occur in accordance with DWA and Cily requirements.
Impacts are expected to be less than significant.
f-g) Less Than Significant Impact. Palm Springs Disposal Service provides solid waste disposal
services for the project site, with waste hauled to facilities including the Badlands Landfill
and the Lambs Canyon Landfill, both of which have adequate capacity to
accommodate the proposed project. In addition, on-site recycling and solid waste
source reduction programs will be implemented at project build-out in accordance with
local and state requirements, including AB 1327. Chapter 18 (California Solid Waste
Reuse and Recycling Access Act of 1991). Impacts are expected to be less than
significant.
A Environmental Analysis Handbook, John Rau and David Wooten, 1980.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
43 1 fi y
INITIAL STUDY/NEGATIVE DECLARATION
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
NOTE: If there are significant environmental impacts which cannot be mitigated and no feasible
project alternalives are available, then complete the mandatory findings of significance and
attach to this initial study os an appendix. This Is the first step for starting the environmental
impact report (EIR) process.
Potentially Less Than Less Than No
Significont significant significant Impact
Impact With Impact
Mitigation
Does the project: Incorporated
a) Have the potential to degrade the quality of
the environment, substantially reduce the
habitat of a fish or wildlife species, cause a
fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a ❑ ® ❑
plant or animal community, reduce the
number or restrict the range of o rare or
endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Have impacts ihot are individually limited, but
cumulatively considerable? ("Cumulatively
considerable" means Ihat the incremental
effects of a project are considerable when ❑ ❑ ® ❑
viewed in connection with the effects of post
projects, the effects of other current projects,
and the effects of probable future projects)?
c) Hove environmental effects which will cause
substantial adverse effects on human beings, ❑ ® ❑ ❑
either directly or indirectly?
a) Less Than Significant Impact, The proposed project does not have the potential to
significantly degrade the quality of the environment, substantially reduce the habitot of
a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining
levels, threolen to eliminate a plant or animal community, reduce the number or restrict
the range of a rare or endangered plant or animal, because the site has been
significantly impacted and does not contain native habitats or species of concern. No
historic or paleontological resources occur on the site. The project is required to
underiake cultural resource analysis if buried resources are identified on the site, thereby
reducing potential impacts to less than significant levels.
b) Less Than Significant Impact. The proposed project is consistent with the Section 14
Master Pion, and the General Plan, insofar as it proposes high density residential, as
designated. The project is developing well below the allowable densities in these
designations. Therefore, the proposed project is expected to result in lower cumulative
impacts than those previously analyzed for the General Plan or the Section 14 Master
Pion.
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative Declaration
44 l�
INITIAL STUDY/NEGATIVE DECLARATION
c) Potentially Significant Impact Unless Mitigation Incorporated. The proposed project has
the potential to result in significant impacts related to air quality and noise, without
Mitigation. All potential impacts have been identified and reduced to less than
significant levels through the imposition of the mitigation measures as outlined in this
Initial Study and the associated special studies.
REFERENCES
2000 Census, California Department of Finance, www dof ca.aov, 2001.
Ambient Air Quality Standards, California Air Resources Board, July 2003.
EMFAC 2002 Version 2.2 Emissions Tables. Scenario years 2006 and 2007, model years 1965-2007
California Air Resources Board, December 2002.
Environmental Analysis Handbook, Jahn Rau and David Wooten, 1980.
Soulh Coast Air Qualify Management District, CEQA Air Quality Handbook, November 1993
Smith, Peroni & Fox. Palm Springs General Plan Update Draft Environmental Impact Report.
December 1992.
Soil Survey of Riverside County, California, Coachella Valley Area, US Department of Agriculture
Soil Conservation Service, September 1980,
URBEMIS2002 Version 8.7 Emissions Estimofion for Land Use Development Projects, Appendix H,
South Coast Air Quality Management District, April 2005,
Section 14 Master Plan, November 2004
Section 14 Master Plan EIR/EIS, July 2002
City of Palm Springs Privado
November 2006 Initial Study/Mitigated Negative declaration
45 7 �"
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en t e r p r i se cc I l or n 1 c Planning Commisslon
DEC 13 ?006
Case �--————————�
To: City of Palm Springs Planning Commission and Staff
RL: Privado Staff Report and Conditions of Approval —TTM 35019
Date: December 13, 2006
Following are the comments that we would like addressed at the Plan Commission Hearing for
the above-mentioned project.
Comments on the Staff Report and Conditions of Approval:
1) Page 2 of 8 — Prior actions also mentioned on Page 5 of 8 tinder Architecture:
a. The AAC comments that the project should consider the orientation of units to
assure that taller units within the project do not look down into opposing units
private open space areas, so that privacy between these units is maintained"
i. Response: It was a discussion at the AAC brought up my one member and
not part of the motion that the AAC made when approving the project. It
is a matter of reality when densities of attached projects are two or more
stories that this will occur which can only be accomplished in single-
family dwelling projects. There is no condition of approval attached to this
comment.
2) Project Description:
a. Correction: Only one trait floor plan has a split-level floor plan with five floors
per unit. All the other plans are three stories with full flights of stairs between
them.
3) Reference to the access road off Amado. The connection passes through the Ventana
del Sol project not the Nexus/haMancha project currently under construction. The
Ventana del Sol project is completed.
4) Page 4 of 8—Distance between the clubhouse building and unit 1357.
a. This issue has never before been raised to the development team. The distance
between the buildings is, in fact, 5 feet not three feet. If is creates a public safety
hazard, then we will install a fence between the spaces but connecting the
buildings creates occupancy separation problems as they are different uses.
5) Pg. 5 of 8—Access
a. Again correct reference to existing Ventana Del Sol project and not future Nexus
development.
2121 East Tahquitz Canyon Way,Suite 1, Palm Springs, CA 92262•TEL 760.325.7920 FAx 760.406.5872
enterprise ccjII
CONDITIONS OF APPROVAL
Itcm Number.
29. The COA's are inconsistent with the design drawings that indicate pavers, wherein the
COA's reflect asphalted concrete paving. We would like to modify the plans to show that
asphalted concrete is consistent with the COA's.
39. Public Easements: This issue is an ongoing discussion with the City, the Bureau of
radian Affairs and various other agencies, including the DWA. I would like to request that
this condition will be modified based upon the outcome of the discussions occurring amongst
these entities.
93 to 96) Residential Smoke Detector Installation: I would like to request that these
conditions dealing with the fire alarm devices, Items 93 to 96, be subject to the verification of
what is required by the code. We will comply with any code requirements, but find that
these items have not been required in previous projects and create problems with the project.
We also question whether the interpretation of the code has been accurately interpreted by
the Fire Department in requesting these conditions_
101, through 104. I would like to request that these items be stricken as Conditions of
Approval. We submitted plans to the Fire Department, they reviewed them, and we revised
and resubmitted plans based upon their acceptance. The Condition of Approval requirements
should address the project that was reviewed and not be boiler plate requirements that we
have already complied with.
105. Reduced Roadway Width. I like to request that this condition be eliminated. We are
striving to create a quality environment and by striping the entire street edges with red
striping destroys the quality of life that we are striving to create. Further, we have adopted
other measures, such as signage, which is less intrusive and enforcement in the CC&R's to
manage the issue of blocked roadways.
119 though 127, I'd like these conditions restricted. They are not applicable as there are no
commercial cooking appliances on the site. The community building contains a residential
stove and oven, only.
2121 East Tohgvilz Canyon Way,Suite 1, Palm Springs, CA 92262•TEL 760.325.7920 FAX 760.406.5872
G 1'S' r )"q
AQUA CAL � CNTG BAND OE CAHU@LLA 9NDEAN5
-TRIBAL PLANNING P- DEVELOPMENT "
January 10, 2007
HAND DELIVERED AND
VIA FACSIMILE
Mayor Ron Oden and City Council
CITY OF PALM SPRINGS
3200 Tahquitz Canyon Way
Palm Springs, California 92262
RE: Case No. 3.2952, TTM 35019, Privado
Dear Mayor and City Council,
The Tribal Council of the Agua Caliente Band of Cahuilla Indians reviewed the above
referenced project at its meeting of January 9, 2007, and recommends approval of the project to
the City Council subject to the conditions of approval recommended by the Indian Planning
Commission (Attachment A).
Please contact me should you have any questions at 760.883.1326.
Very truly yours,
Margaret E. Park, AICP
Director of Planning
AGUA CALIENTE BAND
OF CAHUILLA INDIANS
MP/mg
C. Tribal Council
Gary Stopp, Chief of Staff
Tom Davis, Chief Planning & Development Officer
Craig Ewing, Director of Planning Services, City of Palm Springs
Edward Robertson, Principal Planner, City of Palm Springs
Nicole Criste, Principal, Terra Nova Planning & Research, Inc.
Augusta Burney, Development Manager, California Development Enterprises, Inc.
`Enclosures
Attachment A - Case No. 32952, TTM 35019 — Privado Conditions of Approval
AANNIWARwas
C7�7
777 EAST TAH QU ITZ CANYON WAY. S u ITF_ 301 . PALM SPRINGS , CA 92262
T 760/325/3400 F 760/$25/6932 AGUACALIENTE. ORG
- r+A:
ATTACHMENT A
4
Case No 3 2952, TTM 35019 - Privado
CONDITIONS OF APPROVAL
January 9, 2007
The project is within the boundaries of the Agus Caliente Indian Reservation and as such is
subject to requirements of the Tribal Habitat Conservation Plan (THCP) and the Tribal Historic
Preservation Office (THPO). The project site is within the Burrowing Owl Distribution Area
outlined in the THCP. The Tribe has identified the Burrowing Owl as a sensitive wildlife species
and has made provisions for its protection.
Therefore, this project is subject to the following conditions of approval.
1. Prior to issuance of building permits, the applicant shall pay the $800.00 per acre Valley
Floor Conservation Area fee to the Tribe as required by the THCP.
2 Prior to any ground or habitat disturbance associated with any Covered Project on the
Reservation on a site which provides potential burrowing owl habitat, the Covered
Project Proponent shall cause a pre-construction survey of the site to be conducted for
presence of the species.
a. Surveys and relocation, if applicable, shall be conducted between September 1 and
January 31 in accordance with the California Department of Fish and Game (CDFG)
Staff Report on Burrowing Owl Mitigation (1995) or other then-current protocols as
directed by the Tribe.
b Owls should be excluded from burrows in the Development Envelope and within an
appropriate buffer zone by installing one-way doors in burrow entrances or other
technique as deemed appropriate. The biological monitor must ensure through
appropriate means (e.g , monitoring for owl use, excavating burrows) that the
burrows to be impacted are not being used. The Tribe shall determine whether
creation of artificial burrows is necessary as part of the relocation effort.
c. Occupied burrows shall not be disturbed during the nesting season unless a qualified
biologist verifies through non-invasive methods that either: (a) the birds have not
begun egg laying and incubation; or (b) that juveniles from the occupied burrows are
foraging independently and capable of independent survival
3. Based on the project location within the Tribe's Traditional Use Area, the THPO requests
copies of any cultural resource documentation that might be generated in connection
with these efforts for permanent inclusion in the Aqua Caliente Cultural Register,
4. Experience has shown that there is always a possibility of encountering buried cultural
resources during construction related excavations Given that, the Tribe requests that
an Approved Cultural Resource Monitor(s) be present during any survey and/or any
ground disturbing activities. Should buried cultural deposits be encountered, the Monitor
may request that destructive construction halt and the Monitor shall notify a Qualified
(Secretary of the Interior's Standards and Guidelines) Archaeologist to investigate and, if
necessary, prepare a mitigation plan for submission to the THPO, Please contact our
offices for further information about Approved Cultural Resource Monitors,
AGUA CALIENTC BAND OF CAHUILLA INDIA115
o r, it , rn I, IF NTF r
AGLIA CA0ENTE BAND OF CA9- VILLA INDIAN5
TmE3AL PLANNING E: Dr�VZLOPMLNT
January 10, 2007
HAND DELIVERED AND
VIA FACSIMILE
Mayor Ron Oden and City Council
CITY OF PALM SPRINGS
3200 Tahquitz Canyon Way
Palm Springs, California 92262
RE: Case No. 3.2952, TTM 35019, Privado
Dear Mayor and City Council,
The Tribal Council of the Agua Caliente Band Of Cahuilla Indians reviewed the above
referenced project at its meeting of January 9, 2007, and recommends approval of the project to
the City Council subject to the conditions Of approval recommended by the Indian Planning
Commission (Attachment A).
Please contact me should you have any questions at 760,883.1326.
Very truly yours,
Margaret E. Park, AICP
Director of Planning
AGUA CALIENTE BAND
OF CAHUILLA INDIANS
MP/mg
C. Tribal Council
Gary Stopp, Chief of Staff
Tom Davis, Chief Planning & Development Officer
Craig Ewing, Director of Planning Services, City of Palm Springs
Edward Robertson, Principal Planner, City of Palm Springs
Nicole Criste, Principal, Terra Nova Planning & Research, Inc.
Augusta Burney, Development Manager, California Development Enterprises, Inc.
"Enclosures
Attachment A - Case No. 3.2952, TTM 35019 — Privado: Conditions of Approval
777 [AST TAHQU ITZ CANYON WAY, 5U ITE 301 , PALM SPRINGS, GA 92262
7 760/325/3400 F 7GO/325/69$2 AGUACALIENTQ.ORG
ur+
ATTACHMENT A
Case No. 3,2952, TTM 35019 - Privado
CONDITIONS OF APPROVAL
January 9, 2007
The project is within the boundaries of the Agua Caliente Indian Reservation and as such is
subject to requirements of the Tribal Habitat Conservation Plan (THCP) and the Tribal Historic
Preservation Office (THPO). The project site is within the Burrowing Owl Distribution Area
outlined in the THCP. The Tribe has identified the Burrowing Owl as a sensitive wildlife species
and has made provisions for its protection,
Therefore, this project is subject to the following conditions of approval:
1. Prior to issuance of building permits, the applicant shall pay the $800.00 per acre Valley
Floor Conservation Area fee to the Tribe as required by the THCP.
2. Prior to any ground or habitat disturbance associated with any Covered Project on the
Reservation on a site which provides potential burrowing owl habitat, the Covered
Project Proponent shall cause a pre-construction survey of the site to be conducted for
presence of the species,
a. Surveys and relocation, if applicable, shall be conducted between September 1 and
January 31 in accordance with the California Department of Fish and Game (CDFG)
Staff Report on Burrowing Owl Mitigation (1995) or other then-current protocols as
directed by the Tribe.
b. Owls should be excluded from burrows in the Development Envelope and within an
appropriate buffer zone by installing one-way doors in burrow entrances or other
technique as deemed appropriate. The biological monitor must ensure through
appropriate means (e.g., monitoring for owl use, excavating burrows) that the
burrows to be impacted are not being used. The Tribe shall determine whether
creation of artificial burrows is necessary as part of the relocation effort.
c. Occupied burrows shall not be disturbed during the nesting season unless a qualified
biologist verifies through non-invasive methods that either. (a) the birds have not
begun egg laying and incubation, or (b) that juveniles from the occupied burrows are
foraging independently and capable of independent survival.
3. Based on the project location within the Tribe's Traditional Use Area, the THPO requests
copies of any cultural resource documentation that might be generated in connection
with these efforts for permanent inclusion in the Agua Caliente Cultural Register-
4- Experience has shown that there is always a possibility of encountering buried cultural
resources during construction related excavations. Given that, the Tribe requests that
an Approved Cultural Resource Monitor(s) be present during any survey and/or any
ground disturbing activities. Should buried cultural deposits be encountered, the Monitor
may request that destructive construction halt and the Monitor shall notify a Qualified
(Secretary of the Interior's Standards and Guidelines) Archaeologist to investigate and, if
necessary, prepare a mitigation plan for submission to the THPO. Please contact our
offices for further information about Approved Cultural Resource Monitors.
AQUA CALIENTE BAND OF CAHUILLA IMAM �
AG UACA iL. 7 E NTE , ORG
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
CASE 32952 MAJOR ARCHITECTURAL &
TENTATIVE TRACT MAP 35019
NORTHEAST CORNER OF AMADO ROAD AND AVENIDA CABALLEROS
"PRIVADO"
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold
a public hearing at its meeting of January 17, 2007. 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 PS Del Grano Il, LLC to construct 81
condominiums on a 7.11 acre site located at the northeast corner of Amado Road and Avenida
Caballeros. The site is bordered by Avenida Caballeros on the west, Amado Road on the south,
existing condominium development on the east (Casa Verde), and existing condominiums and
condominiums under construction on the north (The Delano).
ENVIRONMENTAL. DETERMINATION: A Draft Mitigated Negative Declaration was prepared for
this project under the guidelines of the California Environmental Quality Act (CEQA) and will be
reviewed by the City Council at the hearing. Members of the public may view this document at the
Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and
submit written comments at, or prior to, the Planning Commission hearing.
REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents
regarding this project are also available for public review at the City Hall between the hours of 8:00
a.m. and 5:00 p.m. Monday through Friday. Please contact the Office of the City Clerk at (760)
323-8204 if you would like to schedule an appointment to review these documents.
COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public
Hearing and/or in writing before the hearing. Written comments may be made to the City Council
by letter (for mail or hand delivery) to:
James Thompson, City Clerk
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Any challenge of the proposed project in court may be limited to raising only those issues raised at
the public hearing described in this notice, or in written correspondence delivered to the City Clerk
at, or prior, to the public hearing. (Government Code Section 65009[b][2]).
An opportunity will be given at said hearing for all interested persons to be heard. Questions
regarding this case may be directed to Edward O. Robertson, Department of Planning Services at
(760) 323-8246.
Si necesita ayuda con esta carta, porfavor [lame a la Ciudad de Palm Springs y UUade hablar con
Nadine Fieger telefono (760) 323-8245.
/�Imes Thompson, City Clerk
Department of Planning Services +E
Vicinity Map S
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----- --- -
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=400' Radius
nSurrounding Parcels
i I
CITY OF PALM SPRINGS
CASE NO: 3.2952 MAJ, TTM 35019 DESCRIPTION: To consider an application by PS
Del Grano II, LLC to construct 81 condominiums on
APPLICANT: PS Del Grano Il, LLC a 7.11 acre site located at the northeast corner of
Amado Road and Avenida Caballeros, Zone FIR,
Section 14. APN: 508-580-055 thru 508-580-069,
508-580-071, 508-580-074, and 608-580-075.
V, 17 r)
PROOF OF PUBLICATION This is spa cc Ibr County Clerk's FT ling Stamp
(2015.5.C.C.P)
No. 0069 --- _
F"LIC
HEA
Cy
STATE OF CALIFORNIA NCI Y OF PALM spIl NCSNG
County of RIVCYSIdC NOFI 7 NTATIVE Tpger CNITECIFUR,LL
ANDgAVENIUA N OF AM Oaf ROA&
"PIDA GAI ALLERDS D
N In IS HE al Y ry sN that the city C°yncll
1Btyl f Helm g y Call/°r�l�ry
qul zC�°Y Ca 8 cll Imhet np Ipe❑°neuytd6'p0i'nc,l Chamhoi ar Cry mall.3p00
1 am a citizen of the United States and a resident of __ _ Thup on w.ty' Palm Spi,nga. zest Tap°
the County
said;I am
years,and not a[pa party to or over
n the eighteen Con dolmmb ma f gal c arre 7'���°tvonsa?�tunta�y
above-entilled matter. 1 am the principai cleric of a CspalloBilero roa`j'ner'or gmao'o Roe located at the
printer ofthe, or
COMPANY a DESERT T newspaper UN of eneral circa action, (Caatin VeraedeewntumadevvfoRoad oA h d ouCrha
omi
p p general p g , c°ngomal'o))s undorxc gsgt 0 adieon tI'm north
rin[ed and ublished W the cil of Palm 5 rm s en,an th
(roe be
County of Riverside,and which newspaper has been
adjudged a newspaper of general circulation by the . _.
Superior Court nfthc County of Riverside,State of (;_9 °""........=hsi.o
h Ma
California under the date of March 24, 1988.Case
Number 191236;that the notice,of which the
annexed is a printed Copy(set in type not smaller j I
than non pariel,has been published in each regular 'i - •'•.I
and entire issue of said newspaper and not in any I I •ly
supplement thereof on the following dates,to wit:
January AI',2007 IrU^
All in the year 2007 ENVIRONKtENTAL DETtSRrytt•NATIO� r"n
this P,eq Negatlys Declaration N: A ❑
Enwormt updor in,g�itlelmes of reperetl Draft
foregoing rt ( is trueor andcorrecre)under t natty of perjury that the Vluwed 600es,Qua Act fC he htPe Cailll,la
lour; ro-
:of the CItY con arOta)and W
lalanningg Se l,ec m.ly vl°W this tl°Lyyu n.Ill tl am-
set
n, - Y Eng 0 misnlonanyethe
nP at oPalmlgpHn11
gs,3end
noted at Palm Springs,California this--_-8 —day submit omme
hearin9. Prior To the Pon.
af_,---Jenu -- - --- --,2007 rePeprt aan othor PPorrinpFp aoMATION:Thor-ataggry .
the L'ppiry Hall batwa, "Ilahle f°pu611c reegvlerw e}
.. ho0pt1in of TheYClty t 0 hour gh Frida�-rc/P ease m.and
I' - -- - vlawwh°ese like t°achod❑u�l0 an a"501 323.32 q n
•� ' -, oCuments. pPo ntment m re-
�) natu Ye �oMMEo IceOmay yes APp1,ICATION: Respponse
c 8 anq/or In Wntln ado°prbally at the puhllc mmri
enrs ma 9 loWere the hea
i-_, loY lettur(far m,rll or 6 aqa Cal ve tho CI rinccrt-un
M rv. ry Counch
I =;- ••:- `.J` Jame• r
rPhgpt;n�ahltY Clerky
Palm s ringa, CA 13z262 a
o - Any rhallon
-- ,I ma be 4mded to th° Propo3ad protect In court' ,
�^ at floe pdhllc heads Iaag only thoss suns rased
• ` O� In Wrmen c°prro, I d�ntperlaohv red t ih'Go or
1 meet CoderSoction°G5009 bh,c hearing. (Govam-
An 1t21).
n9 estotl Pe'--lon,ty will ho giveunat sad hearm9 for all
`1(, Cale ma bee' d
edaon. De • Y directed o Fdwanda reg.rrtl- -
323-peps P�nmunt of Plannln t S r ice,O• oh.
8 ervlCe�ar (7G0)
5,noceryta ayuda con Ciro Carta, o ryaylne Feger relrl nI (719(•)323uedeahablea Con
760 8245.
Jame Thompson, City Clurk
Published; 7/G/2odr
FRp�M Sp
City of Palm Springs
V 1n
Office of the City Clerk
i200 E.Tahquirz Canyon Way • Palm Springs,Californi¢ 92262
C .�P Tel: (760) i23-8204 • Fu% (760) 122-8.332 • Web! wwrv.a.palm-sPnngs.ca.us
4�/PORN
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 PS
Del Grano II, LLC to construct 81 condominiums on a 7.11 acre site located at
the northeast corner of Amado Road and Avenida Caballeros, was mailed to
each and every person set forth on the attached list on or before the 6th day of
January, 2007, in a sealed envelope, with postage prepaid, and depositing same
in the U.S. Mail at Palm Springs, California.
(356 notices mailed)
I declare under penalty of perjury that the foregoing is true and correct.
Dated at Palm Springs, California, this 8th day of January 2007.
AMES THOMPSON
City Clerk
/kdh
Affidavit PS Del Grano 01 17 07.doc
1-q 1'r4
Post Office Box 2743 • Palm Springs, California 92263-2743
NEIGHBORHOOD COALITION REPS
Public Hearing Notice MS APRIL HILDNER MR TIM HOHMEIER
3.2952,TTM 35019-Privado (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES)
CC meeting 01.17.07 241 EAST MESQUITE AVENUE 1387 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) (SUNRISEJVISTA CHINO AREA)
475 VALMONTE SUR 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
MR BOB DICKINSON MR BILL SCOTT MR SEIMA MOLOI
VISTA LAS PALMAS HOMEOWNERS (OLD LAS PALMAS NEIGHBORHOOD) (DESERT HIGHLAND GATEWAY EST)
755 WEST CRESCENT DRIVE 540 VIA LOLA 359 WEST SUNVIEW AVENUE
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262-2459
MR PETE MORUZZI
MS LAURI AYLAIAN PALM SPRINGS MODERN COMMITTEE
HISTORIC TENNIS CLUB ORG MODCOM AND PO BOX 4738
377 WEST BARISTO ROAD HISTORIC SITE REP I I I PALM SPRINGS CA 92263.4738
PALM SPRINGS CA 92262
CITY OF PALM SPRINGS CASE 3.2952,TTM 35019
PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS
VERIFICATION NOTICE I I I ATTN SECRETARY 506 W.SANTA CATALINA ROAD
PO BOX 2743 PALM SPRINGS, CA 92262
PALM SPRINGS, CA 92263-2743
MS MARGARET PARK
AQUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA
INDIANS I I I 1 1 1 INDIANS
777 E TAHQUITZ CANYON WAY, STE.3
PALM SPRINGS CA 92262
MR RON SHIPKA MS CANDACE CASEY
PS DEL GRANO II, LLC THE ENTERPRISE COMPANY
- - 2121 E.TAHQUITZ CANYON WAY,#1 2121 E.TAHQUITZ CANYON WAY,#1
SPONSORS I I I - PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92262
MR MARVIN ROOS MR ALLEN SANBORN MR CHRIS S. MILLS
MSA CONSULTING, INC. SANBORN A/E WWCOTIMILLS ARCHITECTS
34200 BOB HOPE DRIVE 1227 S. GENE AUTRY TRAIL 490 S. FARREL DRIVE,STE, C-203
RANCHO MIRAGE, CA 92270 PALM SPRINGS, CA 92264 PALM SPRINGS, CA 92262
n Mitt �W^i
a
7
Case No.3.2952
PRIVADO 508-581-063 508-582-088
Daryl L. Cross Daryl L. Cross
RETURNED MAIL W1 350 W.Ash Street, Unit 510 350 W.Ash Street, Unit 510
NEW ADDRESSES San Diego, CA 92101-3424 San Diego, CA 92101-3424
• 508.582-059 508-581-055 508-582-039
Brett Brune Charles W&Patricia Goodson Kimberly S McCloud
1 Hermann Museum Circle Dr.,Apt.2045 4 Via Helena 1775 E. Palm Canyon Dr., Ste, H
Houston,TX 77004 Rcho Sta Marg, CA 92688.4932 Palm Springs, CA 92264
508-550.050 508-550-038
Frank J Chesek Daniel Louie
413 N. Calle rolph 12647 Burbank Road
Palm Springs, CA 92262-5184 Corona, CA 92880
iu
J . cZ 7T-2 CG h, w� /, /7. 07
508-540-006 508-540-011 508-540-01.2
Keri A��ge �� Aevi.n $assinson Denise W Cartwright
511 Calle Rolph 355 N Avenida Caballeros 11, 355 N Avenida Caballeros 12
P m Springs, CA 92262-0712 Palm Springs, CA 92262-6132 Palm Springs, CA 92262-6132
508-540-00 �� 508-540-013 508-540-003
Christo er J & Sheryl Churck Brian J & Joyce Crain James A & Delpha Crane
790 Webster St 205 32748 111Th Pl Se 20 Richelle Ct
Po land, OR 97202 Auburn, WA 98092-4739 Lafayette, CA 94549-4821
502-340-019 508-540-005 508-540-020
Ronald E & Esther Franklin Betty M Free Gladys G Gray
1123 Asbury Ave 2424 Badajoz PI A 355 N Avenida Caballeros 20
Evanston, ILL 60202-1136 Carlsbad, CA 92003-8046 Palm Springs, CA 92262 .0711
508-540- 79 508-540-015 508-540-008
Jill 7.lingsworth �� Robert & Luetl Lipschutz Patricia Love
23 Rosemont St 355 N Avenida Caballeros 15 21911 Southgate
a Jolla, CA 92037-6030 Palm Springs, CA 92262-0713 Mission Viejo, CA 32692-4600
508-540-021 506-540-010 508-540-004
Luria Realty Co Inc Browney & Sharon Mascow Sidney 5 b Josephine Mickelsc
1415 N Sunrise Way 48 550 Beaumont ➢r 1655 Roxanna Rd Nw
Palm Springs, CA 92262-5380 Pawleys Islan, SC 29585-6947 Washington„ DC 20012-1119
508-540-018 508-540-001 508-540-007
Dolores Scott Nick & Marion Sfondouris N & Barbara Shapiro
355 N Avenida Caballeros 18 3531 Laburnum CIt 355 N Avenida Cahalleros 7
Palm Springs, CA 92262-0711 Northbrook, IL 60062-2206 Palm Springs, CA 92262-0712
508-540-016 508-540-014 508-540-017
John A & Mary Steiger Sandra Truex Barbara 0 Wasko
3138 Skyline Dr 1329 Hwy 335N 10-32 355 N Avenida Caballeros 17
Oceanside, CA 92056-3125 Gardnerville, NV 83410 Palm Springs, CA 92262-0713
*** 21 Printed ***
n� 3 . 2952
L s CI.Pr,
`�C V rs S�I�1
508-036-001 508-038-002 508-038-003
Caballeros Alec Caballeros Alejo Caballeros Alejo
72B20 Fred Waring Dr 72880 Fred Waring Dr 72860 Fred Waring Dr
Palm Desert, CA 92260-9373 Palm Desert, CA 52260-9373 Palm Desert, CA 92260-9373
508-038-008 508-038-013 506-038-015
Caballeros Alejo Caballeros Alejo Caballeros Alejo
72680 Fred Waring Dr 72880 Fred Waring Dr 72880 Fred Waring Dr
Palm Desert, CA 92260-9373 Palm Desert, CA 92260-9313 Palm Desert, CA 92260-9373
508-038-009 508-038-014 508-038-005
John Burns Gary B Carlson Michael I3 Collins
951 Alejo Vis 901 Alejo Vis PO Box 1165
Palm Springs, CA 92262-9373 Palm Springs, CA 92262-6169 Beverly Hills, CA 90213-1165
508-038-007 502-038-011 508-038-006
Estelle Foster Ronald F I•Ialleran Linda S Hunter
1712 Via Carisma 5617 W Greentree Dr 962 Alejo Vis
Santa Barbara, CA 93109-2028 Somis, CA 93066-9654 Palm Springs, CA 92262-6169
508-038-012 5C8-038-004 508-038-010
Howard L Rosner Charles Simpson John V Weisner
8100 Laurelmont Dr PO Box 2423 941 Alejo Vis
Los Angeles, CA 90046-1512 Palm Springs, CA 92263-2423 Palm Springs, CA 92262-6169
*^"* 15 Printed ***
" q
RECEIVED
PLANNING SEI? CES
71-w• -55011
_ , f7. r7 Gd huu
506-500-025 508-50D-O58 508-500-027
Kenneth R & Marlene Abel Donna Allen Edward M Aronin
634 Hanley Ave 430 N Greenhouse Way 8140 Calabar Ave
Los Angeles, CA 90049-1925 Palm Springs, CA 92262-6142 Playa Del Rey, CA 90293-7812
508-500-055 508.500-064 508-550-061
Stephanie Austin Conrad & Jenny Baete Harold Barker
12898 Sunrise Dr Ne 1111 E Ale3o Rd 455 N Calle Rolph
Bainbridge 1s, WA 98110-6143 Palm Springs, CA 92262-6126 Palm Springs, CA 92262-0707
508-550-063 508-550-007 508-550-045
John A & Denise Beaulieu Belew-Dafelmair Thomas Bender
1,1013 SE 35Th Loop 454 N Hermosa Dr 38 Oak Mountain Ct
Vancouver, WA 98683-7716 Palm Springs, CA 92262-6178 Sari Rafael, CA 94903-1038
508-550-0�' 508-500-048 508-550-046
Charl zi Berrisford r—M Lawrence Bradford Maxine Brasseur
ZSW A1ki Ave 402 21712 Wesley Dr 24 Seaview Dr _
le, WA 90116-1877 Laguna Beach, CA 92651-6106 Santa Barbara, CA 93108-2250
506-500-052 500-550-052 508-500-034
James R Brokken Ken & Karen Brookings Clifford Campbell
60 E 8Th St 7B 217 Cedar St 109 2227 Market St
New York, NY 10003-6515 Sandpoint, ID 63664 San Francisco, CA 94114-1612
508-500-017 508-550-022 508-500-041
Loren Campbell Daniel Cane Stuart & Regina Chase
3634 7Th Ave 122c 424 N IrC rmosa Dr 1025 Lea Dr
Sari Diego, CA 92103-4329 Palm Springs, CA 92262-6103 San Rafael, CA 94903-3725
508-550- 0 508-550-024 508-550-c28
Fran Chesek 4-F'1 M S Chiles Merlin S Chiles
PO Ox 3084 420 N Hermosa ➢r 432 N Hermosa Dr
lm Springs, CA 92263-2084 Palm Springs, CA 92262-0725 Palm Springs, CA 92262-6158
508-500-008 508-500-024 508-550-009
Linda Clarke Bruce Colton Charles A Conine
IPO Box 1154 1769 Noe St 19 Park PaseO
Sunset Beach, CA 90742-1154 San Francisco, CA 94131-2736 Laguna Niguel, CA 92677-5317
508-550- 8 506-500-037 508-550-023
Thoma J Connolly Gwendolyn A Cooper Glenn E Copeland
, 437 Ca11e Rolph 1154 E Casa Verde way 422 N Hermosa Dr
lm Springs, CA 92262-0706 Palm Springs, CA 92262-6141 Palm Springs, CA 92262-0725
' 508-550-001 508-500-020 308-550-016
'Eduardo & Anita Corral John Covelli Stewart & Christine Cross
480 N Hermosa Dr 453 Hermosa Dr PO Box 1625
Palm Springs, CA 92262-0722 Palm Springs, CA 92262-6976 Palm Springs, CA 92263-1625
508-500-005 508-500-022 508-500-013
Douglas G Dalpe John ➢ Dobson Clark Dugger
4611 Denny Ave 2602 NE Multnomah St 9041 Keith Ave 4
N Hollywood, CA 91602-1807 Portland, OR 97232-2130 W Hollywood, CA 90069-5546
509-500-033 508-350-066 508-500-046
Lary J Falconie Darryl Flss Joan H Flatley
1176 2 Casa Verde Way 100 S Sunrise Way 502 PO Box 6055
Palm Springs, CA 92262-6141 Palm Springs, CA 92262 Oxnard, CA 93037.-6055
508-500-026 508-550-042 508-550-002
Freund Elizabeth Gerber Joseph P Giarrusso
1341 Sierra Alta Way 12990 Wyckland Dr 1616 Maltman Ave
Los Angeles, CA 50069-1733 Clifton, VA 20124-2053 Los Angeles, CA 90026-112e
508-550-044 508-550-006 508-500-040
Alden N & Elvena Godfrey Thomas F Hanley Lee Harlan
467 N Calle ROlpft 1654 NW 195Th St 305 3500 Lakeside Ct 140
Palm Springs, CA 92262-0708 Shoreline, WA 96177-2870 Reno, NV 89509-4863
ZI_I3 ,/ /.4 508-500-0pc�� 508-500-050
Lee H an Harlan Lee C9
a Verde Way 111 E Alejo Rd 190 Concord Rd
gs, CA 92262-6141 m Springs, CA 92262-612e Chelmsford, hLz� 01824-4604
508-500-0 ! M 508-500-062 508-500-078
Harlan ee C0 IY Harlan Lee Co Harlan Lee Company
444 Greenhouse way 211 Central Parkway W 36 4334 Park Vicente
P m Springs, CA 92262-6143 New York, NY 10024 Calabasas, CA 91302-1705
508-550-0 7 508-550-011 508-500-070
Dean assert M Robert D Heacock Hoffs J A & T S
380 Bobwhite Ln 7501 Landau Dr 2811 Wilshire Blvd 700
1li.ng Meado, IL 60008-2518 Minneapolis, MN 55438-2311 Santa Monica, CA 90403-4804
1508-550-OG 508-550-014 506-500-023
Cordeli M I•Iolt M Marvin & Elizabeth Horberg David L Howerton
1747 NE 40Th P1 402 N Hermosa Dr �� , 1378 ➢e Haro St
Re mond, WA 98052-5667 Palm Springs, CA 92262-6145 San Francisco, CA 94107-3239
508-500-029 508-500-03 508-550-
Gary & Kathlene Hubbard Sharon Huff �~✓ WhiL•e de
6519 Via Colinita 117 Casa Verde way 485 Calle Ralph
IRancho Palos CA 90275-6459 P 1m Springs, CA 92262-6141 P m Springs, CA 92262-0709
� 508-500-054 508-5SO-069 508-500-031
Richard A Ihle J R M Development Co Sylvia M Jesuit
446 N Greenhouse Way 68718 Perez Rd 577 Estudillo Ave
Palm Springs, CA 92262-6143 Cathedral Cit, CA 92234-7218 San Leandro, CA 94577-5153
508-550-068 508-550-018 506-550-064
Scott Johnson Jold Partnership Larry Kaiser
483 N Calls ROlph 36 Dorann Ave 708 E 4Th Ave
Palm Springs, CA 92262-0709 Princeton, NJ 08540-3906 Anchorage, AK 99501-2710
508-500-030 500-500-042 508-550-030
Paul A Kaplan Mitchell Karton Peter S Kelleher
1123 Tamarisk Rd 3248 Lakewood Ave S 360 W 22Nd St 7A
Palm Springs, CA 92262-5830 Seattle, WA 98144-7230 New York, NY 1001.1-2630
508-550-004 508-550-025 508-550-031
William L Marjorie Kettler Ernest W & Linda Kissling George J Klauss
623 7Th St 3157 NW Miller Rd 460 N Hermosa Dr
I4untington Be, CA 92648-4612 Portland, OR 97229-8565 Palm Springs, CA 92262-6187
508-500-072 508-550-010 506-550-0 411
Sydney J Kurn Robert E Lachance Craig Scott Lambent
3525 Hidden Pine Ct PO Sox 1771 20 E Camino Parocela E4_0
Santa Rosa, CA 95404-ISI,8 Palm Springs, CA 92263-1.771 lm Springs, CA 92264-8295
508-500-038 508-500-044 508-500- &-M
Harlan Lee Harlan Lee Bar, Lee
2175 S Brentwood Dr 426 E S 1000 401 1 E Casa Verde Way
Palm Springs, CA 92264-5934 Salt Lake City, UT 24102 alm Springs, CA 92262-6141
508-500-051 508-500- 506-500-060
Harlan Lee Harl ee 41,f Harlan Lee
212 W Washington St 909 66 omander Walk 1128 Princeton St 2
Chicago, IL 60606-3426 idgewDDd, NJ 07450-3711 Santa Monica, CA 90403-4763
508-500-0 �� 508-500-0 508-500-
xarla ee Harla ee ./�� Harla ee
A6 Or��nhouse Way PO x 1145 112 E Al
Rd
alm Springs, CA 92262-6143 lm Springs, CA 92263-1145 lm BpYings, CA 92262-6126
500-500-073 508-500-0 508-500-076
(Harlan Lee Harla Lee 4M Harlan Lee
19 Dogwood St' 1 111 E Ale]o Rd 111040 E E1 Alameda
Jersey City, NJ 07305-4841 alm Springs, CA 92262-6126 Palm Springs, CA 92262-5816
1508-500-053 50B-500-069 Soo-550-0
(Harlan L Ruben Lee Harlow Lee Danis Ouie
875 Comstock Ave 18A 200 E 72Nd St 7K 64 ollwood
Los Angeles, CA 90024-7500 New York, NY 10021-4500 ine, CA 92602-1661
508-550-036 508-550-043 508-500-003
'MzChael S llm M Linda Marks Brian A Mcdonald
427 W rmosa Pl 100 S Sunrise Way 731 4242 Stansbury Ave 106
P Springs, CA 92262-4346 Palm Springs, CA 92262-6778 Sherman Oaks, CA 91423-4249
508-500-014 508-500-019 508-550-039
Richard W Melton Mary Merrick Jack V Miller
485 Hermosa Dr 1335 Bates Rd 475 N Cal-Is Rolph
Palm Springs, CA 92262 Oakland, CA 94610-2538 Palm Springs, CA 92262-0709
508-550-037 508-500-021 508-550-026
David & Pamela Mitchell Anny S Moore Brian L Nissen
9209 Applecrest Ct 437 Hermosa Dr 6031 E Hackamore Ln
Cincinnat3., OH 45242-4625 Palm Springs, CA 92262-1537 Anaheim, CA 32807-4870
508-550-041 508-550-054 508-550-060
Donald L Ockander John A Ondzes Gerald S Robinson
PO Box 1864 58 Divisadero St 433 N Calls Rolph
Palm Springs, CA 92263-1864 Sari Francisco, CA 94117-1914 Palm Springs, CA 92252-0706
508-500-045 508-500-001 500-550-033
Ronald & donna Robinson Migdalia Rosado Richard L Rosenberg
4268 E Mercer Way 22244 Kinzie St 26 Antigua Ct
Mercer Island, WA 98040-3824 Chatsworth, CO, 91311-2754 Coronado, CA 92118-3322
508-550-013 508-550-055 506-550-047
Marlowe R Rosin Icevin Sanders Baron n Schmidt
400 N Hermosa Dr 4410 Caminit'o Ocic PO Box 2125
Palm Springs, CA 92262.-6145 San Diego, CA 92108-4220 Toluca Lake, CA 9167.0-0125
500-550-059 508-550-056 506-550-040
Seymour David E Shaul Mark E Smigelski
1770 W Balboa Blvd 9A Curtis (2408A) Ave 1676 N California Blvd 200
Newport Beach, CA 92663-4531 Redondo Beach, CA 90278-2104 Walnut Creek, CA 94596-7462
508-550-029 508-550-053 508-550-021
James H Snyder Alan Sofferman Laurence & Robert Starkman
1466 N Hermosa Dr 3043 Mountain View Pr 11766 Wilshire Blvd 9Th
Palm Springs, CA 92262-0722 Laguna Beach, CA 92651-2022 Los Angeles, CA 30025-6538
506-500-039 508-550-003 508-500-016
Arncld Stevens Katsumi Sugiyama , Sweet Family
13500 Lakeside Ct 140 1484 N Hermosa Dr 9014 Burton Way
Reno, NV 89509-4865 IPalm Springs, CA 92262-0722 Beverly Hills, CA 90211-16l@
�508-500-006 508-500-028 508-550-020
Carmen A Tostado Kelvin Trahan Robert Trotman
54556 Primavera Dr 423 N Hermosa Dr 1060 SW King Ave
(Yucca Valley, CA 92284-2386 Palm Spri3lgs, CA 92262-6100 Portland, OR 97205-1114
�508-500-007 508-500-009 *** 119 Printed **+
Pamela Turnbull Jeffrey W Wodicka
1167 E Alejo Rd 11 Summerfield Ln
Palm Springs, CA 92262-6126 Saratoga Spri, NY 12666-5496
A , a 7 + c&m K et�W C5
508-071-053 508-071-059 508-071-019
Sid S Melinda Adelman Michael A & Carol Balasa James R & Margaret Bald
4068 Weslin Ave 1310 E Andreas Rd 100 S Sunrise Way 321
Sherman Oaks, CA 91423-4629 Palm Springs, CA 92262-6,147 Palm Springs, CA 92262-6737
508-071-070 508-071-084 508-071-056
Louis & Betty Balkin S K Barnacastle Jahn E Belcourt
1366 E Andreas Rd 1456 E Andreas Rd PO Box 4154
Palm Springs, CA 92262-6445 Palm Springs, CA 92262-6462 Palm Springs, CA 92263-4154
508-071-025 508-071-007 506-071-081
Soren J Bertram Richard P Bigelow Joel Bonner
1341 E Amado Rd 910 Danner Way 101 1452 E Andreas Rd
Palm Springs, CA 92262-6477 Salt Lake Cit, UT 84106-2103 Palm Springs, CA 92262-6462
508-071-063 509-071-079 508-071-002
Thomas A Brady James G Brandt Kurt v Brawn
1530 Garden St 3137 Lake Hollywood Dr 282 N Hermosa Dr
Anchorage, AK 99508-2941 Los Angeles, CA 90068-1541 Palm Springs, CA 92262-6480
508-071-024 508-071-037 508-071-046
Patrick D & Margaret Burke Freeman Cardozo John Condon
1331 E Amado Rd 1471 E Amado Rd 1240 E Andreas Rd
Palm Springs, CA 92262-6477 Palm Springs, CA 92262-6478 Palm Springs, CA 92262-6449
508-071-020 508-071-009 508-071-044
Peter F Donnelly David P Dunlap William Dunn
1323 E Amado Rd 12070 NE 68Th St 1244 E Andreas Rd
Palm Springs, CA 92262-6477 Bondurant, 7A 50035-1123 Palm Springs, CA 92262-6449
508-071-085 508-071-034 505-07Z- 27
Joan & An Fernandez Lawrence N & Kathleen Fisher Elm, oltz
137 Janes St 1463 E Amado Rd 10 N Sunrise Way A457
Mill Valley, CA 94941-3341 Palm Springs, CA 92262-6478 alnI Springs, CA 92262-1151
500-071-005 508-071-010 508-071-035
Paul E Galbraith Paul E Galbraith Daniel R Gibby
260 N Hermosa Dr 'i � 260 N Hermosa Dr, li '� 40 ➢e Burgh Dr
Palm Springs, CA 92262-6480 , Palm Springs, CA 92262-2188 ' San Anselmo, CA 94960-1123
508-071-049 506-071-043 508-071-071
iJoe A & Rosalie Gioia John J Gomez H Goodman
12940 Estara Ave PO Box 118 1380 E Andreas Rd
, Los Angeles, CA 90065-2230 Palm Springs, CA 92263-0118 Palm Springs, CA 92262-6445
508-071-029 508-071-065 506-071-033
Richard A Goodwyn Haas Minnette Haber
1451 E Amado Rd 5245 White Oak Ave 10 400 N Roxbury Dr 600
Palm Springs, CA 92262-6478 Encino, CA 31316-2455 Beverly Hills, CA 90210-5021
508-071-021 508-071-072 508-071-023
John B Hancock Dean M Harper James R & Mary Helmbaugh
717 Carlson Ave 1382 E Andreas Rd 1329 E Amado Rd
Oakland, CA 94610 Palm Springs, CA 92262-6445 Palm Springs, CA 92262-6477
508-071-018 502-071-040 508-071-080
Bernard & Claudia Hellmann Andrew H Herman Gabriel M Herpin
PO Box 1504 7443 Stockton Ave 3405 Northwood Sr
Palm Springs, CA 92263-1504 E1 Cerrito, CA 94530-3031 Houston, TX 77009-6636
508-071-064 508-071-030 508-071-017
Richard A Hilgenberg Fred Hunt William D Hutchins
1344 E Andreas Rd PO BOX 273 1315 E Amado Rd
Palm Springs, CA 92262-6445 Palm Springs, CA 92263-0273 Palm Springs, CA 92262-6477
508-071-045 508-071-013 500-071-026
John M Jacobsen Magdalene Jakobs Sharon A Johnson
1242 E Andreas Rd 1279 E Amado Rd 3511 Val Verde Ave _
Palm Springs, CA 92262-6449 Palm Springs, CA 92262-6475 Long Beach, CA 90808-3151
508-071-039 508-071-056 506-071-052
John & Gay Joyner Edward 2 Kent Melanie Lane
PO Box 1057 PO Box 8272 202 N Hermosa Dr
Big Bear Lake, CA 52315-1057 Palm Springs, CA 92263-6272 Palm Springs, CA 92262-6455
508h-071- 7 � � 508-071-03 506-071-022
Mice Lassak Michael Oma
!�',.I n f-"rl Earl A & Carolyn Madsen
13 E Andreas Rd 420 24Th St 11A 1327 B Amado Rd
aim Springs, CA 92262-6445 York, NY 10011 .1327 Palm Springs, CA 92262-6477
508-071-036 508-071-055 506-071-D68
Curtis J Merritt Kevin ➢ Monahan Sylvia Moses
151E S Fern Ave 1250 E Andreas Rd 1362 E Andreas Rd
Ontario, CA 917e2-5718 Palm Springs, CA 92262-6449 Palm Springs, CA 92262-6445
500-071-D 508-071-057 508-071-041
Pamela Nervino (A Ralph H & Gayle Padgett Palm Regency Homeowners Assoc
H 262 ermosa Dr it Cmr 420 Box 1577 110 W C St 1711
P m Springs, CA 92262-6460 Apo, AE 09063-1577 San Diego, CA 92101-3911
1508-071-062 508-071-008 508-071-054
Carl Reller Harold W Riley Michael P Ryan
1316 E Andreas Rd 266 N Hermosa Dr 206 N Hermosa Dr
' Palm Springs, CA 92262-6445 Palm Springs, CA 92262-6490 Palm Springs, CA��//922262-6455
508-071-003 508-071-073 508-071- X-M
Maryann Samuelson Fred D Schwartz Secur' Pacific Natl Sank
1476 E Andreas Rd 1384 E Andreas Rd 333 Hope St H26
Palm Springs, CA 92262-6462 Palm Springs, CA 92262-6445 s Angeles, CA 90071-1406
508-071-062 �M 508-071-016 508-071-001
Francis Serio Frank Stone H H Streuli
Y55 S 9Th Ave 68132 Valley Vista Dr, 280 N Hermosa ➢r
Por and, OR 97214-2002 Cathedral CiC, CA 92234-2350 Palm Springs, CA 92262-6480
508-071-012 508-071-060 508-071-043
Suzanne D Sutton Lee 5 Tracy Charles K Tucker
1277 E Amado Rd 4115 W Osage Way 1626 Award ➢r
Palm Springs, CA 92262-6475 Spokane, WA 99208-491,1 Manchester, MO 63021-7132
508-071-091 508-071-003 508-071-015
Charles J Watts Arthur W Wilhelm Richard P Wilton
1314 E Andreas Rd 284 N Hermosa Dr PO Sox 433
Palm Springs, CA 92262-6445 Palm Springs, CA 92262-6480 Mount Joy, PA 17552-0433
500-071-069 508-071-079 *** 71 Printed ***
James R Young ❑onald E & D Zimmerman
1364 E Andreas Rd 1456 E Andreas Rd _
Palm Springs, CA 92262-6445 Palm Springs, CA 92262-6462
k7 RECEIVED
508-582-049 508-522-02 �,1A JUL 2 b 2006 506-582-024
Darrell A & Marie Adamson Lynn H ing PLANNING SERVICES JohJohns outherth Ash
C ohs Ct
28650 Vista Madera 1100 Amado Rd 13C2
Rancho Palos , CA 90275-0874 Pa Springs, CA 92262-0019 Roseville, CA 95747-9059
508-901-015 508-581-016 508-582-068
Flavio F Bisignano Tiana Bisignano William B & Arlene Blanchard
1978 W Carson St 224 Avenue A 1330 Running Creek, Ln
Torrance, CA 90501-3218 Redondo Beach, CA 90277-4703 Upland, CA 91784-7913
508-502-070 508-582-066 508-582-079
William B & Arlene Blanchard William B & Arlene Blanchard Carolyn Blanthorn
1330 Running Creek hn 1330 Running Creek X,n 1150 E Amado Rd 19D2
Upland, CA 91784-7913 Upland, CA 91764-7913 Palm Springs, CA 92262-0031
508-581-046 508-581-058 508-581-044
Bernadine H Bogdanovs Rodney Bolton Joyce Brandel
353 N Hermosa ➢r 6A1 636 Etta St 22351 Platino
Palm Springs, CA 92262-0715 Los Angeles, CA 90065-2555 Mission Viejo, CA 92691-1544
508-581-019 508-582-040 508-582-0
Francine F Brooks Giselle Brown Brett une
351 N Hermosa Dr 19 1100 E Amado Rd 15A2 950 Ki ng5 Rd 164
Palm Springs, CA 92262-07C4 Palm Springs, CA 92262-0027 W ollywood, CA 90069-6222
508-582-028 508-581-034 508-582-0BC
Kimberly Burke Jerry Burns Graham & Jenna Sutler
1100 E Amado Rd 14A1 1201 Starlit Dr 9763 Debiois Ave
Palm Springs, CA 92262-CO15 Laguna Beach, CA 92651-3035 Fountain Vall, CA 92708-1028
508-581-066 508-562-054 508-581-074
Ramon Campos Ronald & Pauline Carrillo David Chi
1245 Appleton Way 19291 Riviera Dr 2639 E1 Oeste Dr
Venice, CA 90291-2914 Walnut, CA 51789-4209 Hermosa Beach, CA 90254-2234
508-581-057 508-581-CG �(� 508-581-017
Robert F Cleveland Nina J ifford Charles A & Audrey Conner
1.325 Buchanan St Nw 2444 Calle Palo Fierro 1858 E Palm ➢r
Washington, DC 20011-4336 P Springs, CA 92264-9412 Covina, CA 91724-3127
508-581-059 50B-581-065 508-581- 3 1 �
( Robert L Crofts Danny & Roberta Cronquiot. ➢dry CroSS
'125 Cambridge Ct 1524 E1 Prado Ave 31 Dale St
Highland, NY 12528-1300 Lemon Grove, CA 91945-4313 n Diego, CA 921044-4509
508-582- 8 M 508-581-054 508-582-03 r�
Daryl Cross Edward B Cruz Patient Elfving
314 Dale St 3651 Alabama St 1100 Amado Rd 15C1
S Di.ego, CA 92104-4509 San Diego, CA 92104-4005 P Springs, CA 92262-0032
508-581-033 508-582-Oy' j4 508-5122-Oz
Theresa Ellis Sim En ish Vincen Ferretti M
382 Coronado Ave 207 7 alomar Airport 210 1100 Amado Rd 14a1
Long Beach, CA 90804-1212 rlsbad, CA 92009-1042 P m Spr7.ngs, CA 92262-0024
508-581-023 508-582-053 508-581-C73
Mariella Fico Laura L Fisher Andrew W & Jean Fox
351 N Hermosa Dr 3C2 3404 Monroe Ave 250 Summit Dr
Palm Springs, CA 92262-0723 Brookfield, IL 6C513-1971 Santa Cruz, CA 95060-9667
508-581-024 508-582-C83 508-582-047
Michael A & Kathleen Franze R Freeman Gerber
21225 Simay Ln 4725 Columbia Rd 5860 Spinnaker Bay Dr
Newhall, CA 91321-1913 Ellicott City, MD 21042- 3618 Long Beach, CA 90803-6818
508-582-043 508-582-084 508-581- 5 L✓ H
Robert W Gervais Pedro J Gonzales Char W & Patricia Goodson
257 Bluegrass Dr 125 Howe Cir 17 Vxa Lampara _
Martinez, CA 94553-3391 Italy, TX 76651-3507 cho Sta Marg, CA 92688-2956
508-582-008 508-581-013 508-581-035
Jennifer Hagerman Kathie Harris Sam Harris
128 38Th St 351 N Hermosa Dr 13 351 N Hermosa Dr 35
Manhattan Bea, CA 90266-3102 Palm Springs, CA 92262-0704 Palm Springs, CA 92262-0705
508-581-001 508^581-016 508-582-037
Steven & Debra Hatzias Tamara A Hawkins Larry ➢ & Deborah Hayes
329 Avenue G 1014 Cypress Dr 6630 Kern P1
Redondo Beach, CA 90277-5152 Sari Jacinto, CA 92583-2361 Alta Loma, CA 91701-4403
508-582-062 508-582-014 508-582-036
Murray & Margery Henry Mario Hernandez Mario Hernandez
1150 E Amado Rd 17B2 2215 S Madrona Dr 2215 S Madrona Dr
Palm Springs, CA 92262-0030 Palm Springs, CA 92264-9510 Palm Springs, CA 92264-9510
$08-582-058 508-582-067 508-582-075
Denise Highiet David R & Nanci Hill Roland P Hill
2001 Sacramento St 2 PO Box 1338 208 Franklin Ave
Sari Francisco, CA 94109-3342 Bremerton, WA 98337-0514 Redlands, CA 92373-6884
508-562-002 $08-561-032 508-581-0
Peter Husk Howard Johns Donal Johnson
1100 E Amado Rd 11➢1 PO Box 4941 35 Hermosa Dr 36
Palm Springs, CA 92262-0025 Palm Springs, CA 92263-4941 lm Springs, CA 92262-0705
508-581-038 508-581-043 508-582-051
Paul Kaplan John Kasner Anthony E Klatt
2045 E Tahquitz Canyon Way 253 Fairview St 301 Camino Sur
Palm Springs, CA 92262-7003 Laguna Beach, CA 92651-1433 Palm Springs, CA 92262-4304
soa-5ez-ass sa6-sez-o36 soe-551-069
Anthony E K1att Helen M Knaus Vanessa J Koloen
307 Camino Sur 205 W 1247h St 30466 Winter Dr
Palm Springs, CA 92262-4304 Kansas City, MO 64145-1183 Cathedral Cit, CA 92234-0827
508-562-016 508-582-061 508-582-027
Frederick L Korman .Tames & Dennis Krause Linda B Lane
3423 NW Vaughn St 1131 Alta Loma Rd 514 999 Arlene Dr E
Portland, OR 97210-1246 W Hollywood, CA 90069-2449 Palm Springs, CA 92264-8022
508-581-037 508-582-046 508-582-081
Jeffrey C Lawrence Jeffrey Lewis Jeffrey Lewis
3671 Herbert St 101 S Park St 3 181 S Park St 3
Ban Diego, CA 92103-4545 San FraTicisCO, CA 94107-3801 San Francisco, CA 34107-3801
508-582-063 502-581-050 50s-582-006
Merrill Ling Daniel V Louis Mandelbaum
1209 34Th St PO Box 2308 6600 Hesperia Ave
Bellingham, WA 98229-3255 Palm Springs, CA 92263-2308 Reseda, CA 91335-5630
508-581-007 508-581- 0 508-582-077
Garabet & Deborah Mardirosiar M&Url Martinez I Loretta Mc Donald
3268 Yardley P1 35 N Hermosa Dr 40 7832 W Manchester Ave 6
Simi Valley, CA 93063-1046 alm Springs, CA 92262-0720 Playa Del Rey, CA 90293-8430
508-582- I� 508-582-060 508-581-053
Kimbar S Mccloud I Yon K Mccullough Sohn A & Norma Mccutchan
PO X 5112 4 La Posada 353 N Hermosa Dr 7C1
P m Springs, CA 92263-5112 Rancho Mirage, CA 92270-5206 Palm Springs, CA 92262-0718
508-582-063 508-582-005 508-581-041
Mona M Mcleod Fred Meier Angeles Morr
5832 W Athens Ave 2149 W Touhy Ave 425 Vereda Norte
Fresno, CA 93722-2210 Chicago, IL 60645-3505 Palm Springs, CA 92262-4233
508-581-042 508-581-075 508-582-041
Angeles Morr Angeles Morr Angeles Morr
425 Vereda Norte PO Box 20182 PO Box 20182
Palm Springs, CA 92262-4233 Jackson, WY 83001 Jackson, WY 83001
� 508-582-090 506-501-026 508-502-050
Angeles Mors Thomas A Nelms O & M Llc
PO Box 20182 26 Loma Ave 5 1 Macarthur P1 300
Jackson, WY 83001 Lang Beach, CA 90803-2676 Santa Fula, CA 52707-5942
508-581-002 508-582-018 506-5a1- 48
Richard J Olinn Rose Palmieri Mari Parrild A=
1022 E Sierra Way 300 Winston Dr PO ox 5624
Palm Springs, CA 92264-9208 Clitfside Par, NJ 07010-3236 alm Springs, CA 92263-5624
C7J
508-581-052 508-582 , 022 508-581-049
Dennis Patton Patrick Perez Donald F Perfetti
353 N Hermosa ➢r 7D1 12074 Laurel Terrace Or 73466 Broken Arrow Trl
Palm Springs, CA 92262-0718 Studio City, CA 91504-3618 Palm Desert, CA 92260-6663
508-582-031 508-582-048 508-582-087
Sue F Perkins Emily C Pernsteiner Katherine E Peters
595 Stonebury Dr 2233 2Nd Ave W 1150 E Amado Rd 20D2
Alpharetta, GA 30005-8792 Seattle, WA 98119-2624 Palm Springs, CA 92262-0036
508-582-015 508-582-012 508-581-056
Kathleen Petryshyn Denise Pines Jo Prestlninzi
PO Box 180135 5135 W 58Th P1 26160 Wyndemere Ct
Coronado, CA 92178-0135 Los Angeles, CA 90056-1601 Escondido, CA 92026-8500
508-582-076 508-582-007 508-582-042
Michael J & Chawn Prieto Dennis D & Betty Redden Joel A Richardson
2170 Tamarisk Rd 14 California Ave 5235 Veronica St _
Palm Springs, CA 92262 .595E Charleston, WV 25311-2201 Las Angeles, CA 90008-1134
508-581-022 508-581-029 508-582-010
Robert & Glorian Roloff Franklin & Lorraine Rotella C Rowland
868 S Meadowlark Ln 7053 N Monte Ave 1100 E Amado Rd 12D1
Othello, WA 99344-9530 Fresno, CA 93711-0327 Palm Springs, CA 92262-0025
508-581-061 508-581-027 508-582-004
Louise E Ruben Edward & Harriet Rubenstein Larry G Sailor
353 N Hermosa Dr 9C1 8775 Costa Verde Blvd 908 6230 Driver Rd
Palm Springs, CA 92262-0716 San Diego, CA 92122-5345 Palm Springs, CA 92264-6335
508-581-014 506-582-052 SOB-581-045
Beverly Sanchez Brian D Sanders Randy & Karen Schienl.e
2129 E Thackery St 1150 E Amado Rd 16C1 PO Box 7422
West Covina, CA 91791-3242 Palm Springs, CA 92262-0034 Mammoth Lakes, CA 93546-7422
508-581-030 508-582-009 508-582-017
Donald N & Tahara Schmelz George W & Darlene Scott Julia Sebestyen
PO Box 610 1648 Archer Rd PO Box 939
Chino Hills, CA 91709-0021 San Marcos, CA 92076-1005 Palm Springs, CA 92263-0939
508-582-021 508-582-044 508-582-057
Julia Sebestyen Vernon & Juanita Sellers Jacqueline M Simmons
1100 E Amado Rd 13B2 27701 Via Rodrigo 2800 Island Blvd 202
Palm Springs, CA 92262-0026 Mission Viejo, CA 92692-2023 Miami, FL 33160-4936
509-582-019 508-582-085 508-582-001
George G & Patricia Spear Alfred & Susan Stevens Karl A Stoerker
2607 NW 173Rd Cir 355 Campbell Ave 610 Bohllg Rd
Ridgefield, WA 96642 Redlands, CA 92373-6800 Glendale, CA 91207-1402
508-561-005 508-581-011 508-581-070
Linda Strotz Bonnie L Swartz George H & Carole Sweetnam
1208 Nancy Ct 4557 Hancock Cir 32011 Via Seron
Upland, CA 91786-2505 Oceanside, CA 92056-2618 Temecula, CA 92592-1023
508-582-074 508-582-056 508-582-011
Ruth B Tamen Tarmann Irena E Tatkiewicz
1150 E Amado Rd 19131 5121 Adele Ave 1100 E Amado Rd 12C1
Palm Springs, CA 92262-0031 Whittier, CA 90601-2028 Palm Springs, CA 92262-0026
508-582-078 508-582-072 508-582-030
James M & Lynda Thomas Phyllis Titello Henrik Tolstrup
5421 Pearl St 50 Mallerea 1100 E Amado Rd 14D2
Alta Loma, CA 91701-1215 Laguna Niguel, CA 92677 Palm Springs, CA 92262-0027
508-582-003 508-582-082 508-581-060
Phong T Tran Jose & Sharome Velez Kent Vonhertsenberg
6720 Nevada Ave PO Box 1855 2622 N Girasol Ave _
Woodland Hill, CA 91303-2453 West Covina, CA 91793-1855 Palm Springs, CA 92262-1818
508-582-038 508-582-073 506-521-068
Kent Vonhertsenberg George A Vonholtz Karen T Walters
2622 N Girasol Ave 746 Val St 553 N Hermosa Dr IOD1
Palm Springs, CA 92262-1618 Arcadia, CA 91007-8163 Palm Springs, CA 92262-0719
5oe-581-009 508-581-051 508-582-065
Loretta A Walters Loretta A Walters Douglas Ward
14414 Crystal Tree Pr 1442,4 Crystal Tree ➢r 28742 Drakes Bay
Orland Park, IL 60462-7456 Orland Park, IL 60462-7456 Laguna Niguel, CA 92677 -1657
308-582-045 108-582- 9 4 508-582-066
Charlotte J Watt Marga � A Weisberg Sohn H Whitson
1150 E Amado Rd 8A1 11 E Amado Rd 14B2 3715 River Rd
Palm Springs, CA 92262-0029 aim Springs, CA 92262-0019 Eugene, OR 97404-1226
508-581-025 508-581-039 508-582-013
Fred & Ellen Widran Patricia L Wilkinson Wirsing
Dickens (15128-1) St 351 N Hermosa Dr 39 PO Box 2849
Sherman oaks, CA 91403-3355 Palm Springs, CA 92262-0717 Palm Springs, CA 92263-2849
* * 144 Printed ***