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HomeMy WebLinkAbout3/7/2007 - STAFF REPORTS - 1.B. FpALM Sp aU v S z*f ��R/oRARfe' C4 1PZOBH,Pr CITY COUNCIL STAFF REPORT z m DATE: March 7, 2007 PUBLIC HEARING O SUBJECT: PRIME URBAN, BRIAN LUCAS - CASE NO. 5.1113-GENERAL PLAN AMENDMENT TO VACATE A PAPER STREET, PLANNED DEVELOPMENT DISTRICT 329 AND TENTATIVE TRACT MAP 34829 FOR THE DEVELOPMENT OF 174 CONDOMINIUM UNITS AND 0 APPROXIMATELY 32,274 SQUARE FEET OF COMMERCIAL / RETAIL m SPACE ON 15.12 ACRES, LOCATED ON THE SOUTH SIDE OF RACQUET CLUB DRIVE BETWEEN NORTH PALM CANYON DRIVE C AND NORTH INDIAN CANYON DRIVE. m FROM: David H. Ready, City Manager r 0 BY: Department of Planning Services IV Z SUMMARY m The City Council will consider a proposed mixed-use development consisting of 174 z condominium units and approximately 32,274 square feet of commercial space on an approximately 15.12-acre parcel located along the south side of Racquet Club Drive between North Palm Canyon Drive and North Indian Canyon. The project includes a Planned Development District to establish new design standards and guidelines, a Tentative Tract Map for a condominium map and a General Plan Amendment application to formally vacate Zanjero Road from the map. A Mitigated Negative p Declaration has been prepared for the proposed project. CA RECOMMENDATION; 1. Open the public hearing and receive public testimony. 2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A 0 MITIGATED NEGATIVE DECLARATION (MND), AND APPROVING CASE NUMBER 5.1113-GPA, PLANNED DEVELOPMENT DISTRICT 329, AND TENTATIVE TRACT MAP 34829 FOR A PROPOSAL TO DEVELOP 174 CONDOMINIUM UNITS COMPLEX WITH APPROXIMATELY 32,274 SQUARE FEET OF COMMERCIAL USE ON 15.12 ACRES LOCATED ALONG THE SOUTH SIDE OF RACQUET ITEM NO. 4 City Council Staff Report March 7,2007 5.1113-PD-329.17M 32589 CLUB DRIVE BETWEEN NORTH PALM CANYON DRIVE AND NORTH INDIAN CANYON DRIVE. r 3. Adopt Resolution No. _ "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA ADOPTING THE MITIGATED NEGATIVE DECLARATION, AND APPROVING CASE Z NUMBER CASE NUMBER 5.1113 GENERAL PLAN AMENDMENT TO Z REMOVE A PAPER STREET, ZANJERO ROAD FROM THE CITY'S GENERAL PLAN CIRCULATION ELEMENT" M PRIOR ACTIONS: 0 On October 9, 2006, the Architectural Advisory Committee (AAC) reviewed the project for the third time. With a vote of 7-1-0, the AAC recommended approval of the project to the Planning Commission. The AAC also recommended that as part of the Final Planned Development District submittal, that the applicant bring back more detailed m plans for the Committee's review. C On January 10, 2007, the project was reviewed by the Planning Commission which M approved the Planned Development District (PDD-329) and recommend approval of the General Plan Amendment and Tentative Tract Map 34829 to the City Council by a vote r of 7-0. The Planning Commission amended six conditions of approval; the applicant Q agreed to the new conditions (See attached Exhibit A), STAFF ANALYSIS: The proposed project includes the construction of up to 174 residential units which will M consist of 78 zero lot line town homes, 71 multi-family units, 25 live-work units and Z approximately 32,274 square feet of commercial space on approximately 15.12-acre site. The location is bounded on the north by Racquet Club Drive, on the west by North Palm Canyon Drive, on the east by North Indian Canyon Drive, and on the south by existing commercial development and some residential uses. The project is proposing zero lot line town homes on the eastern half of the project site, O more specifically the southwest corner of Racquet Club Road and North Indian Canyon — Drive. The 78-unit zero lot line town homes will consist of two-story buildings, two- co bedrooms each and 24 feet maximum height. The lot area ranges between 2,400 to 3,018 square feet. The proposed multi-family units (apartments) will be located along the- south side of _ Racquet Club Road above the subterranean parking structure. The 71-unit apartment complex will consist of two and three story buildings, two-bedroom units, 1,150 square feet and a maximum height of 30 feet. w { City Council Staff Report March 7,2007 5.1113-PD-329.1TM 32589 The live-work units are proposed to be located at the southwest corner of the site. These units will have office/gallery space on the ground floor, and a residential unit above. These units front out onto the multi-use open space area called the Bosque r which is laid out for parking but will also serve as space for outdoor activities such as a festivals and art galleries. Z The approximately 32,274 square feet of commercial spaces will be located on the Z western portion of the site and will consist of two, two-story free-standing buildings. The required parking spaces for the commercial use are located around the two structures m for ease of circulation. ❑ The proposed project includes a few standards which vary from the development standards of the R-2 Zone. As a result, a Planned Development District approved under Section 94.02.00.E is required. The old planned development district for the site (PDD 113) will be abandoned and will no longer be in effect. The Table below describes the ❑ development standards applicable to the designation, and the standards which the rn proposed project will implement. C Comparison of Existinq Zoning, and Proposed PD-329 Standards m Type of Standard Current Proposed PD-329 r GP Density PD113A, M15 15 units/acre 174 units residential units ZO Density 3,000sf for each dwelling unit, 174 units / 14.38 acres footage over 3,OOOsf qualifies 12.1 dwellings units per .D for additional unit. acre Coverage 30% of total lot area 46% Height: m Residential 24 feet, 2-story 30 feet Commercial 30 feet 30 feet Z Common Open Space 50% 53.9% Live-Work Units: Building Height 24 feet/30 feet 30 feet Live-Work Carport 10 feet 6 feet Setback ❑ Bosque: Parking Curbs around planters. No curbs around planters —" Perimeter Setbacks: fR Indian Canyon Drive and 30' 25' West Racquet Club Road 30' 25' As shown in the Table, the Planned Development District is required .in this case to address variations in setback, building heights and parking curbs only. This Planned Development is not proposed in lieu of a zone change, as all proposed uses are permitted in the underlying PD113 and R-2 zone. R - City Council Staff Report March 7,2007 5 1113-PQ-329.TM$2589 Detailed analyses of the proposed Planned Development District are provided in the 013 attached Planning Commission Staff Report dated September 27, 2006. Findings in support of approving the proposed project are included in the attached draft resolution r of approval. The proposed Tentative Tract Map is consistent with the proposed project, a and will create a single lot on which all units will be located, typical of a condominium map. Z General Plan Amendment: Z m The request for a General Plan Amendment is to remove a paper street, Zanjero Road (from Racquet Club Road to Via Olivera), from the City's General Plan Circulation Plan. This amendment was reviewed as part of the traffic study for the development and no significant impacts were identified as a result of the change to the street system. Public Benefit m As a Planned Development, the project may be subject to the provision of a "public C benefit", as recognized by the Palm Springs General Plan.' The applicants have asserted that the project itself will constitute a public benefit by revitalizing an area that m has been blighted for the past four years. Furthermore, the project is proposing common r open space areas such as the multi-purpose Bosque, public Arts Tower and the pedestrian walkways that will be available for use by the public. 0 'L7 FISCAL IMPACT: IFinance Director Review: No fiscal impact. m Z C ing, AIC Tfiiomas Wilson, sistant City Manager Dire r of Planning ervices � O David H. Ready, Ci a, ageP` "Traditionally, planned development districts have been used to provide flexibility and enable developers . n to increase buildable area and height, and alter other standard development regulations, above that permitted by zoning, conditioned on analyses and mitigation of impacts and contribution of specific "benefits" to the City (e.g. additional parking, community open space and meeting rooms, funds for community beautification, housing day care facilities and other similar amenities). All Planned Development Districts shall be consistent with the General Plan. (Palm Springs General Plan, Page 1-81) ! (Orr)S City Council Staff Report March 7,2007 5.1113-PD-329.1YM 32589 Attachments: f•" 1. Vicinity Map A 2. Draft Resolutions z I Draft Conditions of Approval Z 4. Planning Commission Staff report January 10, 2007 5. Planning Commission Minutes dated January 10, 2007 (Excerpts) M 6. Copy of Site Plans 0 7. Mitigated Negative Declaration v m C m r O M z v . n Department of Planning Services WE Vicinity Map S I i 11 I M U9RILL0 RO - - �R U no o� Ir,;' C"ilF7 iVM r ti.._.. ,I�I - i li I Il � lli bGl - 4 LL , . i1.Li_1J . Rc�uET CLue Ro I - -- - ---- C, y I i X CKEL LE RO Q I Ili _I , WFO JI E 1 I I Legend — i' l Project Site ... I ' NA ESCOELe 400'Radius I -� Surrounding Parcels r I I CITY OF PALM SPRINGS CASE NO: 5,1113 PD 329 DESCRIPTION: To consider an application for a TTM 34829 proposed Planned Development District 329 and Tentative Tract Map 34829. The Planned APPLICANT: Del Mar Properties I, Development would allow the construction of 78 Zero- LLC Lot Line, two-story townhomes, 25 three-story Live- Work row homes, 71 two-bedroom apartments, a recreation building and 30,234 square feet of, commercial space on 15.12 acres located on the southeast comer of North Palm Canyon -Drive and Racquet Club Drive, Zone R2. Iti�rfi1rT'e RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (MND), AND APPROVING CASE NUMBER 5.1113- GPA, PLANNED DEVELOPMENT DISTRICT 329, AND TENTATIVE TRACT MAP 34829 FOR A PROPOSAL TO DEVELOP 174 CONDOMINIUM UNITS COMPLEX WITH APPROXIMATELY 32,274 SQUARE FEET OF COMMERCIAL USE ON 15.12 ACRES LOCATED ALONG THE SOUTH SIDE OF RACQUET CLUB DRIVE BETWEEN NORTH PALM CANYON DRIVE AND NORTH INDIAN CANYON DRIVE, ZONE PD 113 AND R-2, SECTION 3. WHEREAS, Prime Urban, (the "Applicant") has filed an application with the City pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, for the establishment and development of Planned Development District 329 under the provisions of Section 94.02.00(B) 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. 34829; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case Number 5.1113, consisting of Planned Development District 329, and Tentative Tract Map 34829, in accordance with applicable law; and WHEREAS, on January 10, 2007, a public hearing on the application was held by the City Council in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning Commission has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Case Number 5.1113, consisting of General Plan Amendment, Planned Development District 329 and Tentative Tract Map 34829 was given in accordance with applicable law; and WHEREAS, on March 7, 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, 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 CLQA, 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 94.03.00 (E) and 94.02.00(B) of the Palm Springs Zoning Code for a Planned Development not in lieu of a zone change, the City Council makes the following findings: a. That the use applied for at the location set forth in the application is properly one for which a planned development district is authorized by this Zoning Code. The proposed planned development district includes residential and retail commercial uses which are permitted uses in the underlying PD 113 and R-2 zones. b. That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be, located; The proposed planned development will establish a significant mixed use project at the north end of the City. This is in conformance with Objective 3.1 of the General Plan Land Use Element, which states: New land use development which is reflective of and complements the overall pattern and character of existing uses, offers opportunities for the intensification of key "targeted" sites and mitigates any adverse impacts. The proposed project's two and three story mixed-use character will contribute to the revitalization of the commercial project, establish a principal activity center at the south side of Racquet Club Drive, between North Palm Canyon and Indian Canyon Drives, provide a strong residential base, and accommodate quality housing and fully separated commercial activity. C. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood; The project is adequate in size and shape to accommodate the proposed commercial and residential uses. All other standards, including open space and parking are met by the project. The setbacks and common open space help the project achieve the General Plan goals and objectives stated herein, and are reduced in accordance with the provisions of the Planned Development District (Section 94.03.00,C) d. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use; The project site plan is surrounded on three sides by Major or Secondary Thoroughfares, as designated on the General Plan. Vehicular access points to the site are properly located and designed to provide safe and efficient flow of the type and quantity of traffic to be generated by the proposed use within and surrounding the site. e. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. Conditions attached to and made a park of this resolution have been developed to mitigate potential adverse project effects and will assure the project contributes positively to the public health, safety and welfare of the City. Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council makes the following findings. a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The Tentative Tract Map will facilitate the sale of condominium units within the project. The mixed-use project will introduce permanent residents into the area, and provide new retail space. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The project site is suitable for the development of condominium homes and commercial establishment. The site is relatively flat and can accommodate building pads, internal streets, and drainage. Adequate access is proposed onto two main streets, West Racquet Club Road at Fluxus Drive, and North Palm Canyon Drive. 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 commercial and residential buildings on the site is appropriate at this location. d. 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 and associated Planned Development District have 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. The site has been fully developed for many years, and does not include any natural habitat. The project will therefore not damage or injure fish, wildlife or their habitats. e. 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 and commercial spaces will be required to meet or exceed City building codes. The project will not cause public health problems. 6. f. 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 4: The City Council adopts the Mitigated Negative Declaration for Case Number 5.1113-PD 329 and Tentative Tract Map 34829. Section 5: The City Council approves Case Number 5,1113, Planned Development District 329 and Tentative Tract Map 34829, subject to the Conditions of Approval attached hereto as Exhibit A. ADOPTED this _day of , 2007. AYES: NOES: ABSENT: ABSTAIN: David H. Ready, City Manager ATTEST: CITY OF PALM SPRINGS, CALIFORNIA James Thompson, City Clerk RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA ADOPTING THE MITIGATED NEGATIVE DECLARATION, AND APPROVING CASE NUMBER CASE NUMBER 5.1113 GENERAL PLAN AMENDMENT TO REMOVE A PAPER STREET, ZANJERO ROAD FROM THE CITY'S GENERAL PLAN CIRCULATION ELEMENT WHEREAS, Prime Urban (the "Applicant") has filed an application for a General Plan Amendment to remove a paper Street (Zanjero Road) from the City's General Plan Circulation Element; and WHEREAS, a Mitigated Negative Declaration has been prepared for the proposed amendment pursuant to the California Environmental Quality Act (CEQA) Guidelines as an adequate and complete assessment of the potential environmental impacts of the project; and WHEREAS, on January 10, 2007, following notification in the prescribed manner, the Planning Commission conducted a public hearing to consider Case No. 5.1113, at which hearing the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the project, including, but not limited to, the staff report, environmental documentation, and all written and oral testimony presented; and adopted a recommendation to City Council in support of the proposed amendment; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Case Number 5.1113, General Plan Amendment was given in accordance with applicable law; and WHEREAS, on March 7, 2007, a public hearing on the application for the project was held by the City Council in accordance with applicable law; 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 THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY ORDAIN, AS FOLLOWS: Section 1: A Mitigated Negative Declaration (MND) has been. :completed in . compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council finds that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance. The City Council has independently reviewed and Resolution No._ March 7,2007 Case 5.1113-GPA Page 2 of 3 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: The City Council adopts the Mitigated Negative Declaration for General Plan Amendment (Case No. 5.1113), and directs staff to file the associated Notice of Determination. Section 3: The City Council hereby determines that the proposed General Plan Amendment to delete a paper Street from the City's General Plan Circulation Element will not create adverse affects on adjacent property or residents, and will therefore promote and protect public health, safety and welfare of the residents, and provide for economic advantages that result from comprehensive and orderly planning. Section 4: The City Council hereby approves Case Number 5.1113, General Plan Amendment deleting a paper Street (Zanjero Road) from the City's General Plan Circulation Element. ADOPTED this day of , 2007. ATTEST: City of Palm Springs, California James Thompson, City Clerk David H. Ready, City Manager Resolution No, March 7,2007 Case 5.1113-GPA Page 3 of 3 CERTIFICATION: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do hereby certify that Ordinance No. _ is a full, true, and correct copy, and was introduced at a regular meeting of the Palm Springs City Council on and adopted at a regular meeting of the City Council held on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California \ EXHIBIT A Case No. 5.1113 — PD-329, TTM 34829 Prime Urban Southeast Corner of North Palm Canyon Drive and Racquet Club Road CONDITIONS OF APPROVAL March 7, 2007 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 5.1113-PD-329 and Tentative Tract Map 34829. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 2 January 10, 2007 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 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. 5.1113-PD 329 TTM 34829 Page 3 January 10, 2007 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 as follows: A. Air Quality Mitigation Measures MM III-1 The proposed project will comply with the provisions of Chapter 8.50 of the Palm Springs Municipal Code which establishes minimum requirements for construction activities to reduce Fugitive dust and PM10 emissions. A Fugitive Dust Control Plan (prepared pursuant to the provisions of the Coachella Valley Fugitive Dust Control Handbook) shall be submitted to the City of Palm Springs for approval in conjunction with the application for grading permits associated with the project and prior to initiating any earth-moving operations on-site. MM III-2 The project proponent shall comply with all applicable SCAQMD Rules and Regulations including but not limited to the following: - Rule 403 (Fugitive Dust) specifies control measures for use in developing site specific fugitive dust control plans to minimize blowing dust from construction sites and insure the clean up of construction-related dirt on approach routes to the site including: watering measures, chemical stabilizers, wind fencing, covering haul vehicles, bed liners in haul vehicles, wheel washers, and high wind measures; - Rule 403.1 — Companion to 403 and is applicable to man-made sources of fugitive dust in the Coachella Valley. - Rule 1108 and 1108.1 prohibits the use of rapid and medium cure cutback asphalts as well as organic compounds in emulsified asphalts used during the construction process; - Rule 1113 (Architectural Coatings) restricts the VOC content of any architectural coating materials used on-site to a maximum of 2.08 pounds of VOC per gallon; and - Rule 1403 outlines the work practice requirements for demolition and renovation activities involving asbestos containing materials and requires written notification to the SCAQMD 10 days prior to the start of such activity via the District's notification form (which details procedures for the removal, handling, labeling, staring, and disposal of asbestos containing materials by the applicant). Conditions of Approval Case No. 5.1113-Pp 329 TTM 34829 Page 4 January 10, 2007 MM III-3 Building construction on-site shall comply with energy use guidelines in Title 24 of the California Administrative Code. MM III-4 As a condition of approval, the project proponent will comply with City requirements regarding master planned bikeways on and/or adjacent to the site. MM III-5 No operation or activity shall cause the emission of any smoke, fly ash, dust, fumes, vapors, gases or other forms of air pollution which exceed the requirements of the SCAQMD, the AQMP or the City of Palm Springs General Plan and Municipal Code. MM III-6 Earth-moving activities shall be suspended during the first and second stage ozone episodes or when winds exceed 25 mph, per the Coachella Valley PM10 State Implementation Plan and SCAQMD Rule 403.1. MM-III-7 Adequate watering techniques shall be employed to partially mitigate the impact of construction-generated dust particulates. Portions of the project site that are undergoing earth moving operations shall be watered such that a crust will be formed on the ground surface and then watered again at the end of the day. MM-III-8 As part of the construction specifications, any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the disturbed area subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize wind erosion of the soil. MM-III-9 Any construction access roads (other than temporary access roads) shall be paved as soon as possible and cleaned after each work day. The maximum vehicle speed limit on unpaved road surfaces shall be 15 mph. MM-III-10 Trucks hauling dirt, sand, soil, or other loose dirt material off-site, should be covered and washed off before leaving the site. All trucks should maintain at least two feet of freeboard. MM-III-11 Adjacent streets should be swept if silt is carried over to adjacent public thoroughfares. MM-III-12 Construction operations affecting off-site roadways shall be scheduled for off-peak traffic hours. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 5 January 10, 2007 MM-III-13 Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. MM-III-14 Where feasible, low emission building materials such as pre-primed and ' sanded wood molding and trim products, and pre-primed wallboard should be considered for construction materials. MM-III.15 Vacuuming should be considered in lieu of pneumatic debris removal- B. Hvdrolow and Water Quality Mitigation Measures MM4III-1 The developer shall prepare and implement (throughout all construction activities including demolition of the existing structures) a Stormwater Pollution Prevention Plan (SWPPP) and a Fugitive Dust (PM10) Control Plan. Construction site Best Management Practices are implemented to prevent any excess storm flows, or contamination of water that could occur as a result of construction activities of the proposed project. MM-VIII-2 It shall be the applicant's responsibility to design and install appropriate BMPs, in accordance with the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB), that effectively intercept and pre-treat stormwater runoff from the property throughout the life of the project, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the Regional Water Quality Control Board (RWQCB). This includes treating any storm water captured in the subterranean parking storm drain system- C. Noise Mitigation Measures MM-XI.1 The developer shall ensure that all construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds until completion of construction. MM-XI-2 The developer shall ensure that all construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires until completion of construction. MM-XI-3 The developer shall ensure that every effort be made during construction activities to create the greatest distance between noise sources and noise sensitive receptors located in the vicinity of the project site until completion of construction. MM-XI-4 The developer shall ensure that stationary equipment will be placed such that emitted noise is directed away from noise-sensitive receptors until completion of construction. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 6 January 10, 2007 MM-XI-5 The developer shall ensure that future on-site development complies with all relevant noise policies set forth in the Noise Element of the Palm Springs General Plan throughout the life of the project. MM-XI-6 Prior to Project approval, the nearest live/work units will require architectural treatments identified by an acoustical engineer which provide adequate exterior to interior noise attenuation in order to meet the State and City multi-family noise standards. D. Transportation/Traffic Mitigation Measures MM-XV-1 The project applicant/developer shall ensure that all required off-site public and on-site private streets be designed in accordance with City of Palm Springs design standards, as required by the City Engineer prior to the approval of plans. MM-XV-2 The project applicant/developer shall submit street improvement plans for construction of required streets to the Palm Springs City Engineer for review and approval. MM-XV-3 The project applicantideveloper shall ensure that access improvements include a site access on Racquet Club Road, opposite Zanjero Road, controlled by a STOP sign facing northbound traffic, prior to project approval. MM-XV-4 The applicant/developer shall ensure that the two-way left-turn lane on Racquet Club Road transitions to an eastbound and westbound left-turn bay at the residential site access intersection at Zanjero Road and provides the 100 foot minimum queue storage length recommended by the ITE for urban and suburban areas, prior to project approval MM-XV-5 The project applicant/developer shall be responsible for construction of all private streets, in conjunction with approved phasing plans for development and/or as associated with an approved Final Map or Maps (if the development is phased). MM-XV-6 The project applicant/developer shall ensure that the gated access to the residential portion of the development from Racquet Club Road provides sufficient storage space (75 feet minimum) in advance of the gate, to have a 95 percent probability of storing all arriving vehicles. Prior to final plan approval, design shall include a turn-around in advance of the gate shall be provided for those who inadvertently turn into the access connection. MM-XV-7 The project applicant/developer shall ensure that the emergency waste collection and emergency vehicle access gate to the residential portion of the Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 7 January 10, 2007 development from Rochelle Road and from Via Oivera be constructed in a manner that does not permit residents to open the gate to enter or exit the site by motor vehicle. In addition, the gate shall close after a vehicle passes through so that it is not left open for extended periods of time on waste collection days, encouraging residents to use it for site access. Prior to plan approvals, these measures shall be included in the design. MM-XV-8 The project applicant/developer shall pay Traffic Uniform Mitigation Fees (TUMF) prior to issuance of building permits. MM-XV-9 The project applicantideveloper shall contribute on a fair-share basis (20.97%) to the cost associated with the design and installation of a traffic signal at the intersection of Palm Canyon Drive and Via Escuela prior to approval of a Final Map (or the first Final Map if the development is phased). MM-XV-10 The project applicantideveloper shall ensure that adequate oft-street parking be provided on-site in accordance with the requirements set forth in the Palm Springs Municipal Code. MM-XV-11 The project developer/applicant shall coordinate with SunLine Transit Agency regarding required public transit facilities on and adjacent to the project site. Any required public transit facilities (including bus stops, turn-outs, bus shelters and furniture, or other miscellaneous public transit improvements) shall be furnished, constructed and installed in conjunction with construction of the associated street improvements. Coordination shall occur prior to street plan approvals. 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. Conditions of Approval Case No, 5.1113-PD 329 TTM 34829 Page 8 January 10, 2007 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 CC&Rs shall include provisions for on-site Special Events Parking. (Added by PC on Jan. 10, 2007) 11. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $3,500, 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 -- Planned Development District 12. As a condition of the final Planned Development District, 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- 13. The final development plans shall be submitted in accordance with Section 94.03.00 of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring program, site cross sections, property development standards, a list of permitted uses for the first level of the Live-Work units and other such documents as required by the Planning Commission. Final development plans shall be submitted within two (2) years of the approval of the tentative tract map- 14. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. General Conditions/Code Requirements 15. 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 5-60 of the Municipal Code for specific requirements. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 9 January 10, 2007 16. 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- IT 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. 18. 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. 19. All materials on the flat portions of the roofs shall be earth tone in color_ 20. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 03.03.00 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. 21. 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. 22. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 23. 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. 24. The street address numbering/lettering shall not exceed eight inches in height. 25. 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. 26. 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. Conditions of Approval Case No, 5.1113-PD 329 TTM 34829 Page 10 January 10, 2007 27. Modified architectural and landscaping designs shall be reviewed by the Architectural Advisory Committee prior to City Council action on the project. 28. Assigned parking spaces shall be dedicated to each residential unit in the parking garage. Tandem parking spaces shall be assigned to the same unit as the standard parking space in front of or behind it shall be managed by the apartment owners. 29. The first level of Live-Work units is to be maintained for commercial use. No alterations are allowed that would preclude commercial use of the first level. (Added by PC on Jan. 10, 2007) 30. The Final Development Plans shall be modified to relocate one residential unit in order to maximize westerly views from the Neutra designated dwelling to the east of the project. (Added by PC on Jan. 10, 2007) 31. In compliance with Section 7050.5 of the California Health and Safety Coe, if human remains are found, the Riverside County Coroner must be notified immediately. If the coroner determines that the remains are not recent and may be Native American, in accordance with Public Resource Code 5097.94, the coroner will notify the Native American Heritage Commission (NAHC) within 24 hours of the find. The NAHC will then determine, in consultation with the property owner, the disposition of the human remains. Engineering Division STREETS 32. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 33. Submit street improvement plans prepared by a California Registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. 34. 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 Conditions of Approval Case No. 5.1113-Pp 329 TTM 34829 Page 11 January 10, 2007 damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as required by the City Engineer. 35. Abandonment of existing public right-of-way is required to facilitate the proposed development application. Abandonment of public right-of-way for the portions of Rochelle Road located west of Indian Canyon Drive, and the portion of Zanjero Road located north of Via Olivera will be necessary. The applicant shall be responsible for coordinating approval of the abandonment of the public right-of- way with all affected public utility agencies. The applicant shall coordinate final relocation, adjustment or abandonment of all utilities with the respective utility agencies; and shall coordinate demolition of all existing improvements, and reconstruction of affected intersecting streets, as appropriate, with the Engineering Division. PALM CANYON DRIVE (State Highway 111) 36. All broken or off grade street improvements shall be repaired or replaced. INDIAN CANYON DRIVE 37. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line - corner cut- back at the southwest corner of the intersection of Indian Canyon Drive and Racquet Club Road in accordance with City of Palm Springs Standard Drawing No. 105. 38. Construct an 8 inch curb and gutter located 38 feet west of centerline along the entire frontage, with a 35 feet radius curb return and spandrel at the southwest corner of the intersection of Indian Canyon Drive and Racquet Club Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 39. Remove the south half of the existing cross gutter and spandrel at the southwest corner of the intersection of Indian Canyon Drive and Racquet Club Road and construct the south half of an 8 feet wide cross gutter and spandrel with a flow line parallel with and located 38 feet west of the centerline of Indian Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 40. Construct a 20 feet wide driveway approach at the intersection of Dada Court and Indian Canyon Drive in accordance with City of Palm Springs Standard Drawing No, 201. Access shall be limited to emergency access only. 41. Construct a 6 inch minimum concrete driveway, 20 feet wide, extending from back of curb at the intersection of Dada Court and Indian Canyon Drive for emergenpy access, or as required by the Fire Marshall. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 12 January 10, 2007 42. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 43. Construct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of Indian Canyon Drive and Racquet Club Road in accordance with City of Palm Springs Standard Drawing No. 212. 44. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. Additional pavement removal and replacement may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane. 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. Racquet Club Road 45. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 44 feet along the entire frontage. 46. Remove the existing street improvements across the frontage of the property, extending from the property identified by Assessor's Parcel No. 504-260-003 to Indian Canyon Drive, and construct a 6 inch curb and gutter located 32 feet south of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200, 47. Remove the existing driveway approaches to the property identified by Assessor's Parcel No. 504-250-003 and construct new driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. 48. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 49. Construct a 55 feet wide new street intersection for the Main Entry with the centerline of the Main Entry generally aligned with the centerline of Zanjero Road, 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. 50. The Main Entry gated entry design, including widths of ingress and egress lanes, shall be subject to the review and approval by the City Engineer and Fire Marshall. L4� °l Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 13 January 10, 2007 Minimum lane widths shall be 20 feet, and a minimum of 75 feet queuing space shall be provided for vehicles entering the development, A turn-around shall be provided for vehicles unable to enter the development. Emergency access shall be provided to the Fire Department to the satisfaction of the Fire Marshall. ' 51. Construct a Type A 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. 212. 52. 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 extending from the property Identified by Assessor's Parcel No. 504-250-003 to Indian Canyon Drive in accordance with City of Palm Springs Standard Drawing No. 110 and 330. Additional pavement removal and replacement may be required upon review of existing pavement condition and cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane. 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. 53. All broken or off grade street improvements shall be repaired or replaced. VIA OLIVEIRA 54. Dedicate a half street right-of-way of 30 feet along the entire frontage, including the 30 feet wide frontage adjacent to the property identified by Assessor's Parcel No. 504-260-022 (all within the property identified by Assessor's Parcel No. 504-260- 020), and across the property identified by Assessor's Parcel No. 504-260-027. 55. Remove the existing street improvements and construct a 6 inch curb and gutter located 20 feet north of centerline along the entire frontage, in accordance with City of Palm Springs Standard Drawing No. 200, 56. Construct a 20 feet wide driveway approach at the intersection of Realism Way and Via Olivera in accordance with City of Palm Springs Standard Drawing No. 201. Access shall be limited to emergency access only. 57. Construct a 6 inch minimum concrete driveway, 20 feet wide, extending from back of curb at the intersection of Realism Way and Via Olivera for emergency access, or as required by the Fire Marshall. 1i��1°prY Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 14 January 10, 2007 58. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 59. Construct pavement with a minimum pavement section of 2'/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to centerline along the entire Via Olivera frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 305. 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 ROCHELLE ROAD 60. Remove all abandoned street improvements, underlying utilities, and other improvements in accordance with requirements of the affected utility companies and the City Engineer. Removals shall occur upon approval of a Final Map of the subject property, formally vacating and abandoning the existing public right-of-way. ON-SITE 61. 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. 62. All on-site private streets shall be two-way with a minimum 24 feet wide travelway (as measured from face of curb) where no on-street parking is proposed. 63. All on-site private streets shall be two-way with a minimum 32 feet wide travelway (as measured from face of curb) where on-street parallel parking is proposed on one-side of the street. 64. 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. 65. The gated access proposed at the west end of Modern Drive shall be subject to the review and approval by the City Engineer and Fire Marshall. Minimum lane width shall be 20 feet. Emergency access shall be provided to the Fire Department to the satisfaction of the Fire Marshall. 66. The minimum pavement section for all on-site pavement shall be 21/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 15 January 10, 2007 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. 67. 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. 68. 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 (PUBLIC) 69. A public sewer system shall be provided to the easterly portion of the development that includes the individual residential lots. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 70. 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. 71. Construct an 8 inch V.C.P. sewer main within the on-site private streets and connect to the existing public sewer system in Indian Canyon Drive and/or Via Olivera. 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. SANITARY SEWER (PRIVATE) 72. Unless otherwise allowed by the City Engineer, a private sewer system shall be - provided to the westerly portion of the development that includes the individual "live-work" units, apartment unit buildings, and commercial buildings. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 16 January 10, 2007 73. Construct an on-site private sewer system to collect sewage from the westerly portion of the development that includes the live/work units, the apartment buildings, and the commercial buildings, and connect to the existing public sewer system. Sewer plans shall be submitted to the Engineering Division for review and approval. Private on-site sewer mains 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 provided 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. 74. The on-site private sewer system shall connect to the public sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. 75. The on-site sewer system for the westerly portion of the development that includes the live/work units, the apartment buildings, and the commercial buildings shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 76. 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 and Paving 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 Conditions of Approval Case No 5.1113-Pi7 329 TTM 34829 Page 17 January 10, 2007 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 and/or Site Plan; a copy of current Title Report; a copy of Soils Report,- and a copy of the associated Hydrology Study/Report. 77. Coordinate with Whitewater Mutual Water Company to determine relocation requirements for the existing water lines and other facilities located within the property. The applicant shall be required to make appropriate arrangements to protect in place or relocate the existing Whitewater Mutual Water Company facilities that are affected by the development. A letter of approval from Whitewater Mutual Water Company for relocated or adjusted water lines and other facilities shown on the Precise Grading and Paving Plan shall be submitted to the Engineering Division prior to approval of the Precise Grading and Paving Plan. 78. 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 any required fees associated with Tribal monitoring. 79. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 80. 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. � � Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 18 January 10, 2007 81. 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. 82. 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. 83. 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 84. 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 Incledon Kirk Engineers, dated November 11, 2005, 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. 85. Direct release of on-site nuisance water or stormwater runoff shall not be permitted to Indian Canyon Drive from the easterly end of Modern Drive and Dada Court, or to Via Qlivera from the southerly end of Realism Way. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 19 January 10, 2007 86. The applicant shall install a drywell, or series of drywells, within each retention or detention basin proposed in the development as necessary to collect and percolate stormwater runoff, including nuisance water, from the tributary area within the development that has drainage directed to the basin. The drywell(s) shall be appropriately sized to accommodate the expected daily nuisance water, as well as runoff from ordinary storm events (2-year storm events), unless otherwise approved by the City Engineer. Provisions shall be included in the Covenants, Conditions and Restrictions (CC&R's) for this development that require the routine maintenance of the drywell(s) by the Home Owners Association (HOA), including the right of the City to inspect and require the HOA to remove and replace the drywell(s) if they fail to function, causing stagnant water to accumulate above ground within the basin. The City shall be given the right, in the interest of the public's health, safety, and welfare, to order the removal and replacement of drywell(s) in the event the HOA is non-responsive to the City's written notice, with costs to be recovered against the HOA by the City in accordance with state and local laws and regulations. 87. Submit storm drain improvement plans for all on-site storm drainage system facilities for review and approval by the City Engineer. 88. 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 retention basins, as described in the Preliminary Hydrology Study, prepared by Incledon Kirk Engineers, dated November 11, 2005_ The Preliminary Hydrology Study shall be amended to include catch basin sizing, storm drain pipe sizing, and retention basin sizing calculations and other specifications for construction of required on-site storm drainage improvements. 89. 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. 90. The project is subject to flood control and drainage implementation fees on the • currently vacant parcels of land within the development identified by Assessors Parcel No. 504-260-004, and 604-260-001, 504-260-002, 504 260-003, 504-260- 006, 504-260-007, 504-260-008, 504-260-009, 504-260-010, 504-260-011, 504- 260-012, 504-260-015, 504-260-016, 504-260-020, 504-260-024 (including the 30 feet wide parcel extending to Via Olivera), 504-260-025, 5Q4-260-026, 504-260- 027, 504-260-028, 504-260-032, 504-260-033, and 504-260-034, representing approximately 8.32 acres. The acreage drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 20 January 10, 2007 91. This project may be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating stormwater runoff, may be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required, such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development. GENERAL 92. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The applicant shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. ' 93. 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. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 21 January 10, 2007 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. 94. All proposed utility lines shall be installed underground. 95. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities adjacent to Racquet Club Road and within the interior of the site meet the requirement to be installed underground. A letter from the owners of the affected utilities shall be submitted to the Engineering Division prior to approval of a grading plan, informing the City that they have been notified of the City's utility undergrounding requirement and their intent to commence design of utility undergrounding plans. When available, the utility undergrounding plan shall be submitted to the Engineering Division identifying all above ground facilities in the area of the project to be undergrounded. Undergrounding of existing overhead utility lines shall be completed prior to issuance of a certificate of occupancy. 96. 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. 97. 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. 98. 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. Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 ' Page 22 January 10, 2007 ' 99. 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. 100. 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 101. Tentative Tract Map 34829 includes within its boundary several parcels of land owned by others. The applicant shall acquire those certain parcels of land identified by Assessor's Parcel No. 504-260-025, 504-260-026, and 504-260-027 from the Whitewater Mutual Water Company. The parcels of land shall be acquired prior to approval of a final map. In the event these parcels of land are not acquired in fee by the applicant, the applicant shall be required to resubmit a revised Tentative Tract Map application to the City for review and approval, identifying these parcels of land as "Not a Part", and identifying appropriate revisions to the development necessary to exclude these parcels of land from the Tentative Tract Map. 102. Tentative Tract Map 34829 includes within its boundary parcels of land owned by the City of Palm Springs. The applicant shall acquire from the City of Palm Springs the parcel of land identified by Assessor's Parcel No. 504-260-024, including the 30 feet wide parcel extending to Via Olivera adjacent to Assessor's Parcel No. 504-260-003, 504-260-004, and 504-260-005, as described in the Quit Claim Deed recorded in Book 4, Page 108. The parcel of land shall be acquired prior to approval of a final map. In the event the parcel of land is not acquired in fee by the applicant, the applicant shall be required to resubmit a revised Tentative Tract Map application to the City for review and approval, identifying this parcel of land as "Not a Part", and identifying appropriate revisions to the development necessary to exclude this parcel of land from the Tentative Tract Map. 103. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. (L-)f)an Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 23 January 10, 2007 104. In accordance with Section 66434 (g) of the Government Code, the existing public rights-of-way for Rochelle Road and Zanjero Road may be abandoned upon the filing of a Final Map identifying the abandonment of the rights-of-way granted to the City of Palm Springs. Prior to approval of a Final Map, the developer shall coordinate with each public utility company and determine specific requirements as to the abandonment and/or relocation of existing underground utilities that may exist within the public rights-of-way to be abandoned. Prior to approval of a Final Map, the developer shall provide to the City Engineer a letter of approval regarding the proposed abandonment of Rochelle Road and Zanjero Road rights-of-way from each public utility agency. 105, The applicant shall be required to enter into an agreement that provides the City of Palm Springs with an exclusive right of entry onto the subject property with the right to remove all abandoned street improvements at the applicant's expense, in the event removal of the abandoned street improvements is not completed within two (2) years following approval of a Final Map by the City Council. The agreement shall be secured with appropriate subdivision security, as approved by the City Attomey, with the security available to the City upon notice from the City Engineer that the applicant has failed to perform its obligations as required by the agreement. The applicant shall provide written estimates of cost to remove all abandoned street improvements, abandonment and/or relocation of all existing underground utilities, and construction of street improvements as may be necessary, subject to the approval of the City Engineer. Estimates of costs related to public utility abandonment and/or relocation shall be determined by the respective utility agency, as appropriate. The agreement shall be executed by the applicant prior to approval of a Final Map by the City Council. The developer shall submit a deposit of $3,500 for preparation of the agreement, and shall be subject to actual costs associated with its preparation by the City Attorney. 106. 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. 107. 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 Cone 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), ❑XF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 24 January 10, 2007 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. 108. Relocation or abandonment of record easements across the property shall be performed in conjunction with or prior to approval of a final map_ The easements, as shown on the Tentative Tract Map No. 34829, shall be extinguished, quit- claimed, relocated or abandoned to facilitate development of the subject property. Without evidence of the extinguishment, quit-claim, relocation or abandonment of the record easements, building permits for proposed buildings encumbered by the existing record easements will be withheld until such time as the easements are removed of record and are not an encumbrance to the affected buildings. TRAFFIC 109. As determined by the Palm Springs Art Colony Traffic Impact Study prepared by Endo Engineering, revised November 8, 2006, the following mitigation measures will be required: a. The applicant shall be responsible for payment of its fair share of 16.70% (or $25,050) of the cost for the future installation of a traffic signal at the intersection of Palm Canyon Drive and Via Escuela. Payment shall be made prior to approval of a final map. b. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the proposed residential Main Entry on Racquet Club Road, in accordance with City of Palm Springs Standard Drawing Nos. 620-625. c. The two-way left-turn lane on Racquet Club Road shall transition to an eastbound and westbound left-turn bay at the proposed residential Main Entry, providing a minimum queue storage 100 feet in length. d. The gated access to the Main Entry on Racquet Club Road shall provide sufficient storage space (75 feet minimum) in advance of the gate to have a 95% probability of storing all arriving vehicles. A turn-around in advance of the gate shall be provided for vehicles that inadvertently turn into the Main Entry. 110. Relocate the existing traffic signal poles at the intersection of Indian Canyon Drive and Racquet Club Road, in conjunction with the associated widening of the intersection. As part of the traffic signal relocation, the traffic signal equipment and operation shall be updated and modernized as may be required by the City Engineer. The applicant shall submit traffic signal modification plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval' by the City Engineer. The traffic signal shall be relocated prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer, Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 25 January 10, 2007 111. Submit traffic striping plans for Racquet Club 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. 112. Install stop controls at on-site street intersections, as may be required by the City Engineer. 113. Install a street name sign at the intersection of Racquet Club Road and the Main Entry, in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 114. 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 Palm Canyon Drive, Indian Canyon Drive, Racquet Club Road, and Via Olivera frontages of the subject property. 115. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 116. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 117. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. Waste Disposal 118. Trash cans shall be screened from view and kept within fifty (50)feet of the street. 119. Final development plans shall be revised to indicate the location of trash pickup areas. (Added by PC on Jan. 10, 2007) Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 26 January 10, 2007 Police Department 120. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. Building Department 121. Prior to any construction on-site, all appropriate permits must be secured. Fire Department 122. 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. 123. Plot Plan: Prior to completion of the project, an 8.5"x1V 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. 124. 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. 125. Fire Sprinklers Required: An approved, automatic Fire Sprinkler System is required for this development. 126. 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: Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 27 January 10, 2007 1. Private streets shall have a minimum width of at least 24 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. The Palm Springs Fire Department requirements for two-way private streets, is a minimum width of 24 feet, unless otherwise allowed by the City engineer. No parking shall be allowed in either side of the roadway- 127. 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) 128. Access Gates: Fire/Police/Ambulances access gates shall be at least 14' in width when in the open position and equipped with a Knox (emergency access) key switch. A Knox key operated switch shall be installed at every automatic gate. Show location of switch on plan. Show requirement in plan notes. 129. Vertical Fire Apparatus Clearance: Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 12 feet 6 inches. (902.2.2.1 CFC) 130. Vertical Clearance for Underground Parking: Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 8 feet 6 inches. (902.2.2.1 CFC) 131. Secondary Access: A secondary access shall be provided for all developments with 25 or more dwelling units (Appendix III-D 2.1 CFC) 132. Fire Apparatus Access Roads/Driveways: Fire department access roads/driveways shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150 feet from such roads. (902.2.1 CFC) 133. Road Design or Parking Lot Surface: 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. (902.222 CFC) The minimum inside turning radius is 30 feet, which an outside radius of 45 feet. 134. 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'turnamund meeting the Palm Springs Public Works and Engineering Department standard dated 9-4- 02. I Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 28 January 10, 2007 135. Rapid Entry System Approval: The Knox Fire/Police/Ambulance Rapid Entry System is the only Key Box, Lock Vault, Key Cabinet, Key Switch, Padlock, FDC Cap, or Decal approved for use by the City of Palm Springs Fire Department. 136. 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 137. 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. 138. Mid Rise/High Rise (3 stories and above): High-rise and mid-rise buildings shall be accessible on a minimum of two sides. Street access shall not be less than 10 feet (3048 mm) or more than 35 feet (10 668 mm) from the building. Landscaping or other obstructions shall not be placed or maintained around structures in a manner so as to impair or impede accessibility for fire fighting and rescue operations- 139. Fire Extinguishers: Portable Fire Extinguishers shall be installed for retail occupancies in accordance with 2001 CFC, Art. 10 and NFPA Std. 10- 140. 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. 141. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 142. 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) 143. Residential Smoke Detector Installation with Fire Sprinklers: Provide Residential Smoke Detectors (FIRER # 0498 accessory module connected to multi-station FIREX smoke detectors or equal per dwelling and fire sprinkler flow switch). !)n n Conditions of Approval Case No, 5.1113-PD 329 TTM 34829 Page 29 January 10, 2007 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. 144. Wiring Installation: The installation of all Fire Alarm Wiring and Equipment shall be in accordance with NFPA 72, 760, NEC. 145. System Acceptance Test: Upon completion of the installation of the Fire Alarm System, a satisfactory test of the entire system shall be made. The test shall be witnessed by the fire inspector. 146. 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. 147. Water Supply: The water supply and location/s of fire hydrants shall be approved prior to any work being performed on the job site. (903.1 CFC) 148. Water Systems and Hydrants: Where underground water mains are to be provided, they shall be installed, completed and in service with fire hydrants or standpipes (Or combinations thereof located as directed by the Fire Department) not later than the time when combustible materials are delivered to the construction site. (Sec. 903 CFC) 149. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within 260' 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) 150. Fire Flow: Fire flow for this project is estimated to be 1500 GPM. 151. High Piled Storage: If materials to be stored are anticipated to exceed 12 feet in height, additional requirements will be required. Contact the fire department plans examiner for more detailed requirements. Construction Site Security and Protection. 152. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square 'feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) Conditions of Approval Case No. 5.1113-PD 329 TTM 34829 Page 30 January 10, 2007 153. Prior to installation of construction fencing, the applicant shall receive approval of a graphics and sign plan for said fence in accordance with the City's program. The temporary fence shall be installed in compliance with the approved plan. (Added by PC on Jan. 10, 2007) 154. Fire Apparatus Access Gates: Entrance gates shall have a clear width of at least 15 feet and be equipped with a frangible chain and padlock. (8.04.260 PSMC) 155. Access Gate Obstructions: Entrances to roads, trails or other access ways, which have been closed with gates and barriers, shall be maintained clear at all times. (902.2.4.1 CFC). 156. 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) END OF CONDITIONS o�QgLM gpQ r a �y c Z q�/FOBN� Planning_ Commission Staff Report m v Date: January 10, 2007 Case No.: 5.1113 — PD 329; TTM 34829 D Application Type: Planned Development District, General Plan I n Amendment and Tentative Tract Map C Location: South side of Racquet Club Drive, between North m Palm Canyon and North Indian Canyon Drives. r Applicant_ Prime Urban O Zone: PD-113 (west); R-2 Limited Multiple Zone (east) '13 General Plan: GC-General Commercial;MI 5-Medium Density Res. 9 M APNs: 504-250-016-1;-019-4;-020-4;-021-5;-022-6;-018-3;- Z 017-2 From: Craig Ewing, AICP, Director of Planning Services Project Planner: Edward O. Robertson, Principal Planner Marvin D. Roos, Consulting Planner D PROJECT DESCRIPTION The proposed project is a mixed-use development that will consist of residential and X commercial structures within a previously developed area. The proposal calls for up to 174 condominium units, two commercial structures and recreational facilities. The proposed site is approximately 15.12 acres of land located at the southeast corner of 0 Racquet Club Drive and North Palm Canyon Drive extending eastward to North Indian � Canyon Drive. A Planned Development District application (PDD 329) is proposed to set new design and development standards for the mixed-use development. A Tentative Tract Map application (TTM 34829) has been submitted to subdivide the property for a condominium map. Finally, a General Plan Amendment request to remove Zanjero Planning Commission Staff Report 01110/07 Case:5.1113-PD 329 and TTM34829 Page 2 of 10 Road from the Circulation Plan has been submitted by the applicant as part of this project. The architectural design of the buildings will be reflective of the Desert Modern tradition. The proposed project will include the following: r • The development of approximately 32,274square feet of commercial structures, a 25 Live Work units, 71 multi-family units and 78 zero lot line town homes. Z • The construction of a subterranean garage with 126 parking spaces for the Z residential uses. • The construction of multiple buildings within the site, ranging from 2 to 3 stories m with a maximum building height of 30 feet. • The construction of a recreational facility for use of residents of the development. • The creation of a publicly-accessible pedestrian path to the Basque from Racquet Club Drive and North Palm Canyon Drive. 0 • A General Plan Amendment to formally vacate Zanjero Road. Im RECOMMENDATION C That the Planning Commission approve the proposed application by Prime Urban to m develop 174 residential units and 32,274 square feet of retail commercial space (— according to Planned Development District 329 standards by: O • Considering and approving the project architecture; Z] • Adopting the Mitigated Negative Declaration (MND); • Approving PD-329 subject to the attached conditions of approval; • Recommending to City Council conditional approval of Tentative Tract Map m 34829 to subdivide approximately 15.12 acres into a condominium map. Z • Recommending approval of General Plan Amendment to the City Council to delete that portion of Zanjero Road within the project from the General Plan _q Circulation Plan. PRIOR ACTIONS v On October 9, 2006, the Architectural Advisory Committee (AAC) considered the _ applicant's revised plans for the construction of 174 residential units and 30, 234 square Cn feet of commercial retail space. With a vote of 7-1-0, the AAC recommended approval t of the project to the Planning Commission with a condition that the applicant bring back --I detailed plans for the Committee's consideration at the Final Development Plan review, BACKGROUND AND SETTING 0 The proposed project will occur on lands of which the western portion has been previously developed. The eastern portion was partially developed, but is now mostly vacant. The western portion of the site was a commercial development with various retail establishments, however only the Del Taco Fast-Food restaurant remains active. t1�i� Planning Commission Staff Report 01/10/07 Case.5.1113—Pb 329 and TTM34820 Page 3 of 10 All other retail uses at the location have been vacant for at least four years. A single- family residence (incorrectly referred to as the "Garbo House") is the only residential structure located on the site east of the commercial use. An existing Whitewater Mutual (— Water Company Water line runs through the site. p The project site is surrounded by commercial, attached and detached residential uses to Z the north, commercial lodging and residential uses to the south, vacant and residential Z use to the east and lodging/residential use to the west. m ANALYSIS 0 Project Description: The proposed project includes the construction of up to 174 residential units which will consist of 78 zero lot line town homes, 71 multi-family units, 25 live-work units and approximately 32,274 square feet of commercial space on approximately 15.12-acre M site. The location is bounded on the north by Racquet Club Drive, on the west by North Palm Canyon Drive, on the east by North Indian Canyon Drive, and on the south by existing commercial development and some residential uses. m The project is proposing zero lot line town homes on the eastern half of the project site, r more specifically the southwest comer of Racquet Club Road and North Indian Canyon 0 Drive. The 78-unit zero lot line town homes will consist of two-story buildings, two- bedrooms each and 24 feet maximum height. The lot area ranges between 2,400 to 3,018 square feet. Z The proposed multi-family units (apartments) will be located along the south side of m Racquet Club Road above the subterranean parking structure. The 71-unit apartment Z complex will consist of two and three story buildings, two-bedroom units, 1,150 square feet and a maximum height of 30 feet. The live-work units are proposed to be located at the southwest corner of the site. These units will have office/gallery space on the ground floor, and a residential unit above. These units front out onto the multi-use open space area called the Bosque 0 which is laid out for parking but will also serve as space for outdoor activities such as festivals and art galleries. Cn The approximately 32,274 square feet of commercial spaces will be located on the western portion of the site and will consist of two two-story free-standing buildings. The required parking spaces for the commercial use are located around the two structures T for ease of circulation, General Plan and Zoning,- The proposed project site has General Plan designation of GC/General Commercial (western portion) and M-15 (eastern portion). The proposed land use is consistent with Planning Commission Staff Report 01/10/07 Case:5.1113—Pi)329 and TTM34829 Page 4 of 10 the provisions of the General Plan and Zoning Ordinance for that designation- The General Plan and Zoning designations for surrounding properties are depicted in Table 1 below. r Table 1: Pro-ect and Surrounding General Plan and Zoning Designations Z i Location General Plan Designation zoning Designation Z Project Site GC, M15 PD113, R-2 m North GC, MI5 PD136A, C-1, R-2 South M-15 C-1, R-2 East M-15 R-2, R-1-C m West L-6, L-4 0-1, R-2 C m Planned Development District: 7 The proposed project includes a few standards which vary from the development 0 standards of the R-2 Zone. As a result, a Planned Development District approved under Section 94.02.00.6 is required. The old planned development district for the site (PDD 113) will be abandoned and no longer be in effect. Table 2, below, describes then development standards applicable to the designation, and the standards which the M proposed project will implement. Z Table 2: Com arison of Existing Zoning and Pro osed PD-329 Standards Type of Standard Current Proposed PD-329 GP Density PDI 13A; M15 15 units/acre),­ 174 units residential units ZO Density 3,OOOsf for each dwelling unit, 174 units / 14.38 acres 0 footage over 3,000sf qualifies 12.1 dwellings units per for additional unit. acre —" Coverage 30% of total lot area 46% to Height: Residential 24 feet, 2-story 30 feet Commercial 30 feet 30 feet �I Common Open Space 50% 53.9% — Live-Work Units: •n Building Height 24 feet/30 feet 30 feet Live-Work Carport 10 feet 6 feet Setback ' Planning Commission Staff Report O111010T ' Case!5.1113—PO 329 and TTM34829 Page 5 of 10 Type of Standard Current proposed PD-329 r Bosque: a Parking Curbs around planters. No curbs around planters Perimeter Setbacks: Z Indian Canyon Drive and 30' 25' Z ' West Racquet Club Road 30' 25' m ' As shown in the Table, the Planned Development District is required in this case to 0 address variations in setback, building heights and parking curbs only_ This Planned Development is not proposed in lieu of a zone change, as all proposed uses are permitted in the underlying PD113 and R-2 zone. Site Plan and Project Design: O m The proposed location is approximately a 15.12-acre site with existing commercial C development at the westerly portion and vacant portions at the easterly portion along Indian Canyon Drive. The proposed project site plan creates a new major mixed-use m "art colony" as a replacement to a 20 year old neighborhood shopping center and r scattered commercial uses. O Residential buildings located on the eastern portion of Racquet Club Drive and Indian •V Canyon frontages are proposed with 25 foot setbacks. These areas are proposed to be gated, and will not be accessible from the commercial component of the project. The applicant proposes 2-story two-bedroom units with the live-work units at three m stories. Unit sizes are proposed to range from 1,929 square feet to 2,228 square feet, Z and vary considerably by building and in configuration. Detached and attached residential parking is proposed to be accommodated throughout the project along with underground parking spaces. The subterranean parking area will be accessed via one access ramp located at the western entrance of the site located on the southerly side of Racquet Club Drive- Architecture Cn The architecture proposed for the project reflects a Modern Style. Although the _ architectural style of each building is consistent, the design varies from one building to the next, providing for a diverse streetscape. A variation of shapes, materials and colors is provided in each of the buildings, so that each building has a distinct identity, while 0 remaining part of the whole. LA The project proposes an urban environment for both residents and shoppers, which is of greater intensity than the previous development at the location. This proppsalckr yea i I i i Planning Commission Staff Report 01/10/07 Case:5.1113—PO 329 and TTM34829 Page 6 of 10 consistent with the type of upscale mixed-use development envisioned by the General Plan. r Open Space a The project proposes approximately 53% of the site in common open space which Z exceeds the zoning requirements of 50 percent. The project proposes a Bosque, Z pedestrian paths, residential common areas, various courtyards, and landscaping within the site. m Access: 0 Access into the site will be provided from West Racquet Club Road, North Palm Canyon Drive and Indian Canyon Drive. The primary access for the residential component will occur on West Racquet Club Road at Eluxus Drive. The primary access for the 0 commercial component will be off of North Palm Canyon Drive and the western most M entrance on West Racquet Club Drive. A pedestrian way is also provided to the Bosque from North Palm Canyon Drive. Emergency access and resident egress only are C proposed on North Indian Canyon Drive and Via Olivera_ m Circulation: r 0 As mentioned above, three main access points into the complex are being proposed for the project. The internal circulation will consist of two 24 feet wide driveways, Modern Drive, running east—west and Realism Way running north — south of the site. There are existing public streets improvements around the subject property along Racquet Club Drive, North Indian Canyon Drive and North Palm Canyon Drive. All the proposed m private streets and access within and around the site are designed to meet the City's Z standards. Pedestrian pathways accessible to the public and residents of the complex are also being proposed by the applicant. Parking.- Underground parking spaces designed for residents use is being proposed by the 0 applicant; these parking spaces will include tandem parking (parking stalls which allow one car to park in front of the other, with no drive aisle between). The required parking Cn spaces for residential and guest use are 359; the applicant has designated 359 and 8 accessible spaces. The required parking spaces for the commercial use are 113 spaces; the applicant has provided 123 and 6 accessible parking spaces:A total of 28 tandem spaces are included in the residential parking spaces. _ The applicant has indicated that tandem parking spaces will be assigned to the same n units. A condition of approval which requires tandem spaces be assigned to the same occupant as the adjacent standard space has been included in the conditions of approval. Including the tandem parking, the project provides the required number of on- site spaces. (1050 ' Planning Commission Staff Report 01/10/07 Case:5.1113—PD 329 and TTM34829 Page 7 of 10 i ' Landscaping: ' r The landscaping plan for the proposed project includes drought tolerant plantings which a soften the hardscape throughout the project. Palm trees and drought tolerant plants are proposed along Palm Canyon Drive. Shade trees are proposed along the southern Z boundary of the site with a dense grouping of trees proposed along the boundary Z adjacent to the 1-story single family residence located adjacent to the south west corner of the site. Shade trees with drought tolerant groundcover are proposed along Indian Ill Canyon Drive and Racquet Club Road. Date palms are proposed for the Bosque. 0 I Public Utilities and Services: As the project site was previously utilized as a commercial center with scattered residences to the east, all public utilities and services are available to the site. A water main belonging to Whitewater Mutual Company, runs through the site in a north/south m direction, and will be relocated within a new easement. C Public Benefit M As a Planned Development, the project may be subject to the provision of a "public r benefit", as recognized by the Palm Springs General Plan.' The applicants have Q asserted that the project itself will constitute a public benefit by revitalizing an area that has been blighted for the past four years. Furthermore, the project is proposing common open space areas such as the multi-purpose Bosque, public Arts Tower and the pedestrian walkways that will be available for use by the public. m Condominium Map: Z The proposed condominium 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 map in light of the required findings and prepared recommended conditions contained in the attached draft resolution. O General Plan Amendment: The proposed use is consistent with the General Plan Land Use designations of 'I General Commercial and M15. The request for a General Plan Amendment is to "Traditionally, planned development districts have been used to provide flexibility and enable developers (7 to increase buildable area and height, and alter other standard development regulations, above that permitted by zoning, conditioned on analyses and mitigation of impacts and contribution of specific "benefits" to the City (e.g. additional parking, community open space and meeting rooms, funds for community beautification, housing day care facilities and other similar amenities). All Planned Development Districts shall be consistent with the General Plan. (Palm Springs General Plan, Page 1-81) (-)K-) I I I I Planning Commission Staff Report 01/10/07 Case:5.1113—PD 329 and TTM34829 Page 8 of 10 remove a paper street, Zanjero Road (from Racquet Club Road to Via Olivera), from the 0 City's General Plan Circulation Plan. This amendment was reviewed as part of the traffic study for the development and no significant impacts were identified as a result of r the change to the street system. REQUIRED FINDINGS Z Findings can be made in support of establishing the proposed Planned Development Z District as follows: m a. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.02.00 (A)(4) of the Palm Springs Zoning Code. The proposed planned development is consistent with the goals and objectives of 0 the General Plan_ The project will bring revitalization to the uptown area that has m been blight for almost four years by introducing a permanent population with the C residential development and new retail commercial space. m b. The subject property is suitable for the uses permitted in the proposed planned r development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. 0 The project site is relatively flat and can accommodate building pads, internal streets, and drainage. Adequate access is proposed onto two main streets, West Racquet Club Road at Fluxus Drive, and North Palm Canyon Drive. m C. The proposed establishment of the planned development district is necessary Z and proper, and is not likely to be detrimental to adjacent property or residents. The proposed establishment of the planned development district is necessary to provide an updated design concept compared to the existing development at the site. The proposed district will not be detrimental to adjacent properties or residents because streets are internal to the project, with intersection improvements to nearby streets, and because it continues a residential pattern of development in an area adjacent to other residential uses. Furthermore, the planned development district will modify height and setback requirements in a manner that will not be detrimental to the existing land uses in the immediate vicinity. Additional findings are required for the proposed Tentative 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. F711� Planning COMMiSSion Staff Report 01/10107 Case:5 1113—PD 329 and TTM34829 Page 9 of 10 The Tentative Tract Map will facilitate the sale of condominium units within the project. The mixed use project is consistent with the General Plan designations r of General Commercial and M-15 Residential, insofar as it introduces permanent n residents into the area, and provides new retail space. Z b. The design and improvements of the proposed Tentative Tract Map are Z consistent with the zone in which the property is located. M The design of the Map is consistent with the allowable uses under the Planned ❑ Development District for this property. The Planned Development District allows for variations from zoning standards. C. The site is physically suited for this type of development. O The site is gently sloping to the east and surrounded by existing development and m City streets. The construction of commercial and residential buildings on the site is appropriate at this location. m e. The design of the subdivision is not likely to cause environmental damage or r substantially and avoidably injure fish, wildlife, or their habitats. 0 The Tentative Tract Map and associated Planned Development District have been ,D 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. The site has been fully developed for many years, and does not include any natural habitat. The project will therefore rn not damage or injure fish, wildlife or their habitats. Z ' 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 and commercial spaces will be required to meet or exceed City building codes. The ❑ project will not cause public health problems. ... r ' 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 'r 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. L)�)1';21 Planning Commission Staff Report 01/10/07 Case!5.1113—PD 329 and TTM34829 Page 10 of 10 There is an existing easement across the site to allow the Whitewater Mutual Water Company Pipeline access to their pipeline. A new easement may be required if the line is relocated. r ENVIRONMENTAL ASSESSMENT Z The Planning Department has reviewed this project under the provisions of the Z 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 Ill 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 v A public hearing notice was advertised and was mailed to all property owners within 500 m feet of the subject property/adjacent property owners. As of the writing of this report, C staff has not received any comment. SB 18 (Senate Bill 18) review was conducted and no comments have been received from the designated tribes. m r Ed and O. rtson ai wing, AIC Pri cipal Planner Dir of Plan ni g ervices m Z ATTACHMENTS_ 1. Vicinity Map 2. Draft Resolution / Conditions of Approval 3. Initial Study 4. Tentative Tract Map 34829 O 5. Reduced Site Plans and Elevations /U i i n I i I , i i i P cop, M�NuY�s City of Palm Springs , 1 01 Planning Commission Minutes of January 10, 2007 M/S/C (Hutcheson/Scott, 7-0) To approve, Items 2A and 213, as part of the Consent Agenda. Ct construct an approximately 7,925 square foot commercial / indu a building to be used as a warehouse with office space, and an ass ated sign program located at 19440 Newhall Street, Zone, M'.'2, Sectio /T3/R4. (Project Planner: David A. Newell, Assistant Planner)•Approved part of the Consent Agenda. 215, TTM 31422 Time Extension - An application by Davi . Johnston for a one- year time extension to subdivide approximately .5 acres' into five single- family residential lots at 2630 Anza Trail, Z e R-1-B, Section 25/T4/R4. (Project Planner: David A. Newell, Assistant anner) Approved, as part of the Consent Agenda. 3. ARCHITECTURAL REVIEW: Non MISCELLANEOUS: 4. Case 5.1068 - An eal by Wallace Hrdlicka of a decision by the Director of Planning Serv' s to allow a restaurant to open at 787 N. Palm Canyon'Driv (Project Planner: Craig A. Ewing, AICP, Director of Planning Service's) Chair Marz reported that a request has been made by the applicant to continue this item. PUBLIC HEARINGS: 5. Case 5.1113-PD329 / TTM 34829 - An application by Prime Urban for the Art Colony to develop a mixed-use project consisting of 174 residential units and approximately 30,234 square feet of commercial space located along the south side of Racquet Club Drive between North Palm Canyon Drive and North Indian Canyon Drive, Zone PD-113 and R-2, Section 3. (Project Planner: Edward O. Robertson, Principal Planner) i70L 2 City of Palm Springs Planning Commission Minutes of January 10, 2007 Craig A. Ewing reported that the City has contracted this project through MSA & Associates and it will be presented by Marvin Roos. Marvin Roos, MSA Consulting, provided background information as outlined in the staff report dated January 10, 2007. He provided additional details relating to the two existing access points, the bosque, underground parking and the subterranian parking, the live-work units, landscaping and elevations- Marvin Roos also addressed the following engineering conditions: #32, page 10, relating to the abandonment of the right-of-way on -Rochelle Road; #65, page #15, relating to the pedestrian path; #74, the possibility of relocating the whitewater line; #99 relating to the land that needs to be acquired from the City; and #101 refers to the Rochelle Road abandonment. Chair Marantz requested staff confirm the width of the streets and address the curbs and gutters- Marcus Fuller, Assistant Director of Public Works, stated that the engineering conditions in question are currently in discussion with the applicant and Whitewater Company- Commissioner Scott requested staff address the existing and proposed standards for total lot coverage, the residential height, the perimeter set-backs, the cumulative impact and cultural resources. Craig A. Ewing addressed Commissioner Scott's concern relating to a neighboring historic house; noting that a project is not affected unless there is a direct physical change to the historic building. Commissioner Ringlein requested-clarification on the public access, the proposed walls and gates surrounding the project, set backs and the alternative use of the bosque. Commissioner Caffery requested staff address the area between the parking and the storefronts. Chair Marantz opened the Public Hearing- -Brian Lucas, Prime Urban, entitlement consulting, stated they have done a community I outreach and have meet with adjacent property owners. He gave further details relating to the whitewater line and the city owned property. He addressed questions from the i Commission. 3 City of Palm Springs Planning Commission Minutes of January 10, 2007 -David Hecht, Tanner Hecht Architecture, provided additional details relating to the site t plans, the whitewater easement, the density, the live/work units and the restaurant. He addressed questions from the Commission. i -Dorothy Hedd, lives at Indian Canyon Gardens in Palm Springs, indicated that the current vacant shopping center is an eye-sore and voiced her concern with speeding vehicles on Indian Canyon, density, live/work units and the 3 story building. -Dana Stewart, Palm Springs, stated she attended the outreach, Historic Site Preservation Board and the Architecture Advisory meetings; indicated the project has i been improved however is concerned with the height/density. She gave a background history on the property. -Catherine Maylor, Palm Springs, adjacent property owner to the east, requested the developer make a revision to site plan relating to the space between the buildings so that she could retain her view of the mountains. -Bud Miller, Palm Springs, was not opposed to the project but voiced his concern with the project name and the type occupants for the live/work units. -Brian Lucas, Prime Urban, provided additional information using the power point presentation. There being no further appearances, Chair Marantz closed the Public Hearing. Scott Ventura, Fire Division Chief, stated a concern with the street widths but felt confident it was something they could work out with the applicant; indicated that the fire department is satisfied with the conditions. Commissioner Hutcheson stated that the current site, an abandoned shopping center, is a dreadful sight and would like to move this project forward. He noted that the density has been reduced and more than the required amount of parking spaces has been proposed. He addressed the Commission's concern relating to the 24 foot wide streets, and a requirement for special event parking, construction fencing and maintenance during construction phase. He spoke highly in favor of the project. Vice Chair Hochanadel stated his concern with the set backs to the garages; overall in favor of the project. Commissioner Cohen commended the applicant for their revisions to the project. Commissioner Caffery requested engineering staff address retention basins and runoff water. M/S/C (Ring lein/Cohen, 7-0) To Adopt the Draft Mitigated Negative Declaration; approve PD 329 and the project architecture and recommend approval of the General Plan Amendment and TTM 34289 to the City Council; as amended: *Special event parking to be included in the CC&R's. (i)Fr-pv 4 City of Palm Springs i Planning Commission Minutes of January 10, 2007 i *The first level of Live/Work units is to be maintained for commercial use. No alterations are allowed that would preclude commercial use of the first level. `The appearance to be well-kept and maintained. *Work with the adjacent property owner, east of the site, relating to the view corridor. *Graphic artwork on the construction fencing. j *Work with the City and Palm Springs Disposal Services to address the trash pick-up. i *All minor revisions to the final PDD to be processed through the Planning Counter. i . 7. COMMISSION WORK PROGRAM: * *General Plan Update * *Work Program Priorities and Subcommittee Assign is Craig A. Ewing announced the public review of the General Plan U to has been scheduled for January 27, 2007 at the Convention Center. He gav e status of the General Plan update- B. CITY COUNCIL ACTIONS: Update. 9. COMMISSION/STAFF REPORTS AND UESTS: Commissioner'Ringlein requested follow- on newly completed apartments behind the Greenburg Pete Center between Vist hind and Sunrise Way —the air conditioning units have no screening and minim _ ndscaping. She requested from staff information pertaining to the Master Plan for e Expansion of the Convention Center including the parking. " Chair Marantz•requested copy of the Section 14 Master Plan. Commissioner Coh requested staff address the process for new development within the city. Commissio Cohen commented that the stop sign at Vista Chino and Via Norte is complete locked by a tree. Co issioner Scott requested a study session be held to discuss Section 14 and 5 - - - - - - --- - - --- - - - - - - - - - - -,---- ------ ❑ �\ � �P i - _� -I L�. � .fl�,Y .7 rf�N'/Fr1 [H .q E3 A":d. �m'm — � � ♦ \. I: K> ! iu —Yu \ `\ c-E Wu \ r � - - m2 _ - ya" PULP"WAY WEP-SV NI•IG X4+N/.w HrE9 YL BYI/YI'!-9.NI `• � ��•� c. 1771, tannerhe�h[ NOiFCRW`liiR6L'➢[FI PWlfl2�CE1�ELGFdENTPPFLf:ATiq{MUM-PIMEDW..V11,6i IKE Rill �l; ,. a chaec Lu re I Vw1sMN%S TCOLONY �L_ � IW mll:lv.v.y _'f .w 77 ..l`,y [�1 .� Fawli7:;14Y SIr RJk REC[INSIILIItiG EHGIti EERS C K ;., " .,. ... �- _-- �''"° " , eir� P..OIECi SiAPSlS A21 ,n - - :-: ji Fl- Tj, uLLLi', fill jKC� 1J- o -- .nl r' �yl .] .l ,{ s y ''•y 'y�'. '�L$l�.� __ ` �! 1w ; r �1;��� -;.;p.,J:'-�! IJ. I i 'r; r `i' �';,•y -1'-�;f I.— a, i? v.>- ,Y .,,'''• _ ? - 'If- LJ�I — =i •I I _ ,-,-° I; -I`»n., i.yi r2 LEGEND I -i [¢Y<?VldaliS — i[JIIRL'I[[L J VNri3C[Cf.f]fi.InY. �-- - F—I 1nL'YR:[ITIS - fdmmi WA Mf - fail VIHPZ la[f1Y.11E.1:45 lialiF51[+.[fRK.lff9_l[[ R— PJUNIgm l)� 41P SF UIN"HTL•:1112 f[R�ULf]Y,'Vi�3.1 lannerhxcht NDTFORCUISTRuCnal U)lnEocEAELorks_:nrPa lcanuvEl2Da.xFM a lau?osi IKE R'� uLw .xaa WN W NW ART COLOW �. x I,IOI.i., G •,u�9J �.1 . PRELI JBYSI PUP �q f� IHE(AN50L]ING ENG&EERS I '�(v'„ ,,,e,,,,, ,,, [11Jii3Cr.Ll ... [ ;ro; P11W&igaga 71L.� L PROOF OF PUBLICATION This Is space for County Clerk's FtImB Stamp (2015.5.C.C.P) No 0661-- ---" " NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS STATE OF CALIFORNIA CASE 5.1113 PLANNED DEVELOPMENT 329 6 TENTATIVE TRACT MAP 34B29 County of Riverside SOUTHEAST CORNER NORTH PALM CANYON DRIVE AND RACQQ UET CLUB DRIVE NOTICE IS HEREBY GIVEN that the Clry Council of the City of Palm Spring$,California,will hold a ppublic hooting at Its meeting of March 7, 2007 THo City Couneli meeting begins at 6.00 pm in the Councl Chamber at Clly Hell,3200 East Ten- quitz Canyon Way, Palm Springs I am a citizen of the United Srates and a resident of The purpp3e of this hearing Is to consider an ap the Count aforesaid; I am over the or eighteen PIIcalion by Del Mar Pmpertlee I LLC,for a pro. Y a age�' K pposed Planned Developpment dlatrlct:328 and ears,and not a art to or interested ill the Tentative Tract Map"34929;The Planned Devel- Y party opmont would allow the consrructiah of 78[ere. above-entitled matter.I ant the principal cleric of a Lot Line two,story townhmvios 25 three-story Live-Work raw homes, 71 two-bedroom open- printer of the,DESERT SUN PUBLI$IIINC mems, a recreation building and 30,234 square feet of commercial space on approximatei Y5.12 COMPANY a newspaper of general circulation, acres Iecalod on the southeast corner o North printed and published in the city of Palm Springs, Palm Canyon Drive and Racquer Club Drive. County of Riverside,and which newspaper has been adjddged a newspaper of general circulation by the Superior Court of the County of Riverside,State of .i California under the date of March 24, 1988.Case Number 191236;that the notice,of which die annexed is a printed copy(set in type not smaller - -- - - than non pariel,has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit: February 24"',2007 ZT ...r_... ,.:x All ill the year 2007 ENVIRONMENTAL DETERMINATION: ar Gruff this prof Negative Declaration was prepared for title project under Sha 9uldellnes of the California 1 certifyor declare under penalty of per ur that the Environmental Quail{{vv Act((CZOA.)and will be re.( ) P Y P I y viewed by tho City&i.mcl at the hearing Mem- foregoing is true and correct. hers of the public may view this document at the Planning Services Depanment, Cl{y Hell, 3200 East Talldultz Canyon Wey, Palm $prings, and nr submit wrl an comments a,or prior to the Plan- Dated at Palm Springs,California this----25 ,—day nmg Commission hearing. REVIEW OF-PPIWECT-INFORMATION:The staff acu , ---------- 2007 report and other supporting documents regardln"- is prolact am also avallapl0 for public ravlow alhall 6ehvean me hours of 8:00 a m.and S:00 , nday tnrouph Frldeyy. Plnasp contact tntl ice of thtllark (760) 323-8204 ifyyouould IIRa to schedule en sppolntment tp rwlOUthew documents. ew ------- ---- COMMENT ON THIS APPLICATION:Response to this notice maybe made verbally at the Public Hearin 0 and/or In writing before Zhu hearing Writ- - +" ton comments may be made to the City Council r by letter(far mall or hand delivery)to. James Thompson City Clerk 3200 E.Tahggia 6enyyon Way - - Palm Springs, CA ga202 Any challengo of the proposed project in court may po limited to raising only those issues raised e--� --— at the public heeding descrl0ed in this notlae. or - In written correspondence delivereq to the City Clerk at, or prior, to the ppublle Hearing. (Ccvemn — _ mcnt Code Septlon 05009(b)(2)), ` q1-©� All opportunity will be given at said hearing for all Interested parsons to be hoard.questions rsvard- Q�\ Ing this case may bo diremed to Edward O.Aob.. 1.1on, Princ J Planner Plannin Seryleos De- _. V �( partment at(/60) 323.8245. g Si necesita ayuda con esta carte,pogavor llama a la Ciudad de Palm Springs puode hablsr con Nadine Fleger tolefono (7 0) 323-8245. James Thompson, Clry Clerk Pabllshad:2/24/2007 I I I I F ?ALM s A City ®f Pral . Spri Office of Elie Cizy Clerk * O�R�RATR�♦4 w 3200 E.Tal¢lurcz Canyon Wry • Palm Springs, California 93262 Cq(fFOR��p Tcl: (760) 323-8201 - Fax. (760) D22-8322 • Wti): www,palmspnngs-ca gov AFFIDAVIT OF MAILING 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 Del Mar Properties I, LLC, for a proposed Planned Development District 329 and Tentative Tract Map 34829, was mailed to each and every person set forth on the attached list on February 22, 2007, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (351 notices mailed) I declare under penalty of perjury that the foregoing is true and correct- Dated at Palm Springs, California, this 26th day of February, 2007. 7"" AMES.THOMPSON City Clerk Ikdh R USERM-CLnHearing Noticest.Affid2vit-ArtColony 03-07-07.doc I�ilr1!r'� Post Office Box 2743 0 Palm Sprinn, California 92263-2743 NEIGHBORHOOD COALITION REPS Case 5.1113 PD 329,TTM 34829 MS APRIL HILDNER MR TIM HOHMEIER Art Colony (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) PHN for CC Meeting 03.07.07 241 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 9226$ PALM SPRINGS CA 92262 MS DIANE AHLSTROM MR BOB MAHLOWITZ MS PAULA AUBURN (MOVIE COLONY NEIGHBORHOOD) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISE/VISTA CHINO AREA) 475 VALMONTE SUR 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BOB DICKINSON MR BILL SCOTT MR SEIMA MOLO1 VISTA LAS PALMAS HOMEOWNERS (OLD LAS PALMAS NEIGHBORHOOD) (DESERT HIGHLAND GATEWAY EST) 755 WEST CRESCENT DRIVE 540 VIA LOLA 359 WEST SUNVIEW AVENUE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262-2459 MS LAURI AYLAIAN MR PETE MORUZZI HISTORIC TENNIS CLUB ORG MODCOM AND PALM SPRINGS MODERN COMMITTEE 377 WEST BARISTO ROAD HISTORIC SITE REP 1 1 1 PO BOX 4738 PALM SPRINGS CA 92262 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE 5,1113 PD 329 PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS ATTN SECRETARY 506 W. SANTA CATALINA ROAD VERIFICATION NOTICE 1 I 1 PO BOX 2743 PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92263-2743 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA INDIANS I I 1 I I I INDIANS 777 E TAHQUITZ CANYON WAY, STE. 3 PALM SPRINGS CA 92262 BURNETT DEVELOPMENT CORP, MR BRIAN LUCAS ...... - - - - 1300 BRISTOL STRTEET NORTH, PRIME URBAN SPONSORS I I 1 SUITE 200 511 E. SANTA ANA BLVD. NEWPORT BEACH, CA 92660 SANTA ANA, CA 92701 TANNERHECHT ARCHITECTURE TKD ASSOCIATES, INC. 444 SPEAR STREET 41750 RANCHO LAS PALMAS, STE K2 SAN FRANCISCO, CA 94105 RANCHO MIRAGE, CA 92270 1- 501-063-001 501-063-002 501-063-003 Joseph Ruggiero Charles R Davis Robert Owen 200 E Racquet Club Rd 1 166 Clarksley Rd 22673 Palm Ave F Palm Springs, CA 92262 Manitou Springs, CO 80829 Grand Terrace, CA 92313 501-063-004 501-063-005 501-063-006 Vito F ante Larry E Loader Thomas E Brown 2-00 Racquet Club Rd 4 200 E Racquet Club Rd 5 3327 N 99Th St Elm Springs, CA 92262 Palm Springs, CA 92262 Milwaukee, WI 53222 501-063-007 501-063-008 501-063-009 Alfredo & Carlos Rosales Donald K Prentice Patricia M Dugas 2003 Robinson St 200 E Racquet Club Rd 8 200 E Racquet Club Rd 9 Redondo Beach, CA 90278 Palm Springs, CA 92262 Palm Springs, CA 92262 501-063-010 SOI-063-011 501-063-012 John G & Maria Momaney Alexandra Fro6io *M* Armand -Rouleau 200 E Racquet Club Rd 10 1539 SabiLa Way 200 E Racquet Club Rd 12 Palm Springs, CA 97.262 Palm Springs, CA 92262 Palm Springs, CA 92267- 501-063-013 501-063-014 501-063-015 Gene Kittredge *M* Allan H Sanford Elsie Goldstein 200 E Racquet Club Rd 13 200 E Racquet Cluh Rd 14 PO Box 2070 Palm Springs, CA 92262 Palm Springs, CA 92262 Valley Center, CA 92082 501-063-016 507.-063-017 501-063-018 Harris Anthony A Bellissimo Robert C Applewhite 6566 Vanalden Ave 9 7169 Rockridge Ter 200 E Racquet Club Rd 18 Reseda, CA 93,53$ West Hills, CA 91307 Palm Springs, CA 92262 501-063-019 501•-063-020 501-063-021 Patricia Cook Harry & Claire Goldhammer Lila D Robinson 200 E Racquet Club Rd 19 2901 Mesa St 200 E Racquet Club Rd 21 Palm Springs, CA 92262 Torrance, CA 90505 Palm Springs, CA 92262 501-063-022 501-063-023 501-063-024 Dennis Palaszewski Mildred J Mccaughan John Perry 5510 W 15Th St 1613 N Meadows Ave 618 Eugenia Ave Phoenix., Al 85014 Manhattan Beach, CA 90266 San Francisco, CA 94110 501-063-02pr py.� 501-063-026 501-063-02 �M Mary ➢e -e vier A � Jon B Gardner Melvin ith 95D1 Casas De Mariposa 3615 S Carolina St 5 200 Racquet Club Rd 27 ian Wells, CA 92210 San Pedro, CA 90731 m Springs, CA 92262 501-063-028 501-063- 9 501-063-030 p1m Juan & Margarita Chaure �74 wa C Rls Alston !v ' L Patrici offney 200 E Racquet Club Rd 28 Natama St 104 66eiewCPaim Springs, CA 92262 n Francisco, CA 94103 Chedral City, CA 92234 501-063-031 Sol-063-032 501-063-033 Macewan James A Harper Deann Larson 200 E Racquet Club Rd 31 200 E Racquet Club Rd 32 200 E Racquet Club Rd 33 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-063-034 501-063-035 501-063-036 Gertrude A Pemhczton Shlrlev M Lowe Edward R & Laurie Arroyo 200 E Racquet Club Rd 34 200 E Racquet Club Rd 35 6016 E1 Mio ➢r Palm Springs, CA 92262 Palm Springs, CA 92262 Los Angeles, CA 90042 501-063-037 501-063-038 ' 501-063-039 Cassandra G Newman Nancy L Speer John P & Catherine Oconnor 200 E Racquet Club Rd 37 200 E Racquet Club Rd 38 2995 Upton St Palm Springs, CA 92262 Palm Springs, CA 92262 Martinez, CA 94553 501-063-040 501-063-041 501-063-042 Roger M Davidson Stephen A Dehn Betty Byers *M' 200 E Racquet Club Rd 40 200 E Racquet Club Rd 41 200 E Racquet Club Rd 42 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-063-0J3 501-063-044 501-063-045 L & M Image Systems Co Ray & Rose Barrera Robert O Luck 1079E Wells Ave 411 N San Gabriel Blvd 200 E Racquet Club Rd 45 Riverside, CA 92505 San Gabriel, CA 91775 Palm Springs, CA 92262 501-063-046 501-063-047 501-063-048 Jonathan M Hoy Miles Arthur & Jennifer Derizler 355 Cabrillo Rd PO Box 910432 200 E Racquet Club Rd 48 Palm Springs, CA 92262 San Diego, CA 92191 Palm Springs, CA 92262 501-063-049 501-063-0. 501-063-051 Bart J Rapozo Prisc a J Gross P1 James D & Matilde Joncs 200 E Racquet Club Rd 49 20 Racquet Club Rd 50 1315 S Manzanita Ave Palm Springs, CA 92262 alm Springs, CA 92262 Palm Springs, CA 92264 501-063-052 501-063-053 501-063-054 Armando Peraza Laura PearScn Gary L Matson 1665 Roberta Dr 2B649 Oak Hill Ct 2956 C St 20 San Mateo, CA 94403 Castaic, CA 91384 San Diego, CA. 92102 501-063-055 501-063-056 501-063-05 Angela Valbuena I°Iolly J Hummel Kim M S esta 200 E Racquet• Club Rd 55 616 SE 38Th Ave 200 Racquet Club Rd 57 Palm Springs, CA 92262 Portland, OR 97214 m Springs, CA 92262 501-063-058 501-063-059 501-063-060 William & Shirley Nelson A & V Robert L & Gwendolyn Dreyer 200 E Racquet Club Rd 58 32710 Rancho Americana P1 ', 7462 Chula Va.sta Ave Palm Springs, CA 92262 Acton, CA 93510 Yucca Valley, CA 92284 501-0G3-OGa 501-063-062 501-063-063 Arnold J & Margaret Rotm *M* Elaine J Bond Archie & Mary Petrovich 200 E Racquet Club Rd 61 176 Diamond St 6441 E E1 Roble St Palm Springs, CA 92262 San Francisco, CA 94114 Long Beach, CA 90815 501-063-064 501-063-Q65 501-063-066 Michael B Campbell Linda K Raio Carol W Delacey 200 E Racquet club Rd 64 200 E RacqueL club Rd 65 200 E Racquet Club Rd 66 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-063-067 501-063-068 501-063-069 Juan & M gariCa Chaure Thomas Contrafatto Felix & Veronica Izurieta 200 acquet Club Rd 67 200 E Racquet Club Rd 63 67155 Garbino Rd P m Springs, CA 92262 Palm Springs, CA 92262 Cathedral City, CA 92234 501-063-070 501-063-071 501-063-072 David B March Randall ghee Jose & Leslie Toledo 1599 Green SC 206 200 acquet Club Rd PO Box 2437 San Francisco, CA 94123 m Springs, CA 92262 Chino, CA 91708 5ol-063-073 501-063-074 501-063-075 James T Lowe Steven M Verzi Palm Springs Inv 001 6600 Beachview Dr 306 540 S Highland Dr 1 512 Knob Hill Ave Rancho Palos , CA 90275 Palm Springs, CA 92264 Redondo Beach, CA 90277 501-101-001 501-101-015 501-101-016 Roger Herledan Joseph & Diana Infante James Schuiteman 289 E Racquet Club Rd 1080 E Claiborne Dr 4046 Manzanita Dr Palm Springs, CA 92262 Long Beach, CA 90607 San Diego, CA 92105 501-101-017 50i -107.-OIS 501-101-019 Stephen Jacobs Nicolas Zatarain Kenneth J White 1357 Cerritos Dr 311 S Glen Cir 345 S Glen Cir Laguna Beach, CA 92651 Palm Springs, CA 92262 Palm Springs, CA 92262 501-101-020 501-101-028 501-460-001 Bobbi Hill Chan Man Ho & Jian Hua Pan Pasquale & sus Picchione 371 S Glen Cir 1004 Greenleaf Dr PO Box 2067 Palm Springs, CA 92262 West Covina, CA 91792 Palm Springs, CA 92263 501-460-002 501-460-003 501-460-004 Platinum Investments Inc Debra L Preston Charlene Phillips 215 E 8Th St 2298 N indian Canyon Drc 2298 N Indian Ave D Los Angeles, CA 50014 Palm Springs, CA 92262 Palm Springs, CA 92262 501-460-005 501-460-006 501-460-007 Mary Walsh Adebola Ayorinde Donald G Pedrola 2298 N Indian Canyon Dre 9155 Cedros Ave 6 1 2298 N Indian Ave G Palm Springs, CA 92262 Panorama City, CA 91402 Palm Springs, CA 92262 501-460-008 501-460-009 501-460-010 Any Tamayo Eagan Constance II Greaser 2298 N Indian Ave H 381 Bayside Dr 14 4735 Lavilla Marina C Palm Springs, CA 92262 Long Beach, CA 90503 Marina Del Rey, CA 90292 501-460-011 501-460-012 501-460-013 Karen A Sandberg Sharon A Margid Mary E Lawler 605 E Amado Rd 607 603 Rancho Los Nogales Dr 2268 N Indian Ave E Palm Springs, CA 92262 Covina, CA 91724 Palm Springs, CA 92262 501-460-014 501-460-015 501-460-016 Larry & Vicki Harmon David C Mcguire Gary & Gloria Teti 2260 N Indian Canyon Dra 2260 N Indian Ave B 13894 Nurmi St Palm Springs, CA 92262 Palm Springs, CA 92262 Sylmar, CA 91342 501-460-017 501-460-018 501-460-019 Charles L & Verna Murray Charles & Mary Simon Ron Robinson 2110 F Ave Ne 8170 Old Carriage Ct 100 301 N Farrell Dr Cedar Rapids, 1A 52402 Shakopee, MN 55379 Palm Springs, CA 92262 501-460-020 501-460-021 501-460-022 Sheri Campbell Susan V Brawn Jacqueline L & Jane Hand 2252 N Indian Ave A 18152 Donmetz SC 6417 J F Douglas Dr Palm Springs, CA 92262 Northridge, CA 91326 Ocean Springs, MS 39564 501-460- 3 p 501-460-024 501-480-025 D enn1' I Fosenberg /�M Dennis I Rosenberg Ben & Sue Rocca 22 _ N Indian Canyon Drd 3666 E Paseo Barbara 2252 N Indian Canyon Drf a1m Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-460 -026 501-460-027 501-460-028 John F Conley George & Katalin Farago Bassam G Raei PO Box 1397 3231 N Sandspring Dr PO Box 472 Palm Desert, CA 92261 Palm Springs, CA 92262 Palm Springs, CA 92263 501-460-029 501-460-030 501-460-031 Leona G Mccabe Donna Lemberg Donna E Arias 2252 N Indian Ave J 3702 Lees Ave PO Box 4526 Palm Springs, CA 92262 Long Beach, CA 90808 Palm Springs, CA 92263 501-460-032 501-460-033 501-460-034 Antonio R & I1ma Silva David W & Victoria Peter *M* Norman & Florence Marcus 1340 Garretsen Ave 1318 Belmont St Nw 10604 Rochester Ave Carona, CA 92879 Washington, DC 20009 Las Angeles, CA 90024 501-460-035 501-460-036 501-460-037 Frank G & Mary Carlisi "H* Mark R Moonier Barbara E Smith 4511 Park Serena 4351 17Th St 1 Calle Navarros Calabasas, CA 91302 San Francisco, CA 94114 Rancho Mirage, CA 92270 s: // /-' 1,6 3 .Lq L�J 501-460-038 501-460-039 501-460-040 Irma Borden Vince P & Beatrice Castiglioi Alice F White PO Box 17756 1114 S Wyclilf Ave PO Box 1185 S. Lake Tahoe, CA 96151 San Pedro, CA 90732 Palm Springs, CA 92263 501-460-04i 501-460-042 501-460-043 Mary A Quintero Steven W & Cheryl Gage Radana Dlmitrovic 4417 Yellowstone St 2222 N Indian Ave A 2222 N Indian Ave B Leos Angeles, CA 90032 Palm Springs, CA 92262 Palm springs, CA 92262 501-460-044 501-460-045 501-460-046 And ebxa Gruttadauzo Jennifer L Gomez Richard Schwabauer 222 Indian Ave C 1901 N Pepper St PC Box 8103 m Springs, CA 92262 Burbank, CA 91505 Palm Springs, CA 92263 501-460-047 501-460-048 rLM 501-460-049 Richhart Lhn & B ara Gaughan *M* Angela Smith 18591 Jocotal Ave 29 rvine Blvd 37696 Breeze Way Villa Park, CA 92661 in, CA 92780 Palm Desert, CA 92211 501-460-030 501-460-051 501-460-052 Ronald Ulreich Harry & Evelyn Wright Katherine J Laule 2230 N Tndian Ave A 356 Vista Baya 2230 N Indian Ave C Palm Spciny.;, CA 92262 Newport Beach, CA 92660 Palm Springs, CA 92262 501-460-053 S01-460-U54 5014t600 2 Harry C Christ Indian Canyon :970,0, l Bunton 269 Chattanooga St A 2019 W Chapman Ave uterpe St San Francisco, CA 94114 Orange, CA 9286B orleans, LA 70130 501-460-056 501-460-057 501-460-058 Jeffrey K & Gillian Scott Luann Hensley Michael & Lynda Quintana L1260 Overland Ave 8F 2230 N Indian Ave H 10662 Pamela St Culver City, CA 90230 Palm Springs, CA 92262 Cypress, CA 90630 S01-460-059 501-460-060 501-460-061 Norman Maclachlan Thomas & Carolyn Bobak Salvatore F Cornacchio 2246 N Indian Ave B 4312 Torres Ave 110 E Via Escuela C Palm Springs, CA 92262 Fremont, CA 94536 Palm Springs, CA 92262 501-4&0-062 501-460-063 501-460-064 Lawrence J Baird Jose L Flores Maria Teague 2246 N Indian Ave E 2246 N Indian Canyon Drf 1726 Winston Ave Palm Springs, CA 92262 Palm Springs, CA 92262 Upland, CA 91704 501-470-001 501-470-002 501-470-003 Daniel Cross Richard T Latulippe Ronald & Nancy Hinman 232 E Via Escuela A 365 Talbot Ave 'T9 1120 Maple Heights Dr Palm Springs, CA 92262 Pacifica, CA 94044 White Lake, MI 48386 L�, PD 3 ),y co 501-470-004 501-470-005 501-470-006 Darlene E Remalia Anne Kraft Harry & Mally Diamant 232 E Via Escuela D PG Sox 660 232 E Via Escuela F Palm Springs, CA 92262 Palm Springs, CA 92263 Palm Springs, CA 92262 501-470-0 7 501-470-008 501-470-009 Sw an ep as Richard S Sj.nacola Edward S & Valerie Rush 222 San Gorgonio Rd 72315 Rodeo Way PO Box 862 elm Springs, CA 92262 Rancho Mirage, CA 92270 Temecula, CA 92593 501-470-010 501-470-0� � yy(( 501-470-012 Thomas A & Patricia Sinclair Kathr Tomasino /�M Laura Moreno 526 Passifiora Dr 21 N Indian Canyon Drc 2166 N Indian Canyon Drd La Habra, CA 90631 aim Springs, CA 92262 Palm Springs, CA 92262 501-470-013 501-470-014 501-470-015 Dorothy L Hedd Kathleen Day Keith G Martinez 2166 N Indian Canyon Dre 2166 N Indian Canyon DrI 1100 Acama St 14 Palm Springs, CA 92262 Palm Springs, CA 92262 Studio City, CA 91602 501-470-016 501-470-017 501 -470-018 Nebojsa Pejic Joyce P Morrow Josie R Plagge 2166 N Ind7.an Canyon Drh 2120 N Indian Canyon Dra 2120 N Indian Canyon Drh Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-470-019 501-470-020 501-470-021 Alex Powell. Ps Family Harold A Rudisill *M* 27147 Eastvale Rd 1243 Oakwood Dr 2120 N Indian Canyon Dre Palos Verdepe, CA 90274 Arcadia, CA 91006 Palm Springs, CA 92262 501-470-022 501-470-023 501-470-024 Richard ➢ Holdway Barbara Limardo Dledre L Sharpe 720 W Gordon Ter 7L 110 E Vi.a Escuela A 2856 N D St Chicago, IL 60613 Palm Springs, CA 92262 San Bernardino, CA 92405 501-470-025 501-470-026 501-470-027 Arnold M Fingerhood Barbara P Isaacs Sonia E Moseley 110 E Via Escuela C 4451 Don Ricardo Dr 12 110 E Via Escuela E Palm Springs, CA 92262 Los Angeles, CA 90008 Palm Springs, CA 92262 501-470-028 501-470-029 501-470-031 Susan Brown Barbara L Buckman Jonathan D Eul 18152 Donmetz St 11345 Gladwin St 128 E Via Escuela C Northridge, CA 91326 Los Angeles, CA 90049 Palm Springs, CA 92262 501-470-032 501-470-033 501-470-034 Andrew C & Adrzanne Laule Vito & Paulette Teti William H �c Ellen Abronson 128 E Via Escucla ➢ 1214 W Commonwealth Ave 308 S Crescent Dr Palm Springs, CA 02262 Fullerton, CA 92833 Beverly Hills, CA 90212 S01-470-035 501-470-036 501-470-037 Robert L Kamykowski Rosemary Littlejohn Barihan Isshak 186 E Via ErcvoIa B 186 E Via Escuela C 186 E Via Escuela D Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 501-470-036 501-470-03S 501-470-040 Van T fi Helen Dumas Mamie & Ronald Hamilton Mary Angle 309 via Linda Vis 250 E Via Escuela A 250 E Via Escuela B Redondo Beach, CA 90277 Palm Springs, CA 92262 Palm Springs, CA 92262 501-470-041 Sol-470-042 501-470-043 Michael Hochgreve Robert Hoshour Obrana Inc 250 E Via Escuela C 110 W 96Th St 14B 7021 Rubio Ave Palm Springs, CA 92262 New York, NY 10025 Van Nuys, CA 91406 501-970-0a4 2 M 501-470-045 501-470-046 Judy Ne rez Patricia Henderson JaneC Trepas 250 Via Escuela F 7706 Ridge Ave 1088 E Vista Chino m Springs, CA 92262 Philadelphia, PA 19128 Palm Springs, CA 92262 SD1-470-0 - 501-470-048 501-470-049 Micha- {ofman K-ri Melvin R & Carol Gajdos Carla E Lazar 26 Via Escuela A 4830 Narrot St 266 E Via Escuela C aim 5prngs, CA 92262 Torrance, CA 90503 Palm Springs, CA 92262 501-470-050 501-470-051 501-470-0 ��J Howe 1994 Edwin A Feliu Marni Hesson 1947 Ivy Rd 266 E Via Escuela E 266 Via Escuela F Oceanside, CA 92054 Palm Springs, CA 92262 m Springs, CA 92262 501-470-053 501-470-0° 504-041-047. Gerald D Bauman David Corbin �./� Malcolm 1. & Jessie Brown 734 N Stanley Ave 38 21St St 4262 Dcrthea St Los Angeles, CA 9004E in Francisco, CA 94114 Yorba Linda, CA 92886 504-073-001 504-074-009 504-140-005 Chand Kathuria La Linda Estates Donald G Hoch 3693 Markey Cover Dr 1926 W Orangewood Ave PO Box 946 Pensacola, FL 32514 Orange, CA 92868 Rancho Mirage, CA 92270 504-140-006 504-140-015 504-140-018 Palm Springs Modern Homes Iv Palm Springs Modern Homes Iv Oak Canyon Inc 74140 E1 Paseo 4 74140 El Paseo 4 1 PO Box 9433 Palm Desert, CA 92260 Palm Desert, CA 92260 Palm Springs, CA 92263 504-140-019 504-140-040 504-140-045 springs Palm La Linda Estates La Linda Estates PO Box 1444 1.926 W Orangewood Ave 1926 W Orangewood Ave Palm Springs, CA 92263 Orange, CA 92869 Orange, CA 92866 504-110-046 504-140-048 504-140-051 La Linda Estates La Linda Estates M5 Llc 1926 W Orangewood Ave 1926 W Orangewood Ave 1900 Avenue Of The Stars 210( Orange, CA 92868 Orange, CA 92868 Los Angeles, CA 90067 504-140-052 504-140-053 504-140- La Linda Estates Inc M J & Mi.shell Nailor Dana 'gelow 1926 W Orangewood Ave 419 E Valmonte Sur 36 Racquet Club Rd Orange, CA 92868 Palm Springs, CA 92262 elm CA 92262 504-140-055 504-223-001 504-223-003 Dana K Troupe Johncee H Wilkinson *M* John M Zaborowski 360 Racquet Club Rd 603 E Sunset Dr N 3015-7 N Milwaukee Ave Palm Springs, CA 92262 Redlands, CA 92373 Chicago, IL 6061E 504-223-004 504-223-005 504-223-006 Mark Bodon R & Wilma Ertel Melisse Banwer 2431 N Junipero Ave 2435 N Junipero Ave 2441 N Junipero Ave Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-223-018 504-224-001 504-224-002 Clas Ekwall Martin A Flynn Haman A & Abbas Zadeh 2381 N Junipero Ave 1555 Oak Grove Ave 296 N Palm Canyon Dr Palm Springs, CA 92262 San Marino, CA 9110E Palm Springs, CA 92262 Homan2�4-00-00 504-27_4-004 $04-224-005 Homan A Abbas Zadeh �.�"� Homan A & Abbas Zadeh David S & Troy Kubly 296 Palm Canyon Dr 296 N Palm Canyon Dr 899 Calle Nuevo = Spr.i.ngs, CA 92262 Palm Springs, CA 92262 San Clemente, CA 92673 504-224-006 504-224-007 504-224-010 David S & Troy Kubly Dav1d S & Tray Kubly Kevin E & Diane Stewart 699 Calle Nuevo 899 Calle Nuevo 2481 N Palm Canyon Dr San Clemente, CA 92673 San Clemente, CA 92673 Palm Springs, CA 92262 504-224-014 504-224-015 504-224-016 Katrina M Leek R & Wilma Ertel John Ocarroll 2480 N Junipero Ave 2435 N Junipero Ave 1930 S Camino Real 0 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92264 504-224-018 504-224-019 504-224-020 Jon E & Konnz Minter Jon E & Kanni Minter Merle Miller 8721 Santa Monica B1v 52 8121 Santa Monica Blv 52 575 W Racquet Club Rd West Hollywood, CA 90069 West Hollywood, CA 90069 Palm Springs, CA 92262 504-224-023 504-224-024 504-241-007 Bernard & Adele Perlin David S & Troy Xubly Adele Rimkus 1044 Montego Dr 899 Calle Nueva 2185 N Junipero Ave Los Angeles, CA 90049 San Clemente, CA 92673 Palm Springs, CA 92262 (� -4� i/ij "0-6 --j -9, C T 504-241-008 504-242Xi , 1 504-242-000 Alfred A E Margarita Disarro Don L ln f`1" Lawrence L Sofonio 530 E Santa Anita Ave 22 N Palm Canyon Dr 2300 N Palm Canvon Dr Burbank, CA 91501 alm Springs, CA 92262 Palm Springs, CA 92262 504 -242-009 504-242-010 504-242-011 hrnneth A Turner Bernard Inv Grp Bernard Inv Grp l01 States 6t 7 3991 Macarthur Blvd 350 3991 Macarthur Blvd 350 'i&ll FLdnC1SCO, CA 944 4 Newport Beach, CA 92660 Newport Beach, CA 92660 504-250-003 504-250-004 504-250-007 Del Mar Properties I Lle Del Mar. Prop I Stanley & Vivian Zaks 1300 Bristol St N 200 1300 Bristol St N 200 503 Dolores St 202 Newport Beach, CA 92660 Newport Beach, CA 92660 San Francisco, CA 94110 504-250-009 504-250-010 504-250-011 Olivera Vista Mark Sofonio Clivera Vista 421 Via Chico 1516 S Manzanita Ave 421 Via Chico Palos Verdes , CA 90274 Palm Springs, CA 92264 Palos Verdes , CA 90274 504-250-012 504-250-014 504-250-015 Richard & Patricia Leon Thomas J Dubbs Thomas J Dubbs 230 W Via Clivera 3 11684 Ventura Blvd 416 11664 Ventura Blvd 416 Palm Springs, CA 92262 Studio City, CA 91604 Studio City, CA 91604 504-250-016 504-250-017 504-250-016 Del Mar Prop I Del Mar Prop I Del Mar Prop I 1300 Bristol St N 200 1300 Bristo. St N 200 1300 Bristol St N 200 Newport Beach, CA 92660 Newport Beach, CA 92660 Newport Beach, CA 92660 504-250-019 504-250-020 504-250-021 Del- Mar Prop I Del Mar Prop I Del Mar Prop I 1.300 Bristol St N 200 1300 Bristol St N 200 1300 Bristol St N 200 Newport Beach, CA 93660 Newport Beach, CA 92660 Newport Beach, CA 92660 504-250-022 504-250-023 504-260-001 Del Mar Prop I Mark Sofonio Del Mar Prop I 1300 Bristol St N 200 1516 S Manzanita Ave 1300 N Bristol St 200 Newport Beach, CA 92660 Palm Springs, CA 92264 Newport Beach, CA 02660 504-260-002 504-260-003 504-260-004 ❑c,1 Mar Prap I Del Mar Prop I Phoenix Row I 1300 Bristol St N 200 1300 Bristol St N 200 1 25 Bay St Newport Beach, CA 92660 Newport Beach, CA 92660 Tilton, NH 03276 504-260-005 504-260-006 504-260-007 Phoenix Row I Del Mar Prop Del Mar Prop I 25 Bay St 1300 Bristol St N 200 1300 Bristol St N 200 Northfield, NH 03276 Newport Beach, CA 92660 Newport Beach, CA 92660 504-26(7-0q8 504-260-009 504-260- 2/y Del Mar Prop I Del Mar Prop I Wi11a. I3eya.ng 1300 Bristol St N 200 1300 Bristol St N 200 13 Racquet• club Rd Newport Beach, CA 92660 Newport Beach, CA 92660 lm Springs, CA 92262 504-260-011 504-260-012 504-260-015 Del Mar Prop I Del Mar Prop I Del Mar Prop I 1300 Bristol St N 200 1 1300 Bristol St N 200 1300 N Bxzstol St 200 Newport Beach, CA 92660 Newport Beach, CA 92660 Newport Beach, CA 92660 504-260-016 5O4-260-019 504-260-020 Del Mar Prop I Del Mar Properties Vi L1c Del Mar Properties I Llc 1300 Bristol St N 200 2395 N Indian Canyon Dr 1300 Bristol St N 200 Newport Beach, CA 92660 Palm Springs, CA 92262 Newport Beach, CA 92660 504-260-021 604->_60-022 SO4-260-024 Catherine Mevler LivLbythepark San Jacinto Ltc City Of Palm Springs ?42' Ben Lomond P1 61736 Onaga Trl PO Box 2743 Los .Angeles, CA 90027 Joshua Tree, CA 92252 Palm Springs, CA 92263 5U4-260--023 504-260-032 504-260-033 Del Mar Prop I Del Mar Prop I Del Mar Prop I 1300 Bristol St N 200 1300 Bristol St N 200 I300 Bristol St N 200 Newport Beach, CA 92660 Newport Beach, CA 92660 Newport Beach, CA 92690 SU4-26U-034 504-270-001 504-270-002 Del Mar Prop I Mark V Sofonio Phoenix Row Ii 1.300 Bristol St N 200 151.6 S Manzanita Ave 25 Hay St Newpctt Beach, CA 92660 Palm Spra.ng�, CA 92264 Northfield, NH 03276 504-270-003 504-270-004 504-270-005 North First Street Prop Campus Realty Llc North First Street Prop 1122 Willow St 200 PO Box 556 1122 Willow St 200 San Jose, CA 9S12S Cathedral City, CA 92235 San Jose, CA 95125 504-270-006 504-270-007 504-270-008 North First Street Prop North First Street Prop North First Street Prop 1122 Willow St 200 1122 Willow St 200 1122 Willow St 200 San �7cse, CA 95125 San Jose, CA 95125 San Jose, CA 95125 504-270-018 504-340-001 504-340-002 California Nursing & Rehab Ce Bradley N Adams Jeffrey A Byron 495 Las Palmas Dr 3940 7Th Ave 215 130 W Racquet Club Rd 402 Santa Barbara, CA 93110 San Diego, CA 92103 Palm Springs, CA 92262 504-340-011 504-340- M 504-340-019 Nana G Soref Ferdi nd Chan Laurie E Best 2211 E Glendale Ave 13 Lexington Hill PO Box 4496 Milwaukee, WI 53211 arriman, NY 10926 Breckenridge, CO 80424 S- /// 3 " a-< 7 504-340- ,CH 504-340-027 504-340-025 Keith ezenzky 7'-" � Robert D Kochman Edward J Marteka 19 N Highland Ave 114 301 E 21St St 7E 690 W Stevens Rd o_+ Angeles, CA 90068 New York, NY 10010 Palm Springs, CA 92262 504-340- C of 504-340-031 504-340-032 Chris pher D Jordan Thomas R Sudinsky Robert E Crawford 13 Racquet Club Rd 419 130 W Racquet Club Rd 421 130 W Racquet Club Rd 417 alm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-340-033 SO4-340-034 504-340-035 Ramlrr..z Paul & Mary Jaskowsky Thomas Hall _'29 337h St 22799 W River Rd 130 W Racquet Club Rd 404 Manhattan Beach, CA 90266 Grosse Ile, MI 48138 Palm Springs, CA 92262 504-340-036 504-340-039 504-361-013 John Medonald John Hurter Robert & Mercedes Rau 505 Lakeside Dr Se PO Box 2824 PO Box 2189 Grand Rapids, MI 49506 Palm Springs, CA 92263 Rancho Santa Fe, CA 92067 504-361-014 504-361-015 504-361-016 James C Warmoth William G & Lorraine Mairs Robert G Re 103 Bull St 511 E Live Oak Ave 1 2501 N Indian Canyon Dr607 Charleston, SC 29401 1 Arcadia, CA 91006 Palm Springs, CA 92262 504-361- 7 504-361-ClB 504-361-019 lameti Day /" ,Tenn C Carruthers *M* John S Murray 51 Oak Metal Dr PO Box 4423 PO Box 3504 _anta Rota, CA 95401 Palm Springs, CA 92263 Manhattan Beach, CA 90266 504-361-020 504-361-021 504-361-022 Roy W & Beulah Hobbs Frank J Pozda Steve Saechtle 2501 N Indian Canyon Dr615 2501 N Indian Canyon Dr617 2501 N Indian Canyon Dr619 Palm Springa, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504-361-023 04-361-0 � 504-361-025 Rodney Ferguson ;:haron llbride Kathleen H Gibbon 25D1 N Indian Canyon Dr621 N Indian Canyon Dr623 2501 N Indian Canyon Dr625 Palm Springs, CA 92262 lm Springs, CA 92262 Palm Springs, CA 92262 504-361-026 504-361-028 504-361-029 Richard K Cress William E Nagle Bill Nagle 2501 N Indian Canyon Dr627 828 Grant St 2 1528 Westerly Tex Palm Springs, CA 92262 Santa Monica, CA 90405 Los Angeles, CA 90026 504-361-030 504-361-031 504-361-032 Antonia Vetterlr J Cibulka Arthur W Tultz 1182 Sacramento St 2501 N Indian Canyon ➢r637 2501 N Indian Canyon Dr639 San Francisco, CA 941CS Palm Springs, CA 92262 Palm Springs, CA 92262 ' 504-361-033 *** 331 Printed *** Garden Villas Ltd 1500 Orange Ave Coronado, CA 92118 504-361-033 Garden Villas Ltd 1500 Orange Ave 331 Printed Coronado, CA 92118 504-361-033 Garden Villas Ltd 1500 Orange Ave 331 Printed Coronado, CA 92118 501-460-06 501-470-0 504-361-027 Kevin S �� Rene dry /v l Chris & Diane Wolfe 224 Indian Ave H 1 Via Escuela B 2501 N Indian Canyon Dr 629 P m Springs, CA 92262 alm Springs, CA 92262 Palm Springs, CA 92262 501-460-065 501-470-030 504-361-027 Kevin Smith Rene Beaudry Chris& Diane Wolfe 2246 N Indian Ave H 128 E Via Escuela a 2501 N Indian Canyon Dr 529 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, GA 92262 501-460-065 501-470-030 504-361-027 Kevin Smith Rene Beaudry Chris & Diane Wolfe 2246 N Indian Ave H 128 E Via Escuela B 2501 N Indian Canyon Dr 629 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 � I NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE 5.1113 PLANNED DEVELOPMENT 329 & TENTATIVE TRACT MAP 34829 SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND RACQUET CLUB DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of March 7, 2007- The City Council meeting begins at 6:00 pm, 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 Del Mar Properties I, LLC, for a proposed Planned Development District 329 and Tentative Tract Map 34829. The Planned Development would allow the construction of 78 Zero-Lot Line, two-story townhomes, 25 three-story Live-Work row homes, 71 two-bedroom apartments, a recreation building and 30,234 square feet of commercial space on approximately 15.12 acres located on the southeast corner of North Palm Canyon Drive and Racquet Club Drive- 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 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 (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)). I An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Edward 0- Robertson, Principal Planner, Planning Services Department at (760) 323-8245. - - _ --- I - - i Si necesita ayuda con esta Carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar can i Nadine Fieger telefono (760) 323-8245. ?e�s­T`hompson, City Clerk N Department of Planning Services w+e .` Vicinity Map 5 _ �-- BRI o - CALLO R l�L c,—I_I.I�.I.J IJJj_� '' V T I 1I R CgyETCW9RD CHE4LE no z w L I A J Legend - ® Project site ` ` — I Ong ESCUEw 400' Radius I ` Surrounding Parcels I I ' I 5 • I CITY OF PALM SPRINGS CASE NO: 5.1113 PD 329 DESCRIPTION: To consider an application for a TTM 34829 proposed Planned Development District 329 and Tentative Tract Map 34829- The Planned Development APPLICANT: Del Mar Properties I, would allow the construction of 78 Zero-Lot Line, two LLC story townhomes, 25 three-story Live-Work row homes, 71 two-bedroom apartments, a recreation building and 30,234 square feet of commercial space on 15.12 acres located on the southeast corner of North Palm Canyon Drive and Racquet Club Drive, Zone R2. 0_) 3 The Palm Springs Art Colony Mitigated Negative Declaration pALM SA. prepared by i2 The City of Palm Springs * * November 2006 C RAORA00 4L/FORH�P i i i ENVIRONMENTAL C:IIECK.LIST FORM 1. Project title: The Palm Springs Art Colony 2. Lead agency name and address: City of Palm Springs 3200 E. Tohquifz Canyon Way Palm Springs, CA 92262 3. Contact person and phone number: Edward Robertson Principal Planner (760) 323-8245 4. Project location: Southeast corner of N. Palm Canyon Drive and W. Racquet Club Road, between N. Palm Canyon Drive and N. Indian Canyon Drive, Ci ly of Palm Springs. 5. Project sponsor's name and address: Del Mar Properties I, LLC 1300 Bristol Street North, Suite 200 Newport Beach, CA 92660 6. General plan designation: I I GC-General Commercial, M15-Medium Density Residential (15 du/cc). i i 7. Zoning: i i j R-2-Limited Multiple Zone (eastern side), PD-1 13 (western side) r r r � 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site reolures necessary for its Implementation- Attach additional sheets if necessary.) 1) Planned Development District Application (Mixed-Use residential/retail) 2) General Pion Amendment covering the following: a. A deletion of the portion of the Zonjero Road right-of-way (within the project boundaries) from the General Plan Circulation Element. 3) A vacation of the right of way for Rochelle Road within the project boundaries (does not require a General Plan Amendment). 4) Approval of a Tentative Tract Map. the Palm Springs Art Colony,Initial Snidy Nopember2006 I The Palm Springs Art Colony is a proposed mixed use development that will provide a neighborhood of residential, recrealional and commercial uses. The project proposes 174 residential units, and two commercial structures. In summary, the project will be comprised of four major components See attached site plan in Exhibit 4): 78 zero-lot line, two story townhouses (153,247 sq. ft. total); 25 three-slory live/work row houses (54,675 residential sq. ft. fatal); 71 two-bedroom apartments (81,899 sq. ft, total) within three buildings over a sub grade parking garage; and 30,234 square feet of retail and restaurant space within two separate, small pad buildings. Art gallery space is also included in the 30,234 square feet of commercial uses, and they will be located within the ground floor of the live/work row homes Auxiliary buildings, including a recreation building and a central mail facility are also proposed. Architecturally, the individual building designs will be designed reflective of the Desert Modern tradition. The majority of the proposed project site is currently developed on approximately 15.12 acres (658,629 sq. ft,) located at the southeast corner of N. Palm Canyon Drive and W. Racquet Club Road, between N. Polm Canyon Drive and N. Indian Canyon Drive in the City of Palm Springs. The property is located within a City redevelopment project area and there are several vacant buildings on the site. Current on-site structures include four single story commercial buildings with associated paved parking lots, five single family residences, and a single story motel (See Aerial Photo in Exhibit 3). The four commercial structures include a vacant 58,500 sq. ft. vacant strip shopping center, and three outbuildings used for small office, restaurant and drive-lhru purposes. Two of the outbuildings are currently vacant, and one is currently in use as a Del Toco drive-thru restaurant. These commercial structures can be found on the eastern portion of the project site which is currently zoned as PD-113. The existing Garbo House (287 W. Racquet Club Rd.) which is located on the south side of W. Racquet Club Rd. immediately east of the vacant strip shopping center, will be renovated and incorporated into the proposed project. Francine's Bed and Breakfast hotel is located south of Rochelle Road and west of Indian Canyon Drive. This hotel has recently been purchased and will be demolished and replaced by the proposed development. Demolition of the existing structures will take place once any hazardous materials are I removed (if any are identified.) Demolition materials will be removed and either disposed of at a licensed landfill or recycled, if feasible. i North Palm Canyon Drive, Racquet Club Road, and Indian Canyon Drive are each fully i improved with curb and gutter. Sidewalks exist on all streets, with the exception of two i locations: The west side of Indian Canyon Drive, just south of the intersection with Racquet I Club Road, and east of APN 504-250-016 on the south side of Racquet Club Road. In addition to the development proposal, the application includes a Tentative Tract Map, and i a General Plan Amendment to delete the right-of-way for the portion of Zanjero Road within r the project boundary from the General Plan Circulation Element. The right-of-way for ' Rochelle Road within the project boundary will also be vacated, however no General Plan Amendment is required because Rochelle Road is not a General Plan Street. The eastern portion of the proposed project will have townhouses oriented to the southwest to capture mountain views. Each townhouse is proposed to have private rear yards and outdoor decks on the upper levels. A main street with landscaped sidewalks is proposed on the northern portion of this area to serve as an east-west oriented pedestrian linkage to the rest of the community on the western end of the site. The Palm Springs Art Colony,Initial Study November 2006 2 The western portion of the project site is proposed to contain apartment buildings, a recreational building, live/work raw homes, and commercial structures, organized around a large landscaped area, or "Basque". This Basque will serve as a special event area, and at other limes will be ulilized as a parking area. To the north of the Basque are a cluster of three 2-story apartment buildings. Each apartment building is proposed to hove a cenlrol courtyard for recreational and communal entry purposes. Residential parking for these apartments will be located in a sub grade parking structure. The southern edge of the Basque will be enclosed by three story live/work row houses. The ground floor of these units will contain resident parking at the south and commercial gallery/workspaces on the north, facing the Bosque. The western edge of the Bosque will be bordered by a northwest/southeast oriented two-story restaurant building. Directly northwest of this building will be on east/west oriented single-story retail building. Parking for the commercial uses on the western edge of the property is located easl of the single-story retail building near the northwest corner. Access to the commercial uses on-site would be from two existing commercial driveways (one on Racquet Club and one on North Palm Canyon Drive). The 71 multiple-family apartments and 25 live/work units would also take access from these two commercial driveways. The 78 townhouses would have a separate access on Racquet Club Road al Zonjero Road. Other access locations onto Indian Canyon Drive, Via Olivera, Rochelle Road (as well as the connection to the commercial portion of the project) would be for emergency access or for use by commercial waste haulers but are not proposed for access by townhouse residents. The western portion of the project site is separated from the eastern portion by a gate that will not permit project traffic to pass from one side of the project to the other. 7. Surrounding land uses and setting: Briefly describe the project's surroundings: Surrounding land use in the project vicinity is characterized by the following uses (refer to Aerial Photo in Exhibit 3). The proposed mixed-use community is located within a developed I portion of northern Palm Springs. Surrounding uses include Loehmonn's Ploza (strip commercial center), single family residences currently under construction ("43 at Racquet Club") and vacant land to the north; lodging and single family residential uses to the west (across N. Palm Canyon Drive); two 2-5tory hotels, single family residences, and vacant land ' (across Via Olivera) to the south; and vacant land along with single family residential uses to i the east. Occupancy levels are fairly high surrounding the property. The table on the I following pages summarizes surrounding land uses and associated General Plan and Zoning ' designations. r r r General Plan zonlnZ Current Land LJS@ r North: GC—General Commercial PD 136-A, C-1, R-2 Commercial,Attached MI5-Medium Density Residential and Detached I 15du/oc Residential South: M15-Medium Densify Residential (15 C-I, R-2 Commercial Lodging, du/ac) Residential,Vacant East: MI5-Medium Density Residential 15 R-2, R-I-C Vacant, Residential du/oc) 1-4-1-ow Density Residential 4 dV/ac West: L6-Low Density Residential (6 du/oc) C-1, R-2 Commercial Lodging, L4-Low Density Residential 4 du/a[ Residential The Palm Springs An Colony,lnilial Sway November 2006 3 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement). Agua Cahente Band of Cahuilla Indians - Consuliation will be required regarding the relolionship of Indian Land sections including the Section 14 Moster Plan. • Desert Water Agency Whifewoter Muival Water Company- Consultation will be required regarding the underground pipelino through the eastern portion of the project which follows the existing right-of-way for Zonjero Road (road section to be vacated). II I I The Palm Springs Art Colony,Initial Study November 2006 4 i I I I ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: I THE ENVIRONMENTAL FACTORS CHECKED BELOW WOULD BE POTENTIALLY AFFECTED BY THIS PROJECT,INVOLVING AT LEAST I ONE IMPACT THAT IS A "POTENTIALLY SIGNIFICANT IMPACT" AS INDICATED BY THE CHECKLIST ON THE FOLLOWING PAGES. I I I ® Aesthetics ❑ Agriculture Resources ® Air Quality I I ❑ Rtological Resources ® CLlliflral RL`50uiCC5 ❑ Geology/Soils I ® Hazards & Hazardous Materials ® H drolog /Water Q uaht I y y y ® Land Use/Planning I ❑ Mineral Resources ® Noise ® Populatiott/1Ioustng I 1 ® Public Services ❑ Recreation ® Transportation/Traffic I ® Utthties/Service Systems ❑ Mandatory Futduigs of Significance The Palm Springs Art Colony,Initial Study November 2006 5 I I I I I DETERMINATION: (To be completed by the Lead Agency) I I On the basis of this initial evaluation: I 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 significont effect on the environment, there will no[ be a significant effect in this case because revisions in the project hove been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have ❑ significant effect on the environment. El and an ENVIRONMENTAL IMPACT REPORT is required. I find Ihat 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. I find [hat 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. Signature Date The Palm Springs Art Colony,Iiddal Smdy November 2006 6 EVALUATION Or ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for oil answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g.. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined shot 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 ihere is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impocl" entries when the delerminotion is made, on EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures "Earlier Analyses," as described in (5) below, may i 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 t declaration. Section 15063(C)(3)(D). In this case, a brief discussion should identify the i following: i a) Earlier Analysis Used. Identify and state where they are available for review. I b) Impacts Adequately Addressed. Identify which effects from the above checklist were i within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects 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 they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. The Palm Springs Art Colony,Initial Study November 2006 7 7) Supporting Informaficn Sources: A source list should be attached, and other sources used or individuals contacted should be tiled in the discussion. S) This is only a suggested form. ❑nd [cod agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a projeat's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold,if any, used to evaluate each question; and b) The mitigolion measure identified, if any, to reduce the impact to less than significance I I I I The Palm Springs Art Colony,Initial Study November 1006 8 Less Thnn - Signifirnit[ Potentially With Less Than Significant Mitigation Significant Impact lucorporatcd Inipricr,. Nolmpact' I. AESTHETICS. Would the project, a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ® ❑ h) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and ❑ ❑ ❑ historic buildings within a static scenic highway? c) Substantially degrade the existing visual character ❑ ❑ ® Elor quality of the site and its surroundings? d) Create a new source of substantial light or glare that would adversely affect day or nighttime views in ❑ ❑ ® ❑ the area? a,c,d) Less than Significant Impact The topography of the surrounding mountains offers a unique vista for the Coachella Valley and for Palm Springs, The Little San Bernardino Mountains lie to the north, the Son Bernardino Mountains lie to the northwest. The Indio Hills are visible to the northeast and the Santa Rosas are visible to the south. The San Jacinto Mountains offer the most scenic vista to the west and southwest. None of the proposed structures exceed three stories, and the existing on- site structures are single and two story buildings. The tallest proposed building is labeled commercial building 2 on the site plan, located near the southwest corner of the project site along N. Palm Canyon Drive. This commercial building is proposed to be constructed at a maximum of 30 feet from finished floor. The City of Palm Springs standard for building height within commercial districts is 30 feet. The surrounding area is currently urbanized with mostly single story residential and commercial buildings, and scenic vistas exist from many I viewpoints. Less than significant impacts are anticipated. I I The following City standards will ensure that the visual qualities of any future development l demonstrate positive aesthetics: Project design (including architecture and landscape l architecture) will require review and approval by the City's Planning Commission. Future 1 development's design and construction shall be in full compliance with the design guidelines of the community design standards contained in the City's General Plan. The proposed I height of the structures within the project ranges from 21 to 30 feet. I t t There are currently light sources on the site related to the existing Del Taco restaurant_ Nearby commercial and residential uses also contribute to the night lighting in the area. Project lighting will be designed to ensure nighttime security and residential and commercial evening activities. Lighting associated with commercial activities will not adversely affect views in the area, and will conform to the conditions already present on and around the subject property_The project's lighting plan will include low intensity energy efficient lighting typical of a residential and light commercial setting and in conformance with City standards. Less than significant impacts are anticipated. The Palm Springs Art Colony,Initial Study November2006 9 The proposed two story apartment buildings and townhomes will introduce minimal light sources from the windows of units backing the streets. The new light source from the property will be in compliance with existing land uses and projects under construction in the vicinily, and will not significantly increase nighttime lighting in the area. The incorporation of design features such as shaded gloss, or recessed patio doors and windows, will help to reduce the effect of this new light source. Less than significant impacts ore anticipated as a result of lighting from any future development. b) No Impact The project is not located on a state designated scenic highway but it is adjacent to Indian r Canyon Drive and N. Palm Canyon Drive which are considered scenic corridors within the Palm Springs General Plan. These roads are major arteries that bisect the area and provide views of the area in oil directions. No impacts are expected. i i The Palm Springs Art Colony,Initial Study November 2006 10 Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact 11, AGRICULTURE RESOURCES_ in determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997), prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the ❑ ❑ ❑ Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, ❑ ❑ ❑ or a Williamson Act contract? c) Involve other changes in the existing environment ❑ ❑ ❑ which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? a, b,c) No Impact. The project is currently located within a fully developed portion of the City of Polm Springs. No farmland exists in the immediate vicinity. Therefore, there is no impact on egricultural resources expected 77te Palm Springs Art Colony,Initial Study November 2006 11 Less Than Significant potentially With Lem Than Significant Mitigation Significant Impact Incorporated Impact No Impact in. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ® ❑ applicable air quality plan? b) Violate any air quality standard or contribute ❑ ® ❑ ❑ substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable not increase of any criteria pollutant for which the project region is in non-attaimnent under an applicable federal or ❑ ❑ ® ❑ state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone prccursors)7 d) Expose sensitive receptors to substantial pollutant ❑ ❑ ® ❑ concentrations? c) Create objectionable odors affecting a substantial ❑ ❑ ® ❑ number of people? ja,r,d,e) Less than Significant Impact. I Any future development related to the project will not conlicl with or obstruct implementation of the applicable air quality plan because it will be conditioned to conform to the CVSIP I (Coachella Valley State Implementation Plan — adopted May 6, 2003.) Mitigation will include ' generation of and adherence to a Fugitive Dust Control Plan through out all stages of construction. This plan will include and coincide with City regulations related to dust control. Less t than significant impacts are expected related to the proposed project. I I According to the Air Quality Analysis prepared for the proposed project (Endo Engineering, ' 2006), the project site is located within the Salton Sea Air Basin, which has been designated by the California Air Resources Board as "nonattainment for ozone and PM10 The violotions of the 1 air quality standards for ozone are primarily due to pollutant transport from the South Coast Air Basin. The Salton Sea Air Basin has been designated by the U.S. EPA as "nonattainmenf" for ozone (based on the 1-hour standard) and as "serious nonaffainment" for PM10 and for ozone (based on the 8-hour standard) but is designated "attainment" for PM2.5, carbon monoxide, nitrogen dioxide, sulfur dioxide, and lead. The 8-hour average for ozone concentrations monitored in Palm Springs exceeded the national standard (0.08 ppm) on 121 days (I I percent of the days monitored). The highest 8-hour average ozone concentration monitored in Palm Springs exceeded the national standard by 55 percent. Implementation of the goals and policies of the air quality section of the General Plan will reduce air emission impacts associated with the proposed project. The City adopted a Statement of Overriding Considerations regarding oir quality, therefore less than significant impacts are anticipated. The Palm Springs Art Colony,Initial Study November 2006 12 As stated previously, emissions related to construction of the proposed project are expected to be present around the area of the project during these activilies. Because commercial and residential properties are found in the vicinity, potential impacts from future development, including traffic increases, may occur to sensitive receptors. Several commercial lodging uses and apartments are also present in the vicinity of the signalized intersection of N Palm Canyon Drive and W. Racquet Club Road, including the Adriatic Inn at the northeast corner of N. Palm Canyon Drive and Via Olivera, the Palm Springs Inn located northwest of the intersection of N. Palm Canyon Drive and W. Racquet Club Road. Additionally. the Bahama Hotel and Apartments is located on the southwest corner of the intersection of N. Palm Canyon Drive and W. Racquet Club Road. These uses include outdoor swimming pools. This signalized intersection will carry the highest percentage of site traffic in the future. The adjacent sensitive receptors are therefore considered most likely to be affected by project-related increases in traffic volumes. Since significant localized project impacts could occur if carbon monoxide levels are projected to exceed standards at sensitive receptor locations adjacent to roadways serving project-reloted traffic, future carbon monoxide concenlrotions were modeled adjacent to the sensitive receptors at the corner of N, Palm Canyon Drive and W. Racquet Club Rd Emissions from future traffic volumes wish and without project-related traffic were modeled in the original Air Quality Analysis to determine if the proposed project would make a substantial contribution to or cause on exceedonce of the one-hour and 8-hour carbon monoxide standards. The results are presented in the following table. Yrujccted hutu]o Carbon A4nnuxldn('V=J11retxms Neu alc ERtumec6om of Palm Cunynn 1)nvc and RAVL Juct Uub Head 1-innrvbrunge^(ppm) N-}pp;,w"..•enw[pPrrll Rccelkrr['p¢ppF(fxlJ LYaMllana 51ntLooL tinlUewes} 5.11dMSL 1 tar?AYY Nu ]ko]e.t Amhkrt'±refd]Cnmhnllpu n-Y h6 0•I GI Yb121Y L A,v ,. in _, 1 3.5 Yea, aws,proleC -Yrtt;L?kR COL'rrvn,n,A �i :3 R.4 IA .[•mka li_,4SULT»IJpr�kilmLLm 02 R.T D3 OA Ya/iTlll.]Lwlp(,�-iL+Ruillu[ 5.1 3.0 18 12 Yur _ns no Ffofen •Yrar m.s+ tlrati CO L'ukr:.Jr 2,2 22 1,5 l i -Flrchi'r1L]4r(Ile[bnelh3— 6.a 0.4 03 0,2 Ycv2IIE]lu�a;l-nnM f rs YCPr=11., Co]s]rkl,nun31 22 22 13 1.11 •PnjxL n,..;nnw T]or0[Guncpnp,,,n Dye nM 62 02 Ye]r Yl:$I1:.n,,;rcvod+aaapm 2.6 15 JS ]s $fAil'ST.nNn�.kll MM ]lA $11 9A I'6QinuCSL'At1m1n31 3SA A10 9p P.0 • Thu cluq'trx rsvlu6•Irt lw:vlvJ Je wl,u md4WYn ..omum of J<1puY•"14,115 aclm 1m ee owes 0 Prlm C=]vn➢maw t?Ine"M trvla 11r.l ..:r 4 RuWrl aul,Ytdl 6.nuraw Apwu 7,n Af rnvnnplimwAo]� riarM1.+ r,,p ores. z wµnln•:neu:ec»roPOnwv~ WIImu. uv`e&burr CO k.Ale L-1y,,A,, d J11F L'rk umdW wP.minliplA ne1C'Ykm rNrtl isleSCJ.QW)kkh]IL'UUYA Hr1141WM Llly]b Rplrel Auy�e,'y,\15.'lLn�1eZtaryJ enISMIIiV.i4 n Iun:dJed f./1110�WM[rhnlio n-v W Ylr uerx�u,)•rlde Wu ma149 rwn;elnr,he�Imlalel 1p xe•,+1 ror drrs rxlr r Ip mc.uglq. As shown in the previous table, the year 2008 ambient (no project) peak hour traffic will contribute up to 0.7 ppm (over a I-hour period) and up to 0.4 ppm (over an 8-hour period) to the carbon monoxide concentrations of the closest sensitive receptor locations near the intersection of Palm Canyon Drive and Racquet Club Road. The highest carbon monoxide concentration expected of the nearest sensitive receptor sites at the intersection of Palm Canyon Drive and Racquet Club Road under year 2008 ambient conditions is projected to be 3.0 ppm over a I- Me Palm Springs Art Colony,ln(ffal Study November 2006 13 hour averaging period and 1.8 ppm over an 8-hour ❑veroging period. Project-related traffic volumes would increase carbon monoxide levels at sensitive receptors near this intersection by up to 0.1 ppm (from 3.0 ppm to 3 1 ppm over one hour and from 1.8 to 1.9 ppm over 8 hours at the northwest intersection). Increases in carbon monoxde concentrations of this magnitude are insignificant. A project has a significant impact if it interferes with the attainment of the state 1-hour or 8-hour carbon monoxide standards by either exceeding them or contributing to on existing or projected violation. Based upon the CO "hot spot" analysis, the proposed project would not Interfere with the attainmenl of the state 1-hour or 8-hour carbon monoxide standards by either exceeding them or contributing to an existing or projected violation at sensitive receptor locations. Future carbon monoxide concentration related to traffic related emissions near the intersection modeled will be only a small fraction of the 20 ppm state standard and 35 ppm federal slondord (I-houraverage) with or without the proposed project, The state and federal 8-hour carbon monoxide standards will not be exceeded in the year 2008 or the year 2025 with or without the proposed development. Impacts related to construction emissions will be short term and are not considered significant as related to the life of the project. Implementation of any applicable mitigation measures outlined in the Air Quality Analysis, as well as adherence to goals and policies of the air quality section within the General Plan will reduce impacts from development to less than significant levels. Any future on-site development is anticipated to include commercial, residential, and recreational uses and probable odors are those that are commonly found in these settings and Therefore future development will nol create objectionable odors. Short-term odor impacts associated with future construction, including diesel fumes and asphalt paving, will dissipate quickly and will not pose a significant impact. b) Less Than Significant With Mitigation Incorporated The Coachella Valley was classified by the Environmental Protection Agency (EPA) in 1993 as a ,'serious" non-attainment area for PM10 due to violations of federal health-based standards for particulate matter. According to CARE (California Air Resources Board) data,in the years 2000- 2002, PM10 concentrations exceeded the California 24-hour standard 3 percent of the time in Palm Springs. The maximum 24-hour PM10 concentration monitored in Palm Springs exceeded the state standard by 1.5 and 5 times respectively. Two types of air pollutant sources must be considered with respect to the proposed project: stationary sources and mobile sources. Stationary sources include emissions from natural gas combustion and emissions at the power plant associated with the electrical requirements of the proposed development. Mobile source considerations include exhaust emissions resulting from short-term construction activities and long-term vehicular travel associated with the proposed project. I jDuring the life of any future development, a variety of emissions will be produced by its day-to- day operations. Only a small portion of the development-related emissions would be emitted at a fixed location by stationary sources. The majority of the emissions would be emitted by motor I vehicles along the roadways used for site access. I i i I I The Palm Springs Art Colony,,(nitial Study November 2006 14 Construction equipment and construction related activities for any future development can be expected to contribute to short term air quality impacts. Because there are several commercial uses near the subject property that draw customers daily, construction activities may potentially expose sensitive receptors to pollutants. According to the Air Quality Analysis prepared for the project (Endo Engineering, 2006), the proposed project is projected to exceed the SCAQMD short-term construction emission threshold of significance for oxides or nitrogen during the demolition phase and reactive organic gases during the application of architectural coatings on-site. It may not be feasible to mitigate this impact to a level below the SCAQMD threshold of significance. Cumulative construction emissions generated over the short-term will exceed the SCAQMD emissions significance threshold criteria. It may not be feasible to mitigate these impacts to levels below the SCAQMD thresholds of significance. Operational emissions generated over the long term by the proposed project in conjunction with other approved developments in the project vicinity are not expected to exceed the SCAQMD emissions significance threshold criteria. Since PM10 concentrations are of concern in the Coachella Valley and scattered residential uses exist in the project vicinity that will be exposed to higher PM10 concentrations during the construction activities on-site, all feasible miligotion measures should be incorporated to reduce construction-related PM10 emissions to less than significant i Cumulative Impacts i i Cumulative construction emissions generated over the short-term and operational emissions generated over the long term by the proposed project in conjunction with other approved developments in the project vicinity will exceed the SCAQMD emissions significance threshold criteria. It may not be feasible to mitigate these impacts to levels below the SCAQMD thresholds of significance. i Mitigations Measures I MM III-1 The proposed project will comply with the provisions of Chapter 8.50 of the Palm Springs Municipal Code which establishes minimum requirements for construction activities to reduce Fugitive dust and PM10 emissions. A Fugitive Dust Control Plan (prepared p pursuant to the j provisions of the Coachella Valley Fugitive Dust Control Handbook) shall be submitted to the City of Palm Springs for approval in conjunction with the application for grading permits associated with the project and prior to inifioting any earth-moving operations on-site. I I I MM III-2 The project proponent shall comply wilh oil applicable SCAQMD Rules and Regulations I including but not limited to the followfng� Rule 403 (Fugitive Dust) specifies control measures for use in developing site specific fugitive dust control plans to minimize blowing dust from construction sites I p 9 � p 9 and insure the clean up of construction-related dirt on approach routes to the ' site including: watering measures, chemical stabilizers, wind fencing, covering haul vehicles, bed liners in haul vehicles,wheel washers, and high wind measures; Rule 403.1 — Companion to 403 and is applicable to man-made sources of fugitive dust in the Coachella Valley. Rule 1108 and 1108.1 prohibits the use of rapid and medium cure cutback jasphalts as well as organic compounds in emulsified asphalts used during the ' construction process; Rule 1113 (Architectural Coatings) restricts the VOC content of any architectural I The Palm Springs Art Calany,,fnitial Study I I November 2006 15 coating malerials used on-site to a maximum of 2.08 pounds of VOC per gallon; and - Rule 1403 outlines the work practice requirements for demolition and renovation activities involving asbestos containing materials and requires written notification to the SCAQMD 10 days prior to the start of such activitiy via the District's notification form (which details procedures for the removal, handling, labeling, storing, and disposal of asbestos containing materials by the applicant). MM III-3 Building construction on-site shall comply with energy use guidelines in Title 24 of the California Administrative Code. MM III-4 As a condition of approval, the project proponent will comply with City requirements regarding master planned bikeways on and/or adjacent to the site. MM III-5 No operation or activity shall cause the emission of any smoke, fly ash, dust, fumes, vapors, gases or other forms of air pollution which exceed the requirements of the SCAQMD, the AQMP or the City of Palm Springs General Plan and Municipal Code. MM III-6 Earth-moving activities shall be suspended during the first and second stage ozone episodes or when winds exceed 25 mph, per the Coachella Volley PM10 State Implementation Plan and SCAQMD Rule 403.1, MM-III-7 Adequate watering techniques shall be employed to partially mitigate the impact of construction-generated dust particulates. Portions of the project site that are undergoing earth moving operations shall be watered such that a crust will be formed on the ground surface and Then watered again at the end of the day. MM-III-B As part of the construction specifications, any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the disturbed area subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize wind erosion of the soil. MM-III-9 Any construction access roads (other than temporary access roads) shall be paved as soon as possible and cleaned after each work day. The maximum vehicle speed limit on unpaved road surfaces shall be 15 mph. MM-III-10 Trucks hauling dirt, sand, soil, or other loose dirt material off-site, should be covered and washed off before leaving the site. All trucks should maintain at least two feet of freeboard. MM-III-11 Adjacent streets should be swept if silt is carried over to adjacent public thoroughfares. MM-III-12 Construction operations affecting off-site roadways shall be scheduled for off-peak traffic hours. MM-III-13 Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. The Palm Springs Ari Colony,Initial Study November2006 16 MM-III-14 Where feasible, low emission building materials such as pre-primed and sanded wood molding and trim products, and pre-primed wallboard should be considered for construction materials. i MM-III-15 Vacuuming should be considered in lieu of pneumatic debris removal. i I i I I I I I I I I The Palm Springs Art Colony,Initial Slurly November 2006 17 t r I r I Less Than Significant I Poiciinally With Lcm Than I Significaal Mitigation Significant I Impact Incorporated Impact No Impact IV. BIOLOGICAL RESOURCES. Would theproject; I a) Have a substantial adverse effect, either directly or l through habitat modifications, on any species I identified as a candidate, sensitive, or special stahrs l species in local or regional plans, policies or ❑ 1:1 ❑ regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? i b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community idenidied in local or regional plans, policies or ❑ ❑ ❑ regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service'7 c) Have a substantial adverse effect on Federally protected wetlands, as defined by Section 404 of the Clean Water Act (including, but not limited to, ElElmarsh, vernal pool, coastal wetlands, ctc.), through direct removal, tilling, hydrological interruption or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory ❑ ❑ ❑ wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? t) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community ElElConservation Plan, or other approved local,regional 12 or state habitat conservation plan? a through f) No Impact. According to the City of Palm Springs General Plan EIR, a total of three sensitive plant and animal species can be found within the area of the project: The Salton Milk Vetch, the Ribbed Cryptontha, and the Palm Springs Ground Squirrel. The EIR indicated that the Polm Springs Ground Squirrel is not listed and further states that if it does become listed, it will be protected within the Coachella Valley Preserve. The EIR states that both the Salton Milk Vetch and the Ribbed Cryptantha do not require mitigation for three reasons: Neither of these plants are officially listed at this time, none have been definitely shown to occur within the project area and, if future biological surveys reveal that they do in fact occur, it is estimated that only a tiny fraction of the species entire range would occur within the General Plan project area. A Biological Assessment was prepared for the proposed project by James W. Cornett Ecological Consultants (February 2006) that includes on-site plant and animal surveys. According to the The Palm Springs Art Colony,Initial Study November2006 18 report, four plant species could have conceivably been found on the project site, based on the California Native Plant Society (2001), the CNDDB Special Plant List (2003), and the Endangered, Threatened, and Rare Plants of California (2003): glandular ditoxis (Ditaxis clarianc�, ripped cryptantho (Cryptantho constata), flat-seeded spurge (Chamaesyce platysperme), and Coachella Valley milk vetch(Astragalus lentiginosus coachelloe). None of the above mentioned plant species were found on the project site. The California Department of Fish and Game Special Animals (2004) lists one mammal species that was found on site during the Biological Assessment: the Palm Springs Ground Squirrel (Spermophilus tereficaudus chlorus). This subspecies of the round-tailed ground squirrel was detected frequently onsite and found over most of the area surveyed. The Palm Springs ground squirrel is not, however, officially listed as threatened or endangered by either the California Department of Fish and Game or the United Stales Fish and Wildlife Service. The only reptile observed on-site was the side blotched lizard (Ufa stonsburiono). No individuals of the flat-tailed horned lizard (Phrynosoma mcallii) or officially threatened Coachella Valley fringe-toad lizard (Uma incrnata) were observed, detected, or due to the association of these lizards with deposits of windblown sand, expected. A concerted effort was made to locate signs of the officially listed desert tortoise (Gopherus agassizi). However, no evidence of any kind was found and no direct observations were made. It is therefore concluded that this species does not occur within the project site. i Observed birds within the project area included Anna's hummingbird (Calypte anna), the mourning dove (Zenaida mocrouro), white-crowned sparrow (Zonotdchla leucophrys), house finch (Carpodacus me)aconus), and common raven (Corvus corox). The burrowing owl t (Speotyto cuniculorio), a state and federal Species of Special Concern, is known to occupy t habitat similar to that found on the project site. However, no individuals were observed and no burrows were located. No impacts related to endangered plant or animal species is expected i from development of the proposed project. i i The site does not contain and is not near any riparian habitat or other sensitive natural community. Development will have no impact on these resources. The site does not contain or jis not adjacent to any federally protected wetlands. Development of the property will therefore t have no adverse effects related to these resources. No impacts are anticipated, r r No migratory wildlife corridors or native wildlife habitat are found on the property. Future ' development will not interfere with movement of any native resident or migratory fish or wildlife ' species. No impacts related to these resources ore expected. The project will not conflict with any local policies or ordinances protecting biological resources. Any future development and the proposed project will not conflict with any habitat conservation plan. The existing Central Business District of Palm Springs contains no protected habitat resources. The property is not located within the Coachella Valley Fringe Toed Lizard Habitat Conservation Plan Fee Mitigation boundary. The property is not located within the boundary of a Conservation area within the draft Coachella Valley Multiple Species Habitat Conservation Plan. No impacts are anticipated. The Palm Springs Art Colony,Initial Study November 2006 19 Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact v. CULTURAL RESOURCES. Would the project a) Cause a substannul adverse change in the El ❑ ® El of a historical resource as defined in ? 15064 5? b) Cause a substantial adverse change in the ❑ El ® ❑ significance of an archaeological resource pursuant to ? 15064.5? c) Directly or indirectly destroy a unique El El El resource or site or unique geological feature? d) Disturb any human remains, including those interred ❑ ❑ ❑ outside of formal cemeteries? a.b) Less than Significant Impact. The only existing on-site structure that had the potential of being identified as a historic resource is the Garbo House, which is the residential structure located at 287 W. Racquet Club Road, approximately halfway between N. Palm Canyon Drive and N. Indian Canyon Drive. A Historic Resources assessment report was prepared for this property by PCR Services Corporation (April 2005), According to the results of the report, the subject property lacks sufficient historical associations to be eligible for individual listing in the National Register or California Register of Historic Places. However, as the best exlont example of the earliest dwellings associated with residential development of Palm Springs' Racquet Club area during the mid-1930s, the property (main house) appears to qualify as a City of Palm Springs Class One Historic Site. In assessing the property's design, scale, and construction it appears that as an example of Ranch style architecture in Palm Springs, the subject property does not rise above similar examples with higher levels of integrity located in Smoke Tree Ranch and other areas of the City. Additionally, research by PCR Services Corporation did not identify the individuals associated with the property's design or construction. Therefore, according to the Historic Resources Assessment, under criteria related to architectural merit and association with a notable architect or builder, the subject property does not appear to rise to the level required for National Register and California Register listing. The Citywide Historic Resources Survey (2004) included the Garbo House in its Survey Master list (which contained 350 total properties). This list indicated that the structure at 287 W. Racquet Club Road was constructed in 1929. The structure was included in two past survey projects- Riverside County 1980's Historic Resources Survey, and the Palm Springs 2001 Historic Structures Inventory. The 2004 survey selected 200 structures from the master list for further study/documentation and the Garbo House was not among those selected. The Patin Springs Art Colony,Initial Study November 2006 20 t � I � The Garbo House is proposed to be renovated and incorporated into the project, Modifications i to the siructure will be subject to standard permitting processes. No other structures on-site were identified as historic resources. Less than significant impacts are anticipated related to this issue. 1 I I The property is not included in areas of High Sensitivity for Prehistoric/Efhnohistoric Cultural I Resources within the Palm Springs General Plan EIR. Furthermore, a majority of the site has been fully developed for many decades. Less than significant impacts are anticipated related to the presence of archaeological resources on the subject properly. Pursuant to City policies, should any archaeological resources be uncovered during grading or excavation, operations shall be halted or diverted until the resource is evaluated by a qualified specialist and dealt with accordingly. i c,d) No Impact Paleontological resources within the Coachella Valley are found below the elevation of 42 feet above sea level. This is the location of the ancient lake bed of Lake Cahuillo. The elevation of the project site is approximately 600 feet above sea level. The majority of the property is currently developed and has been for quite some lime, unique geologic features are not present on or adjacent to it, No impacts are anticipated related to unique paleontological resources Pursuant to City policies, should any paleontological resources be uncovered during grading or excavation, operations shall be halted or diverted until the resource is evaluated by a qualified specialist and dealt with accordingly. In compliance with Section 7050.5 of the California Health and Safety Code, if human remains are found, the Riverside County Coroner must be notified immediately. If the coroner determines that the remains are not recent and may be Native American, in accordance with Public Resource Code 5097.94, the coroner will notify the Native American Heritage Commission (NAHC) within 24 hours of the find. The NAHC will then determine, in consultation with the property owner, the disposition of the human remains_ No impacts are anticipated for the current project related to human remains. 77te Palm Springs Art Colony,Initial Srndy November 2006 21 Less Than Significant Putentially With Less Than Significant Mitigstion Significant Impact Incorporated Impact No Impact vL GEOLOGY AND SOILS_ Would theproject: a) F,xpose people or structures to potential substantial adverse effects, including the risk of loss, injury or death, involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-PiiolO Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other ❑ Cl ❑ substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42, ii) Strong seismic ground shaking? ❑ ❑ ® ❑ th) Seismic-related ground failure, including El ❑ Elliquefaction'? iv) Landslides? ❑ ❑ N b) Result in substantial soil erosion or the loss of topsoil? ❑ ❑ ® ❑ c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, ❑ © ® Eland potentially result in on-or off-site landslide, lateral spreading,subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined hi Table 19-1- B of the Uniform Building Code (1994), creating ❑ ❑ ❑ N substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal El El El where sewers are not available for the disposal of wastewater? Q) i) No Impact. According to the Geotechnical Study prepared for the proposed project (Earth Systems Southwest, June 2005), the project site does not lie within a currently delineated State of California, Alquist Priolo Special Studies Zone. The property is located approximately six miles southwest of an Alquist Priolo Special Studies Zone within the USGS Seven Palms quadrangle (includes the Banning Fault). These zones identify the known segments of the San Andreas Fault. The proposed development is not located within a known earthquake fault zone, therefore no impacts are anticipated related to on-site fault rupture hazards. 11) Less than Significant Impact. According to the General Plan EIR and the Geotechnical Study, the primary seismic risk at the site is a potenlial earthquake along the San Andreas fault. Due to the site's proximity to the San Andreas and Son Jacinto fault zones, it is likely to be subject to strong ground motion The Pafm Springs Art Colony,Initial Study November 2006 22 during the life of the project. Strong ground motion is the seismic hazard most likely to affect the site. A major earthquake above magnitude 7 originating on the local segment of the San Andreas Fault zone would be the critical seismic event that may affect the site. Engineered design and earthquake resistant construction increase safety and allow development of seismic areas. Minimum seismic design should comply with the 2001 edition of the California Building Code, and shall ensure that impacts are less than significant related to ground shaking. Because the proposed use of the existing Garbo House is to remain single family residential, it is not held to the provisions of the California Seismic Safety Commission Model Ordinance which calls for mitigation of seismic hazards to buildings constructed prior to 1938 (adoption date of the building code requiring earthquake resistant designs of buildings). ir) No impact. According to the City of Palm Springs General Plan EIR, the project is not located within regions of the City in which liquefaction may occur during a large seismic event. The Geotechnical Study states that the potential for liquefaction to occur of this site is considered negligible because the depth of groundwater beneath the site exceeds 50 feet. In addition, the project does not lie within the Riverside County designated liquefaction hazard zone. No impacts are anticipated. iv) No impact. The topography of the sile and surrounding lands is relatively level throughout and precludes the occurrence of landslides and mudflows. No impacts are anticipated. b,c) Less than Significant Impact. Grading of the site will occur prior to future development; a grading plan will be approved by the City that will include measures to contain any run off. The site is greater than one acre in size and will require compliance with the National Pollution Discharge Elimination System (NPDES) as well as the South Coast Air Quality Management District's regulations. Compliance with adopted procedures for grading and erasion will mitigate any impacts associated with grading the site. The developer shall prepare and implement (throughout all demolition and construction activities) a Stormwater Pollution Prevention Plan (SWPPP) and a Fugitive Dust (PM10) Control Plan. According to the General Plan EIR, the site is underlain primarily by alluvial deposits consisting of silts, sands, and grovels in varying amounts. Due to the somewhat loose and potentially compressible condition of some of the near surface soils, remedial grading including watering and re-compaction is recommended for any future building areas. All future grading shall be performed in accordance with the grading ordinance of the City of Palm Springs and the recommendations found within Geotechnical Study prepared for the proposed project (Earthsystems Southwest, June 2005). Less than significant impacts are anticipated. d,e) No Impact. The Patin Springs Arr Colony,Initial Study November 2006 23 i I I I I i The Geotechnical Study stales that the soils are visually classified to be in the very low expansion category. No impacts are anticipated. I I INo septic tanks or alternative waste water disposal sysiems will be used within future I development. The City of Polm Springs provides public sewer system service to the project and vicinity. No impacts are anticipated. i i I I I i I I I I I i I I I I I I I I I I I I i The Palm Springs Art Colony,lnidal Study November 2006 I 24 I I I I I Less Than I Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact I VIT. HAZARDS AND HAZARDOUS MATERIALS- Would the ro'ecc a) Create a significant hazard to the public or the environment through the routine transport, use or ❑ ❑ ® ❑ disposal of hazardous materials? I b) Create a significant hazard to the public or the environment through reasonably foreseeable upset I and accident conditions involving the release of ❑ ❑ ® ❑ hazardous materials into the environment? I I c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste t ❑ El El within one-quarter mile of an existing or proposed I school? I t d) Be located on a site which is included on a list of I hazardous materials sites compiled pursuant to I Government Code §65962.5 and, as a result, would it ❑ ❑ ❑ t create a significant hazard to the public or the environment? I t e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a public use ❑ ❑ ❑ airport, would the project result in a safety hazard for I people residing or working ht the project area? f) For a project within the vicinity of a private airstrip, jwould the project result in a safety hazard for people ❑ ❑ ❑ residing or working in the project area? I g) Impair implementation of, or physically interfure 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 wildlartd fires, including where wildlaitds are adjacent to urbanized ❑ ❑ ❑ I areas or where residences are intermixed with 1 wildlands? I I o,b,g) Less than significant Impact. I Any future land uses are not expected to be of a hazardous nature. Routine transport, I use or disposal of hazardous materials (beyond that for household, restaurant, or retail t use) are not anticipated throughout the life of the project and will therefore not pose a risk to the public or the environment. t t Demolition activities may include the disposal of hazordous materials such as asbestos or lead paint. A Phase I Environmental Assessment was conducted on the existing I commercial center (National Environmental Consultants, Inc., 1999). The report I The Palm Springs Art Colony,Initial Study I November 2006 t 25 indicated that all of the existing commercial buildings were built in 1982. The use of asbestos in rnonufaciuring of friable construction materials was banned in 1978. An NECI representative noted the absence of friable potential asbestos-containing construction materials lACCMs) from the building. However, non-friable potential ACCMs In the farm of Linoleum and vinyl floor tiles were noted in very few units. Floor tiles had been removed from most of the vacant units. Prior to any replccemenl of vinyl floor coverings, samples of all affected materials should be analyzed for asbestos (confirmation) and wasle is to be handled according to laboratory findings. With regards to lead based paint, all painted surfaces were found to be intacl and no peeling of paint was noted in all existing commercial buildings. It should be noted that the Phase I Environmental Assessment described above did not include the single family homes on the eastern portion of the site that are to be demolished prior to development, For these structures, all demolition activities shall adhere to the local, State and Federal regulations related to the handling and disposal of hazardous materials. All materials shall be disposed of properly in an approved landfill. With regards to the existing Gordo House which will remain on the project site and renovated, an asbestos survey will be needed prior Io any renovations. and proper removal as well as disposal methods outlined above shall apply if any asbestos is found within the structure. All construction and renovation activities will be conducted in compliance with standard l regulations related to hazards and adherence to local, State and Federal agency policies including those of the South Coast Air Quality Management District, the State l Wafer Resources Control Board and Colorado River Regional Water Qualify Control l Board. Less than significant impacts are anticipated related to the transport, use, and ' disposal of hazardous materials. I I i Activities of individual artist residents within the live/work units are virtually impossible to predict. Any hazardous materfols used during the preparation of products (photo processing, leaded windows, etc-) shall be handled and/or disposed of in adherence to I industry standards. r l As mentioned previously, any future land uses are not expected to be of a hazardous ' nature. The release of hazardous material that may create a significant hazard to the fI public or the environment is not anticipated. The pro ert's drainage system shall be r designed to reduce contaminant content in on-site storm flows and nuisance water prior r to release into the public storm drain system, as required by local, State and Federal r r regulations. r The proposed circulation plan for any future development will'be reviewed by the Fire Department to ensure that the development will not interfere with any known emergency response plans. All design and construction activities shall be conducted in compliance with standard regulations related to emergency response contained within the City's Municipal Code. Imports to emergency response or emergency evocuation plan are anticipated to be less than significant. The Palm Springs AN Colony,Initial Study November2006 26 c,d,e.f,h) No Impact. Future development will not result in the emissions or handling of hazardous material within one-quarter mile of an existing school or proposed school. No impacts are anticipated related to the proposed project. The properly is not located on a hazardous material site. No impacts are anticipated. The project is located approximately 1.8 miles from the Palm Springs International Airport, and is not located within the noise Footprint cited in the Palm Springs Airport part 150 Study. No impacts are anticipated related to this issue. I I The project is not within the vicinity of a private airstrip. No impacts are expected related I to this issue. I I The project is not adjacent to or intermixed with wildlands. No impacts are expected i reloled to wildland fires. I I i I I The Puhn Springs Arl Colony, fnilial Study November 2006 27 Less Than . - - Significant ,Potentially With' Less Than SiguiLcant, Mitigation. sil;nilirint lfinpact lncorpurated- 'Impact No lnnpict vlll. HYDROLOGY AND WATER QUALITY. Would the project. a) Violate any water quality standards or waste discharge El ® ❑ requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering OF the local groundwater table love] (e.g, the El ❑ ® El rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the © ® El of a stream or river, in a manner which would result in substantial erosion or siltation on-or off=site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the ❑ ® ❑ ❑ rate or amount of surface runoff in a manner that would result in flooding on-or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage ❑ ® El El or provide substantial additional sources of polluted runoff? F) Otherwise substantially degrade water quality'? ❑ ❑ ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood El El ® El Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures that would impede or redirect flood flows'? ❑ ❑ ❑ i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding ❑ ❑ ® ❑ as a result of a failure of a levee or dam? j) Inundation by seiche,tsunami or mudhow? ❑ ❑ ❑ o,c,d.e) Less than Significant with Mitigation Incorporated. Any future development has the potential to impact water quality during construction and throughout the life of the project. The project is not expected to discharge waste except conventional urban water wastes which will be conveyed to the surrounding streets and eventually to the City's storm drain system- The Palm Springs Art Colony,Initial Study November 2006 28 i I I No Impacts are onticipated related to this. The site is currently developed and, according to the Hydrology Report (IKE, November 2005), is approximately 45% impervious in it's existing condition. I Concerns relating to water quality during demolition/construction include the jcontainment of any potential contaminants such as gasoline and other petroleum products. Another concern is the release of any construction related storm water that may contain contaminants (including sediment material.) Grading of soils creates the chance of erosion and potential introduction of sediments to existing area water systems, especially when construction storm water is allowed to flow into public streets. As j discussed previously, the site is greater than one acre in size and will require compliance with the National Pollutant Discharge Elimination System (NPDES) as well as the South Coast Air Quality Management District's regulations. I I I Activities of individual artist residents within the live/work units are virtually impossible to predict. Any hazardous materials used during the preparation of products (photo processing, leaded windows, etc.) shall be handled and/or disposed of in adherence to industry standards to ensure water quality. This requirement should be made part of the CCU's for the project. Compliance with adopled procedures for grading and erosion will mitigate any impacts associated with grading and water quality. The developer shall prepare and implement (Throughout all construction activities including demolition) a Stormwater Pollution Prevention Plan (SWPPP) and a Fugitive Dust (PM10) Control Plan. Construction site Best Management Practices are implemented to prevent any contamination of water that could occur as a result of construclion activities of the proposed project. Following I mitigation, impacts are expected to be less than significant. I The site contains no streams or rivers. No impacts are expected related to this specific issue. I I The Hydrology Report for the proposed project (IKE, November 2005) describes that currently, approximately 39% of the site contains the commercial buildings and associated parking lots (95% impervious). The remaining portion to the east of the commercial uses (61%) contains low density residential lots of which approximately 10%is impervious. Elevations on the project site range from 625 feet at the northwest corner to 597 feet at the southeast corner, with an average slope of 2.7 percent. The Riverside County Flood Control Map for this area of Palm Springs shows a general trend in elevation from west to east, indicating that N. Indian Canyon Drive has the capacity to collect water flowing from the west. According to the Hydrology Report, runoff from the property entirely sheet flows to the surrounding streets, and the majority of the runoff leaves the site to enter N. Indian Canyon Drive. Demolition of the existing structures and excavation of the subterranean parking will result in a short term alteration of on site flows. Construction site Best Management Practices are implemented to prevent any contamination of water (including siltation) that could occur as a result of construction activities of the proposed project. Throughout the life of the project, all landscaping and paving will aid in stabilizing soils in the long term. The Palm Springs Art Colony,Initial Study November 2006 29 The design of the subterranean parking below the proposed apartments will preclude any offsite flows from entering the structure. Addilionoliy, a storm drain system shall be installed within the structure to filter and discharge any water that may enter the subterranean parking. Implementation of mitigation measures outlined below will reduce impacts to less than significant. There are no "waters of the United States" or surface waters that have drainage paths across the property. It is not expected that any future development will alter existing drainage patterns on-site. Runoff associated with the property as it currently exists sheet flows to the surrounding streets. The majority of this runoff leaves the site at Indian Canyon Drive. The street system in this area of Palm Springs conveys storm water. Because impervious surfaces associated with the proposed project are being increased from what currently exists, a retention basin with a capacity of .382 acre-feet is recommended to aid in reducing the effects of runoff from the subject property. The proposed project will have exposed parking, and therefore, will significantly change the sheet flow of rain water in some areas when compared to the existing condition. Courtyards, Iondscaping, pools, and vegetation will naturally absorb and retain some of the rain water that falls on the site. Since the existing development has no retention faciliiies, all rainfall that does not percolate flows off the site. The Hydrology Report concludes that the project will prevent the stormwater runoff from increasing to more than the runoff before the project by utilizing a retention basin. The retention basin should be sized to accommodate the worst case scenario peak discharge as identified in the report as being a 100-year storm that lasts three hours. The storage volume determined in the Hydrology Report is .382 acre-feet. To store this volume the report proposes an overflow weir at on elevation corresponding to the necessary flow rate along a channel. The weir will direct the flow directly to the retention basin which will clean the water by allowing it to percolate into the rock and soil bed lining of the basin, I I I Mitigation Measures I MM4III-1 The developer shall prepare and implement (throughout all construction activities including demolition of the existing structures) a Stormwater Pollution Prevention Plan (SWPPP) and a Fugitive Dust (PM10) Control Plan. Construction site Best Management Practices ore implemented to prevent any excess storm flows, or contamination of water that could occur as a result of construction activities of the proposed project. ' MM-VIII-2 It shall be the applicant's responsibility to design and install appropriate BMPs, in accordance with the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB), that effectively intercept and pre-treat stormwater runoff from the property throughout the life of the project, prior to release to the City's municipal separate storm sewer system ("MSR"), to the satisfaction of the City Engineer and the Regional Water Quality Control Board (RWQCB). This includes treating any storm water captured in the subterranean parking storm drain system. The Palm Spring&Art Colony,Initial Study November 2006 30 b,g,i) Less than Significant Impact. Water consumption expectations are related to several factors. Residential use of water is one factor in consumption rates. Measures such as law flow fixtures and appliances will help to keep this consumption to acceptable levels. Future development shall abide by all applicable state codes, the City's Water Efficient Landscape Ordinance and the water conservoiion recommendation of the California Department of Water Resources and the applicable water districts. The project will include consultation with Desert Water Agency (DWA) to determine any additional conditions and to obtain Will Serve acknowledgement. Any future development will be expected to follow water conservation guidelines included within the Palm Springs General Plan (Page II-57) to mitigate impacts to public water supplies. The proposed project will not result in impacts related to a substantial reduction in the amount of groundwater. Less than significant impacts are expected. The property is shown on the Flood Insurance Rate Map (FIRM), Community Panel No. 060257 0004 D, Map Revised July 7, 1999. The FIRM indicates that the property is included in Flood Zone C. Areas within Flood Zone C are considered areas of minimal flooding. On-site storm water runoff during a major storm event will be directed and conveyed to an onsite retention basin. Any runoff not conveyed to this retention basin will be directed towards the surrounding streets and eventually to the existing storm drain system found in this area of Palm Springs. Impacts are anticipaled to be less than significant_ As discussed earlier, on-site storm water runoff during a major storm event will be directed and conveyed to both an on-site retention basin and the existing drainage pattern found in the Racquet Club area of Palm Springs. Dcsign of the subterranean parking area will preclude storm flows from entering the siructurc. A storm drain system shall be incorporated into the parking structure design to address any flows that may enter the structure. It is not expected that the proposed project will impede or redirect flood flows within the already developed Racquet Club area of Palm Springs. The project is not located in an area that contains levees or dams. Less than significant impacts are expected related to flooding. I l f,h,j) No Impact. The proposed residential and commercial uses of the project are not expected to substantially degrade water quality. No impacts are anticipated. I I As discussed previously, the property is located in Flood Zone C (areas of minimal flooding). On-site storm water runoff during a major storm event will be directed and jconveyed to both an on-site retention basin and the existing drainage system found in the Racquet Club area of Palm Springs. No impacts related to a 100-year flood hazard area are expected. I I The project is not located in an area that includes the possibility of inundation by seiche, tsunami or mudflow. No impacts are expected related to these issues. I The Palm Springs Art Colony,Initial Study November 2006 31 Si�,l"r,Callt Putihtihly. h Less,Than . Signlficint': .,hlitigadon.. ., Signilm n ._._. .., J . .Imp�c.t Incorporated , ,r. lmpact - No,innpact. Ix. LAND USE AND PLANNING. Would the project: a) Physically divide an established communiry9 ❑ ❑ ❑ 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 Toning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? o.c) No impact. the immediate area consists primarily of commercial operations. Pockets of residential neighborhoods are found to the west, northwest, east, and southeast. The project site itself contains a mixture of commercial, restaurant, and low density residential uses in its existing condition. The 43 ct Racquet Club residential project is currently under construction to the north. These residential neighborhoods are not interconnected, because several retail and commercial lodging uses stand between Them. The corridors of Indian Canyon Drive and Palm Canyon Drive (the eastern and western boundaries of the project site) do not currently have established residential communities along them. There ore apartments found above existing commercial uses to the south of the project site along Palm Canyon Drive, but they ore few in number and scattered. Future development that results from the project will not disrupt or divide the physical arrangement of on established community. The four on-site scattered residences to be removed are located on the perimeter of the eastern portion of the project site,which is mostly natural desert vegetation. These four homes are vacant rental properties and do not constitute an established community. No displacement will result from the construction of the proposed project, since these units are currently unoccupied. The property is located within the study area of the draft Coachella Valley Multi-species Habitat Conservation Plan which outlines policies for conservation of habitats and natural communities. The site is not designated for conservation purposes in the draft plan and there ore no significant biological resources on the property. The site is not located within the Coachella Valley Fringe Toed Lizard Habitat Conservation Plan. No impacts ore anticipated related to this issue. The Palm Springs Arl Colony,Initial Study Novemher2006 32 b) Less than Significant Impact. The project description, as previously stated, can be summarized as follows: 1) Planned Development District Applicalion (Mixed-Use residential/retail) 2) General Plan Amendment covering the following: ❑. A deletion of the portion of the Zonjera Road right-of-way (within the project boundaries) from the General Plan Circulation Element. 3) A vacation of the right of way for Rochelle Rood within the project boundaries (does not I require a General Plan Amendment). 4) Approval of a TenioNve Tract Mop. I I I As discussed previously, the site is designated as a mixture of General Commercial (CG) and Medium Density Residential (M15) within the Palm Springs General Plan. The Zoning designation for the site is currently R-2 for the eastern portion and PD 113 for the western portion. The City of Palm Springs General Plan identifies the subject property as a redevelopment area. Redevelopment areas within the City along the major urban roadways such as Palm Canyon Drive and Indian Canyon Drive are areas within which mixed-use infill projects are encouraged. I The proposed project includes commercial, reslauront, and residential uses, which are l compatible with the current General Plan designation. While commercial and residential uses are individually allowable as right-of-zone uses, a Planned Development District is proposed in order to consider a mixed use development that includes special development standards for the project, including underground parking and zero lot line clustered townhomes. The City of Palm Springs allows PDDs, along with other area plans to be treated as a re-zoning, consistent with the General Plan and subject to I 1 approval by the City Council. I As allowed and encouraged by Planned Development District procedures, project specific development standards are being proposed in order to allow deviation from the underlying zoning. The western portion of the project site (proposed commercial, apartments, and rowhomes) currently has a zoning designation of PD-113, an existing Planned Development designation which remains from the former shopping center on the property. Because the standards established for PD-113 were tailored specifically for the existing Commercial development, and [here are no residential components or parking space numbers from which to compare to the proposed project, standards established for this half of the site shall be subject to approval pending review of the proposed site plan. The eastern portion of the property which is proposed to contain the townhouses, is currently zoned R-2. There are several PDD development standards proposed for the project that deviate from what is permitted in the R-2 zone, particularly those established for the townhomes, which are attached single family dwellings. Standard processing procedures shall ensure chat oil impacts related to compliance with adopted regulations are less than significant. The Patin Springs dry Colony,Initial Study November 2006 33 I I I I I I I Less Than Significant Potentially With Less Than I Significant Mitigation Significant I Impact Incorporated Impact No Impact I I X. MINERAL RESOURCES. Would the project, I a) Result in the loss of availability of a known mtncral El El resource that would be of value to the re.-ion and the residents of the state? b) Result in the loss of availability of a locally important ❑ ❑ mineral resource recovery site delineated on a local general plan,specific plan or other land use plan? a) less than Significant Impact. According to the Palm Springs General Plan EIR (Figure 5.4), the project is located in mineral resource area MRZ-3. These areas are defined as containing mineral deposits. the significance of which cannot be evaluated from available data. Because a mining operation in this area would result in many land use conflicts, This activity is not feasible on the property. Less than significant impacts are anticipated. b) No Impact. As stated above, the project is located in mineral resource area MR2-3. Due to land use conflicts that would result from a mining operation in this area, no mineral resource recovery sites currently exist, and none are delineated on any General Plan. Specific Plan, or other land use plan. There will be no impacts related to this issue. The Palm Springs Art Colony,Initial Study November 2006 34 Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact xi. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general ❑ ® ❑ ❑ plan or noise ordinance or of applicable standards of other agencies? b) Exposure of persons to or generation of excessive ❑ ® ❑ groundborne vibration or groundborne noise levels? c) A substantial permanent increase to 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 project? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a public use ❑ ❑ ❑ airport, would the project expose people residing or working in the project area to excessive noise levels? 0 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? I I a,b,d) Less Than Significant With Mitigation Incorporated. Residents in the area are currently exposed to transportation related noise impacts. The Racquet Club area corridors of Indian Canyon Drive and Palm Canyon Drive jaccommodate passenger cars, trucks, buses and motorcycles_ The CNEL noise metric allows the total noise exposure of on area resulting from many individual noise events over a long period of time to be summed and expressed as a single value and mapped as a series of contour lines around the noise source. In the case of highway noise, CNEL values typically reflect the noise exposure over the peak activity period or over a year, as is often the case with airport contours. The City of Palm Springs General Plan indicates that the property is located within the 60 db CNEL Noise Area. This is a result of the traffic noise impacts related to Racquet Club Road, Indian Canyon Drive and Palm Canyon Drive. In the vicinity of the project site, Palm Canyon Drive is a major thoroughfare with a 100-foot right-of-way, Indian Canyon Drive is a major thoroughfare with a 100-foot right-of-way, and Racquet Club Road is a secondary thoroughfare with on 88-foot right-of-way. Noise from motor vehicles is generated by engine vibrations, the interaction between the tires and the road, and the exhaust system. The proposed project would redevelop the commercial area adjacent to Palm Canyon Drive and create a residential area adjacent to Indian Canyon Drive. At the time the 77ze.Palm Springs An Colony,Initial Study November 2006 35 original Noise Analysis was completed by Endo Engineering (May 2006), the proposed work/live uses within the west end of then project site were to be sheltered from noise impacts from Palm Canyon Drive by proposed commercial buildings and the existing two story hotel located just south of the project site. The site plan was modified after this study was completed, and according to Endo Engineering, the current Site Plan appears i to substantially increase the noise levels on-site at the live/work units located nearest Palm Canyon Drive, unless mitigalion is incorporated. Not only ore these units located closer to Palm Canyon Drive, but the beneficial shielding to be gained from intervening commercial buildings was eliminated. I The proposed multi-family residential uses would be adjacent to Racquet Club Rood, but set back from Palm Canyon Drive and will be separated from Palm Canyon Drive by the proposed commercial buildings. The proposed townhouses on the southwest corner of the Indian Canyon Drive and Racquel Club Road (north of Rochelle Road) will be exposed to noise from traffic volumes on Indian Canyon Drive. South of Rochelle Road, the project site is set back approximately 250 feet from Indian Canyon Drive and is partially sheltered from the noise by the existing motel, single-family home and apartment building. The land uses surrounding the project site are generally commercial uses to the north and west that ore not considered particularly noise sensitive. The Loehmonns Plaza, a shopping center, is located north of the project rile, on the northeast corner of the intersection of Palm Canyon Drive and Racquet Club Rood. A hotel with a swimming pool occupies the northwest corner of the intersection of Palm Canyon Drive and Racquet Club Road. Two two-story hotel buildings ore located directly south of the project site and adjacent to Palm Canyon Drive. Residential uses are present to the east of the project site, and are considered noise sensitive land uses. North of the east side of the project site, north of Racquet Club Road, are existing residential developments. Sensitive receptors are located on the northwest and northeast corners of the intersection of Indian Canyon Drive and Racquet Club Rood. The Racquet Club is located on the northwest corner. The medium density residential structures located on the northeast corner are closest to the signalized intersection carrying the most project related increases in traffic volumes. Directly to the east is unimproved residential land, along with residential uses beyond. South of the project site, east of the hotel on Palm Canyon Drive, are single family residences. Also south of the project site, across Via Olivera and adjacent to Indian Canyon Drive is the California Nursing and Rehabilitation Center. The proposed mixed-use project is generally consistent with the adjacent land uses. The commercial buildings proposed are located adjacent to other commercial uses except for the multi-family dwellings on-site and the hotel located south of the project site. Other than the proposed commercial uses, the residential uses on-site ore adjacent to uses permitted within the R-2 zone. These include single-family dwellings, multi-family dwellings, hotels, and convolescent homes (with conditional use permit). According to the Noise Analysis prepared for the proposed project (Endo Engineering, May 2006), the proposed development is not expected to generate significant direct noise impacts on the adjacent community. However, future townhouse residents of the proposed project could experience noise Impacts associated with traffic on Indian The Patin Springs Art Colony./mild Study November 2006 36 Canyon Drive, and rulure residents of the live/work units may also experience road noise impacts associated with N. Palm Ccnyen Drive. One source of noise, which can be considered as a short term increase in existing noise, is reloled to future construction activities that will cause impacts from heavy equipment that could periodically exceed City thresholds and affect some of the nearby residences. Noise impacts due to construction will be regulated through the City of Palm Springs Construction Regulations and Noise Ordinance as well as through environmental specifications in the construction contract and the Noise Control Act of 1972 (which sets noise emission standards for construction machinery). Two types of noise impacts should be considered during future construction activities. First the transport of workers and equipment to the site will incrementally increase noise levels along the roadways leading to and from the site. The increase although temporary in nature could be audible to noise receptors located along the roadways utilized for this purpose. Second, the noise generated by the actual on-site instollotion activities. Any future development will abide by Municipal Code regulations for construction hours. No significant impacts ore anticipated relating to these issues. Per City of Palm Springs Chapter 8.04.220, construction activilies on-site shall take place only during the following hours: Pacific Standard Time -Monday through Friday, between 7:00 a.m. and 7:00 p.m. Saturdays, between 8:00 a.m. and 5:00 p.m. No work will occur on Sundays or Governmen t Holidays. There will be a less than significant long-term noise impact upon build out as any future development should include both commercial and residential uses and noise typical of these uses. The major source of noise during the life of a future project will be vehicular traffic. The mitigation measures outlined below will aid in reducing short term related construction noise impacts to less than significant levels. There is the possibility for numerous art related festivals to be held within the Bosque area of the project. It is expected that proper procedure will be followed in cooperation with the City to allow any festivals to occur, and any activities will adhere to applicable City standards for public events. Because any festivals will take place within the interior of the project, noise impacts ore expected to be less than significant related to these activities. Mitigation Measures MM-XI-I The developer shall ensure that all construction equipment,fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds until completion of construction. The Palm SpringsArt Colony,Initial Study November2000 37 MM-XI-2 The developer shall ensure that all construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires until completion of construction. MM-XI-3 The developer shall ensure that every effort be made during construction activities to create the greatest distance between noise sources and noise sensitive receptors located in the vicinity of the project site until completion of construction. MM-XI-4 The developer shall ensure that stationary equipment will be placed such that emitted noise is directed away from noise-sensitive receptors until completion of construction. MM-XI-5 The developer shall ensure [hat future on-site development complies with all relevant noise policies set forth in the Noise Element of the Palm Springs Generol Plan • throughout the life of the project. I MM-XI-6 Prior to Project approval, the nearest live/work units will require architectural treatments identified by an acoustical engineer which provide adequate exterior to I interior noise attenuation in order to meet the State and City multi-family noise standards. I I I C) Less than Significant. I Any future development will slightly increase ambient noise levels on a permanent basis. I The site currently contains noise characteristic of an automobile oriented residential and commercial district. Development of the site will increase year round noise levels over the existing condilion. One of the permanent increases in noise will result from traffic noise impacts related to Racquet Club Road, Indian Canyon Drive and Palm Canyon Drive. In the vicinity of the I project site, Palm Canyon Drive is a major thoroughfare with a 100-foot right-of-way, Indian Canyon Drive is a major thoroughfare with a 100-foot right-of-way, and Racquet Club Road is a secondary thoroughfare with an 88-Foot right-of-woy. Noise from motor jvehicles is generated by engine vibrations, the interaction between the lires and the road, and the exhaust system. Table 4-4 below comes from the noise analysis completed for the proposed project (Endo Engineering, 2006), and provides the current noise levels adjacent to roadways I within the vicinity of the project site. The distance to various noise contours used for land use compatibility purposes has been determined by assuming a sound propagation with distance drop off rate of 3.0 dBA with each doubling. The traffic data used for the noise modeling was taken from the traffic study completed for the proposed project (Endo Engineering, 2006). An 8 percent truck mix was assumed for the noise modeling, per the requirements of the Riverside County Department of Health. As shown in the table, the ambient noise levels emanating from the area roadways I currently range from a low of 51.9 CNEL (at 50 feet from the centerline of Via Escuela) to a high of 76.0 CNEL (at 50 feet from the centerline of Palm Canyon Drive, north of Tramway Road). The 70 CNEL, 65 CNEL, and 60 CNEL contours presently fall within the right-of-way along nine of the twenty roadway segments modeled. 77ee Palm Springs Art Colony,Initial Study November 2006 38 As mentioned previously, the project was re-designed slightly following the completion of the noise analysis. Endo Engineering has prepared an update letter to address these Changes, within which it stales that off-site project-related noise impacts ore related to the traffic generation associated wilh the project and should be reduced with the new Site Plan. Table 4-4 Existing Exterior Noise Exposure Adjacent to Nearby Roadways RAadA%ay SUS113mi. A.D.T? CNHL3 a Di5tInDn to G7ntours lft.(J (VchJDav,1 50 Poei 70 dB.l 65 dDA E0 73A pedm Cauyon Drirc -MD Tramway Road 13.3(10 760 176 S53 1„46 -5,'0 Tnumvny RnaJ i3.720 74 V 115 4_0 ]T2 -Y,RD R�c am Club Rn.u1 13,650 14.9 13� 420 i�1Z5 -SRO RncgpeS Cl nb Redd I1-150 74.0 113 319 t'luz -V7V Vra I_Ki.r;a 13,910 74.9 138 429 1 256 -&07 "h:oPela 14?CO '•5.0 lal 439 1-37 -raO Vlsma13eW II'M 133 u7 DE 035 -&o VSM cla"o M.960 73.1 @A 2¢4 sWp Indian Canyon Drnc -NlO Ra ,uLt Clnh Rri.J 13530 'i54 7s4 4S 1,521 -S/D R=Ju.CBnb Rued 14;U0 75A 111 459 1,1167 '➢Yammay Road W.+D Palm Canjal Dtlre 1 1w 595 (u'N luiv RM San purnrl Mild L'O Palm Canyur,Din". 2150o 622 IM RJW 75 Reetluck Club rl.md -w'o PAJm Canyao Drive 2"Tm 4 0 Rnv VIV R,\V• -'JRuc Folm Canvon DRYL 511;0 W 9 kuw 72 216 -W/O rn m C. LYml Dri',b 6,510 07,9 RAN, 89 272 -S:''p lah,m Conyca Dme 6,s'9D 679 FM Via rscuela -Wi D Patin C:aramrl Dht C140 529 RIVJ l4AW iUW PJD 2r13u ConWn Drive 540 519 R151J RASP RN! '47s[a 'Chino -VJIo Palm Cnay9c line 2300, 54,7 k/AV Ww 1i9 .G'D Palm canym Drl+e 7480 70.9 60 1$2 574 1. AD,T.maa,lc cta .at(7.[105 peak=vnl SItIaga dady me-++ay rr l`rc wlume h, Ircl Irrmm a0 msdwny CCot:[li'1A••a fsx Appendix t:rot'nm_e mmlq hrut para itch m=Iptlons]- e. All&oaoceuam mensar4d(7ota The ccnterllrc, R,�J nlClul the cnnrocr7•u1L wjSliln Lie masterpHRrvx1 npht-oF+vay. Long term acoustic impacts could occur both off-site and on-site if the project is approved and implemented. Off-site noise Could result from project-related traffic increases on site access roads and from the intrusion of noise generated by future activities on-site info the neighboring noise sensitive residential development. On-site acoustic impacts could result from the motor vehicle noise generated by future traffic volumes on the master planned roadways adjacent to the site. The projected year 2008 (with project) noise levels adjacent to roadways carrying appreciable volumes of project-related traffic are shown in table 4-5 below, taken from the noise analysis. As shown therein, noise levels at 50 feet from the centerline of each roadway segment will range from a low of 53.6 CNEL along Via Escuela to a high of 76.9 CNEL ❑long Palm Canyon Drive (north of Tramway Road). The 70 CNEL contour will remain within the right-of-way along nine of the twenty roadway segments analyzed. T'ke Palm Springs Art Colony,Initial Study November 2006 39 Table 4-5 Year 2008+ Project Exterior Noise Exposure Adjacent to Area Roadways lt,x03l�ay Scgluu)i A-D CN cL ts' 1Jislapoc Iv Coptnnrs(Fl.)r (V¢IU'Cny) 50 Pu:lll 70 d13A 65 dR,S 6G dBA Palm Canyon ➢Mya •1��C)Ynntway kcal 16,107 769 -15 6?I) _l.h -.M Tm.In-aiy Rq.,J 10179 72.6 l61 504 1p93 -NP3 Rmg4 et Club Road 76,413 756 14l 504 1 j93 •.fp Rllaquo Club Road [3J6J -,a9 139 49 SE -KOVra FF_ncla I1.78) 759 17 51+1 1,707 SfoJ Via Cv.u-1u I8.69) M 19•1 579 l Yl.`3 -NiD Vsr.C,�.no 1620) 71A ni -:?A 1315 -5aY„I VI:'rA Cnlnn 13,.57,) 14 rt 113 3,19 lini Iudl3n Canyon nr-i,, W)Ra:qLCt Clob Road 14 1 a) 761 120 5ry6 1,-q7 •SAD ROwdlet Clnh Road QJ611 7a 9 M 5d0 3.707 Tranawny Road -VJ10 Palen Canyon nrive 1 821) 9 60 S R.'lh' R11• td1 San R�FWI Itaad -Ero P,¢„C-ny n1 Dd.r 3 ny0 r,3,e RA% Rnv ee Rncqutl Club Road •W/G]'abn Canym Dr,.c zyl6i ;$$ RI',}' R,•77 RPV -EEO Palm Canyon➢r.,e 6,130 67.7 A1W 259 -WJQ Indian Capyual Qrkn S„56 4"),l RA' 115 3g7 -Ilt)Indl:u Ctinycm Drh, 7560 68,3 Re, 102 SIG Via E$cuej, -Wf0 Pldtn Canyon Dtrvo I p8(l 55.7, RAW Rf W RON •tA)Palm Canyon Drive 763 53.5 R, W Rlhl' Rf4L' Tiara Chino -WPo Palm Canyon➢dvo 34q ryo W RPh' .39 -1'rt7 Palm Cany�D6,c 95 R1 80 r 2 74 1,15 �7,a a. ?.,Io-rf.nxMq daily t+,-a ;,y trftic velum-fort M+plojoct condir- ng. b. GK�7,.VRIUCS=9"1Vfal at 50 feat 196m all Irgd•.vu�[elizoljncs I,z App-odr[1,for assompuoer.), I C. All dlslancrs air mcawsd lxnm[he malriG�e,,RAF lneanF the can{mlr rzps wjd)jn irnr rtieltt•of•Va;. I Table 4-6 from the noise analysis details the projected increase in year 2008 motor vehicle noise associated with project-related traffic along each roadway segment in the t study area. As shown therein, the proposed project will not generate a perceptible noise increase along any of the roadways in the study area. The largest project-related I increase in noise levels is expected to occur along Via Escuela, east of Palm Canyon Drive (an increase of 1,5 dBA). Since noise increases of 1.5 dBA or less are imperceptible, project-related incremental motor vehicle noise increases of this magnitude are not considered significant. The Palm Springs Art Colony, rnitial Study November 2006 40 Table 4-6 Project-Related Increase In Year 2008 Motor Vehicle Noise Rondna)LiA, 2009 Aanbl=In' 2003+Pnjeu lncre;se CNEL>150 rut CNTLL U50}sl (dBi1) Palm Cna].n Drive -MHO T3,m..y Raal %7 769 v2 -vo Tlxmuay Rued 7F4 75!. (12 •MO St mpr.,Club Rond 75a 756 u2 -S70 Roc4uw club K:v' 71.6 71 9 u 3 .MO Vio Eswem 753 159 1)h .SNy V'.Fscueh' i5t 762 0.6 I -N.O V,.rn Chinn 741 74.8 05 -SO Visq Chinn 71.7 N0 03 Jndlelu awynu llrtve N O S.•equm Club Roll 7t0 76.1 01 •R'O R'qurr(tub RNId 73 9 75 g d.1 I Tranlna. Road I WIQ Poba Cauyrnn Arnv r0a 609 00 Son Rafml Road •Epp Patin Cany,n,Dwa n-.0 63q 00 Racqucl Club Road -W10 k`elm Cnnyun Drtvc 5E S 1 h.2 R 0 •W Palm Cidyon Drrve 41.1 617 o.d W. O lnJmn Cmycd Dn rc n;,l 69 1 0 9 -DOT un Cnq,,Prue 6E0 633 03 Vin G•PRIn -CV,10 11411"ca' nn Den c 5°2 s52 0.0 •E10 PA,Gltyun rlrlw :2 1 ].i h IS Vista chino •%170 Palm Caayan Dlitc EJ 1 61.7 Q,11 -EIO Palm cuuyda Arne ]7 521 (I.n n, CNEL vslucv are,pLrn at 50 rr n from all Snndn oy mar�oincs Yu, :lus nmbiwtmndw J=ILL lcvLL yid lra[fie vnrum=p nrepmvrecJ in APpmd&D The projected year 2025 (with project) noise levels adjacent to roadways carrying appreciable volumes of project-related traffic were presented in noise analysis Table 4-7, As shown therein, noise levels at 50 feet from the cenlerline of each roadway segment will range from a low of 53.9 CNEL along Via Escuela to a high of 79.2 CNEL along Palm Canyon Drive (north of Tramway Road). The 70 CNEL contours will remain within the right-of-way along nine of the roadway segments analyzed. The 65 CNEL contours will remain within the right-of-way along four of the roadway segments evaluated. Table 4-8 details the proposed increase in year 2025 motor vehicle noise associated with project-relcled traffic along each of the roadways in the vicinity of the project site. As shown therein, the proposed project will generate noise increases of up to 1.5 dBA along the roadways evaluated. Since noise increases or decreases of 1.5 dBA or less are imperceptible, the project-related incremental motor vehicle noise increases of this magnitude are not considered significant. 77ie Palm Springs Art Colony,/ni8al Study November 2006 41 Table 4.7 Year 2025+Fmjcci EXteriar Noise ERpmirt9 Adjacent to Ncnrby Roadways Roadway Segment A D 1 ' CNBL(19 Dime=to Conm us(Ft)a (Velilf)3y) 50 Foatb 70 d13A 65 dBA 60 dEA Palm Canyon Oncc -N)D Tramway Road D,730 79.2,, Im 1,154 3648 -VO7ramway Road 27.991) 779 272 656 2.705 -N10 Racgnel Club Rand 27,620 779 277 856 2,705 -&0 Racquel Club Road 21S50 773 237 145 2956 -1410 Via EscucL 24,970 7721 242 763 2,411 -sio Via Deucla 31,520 73.4 404 960 3,035 -WO Vista Chino 32,620 77.9 265 936 2 613 -SIO Mutt China 22,210 763 189 592 1,871 11dian Canyon ➢rive -N10 Rncquct Club Road 31,500 73 a 304 960 3.035 -SlOkacqutl Club Road 33,370 787 326 1029 3$52 Traan.ay Road W10 Palat CaIron Oava 5,840 65.0 AIW 60 Its San It duel Rued -FIO Pubs Cmypn➢im 1,950 610 R/W RAV 125 Racquet Club Road -W/O Palm Canyon➢nvc 2,670 59.1 R/W RIW my -DO Palm Canyon➢llrc 0.590 6x.0 Rlw 91 278 WIO Indh,.Canyon Dnaa 9.080 69.,1 RM' 123 S33 E)C Indian Canyon Drive 2 120 68.6 Rrw 109 339 Vni 14smm1n -W/O Palm Canyon➢rlvc 8,830 fi43 Rfw WW 134 .FJO Palm CanyOv Dnvc 800 53,9 RM RM RPM Vlsra Chinn .W10 Palm Canyon➢nvc 2,530 fi511 IUW 51 132 •WO Palm Canyon Drwc 17.400 74,6 did 446 1;109 a A D.T.means uvmma.dsdy two-way vufllc valmnc for year 2L2$i-pmjece eondjaivns. h,CNEL nivc vo gvan at 50 feet fmru all roadwvv seasw1mes(sec Appeadrx A for as3map6em). c. All djstaneea are moasurcd C In the 4caictlum.R1 meow;the eoamur 611s wjthip The fightbP-Way. 'Table 4-S �I Project-Related bICr&1sc in Ytem 2C25 Rlnbor Vehicle Noise Roftd-A Link 2025 AmbLnt- 202s4mjcvl Increwc .set CNR["al 50 Pit CNEL at So Fcc4 (dRh) Palma Cvuma Drive -N*TmmwaJ Ro l 79.1 79 2 01 _SIDT4nan,my Rout 77i 779 0,2 -[yl0]i:mgaet CIPb Road N5 77.9 92 -SIORacqucr Club Rpad 77,1 77-3 02 -IvGVie Excuda 27A r,.a oA -BID Via E.nuua 7011 734 0.3 no Yiml cIdno 77,5 773 03 .Sia vrrn 0a.0 76.1 763 02 Indian Canyon ➢ id -WO"ss CLmRpad 783 ^SA Oi -SdU Rm.31wsact Road 70.6 707 01 Tranmay NA4 -WID 1a Cy..Dn,c 65.5 65A 0.0 Sao Rafael Road -n+O Pnbn Capye§r l3nrb 640 64.0 8,0 Eang.1 Club Road -W/O Palm Canyon.Dove 59-1 591 00 -M t21m Canyon 136m 673 690 03 _WID Woo 605 694 09 -FAO India C'mfycuDxive 66A 6Sf✓ 0.2 Via IIpeadn -Wro No Cosam Drive bl3 613 On •NO Pahn Canyon Drive 52.4 sm 15 Vbx1a Cbioo -W10 Palm Crayon D:Iw 651 65.1 on •M Palm Canyon Drive 74,5 74S ❑1 a.CNRLvames neaaive a at 50 foce route.in mudway emt-rums(see Appendix B Icy assumpdam)_Year mm.5 ambjmrc road xay wise 1c+ch and unffe vnlmocs am Prprrdud In Apperdlx R I I I I I The palm Springs Art Colony,Initial Study Novemher 2006 42 I Additional noise impacts characteristic of a residential component, which would comprise approximately 75% of the project site at buildout, include intermittent noise increases during landscape maintenance, building maintenance, trash pick-up, heating ventilation ❑nd air conditioning unit operation, deliveries and traffic activities. No significant adverse operationol noise impacts are expected to occur as o result of the residential land uses proposed. e-f) No Impact. The project is located approximately 1.8 miles northwest from a public airport, and is not located within an airport land use plan. No impacts are onlicipated related 10 this issue. The project is not located within the vicinity of a private airstrip. No impacts are anticipated related to this issue. 77ee Palm Springs Art Colony,Initial Stady NoveWer2006 43 I Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No impact I MI. POPULATION AND HOUSING. would the project a) Induce substantial population growth in an area, either directly (e.g., by proposing new homes and El El ® El or indirectly (e.g., through extension of roads or other mfrasu-tncture)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing ❑ ❑ ® ❑ elsewhere? c) Displace substantial numbers of people, necessitating El El El construction of replacement housing elsewhere? a,b) Less Than Significant. Based on an average household size or 2.05 persons, the maximum amount of new residents potentially contributed as a result of the project is anticipated to be in the range of 357 persons (174 x 2.05 = 356.7). Future development may potentially increase the City of Palm Springs 2000 population (42,848 according to the 2000 U.S. Census) by 0.8 percent. The U.S. Census reports that in the year 2000 the City's housing stock totaled 30,979 units. The potential 174 units represent a 0.6 percent increase of this quantity. No extensions of roads or other infrastructure are proposed within the plans of the project, as the area is already fully developed and existing infrastructure will be modified to handle the increases in demand associated with developmenl on the project site. Less than significant impacls ore expected. The site is currently used for commercial purposes and contains vacant residential structures on the eastern portions of the property. The project will not displace any housing, but rather introduce additional housing opportunities to the area. Less than significant impacts are expected. Cumulative Impacts Any future residential development has the potential to have cumulative impacts on population growth due to the fact that new residents may be attracted to an area. Impacts related to population growth and development within this area hove been analyzed within the General Plan EIR and adherence to General Plan policies (and any project specific Conditions of Approval) will keep impacts of less than significant levels. c) No Impact. The site is currently used for commercial purposes and contains vacant residential structures on the eastern portions of the property.The project will not displace substantial numbers of people. No impacts are expected related to this issue. The Palm Springs Art Colony,Initial Study November 2006 44 Lc4s Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact mill. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services a) Fire protection? ❑ ❑ ® ❑ b) Police protection? ❑ ❑ ® ❑ c) Schools'? ❑ ❑ ® ❑ d) Parks? ❑ ❑ ® ❑ e) Other public facilities'? ❑ ❑ ❑ IR a-d) Less Than Significant Impact. Future development is expected to increase the demand for fire protection services in the area. Unique needs may be anticipated related to the size and multi-use of the property. Fire services for the area are provided by the City of Palm Springs. There are five stations located within the City of Palm Springs. Northern Palm Springs is served by Station #443. The location for Station #443 is 590 East Racquet Club Road, roughly '/4 mile east of the subject property. Fast response times can be expected during an emergency given the close proximity of this fire station to the proposed project. Station 443 is equipped as follows: one Pierce Quantum fire engine (1500 gpm) manned by one engineer and one firefighter; one Beck Telesquirt (1500 gpm) and one American Lafronce Quick Attack which are staffed as needed. Discussions with the Fire Chief will I determine if this station can adequately serve the proposed project once developed, I and identify any resource deficiencies caused by the project. I I To ensure adequate fire protection services in on emergency, the City of Palm Springs maintains a mutual aid agreement with surrounding cities and County Jurisdiction. Any future site plans shall be reviewed and approved by the Fire Department prior to approval of project. Future development shall implement the following conditions: I 1 • The project will be required to provide on-site fire hydrants as well as adequate emergency access to the project and to the individual residences. Project site plans shall be reviewed and approved by the Fire Deportment prior to approval of project. The project will comply with Uniform Fire Code, Uniform Building Code and other applicable state and national code provisions regarding building construction,including fire sprinklers. The project will participate in the Community Facilities District to fund future emergency services needed. Impacts related to fire protection are expected to be less than significant. The Paint Springs Art Colony,Initial Study November2006 45 �I I I I Police services are provided by the Palm Springs Police Department. The City of Palm Springs Police Department is located near the intersection of Tohquitz Canyon Way and Civic Center Drive, in the Civic Center, approximately 2.7 miles southeast of the subject property. According to the Police Department's web site, it is currently staffed by 92 i sworn personnel and 56 classified personnel. I I I This provides o staffing/population ratio of 1:500 The General Plan EIR indicates that 1.5 officers per 1000 population (1.5:1000) is a sufficient ratio. The Palm Springs General Plan EIR states that the Police Department desires to have 80 percent of its emergency calls responded to within 6 minutes. The Palm Springs Police Department has a mutual aid agreement with the Riverside County Sheriff's Deportment Funding for the Police Department comes from the City's General Fund Impacts related to this issue are anticipated to be less than significant. Because the projected residential population of the project will increase the population of the City by such a small amount, and may be seasonal as well, less than significant impacts to the Police Department are expected. Additionally, future development shall participate in the Community Facilities District to fund future police services needed. The proposed development would contain a maximum of 174 dwelling units, and 30,234 sq. ft, of retail and restaurant uses. Prior to issuance of grading permit, the developer shall pay appropriate fees to the Palm Springs Unified School District. Payment of fees will mitigate school impacts. Future development will have less than significant impacts related to schools. The proposed project is expected to have less than significant impacts on the current parks located in the City_ The proposed project includes on-site recreational amenities for residents to use. Furthermore, because a portion of the residential population is expected to be seasonal in nolure, a year round demand on the local park system is not anticipated. e) No Impact, Future development is not expected to contribute to an increased need for government services beyond those discussed in this section (XIII). No impacts ore anticipated. The Palm Springs Art Colony,Initial Study November 2006 46 t Less 7 ban Significant Pntrntially With Less Than Signiritant Mitigation Significant Impact Incorporated Impact No Impact I I xlv, RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical detcriorotiou L1 El z El of the Facility would occur or be accelerated? I b) Does the project include recreauunal facilities, or require the constniction or expansion Of recreational facilities,which might have an adverse physical effect El EJ on the environment? I aJ Less Than Significant. The proposed project is expected to have less than significant impacts related to the current parks located in the City The project includes on-site recreational amenities for residenlial use, which will offset demand for the City's parks and recreation. Furthermore, because a portion of the residential population is expccted to be seasonal in nature, a year round demand on the local park system is not anticipated. Adherence to the Quimby Act will mitigate parks and recreation impacts to less than significant_ b) No Impact. Future development is proposed to include recreational facilities. These facilities are not expected to have adverse effects on the environment_ The proposed project will have no impacts related to this issue. s' The Palm Springs Art Colony,Initial Srndy November 2006 47 t Less Than Significant Potentially With Less Than I Significant Mitigation Significant No Impact Incorporated Impact impact I Xv. TRANSPORTATION/TRAFFIC. Would the ru cct: I Ia) Cause an increase in traffic that is substantial in t relution to the existing traffic load and capacity of the t street system (i.e., result in a substantial increase n ❑ ® El ❑ either the number of vehicle trips, the volume-to- capacity ratio on roads, or congestion at I intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or ❑ ❑ ® ❑ highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in ❑ ❑ ❑ ED location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or ❑ ❑ ❑ incompatible uses(e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ® ❑ f) Result in inadequate parking capacity? ❑ ❑ ® ❑ g) Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus ❑ ❑ ® ❑ turnouts, bicycle racks)? a) Less than Significant with Mitigation Incorporated. The traffic study prepared for the proposed project (Endo Engineering, 2006) examined existing traffic conditions and how they will be impacted by development of the project. A total of six key intersections were identified and used in the study, identified as follows: Palm Canyon Drive @ Tramway Road/San Rafael Road, Palm Canyon Drive @ Racquet Club Road, Zonjero Road @ Racquet Club Road, Indian Canyon Drive @Racquet Club Road, Palm Canyon Drive its Via Escuela, and Palm Canyon Drive its Vista Chino According to the traffic study, two-hour midday (11:30 AM to 1:30 PM) and two-hour evening (4:00 PM to 6:00 PM) manual turning movement traffic counts were made by Counts Unlimited, Inc. at the key intersections identified above on March 10, 15, and 16, 2005- Since the traffic counts were made in March, the traffic count data reflects peak season conditions and no seasonal adjustment was required. The peak hours were verified, based upon recent count data provided by the City of Palm Springs Traffic Management The Palm Springs Art Colony,Iniriul Study November 2006 48 Center. Current daily traffic volumes that were estimated from peak hour traffic volumes are provided in Table 2-1 on the following page. Traffic volumes in the year 2005 were strongly affected by road closures associoted with unusually heavy rainfall and runoff. Gene Autry Troil and Vista Chino were both closed for repair for a short period of time, and Indian Canyon Drive was closed for an extended period. As a result, the CVAG year 2005 daily traffic volumes included in table 2-1 (shown in parentheses) may reflect atypical traffic conditions, where traffic volumes were concentrated on available routes when other commuter routes were washed out. The year 2005 Palm Canyon Drive traffic count, north of Racquet Club Road, showed a 32.94% increase over year 2004 traffic volumes. Similarly, the year 2005 Palm Canyon Drive traffic count, south of Racquet Club Road, showed a 29.097 increase over year 2004 traffic volumes. Although there were large variations in the daily traffic volumes for year 2005 because of the road closures discussed previously, the peak hour counts for this traffic study were completed in March, after all of the nearby roadways had reopened. Table^ 1 Currant PeaL Season Typlcdl Wcaktloy Tral Fic Volumcs Roadway Link V Daiiv Trifficlrolun79 Pnlm Canyon Drlre 4 -NfOTrunnay Rind ]S�uG [lA yuG] -SO 6E1,1-11 Rand 13,720 p5,7n0] NIO ft gece ant IRnnd n0.755]13,650 —WO miDitimi C*b ROIld (17ASi)i 1wS0 -1,1105dc Acxu 111310 -VO Mon .%i 11,70 •XU NIL,E""On 33910 -W VJX r:;muda 1 z5a -N10 Vista Chino 11,510 -Sttl4uta auno (173571090 Jndinu Caa7nn 7)r1Tc -NNJ Rargnal C1vhRold 5959]15530 -SJGRacgt ECtuh)u,d 14030 I Tnrmvay Roar1 -w/o him Ctnvon Ur,vc 1„00 $in Rahirl Road -WO Palm Canyon Nl " 2900 Race]ua C3vb Road -WJO Palm iCanyanDm. 2AJO -E0 Pa[m Csn1"rldve 51120 - W,ICSneA sa G95o -PA�51a.'tu:m•� 7JI40 I -w✓OZanjem 51r�t SA1G C ir 1,i&an surer 7-510 r •wroladian Canyon l)tiac G570 C -Vo lodian Cnnfa+t lane 6= r Via vlmdu -W*Palm Carryon Dn,ic 640 -Plf1(zlmC:xyac D6vc 510 Vk¢ta C$ian -M -an, nyta�Lym Drive •Pl0 Pa]m tunyen LSnve 7 ng0 o. Voivai- SOowp in parcmliara on,.venter 2035 Bi-hoor eomxzi fmm Ise 2005 Ttaftr CaeL RSaert (LVAQ. Ve1u.�s own in aqr bu]vz az rcnf 20116 CJur s Cann[data. volja,�*LOul p&nthcsea a d..=kn+e+e eac mmn ofthe,m tpeal s>_as®daily tohme from the p±ak Murat don eetleeaed 1n hwch uf2005. The traffic analysis incorporating the proposed project evaluates the key intersections in the project buildout year (2008) and the horizon year (2025) with and without the proposed project. For each scenario, peak season typical weekday midday and evening peak hour conditions were evaluated to establish whether or not mitigation would be required to The Palm Springs Art Colony,Initial Study November2006 49 I 1 I I I I t achieve the City of Palm S rrn s minimum traffic I Y p g performance standard of LOS D. The results of Ihis analysis are presented in Table 3-1 on the following page. To ensure worst-case assessment as required b CEQA the morning I ( q Y ) g "peak hour of generation" trip generation rales were utilized to develop the midday peak hour trip generation forecast for the single family dwellings, apartments, and multi-family dwellings. The evening peak hour trip generation forecast for the commercial development proposed on-site was determined from the shopping center trip generation regression equations associated with the peak hour of adjacent street traffic (4:00 PM to 6:00 PM). The midday peak hour shopping center forecast was developed from the evening peak hour trip generation, following adjustments to reflect the middy p 1 9 1 y peak hour per the ITE publication Trip Generation Handbook (ITE. March, 2001). I I I 'Cal71e�-1 Trip GenMTIOn FOM=t Lund ZTsc-^ Qu,ntiryh \71,1.10y Fer_4ILur Evening 1-`I-A F[vur D1ity L CXui Tosi in DA Totvl 241fay Prulrn:ed Frojed- I •• - :_ �. -- ... .�c-idnm�al f}Tial nDU Itl 51 69 56 33 89 670 APW.wls 71 DU 12 719 a2 .I! 20 57 ihn Rraiduen,,J NFa) 15 Du 2 9 11 9 4 13 190 ccu=I _ml 24.79E TSFr 9S 110 708 E32 144 277 :X11 Feat Ford Dr+,, 3248 TSF 91 4- 17R 59 54 113 1,610 I i muhh Club 4 nb:TNF 3 5 _g 8 16 130 I Toy,l 223 aW S13 W2 263 565 6,S40 Exlstingi)o1 T.nc,r To lie lz.mr,,Ld AW -Y1 -ffi7 -6Z -42 '1&1 -1,610 Nlf MIZE.= 122 194 316 240 221 461 4,670 FYlsting X-rod ❑xq Reslcicabal(SFD) S I1d7 4 12 16 5 3 5 70 Eed&SM11fr..l 14 Roomu 2 4 6 4 3 7 SO lnA=LKLZI 7SS2 TV 17S 209 370 242 262 5N 51,60 Total 184 216 TO 251 268 519 5,51n Existi4y lthtlllements Rradmmu(111'A) 259 DU 20 92 i12 88 43 131 1,440 (;nnur idol 71.1":TSF 178 Z90 372 2-12 26' 504 5Aa Tblal 196 292 d90 330 '05 635 0,900 Cnraulutiy�XRO)Eci R�odenda]($FD) 43 Ilu 11 31 42 3R 19 51 4,Y0 v_ t3F 1 nd 91 XdE 210 wax usedkr singe-runty duAl'utgs,m&220 wea used far aipm rnu,con:2A 1r�s OW4 Sur IwUi-fouly mlaeilvi LIIIA ya,code B20 w,,M d£er aIrnmrnial lmd me:,coda 9:4w usrd Iur r+s1 Scud mi,02 vas uacb[or dx ritallh Club,Cade UD was wM rur Ik SFIk5'vapJrl;PaUy 13e�B_d.34FM1VImlfi-Nmlly AI4 11�d F.DU-D,tIUu,(1rhrt5-'rSF3'howand aquale rxl or faro•;.(lure area. c. The pupm-d project Indndw a xeWi,ramQv dw 11inh(Gmho 7m)lht l u M yam Hltn or rv9d,,cul the amiwl Ancl eu Oct 1,11OU -d is tb-gajxl h4,126oeado0. The Palm Springs Arf Colony,I'nilial Siudy November 2006 50 According to the above table, the net increase in trip generation associated with the proposed project would total approximately 4,670 daily trip-ends, of which 316 would occur during the midday peak hour (122 inbound and 194 oulbaund) and 461 would occur during the evening peak hour (240 inbound and 221 outbound). The proposed project will also generate 32 percent less daily traffic, 36 percent less midday peak hour traffic, and 27 percent less evening peak hour traffic than the existing commercial entitlements and adopted residential zoning would permit. The through traffic volume projections for the sludy area were developed from data in several approved traffic studies evaluating nearby developments and the same key intersections. Traffic studies for the Palm Springs Village P.D.D and the Tram Way Residential project evaluated year 2020 traffic volumes at four of the key intersections. For the remaining project site access intersections (and the intersection of Palm Canyon Drive and Via Escuela) future volume projeclions were developed from the peak hour traffic counts and the projections in the 2020 Coachella Valley Area Transportation Study (2020 CVATS) model. The horizon year 2025 traffic projections in the project specific traffic study were developed from the year 2020 (with project) traffic projections identified in the two other traffic studies utilized, and from the 2020 CVATS model projections for those intersections not evaluated in other traffic studies. The year 2008 ambient traffic projections outlined in the traffic study I were developed by inlerpoloting between the existing (2005) peak season traffic volumes I and the year 2025 ambient traffic projections. I Table 3-2 from the traffic study provides the fulure daily traffic volume projections for typical weekdays during the peak season in the year 2008 and the year 2025 with and without the I traffic generated by the proposed Palm Springs Art Colony development. In addition to the growth in background traffic volumes, the through traffic volumes include cumulative traffic distributed from the development of the 43 approved but not constructed single-family homes on Cortez Road. This development will utilize Zanjero Road, north of Racquet Club Road, as its primary access. I I I I I I I I The Palm Springs Art Colony,fnitiul Study November 2006 51 I I I I I 'able 3-2 Funue Daily Traffic Pigecuoa94a (F nak sza,u n TgTical Wckcl:ay) Rn:Iliuxy look AarCok._, Te41WN C%UgA MJeet Y.,r A2-1 1oS�.Pnf Ml _77pinu Pnv ;cnl NWllat V'c15,tc Pa[m Csnyou Orie -NI'OTruntv,:a Ru.m 710 15590 :6,100 n,020 27,73] I s,n Tra,n.ny Rand 770 95.75n JF47n 25,M 27.59) -Mo Aae.plea C'm Tull 110 IC•yuo 16,41,, 2@,ei10 27,G23 .Sep ltaagu=t CILL ILUaII SOD 13,ILp 13 Xb, 23;I$3 24.250 _[yip Slrc/tcccss goo 13220 14020 20,430 7A17.30 -&OSire AccrsT 2rao I],tD 15,CCa 23p10 25,250 -Wo Via r•&aidu 2310 15,440 J7;720 22430 .4,970 -S?o Vp0 Fscoc3s 2.119 ]b Sy[I IS.690 4c,a 10 21520 _WD Ylsla(,hirn 2.110 I%U9n 16„tlP 305J0 3267p -SIO Vssu Cdino 943 ]2,530 13570 27,971) ZR16 b6a,a Cunylla Orite M0 Racgn=a Club Reed 710 17570 IE5M 34791 375no _910 Ramat Cleo Raad 47J )7,0w) 17,56) 32$00 33370 -Prawluny Read -1V,q Palm Cdnywl Davn 0 UzD [,M 5340 5,610 Soo 32ulad )2nad •E(C]1`911l Canycn D.0 1 6 dJ]]p a 970 3 65n :Shin Rmquet cab 71oar1 •Rao Fnln Cnnym larive 0 2.IR0 21190 2,670 2,670 -IbCo P.Ibn C: ,y,n fnlvc TO 5,J l0 6,1 p0 5.620 659C -W ,%iI AcccsL 770 7 L70 %%try 7,731) V,;nI -F70 Sim Access 1,1110 7;360 9,090 7.950 9,6Gr •N'07-?i-no Shv=t 1,250 7,130 8,260 7,650 9,43C •Ta7o zanj_m Street 1,630 7510 9,40 A,e;a 10,a41' -VFX))Wvin C.mO,,,Ti,- I,63n 69311 S-160 7550 9,05C •F+C]hLbon Caayme pule a70 7,Opp 71560 7,65P 6,1M mm Fscueta •WPO F..IIn Cauynn)T 0 LOW a 1.060 6 630 0,830 •FY0 PeLe^'^yon Drlvc 230 510 7E0 S,U 40 ViSt IA CIll PO •TW0 ral;n Camoft Drive 0 2360 2.3:U 2.5N 2,5$0 -FJO Pil.Canyon Ddvr 1,370 9,410 95W 16,230 17/1W a, nTl7 Fraj-cdona s4 70 were mtodml ua Ale neareaa 10 v-hleks p�day, mcC Nonh of rmw nmr, S/CrSnwh of cross rrs_L}YICx_TVe.St nY cnl•:etrr,•, Pf6=Pzrt c7emsssv�l. Comparing the above ADT values for the year 2025 to the City of Palm Springs General Plan EIR traffic study indicates that traffic associated with construction of the proposed project will not significantly exceed the projected buildout traffic volumes on the roadways analyzed in the traffic study. According to the General Plan EIR, Indian Canyon Drive (north of Vista Chino) has a buildouf ADT of 32,000 estimated trips per day. The traffic study for the project reports that the project, along with other developments in the area,will increase the ADT on this segment of Indian Canyon Drive to on estimated 33,370 trips per day in the year 2025, All segments of Palm Canyon Drive analyzed in the traffic study for the proposed project are projected to be below what the General Plan EIR estimates at buildout. The portion of Palm Canyon Drive that is located south of what is now proposed as the Sunrise Parkway (formerly the proposed Mid-Valley Parkway) was estimated at 31,000 trips per day in the traffic study. General Plan buildout ADT projections for Racquet Club Road were not specified in the General Plan CIR, however the values shown in Table 3-2 do not vary significantly from the existing condition outlined in Table 2-1, Based on the analysis portrayed in the traffic study, less than significant impacts ore anticipated related to substantial increases in traffic and the capacity of area roadways, following mitigation listed below. As previously mentioned, the project site plan has been modified in several ways since the completion of the original traffic study, including: (1) an increase in the number of live/work units from 15 to 25; (2) elimination of the fast-food restaurant; and (3) a reduction of zero-lot- line townhouses from 82 to 78 units. Rather than providing updated technical studies, Endo The Palm Springs Art Colony,India!Study November2006 52 Engineering has developed a supplemental traffic letter. The letter states that the revised project would result in a decrease in the previously identified traffic impacts associated with the development of this site. Since the new project description includes the some site access, similar land uses, and a reduction in the trip generation, the discussion of the potential change in traffic impacts will primarily be linked to the reduction in the site traffic generation. Cumulative Impacts Two future developments in the vicnity were analyzed within the traffic study for the proposed project to account for cumulative increases in traffic: The Palm Springs Village PDD, and the Palm Springs Country Club Residential Development. The proposed Palm Springs Village PDD is a residential development located east of Indian Canyon Drive, north of San Rafael Drive, and south of the future alignment of Sunrise Parkway. The Palm Springs Village development is expected to be completed in the year 2010- Traffic associated with the development of the Palm Springs Village development was included in the background traffic growth. Buildout of the Palm Springs Village PDD was included in the year 2025 (no project) through traffic volumes evaluated in the traffic study for the proposed project. The cumulative traffic associated with the 401 single-family dwellings proposed for the Palm Springs Country Club Residential Development was evaluated in the Palm Springs Village PDD Traffic Impact Study (Endo Engineering; September, 2003) and is also addressed in the traffic study for the proposed Art Colony project. Mitigation Measures MM-XV-1 The project applicant/developer shall ensure that all required off-site public and on-site private streets be designed in accordance with City of Palm Springs design standards, as required by the City Engineer prior to the approval of plans. MM-XV-2 The project applicant/developer shall submit street improvement plans for construction of required streets to the Palm Springs City Engineer for review and approval. MM-XV-3 The project applicant/developer shall ensure that access improvements include a site access on Racquet Club Road, opposite Zanjero Road, controlled by a STOP sign facing northbound traffic, prior to project approval. MM-XV-4 The applicant/developer shall ensure that the two-way left-turn lane on Racquet Club Road transitions to an eastbound and westbound left-turn bay at the residential site access intersection at Zanjero Road and provides the 100 foot minimum queue storage length recommended by the ITE for urban and suburban areas, prior to project approval MM-XV-5 The project applicant/developer shall be responsible for construction of all private streets, in conjunction with approved phasing plans for development and/or as associated with an approved Final Map or Mops (if the development is phased). MM-XV-6 The project applicant/developer shall ensure that the gated access to the residential portion of the development from Racquet Club Road provides sufficient storage space (75 feet minimum) in advance of the gate, to have a 95 percent probability of The Palm Spriggs Art Colony,Initial Study November 2006 53 I I I storing all arriving vehicles Prior to plan approval, design shall include a turn-around in advance of the gate shall be provided for those who inadvertenlly turn into the access connection. MM-XV-7 The project applicant/developer shall ensure that the emergency waste t collection and emergency vehicle access g y gate to the residential portion of the development from Rochelle Road and from Via Oivero be constructed in a manner that does not permit residents to open the gale to enter or exit the site by motor vehicle In addition, the gate shall close after a vehicle passes through so that it is not left open for extended periods of time on waste collection days, encouraging residents to use i l for site access. Prior to plan approvals, Ihese measures shall be included in the design. MM-XV-B The project applicant/developer shall pay Traffic Uniform Mitigolion Fees (TUMF) prior to issuance of building permits. MM-XV-9 The project applicant/developer shall contribute on a fair-shore basis (20.97%) to the cost associated with the design and installation of a traffic signal at the intersection of Palm Canyon Drive and Via Escuela prior to approval of a Final Map (or the first Final Map if the developmenl is phased). MM-XV-10 The project applicant/developer shall ensure that adequate off-street parking be provided on-site in accordance with the requirements set forth in the Palm Springs Municipal Code, MM-XV-11 The project developer/applicant shall coordinate with SunLIne Transit Agency regarding required public transit facilities on and adjacent to the project site. Any required public transit facilities (including bus stops, turn-outs, bus shelters and furniture, or other miscellaneous public transit improvements) shall be furnished, constructed and installed in conjunction with construction of the associated street improvements. Coordination shall occur prior to street plan approvals. b,e,f,g) Less Than Significant Impact. According to the traffic study prepared for the proposed project, all four of the unsignalized key intersections evaluated will operate of acceptable levels of service on all approaches in the year 2008 (with and without project related froffic) provided the proposed site access improvements outlined in the report are implemented. Additionally, all four of the signalized key intersections will provide LOS B, or better, operation during peak hours upon completion in the year 2008. The projected levels of service will remain unchanged with the addition of project-related traffic. The Intersection of Palm Canyon Drive and Via Fscuela is projected to meet peak hour signal warrants, and require signalization to operate of acceptable levels of service with year 2025 (with project) traffic volumes. The three site access points would operate at LOS D, or better, levels of service with year 2025 (with project) traffic volumes without signalization, but with the proposed site access improvements outlined in the report. All of the signalized key intersections will operate at LOS C or better levels of service during the midday and evening peak hours in the year 2025 with and without project site traffic, without mitigation_ Impacts are expected to be less than significant_ The Palm Springs Art Colony,Mid&Study November 2006 54 With regards to emergency access, the design of a future development will require Tire department review and approval This review includes in-depth analysis of emergency access (and in conjunction, access to nearby uses.) A traffic control plan for adjacent roads will be required for all phases of development. With regards to parking, the developer of the future project is proposing both surface and subterranean parking spaces that are designed to separate residents and retail j patrons. According to the City's Municipal Code, the project will require a total of 432 parking spaces (313 parking spaces based on the residential uses proposed and 179 based on the commercial uses proposed) A iotol of 174 residential units ore proposed I within the project. A total of 30,234 square feet of commercial spore is proposed within he project (including the workspaces in the live/work units). Including residenlial guest parking, the project proposes 478 total spaces, which is higher than the number of residential and commercial parking spaces that ore required per the City's Municipal Code. The project currently proposes 14 handicapped accessible parking spaces as part of the total count (6 spaces for commercial uses and 8 spaces for residential uses), which exceeds the Cily's requirements., According to the City's Municipal Code a total of 9 accessible spaces are required based on a total parking count in the range of 401.500 spaces. Less than significant imports are anticipated related to the project's parking capacity. The developer of any future project will be expected to coordinate with Sun Line Transit regarding required public transit facilities on or adjacent to the project. No conflicts with adopted policies supporting alternative transportation are anticipated. Any required public transit facilities (including bus stops, turn-outs, bus shelters and furniture, or other miscellaneous public transit improvements) shall be furnished, constructed and installed in conjunction with construction of the associated street improvements. Less than significant impacts are anticipated related to the proposed project_ According to the City of Palm Springs Municipal Code, bicycle racks or bicycle parking facilities may be required in any development submitted for orchitectural approval. If required, the location and design of these facilities shall be shown on the site plan. The Code also states that all developments should provide bicycle parking facilities equal to five percent of the total required automobile parking spaces. The applicont/developer may be conditioned during the design review process to meet these requirements with regards to adequate parking for bicycles. c,d) No Impact. The proposed project will not result in a change in air traffic levels, patterns or a change in traffic location. No impacts are anticipated. No incompatible uses or hazardous design features are anticipated to occur within future development. No impacts are anticipated related to the proposed project. Less than significant impacts are anticipated. The palm Springs Art Colony,Initial Study November 2006 55 1 I I I I Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact Xvl. UTILITIES AND SERVICE SYSTEMS. Would the project! a) Exceed wastewater treatment requirements of the japplicable Regional Water Quality Control Board9 El 11 ❑ IR I b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing El ® ❑ facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new stoma water drainage facilities or expansion of existing El El ® Elfacilities, the construction of which could cause significant environmental effects d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are ❑ ❑ ® [] new or expanded entitlements needed'? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected ❑ ❑ ® [] demand, in addition to the provider's existing commitments'? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste ❑ ❑ ® ❑ disposal needs? g) Comply with federal, state and local statutes and ❑ El El related to solid waste? a,g) No Impact. It is not anticipated that any component of future development would generate any wastewater that would exceed wastewater treatment requirements of the Regional Water Quality Control Board (Colorado River Basin Region.) The City of Palm Springs provides sanitary sewer services to existing area development. Infrastructure will be analyzed at time of design of future development to ensure compliance with applicable wastewater treatment requirements. Less than significant impacts are expected related to this issue and the proposed project. The City of Palm Springs has a franchise agreement with Palm Springs Disposal Services to serve the solid waste disposal needs of the City. All solid waste activities are carried out In compliance with all State, Federal and local statues regulating solid Waste. No impacts are expected related to this issue. The Palm Springs Art Colony,Initial Study November 2006 56 b-f) Less Than Significant Impact. Desert Water Agency (DWA) provides water distribution services to the City of PQlm Springs. Future development will be served by sanitary sewer services from The City of Palm Springs. the DWA also has sewer service facilities within the City. Existing facilities and capacity will need to be analyzed prior to approval of plans. Sewer connection fees and other facility fees will be collected to aid in financing any needed expansions. No significant environmental effects are expected relating to the issue of wastewater treatment facilities. No offsite flows will be altered. The area is fully developed and has been able to support drainage during previous use. Final determination of storm system design and financing will be determined by the final engineering plans. The proposed project is expected to have less than significant impacls related to storm water drainage facilities. The applicant must pay Drainage Acreage Fees on any vacant parcels on the site; for parcels chat are already developed, the fees do not hove to be paid. Existing water purveyor entitlements are held in conjunction with the Coachella Valley Water District which has adequate water supplies for the region over an estimated 20 year period. Future development will be expected to follow water conservation guidelines included within the Palm Springs General Plan to mitigate the impacts to public water supplies. Less than significant impacts are expected related to the proposed project. The City of Palm Springs contracts with Palm Springs Disposal Services (PSDS) for solid waste collection. Solid waste generated by the project is expected to be transported to the Edom Hill transfer station, where it is then hauled to the Lamb's Canyon landfill or the Badlands landfill. Waste from demolition activities will be hauled by a licensed handler to an approved i disposal location. Policies in the adopted City of Palm Springs General Plan require new developments to comply with the source Reduction and Recycling Elements and AB 939. Compliance with these requirements is expected to reduce impacts from future development to less than significant levels. The Palm Springs Art Colony,Initial Study November 2006 57 Less Than significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact I XV1I. MANDATORY FINDINGS OF SIGNIFICANCE I a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wild-life population to drop below self-sustaining levels, threaten to eliminate a plant or animal ❑ ❑ ® ❑ community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable' "Cumulatively considerable" means that the incremental effects of a project are considerable when ❑ ❑ ® ❑ viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. l c) Does the project have environmental effects that will I cause substantial adverse effects on human beings, ❑ ❑ ® ❑ l either directly or indirectly? I I a,b,c) Less Than Significant. Based upon the information provided within the Biological Assessment for the proposed project, summarized within this Initial Study, approval and implementation of the proposed project will not substantially degrade biological resources. I The only CEQA topic which can be seen as having cumulative impacts related to development of the proposed project is Traffic/Transportation. These impacts were identified as less than significant through analysis provided by a project specific Traffic Impact Study. Refer to this study (Endo Engineering, 2006) and the Section XV of this document for a discussion on cumulative impacts. I Based upon the information provided within this Initial Study, the project will not have environmental effects which will cause substantial adverse effects on human beings, I ei hhcr directly or indirectly. 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