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HomeMy WebLinkAbout4/18/2007 - STAFF REPORTS - 1.C. r a�QALMSAQ ti � iy u` v Z CAOFO1t��P CITY COUNCIL STAFF REPORT m 0 DATE: April 18, 2007 PUBLIC HEARING SUBJECT: JOHN WESSMAN FOR THE EDGE. AT BELARDO; A PLANNED DEVELOPMENT DISTRICT APPLICATION AND TENTATIVE TRACT 0 MAP 34580 TO SUBDIVIDE AN APPROXIMATELY 6.9-ACRE PARCEL INTO 66 LOTS, FIVE LETTERED LOTS AND DEVELOPMENT OF A m PROPOSED 66-UNIT CLUSTERED TOWN HOME COMPLEX AND A C RECREATION BUILDING LOCATED ALONG THE SOUTH SIDE OF m BELARDO ROAD, ZONE R-3, SECTION 22. 1I FROM: David H. Ready, City Manager 0 BY- Department of Planning Services "0 Z SUMMARY m Z The City Council will consider a proposed Planned Development District application and Tentative Tract Map (17M 34580), for the subdivision of approximately 6.9-acre parcel into 66 residential and five lettered lots along with the environmental assessment and Mitigated Negative Declaration for the project. The Planning Commission reviewed and approved the project architecture on February 7, 2007. O RECOMMENDATION: Cn 1. Open the public hearing and receive public testimony. "# 2. Adopt Resolution No. "A RESOLUTION OF THE CITY X COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, _ ADOPTING A MITIGATED NEGATIVE DECLARATION THEREBY n APPROVING CASE NUMBER 5.1108, TENTATIVE TRACT MAP 34580, AND PLANNED DEVELOPMENT DISTRICT 326, FOR --I THE DEVELOPMENT OF 66 TOWN HOME UNITS AND COMMON AREAS, ON APPROXIMATELY 6.9-ACRE PARCEL LOCATED ALONG THE SOUTH SIDE OF BELARDO ROAD, ZONE R-3, SECTION 22". ITEM NO. ��- City Council Staff Report April 18.2007 Case.51108—P4$26ITTM34580 Page 2 of 3 PRIOR ACTIONS: MU On June 12, 2006, the Architectural Advisory Committee (AAC) reviewed the project; r and with a unanimous vote, (7-0) recommended approval of the proposed development a to the Planning Commission. The AAC also recommended that as part of the Final Planned Development District submittal, that the applicant bring back detailed plans of Z the courtyard spaces for the Committee's consideration. Z On February 14, 2007, the project was reviewed by the Planning Commission and with M a vote of 5-1-1 (Toni Ringlein was absent and Chairperson Diane Marantz abstained) approved the Planned Development District application and the project architecture. The Planning Commission then recommended the approval of Planned Development District 326 and Tentative Tract Map 34580 to the City Council with the following amendments to the conditions of approval; v • Deletion of Project Specific Condition #3, which required the applicant to install m two additional guest parking spaces. C • Revisions to Engineering Department Condition #28 to read the following: Single M family residential Lot 66 shall be relocated out of Lot E and adjacent open space. r Grading for Lot 66 into the adjacent hillside and open space lot shall be eliminated. A grading plan submitted to the City Engineer for review and approval 0 shall incorporate this restriction. Ma • Revisions to Engineering Department Condition 43 to read the following: The 9 project is subject to flood control and drainage implementation fees. The acreage m drainage fee at the present time is $7,271.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. Drainage fees may be Z waived upon verification of prior costs paid related to the construction of the Palm Springs Storm Drain Line, Lateral 28B. STAFF ANALYSIS: General Plan, Zoning and Subdivision O The General Plan designation of the subject site is H43/21 (High density residential; Cn allowing a maximum of 21 dwelling units per net acre). The zoning designation is R-3, which allows the development of multiple-family residential, hotels, resort housing and certain limited commercial uses under the City of Palm Springs Zoning Code. The ;J applicant is proposing a density of approximately 10.1 units per acre, which is well below the threshold of 15 units per acre allowed within the R-3 zoning designation. 0 A more detailed analysis can be seen in the attached Planning Commission Staff � Report dated February 14, 2007. Findings in support of approving the proposed project are included in the attached draft resolution of approval. L - 0032 City Council Staff Report April 18.2007 Case 51108—PD 326 fTTM34580 Page 3 of 3 The proposed project consists of a 66-unit clustered town-home residential complex, a clubhouse, six lettered lots (Lots A-F), recreation area and a swimming pool. The r subject location is on approximately 6.9-acre site located along the west side of Belardo a Road South. A Planned Development District application (PD 326) is proposed to set new design and development standards for the residential development. A Tentative Z Tract Map (TTM 34580) to subdivide the approximately 6.9-acre parcel was submitted Z as part of the project application. RI The proposed buildings will be two stories, approximately 22 feet in height, with the option of three story buildings and a maximum of 30.6 feet in height. The maximum building height allowed within the R-3 area is 30 feet. As mentioned earlier, the applicant has applied for a relief from this requirement through a Planned Development District application (PDD 326). The Planning Commission concluded that the height limit could be met and does not recommend the height encroachment (See project specific condition #3 of Exhibit A). m Pursuant to the California Environmental Quality Act, an Initial Study was conducted for C the proposed project. That study concluded that with the incorporation of proposed M mitigation measures, any potentially significant environmental impacts resulting from r this project will be reduced to a level of insignificance, and that a Mitigated Negative Declaration can be adopted for the project. The mitigation measures are included in the Q conditions of approval attached as Exhibit A to the draft resolution of approval. FISCAL IMPACT: Finance Director Review: No fiscal impact. m Z rang ing, AIC Thomas Wilson ssistant City Manager Dire r of Planni g ervices Development rvices O r - David H. Ready, City r Attachments: 1. Vicinity Map — 2. Draft Resolution and Conditions of Approval n 3. Planning Commission Minutes Summary dated 02/14/07 (Excerpts) 4. Planning Commission Staff report dated 02/14/07 —I 5. TTM 34580, Site Plans & Elevations 6. Draft Mitigated Negative Declaration Department of Planning Services W+r Vicinity Map 5 QC ICC6RYC 4 f MDR NGti'Ro F FT 77- C1._ AvENIM UALIAERA° R`7LrNICS9 Mi7]RACR T II11 A J+ ' L_ W E Legend - `"' J •' ,� ` J �. f ---- -- hNIN PAWS OR -------- Pra 400'Radius , �L crX .no ram'":-r rLr,'!�'• �i4"i�,�Y` ...- i. . .?��� .... � i J 1 � 0 Surrounding Parcels CITY OF PALM SPRINGS CASE NO: 5.1108 PD-326, DESCRIPTION: To consider an application by TTM 34580 Wessman Holdings, LLC, for a proposed Planned Development District 326 and Tentative Tract Map APPLICANT: Wessman Holdings, LLC 34580 for a planned residential project consisting of 65 detached townhome units and a recreation building located approximately'400 feet south of the southwest corner of S. Belardo Road and Morongo Road, Zoned R-3 (Multiple-family Residential & Hotel), Section 22. E f lJt7 � RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION, FOR TENTATIVE TRACT MAP 34580 AND APPROVING PLANNED DEVELOPMENT DISTRICT 326 FOR THE DEVELOPMENT OF A 66 UNIT CLUSTERED TOWN HOME COMPLEX AND COMMON AREAS, ON APPROXIMATELY 6.9 ACRES, LOCATED ALONG THE WEST SIDE OF BELARDO ROAD SOUTH, ZONE R-3, SECTION 22. WHEREAS, Wessman Holdings, LLC (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 326; and WHEREAS, Wessman Holdings, LLC (the "Applicant") has filed an application with the City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 34580; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case Number 5.1108, consisting of Planned Development District 326, Tentative Tract Map 34580, and project architectural approval was given in accordance with applicable law; and WHEREAS, on February 14, 2007, a public hearing on the application for Case Number 5.1108 consisting of Planned Development District 326 andTentative Tract Map 34580 was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CE0 ), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning Commission has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented_ WHEREAS, the Planning Commission has previously approved the architectural design and conditional use permit for the project and recommended approval of the Tentative Tract Map 33162 along with the environmental assessment to the City Council; and Resolution No April 18, 2007 Page 2 WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Planned Development District 326 and Tentative Tract Map 34580 was given in accordance with applicable law; and WHEREAS, on April 18, 2007, a public hearing on the application for the Planned Development District and Tentative Tract Map 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 (MIND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council found that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and therefore the City Council adopted a Mitigated Negative Declaration for the project. The City Council independently reviewed and considered the information contained in the MIND prior to its review of this Project and the MIND reflects the City Council's independent judgment and analysis. Section 2: Pursuant to Section 94,03,00 (E) of the Palm Springs Zoning Code, the City Council makes the following findings: 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 the General Plan. The project will bring revitalization to an area that has been blight for decades. Additionally, the site is surrounded by existing developments to the north, east and south. With the addition of new residential use to this location, the shopping center located east of the site will stand to benefit from the new population to the City. Resolution No. April 18, 2007 Page 3 b. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. The project site is relatively rugged and can accommodate building pads, internal streets, and drainage. Adequate access is proposed onto main streets, Belardo Road South, and South Palm Canyon Drive. The size of the parcel is E3,9 acres; relative to similar developments within the City, the location will accommodate the proposed planned residential development. C. The proposed establishment of the planned development district is necessary 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 within the surrounding. The proposed district will not be detrimental to adjacent properties or residents because streets are internal to the project, with street improvements to Belardo Road, and because it continues a residential pattern of development in an area adjacent to existing residential uses to the north. 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 and the vista of the San Jacinto Mountains. Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council makes the following findings: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed Tentative Tract Map will facilitate the sale of individual homes within the project. The residential project is consistent with the General Plan designations of H43/21 (High-Density Residential) insofar as it introduces permanent residents into the area which could help to enhance activities in the immediate vicinity. The overall density of the new subdivision is approximately 10.1 units per acre, this is well within the threshold of 15 units per acre allowed in the district. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the R- 3 zone in which the property is located. Furthermore, the design of the Map is consistent with the allowable uses under the Planned Development District for this property. The proposed residential use and street Resolution No. April 18, 2007 Page 4 improvements are in conformity with the City's standards, the proposed street widths will range from 24 to 38 feet. c. The site is physically suited for this type of development. Majority of the site area is rugged terrain but is gently sloping to the east surrounded by existing development and City streets. The construction of residential buildings on the site is appropriate at this location_ Also, there are existing urban services and utilities in the immediate surroundings of the location. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Tentative Tract Map 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 will reduce potential impacts to less than significant levels. The site was partially developed for many years, and does not include any natural habitat. The project will therefore not damage or injure fish, wildlife or their habitats. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision is designed to meet or exceed City standards. The proposed homes and streets will be required to meet or exceed City development codes. The circulation system within the subdivision provides for an orderly system of internal driveways and motor courts; therefore, the project will not cause public health problems. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements or access across the subject property, therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. Section 4: The City Council hereby adopts the Mitigated Negative Declaration; thereby approving Tentative Tract Map 34680 and Planned Development District 326 for the development of a proposed 66-unit clustered town home project, and directs staff to file the associated Notice of Determination. _ �nOB Resolution No. April 18, 2007 Page 5 ADOPTED, this 181h day of April 2007, MAYOR ATTEST: City Clerk Resolution No. April 18, 2007 Page 6 CERTIFICATION: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) $s. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on April 18, 2007, by the following vote: AYES- NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California Exhibit A Case No. 5.1108 — PD-326/TTM 34580 The Edge at Belardo Belardo Road South CONDITIONS OF APPROVAL April 18, 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 1. Prior to the submittal of Final Development plans, the applicant shall be required to adjust Lot E and Lot 66 northerly of the site to avoid encroachment into the 0-20 zone area. 2. Prior to City Council approval, the applicant shall be required to include a public trail along the westerly boundary of the site on the Final Development Plans and the Final Map. 3. The maximum building height within this development shall be limited to 30 feet as permitted within the R-3 designations. PLANNING DEPARTMENT: 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 No. 5.1108 / Tentative Tract Map 34580. 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 L _ On.1-111, Conditions of Approval Case No.5.1108-P0326/TTM 34580 Page 2 of 22 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 Conditions of Approval abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein- 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County- 5. Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees shall be submitted. 6. 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 Conditions of Approval Case No.5.1108-P0326/TTM 34580 Page 3 of 22 agreement to maintain the art work and protect the public rights of access and viewing. 7. 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 inquire and fully improve parkland. The applicant shall submit a property appraisal to the Planning Services Department for the purposes of calculating the Park Fee. The Park Fee payment and/or parkland dedication shall be completed prior to the issuance of building permits. Environmental Assessment 8. The mitigation measures of the environmental assessment shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the mitigated negative declaration will be included in the Planning Commission consideration of the environmental assessment. Mitigation measures are as follows: MM 111-1 Earth-moving activities on the project site shall be suspended during first and second stage ozone episodes or when winds exceed 25 MPH, pursuant to the Coachella Valley PMlo State Implementation Plan and SCAQMD Rule 403.1. MM 111-2 Adequate watering techniques shall be employed on the project site to mitigate the impact of construction-generated dust particulates. Portions of the project site that are undergoing earth moving operations shall be watered such that a crust will be formed on the ground surface and then watered again at the end of the day, as part of the construction specifications. MM 111-3 Any construction access roads to the project site 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 111-4 All trucks shall maintain at least two feet of freeboard. MM 111-5 Trucks hauling dirt, sand, soil or other loose dirt material off-site, shall be covered and washed off before leaving the site. L _ J Conditions of Approval Case No.5 1108-Pb3261TTM 34580 Page 4 of 22 MM 111-6 Adjacent streets shall be swept if silt is carried over to adjacent public thoroughfares. MM 111-7 As part of the construction specifications, any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the disturbed area subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize wind erosion of the soil. MM 111-8 Construction operations affecting off-site roadways shall be scheduled for off-peak traffic hours and shall minimize obstruction of through traffic lanes. MM V-1 As there is always a possibility of buried Cultural and paleontological resources in a project area, should buried cultural deposits be encountered, the developer shall contact the Director of Planning Services. Following consultation, the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate the find. If necessary, the qualified archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Aqua Caliente Cultural Resource Coordinator for approval. Human remains discovered shall be handled consistent with state law provisions. MM XI-I The project applicant shall demonstrate that all on-site residential units shall be designed to meet the City of Palm Springs noise standards (65 CNEL in outside activity areas and 45 CNEL in interior living areas). The project applicant shall demonstrate compliance through the submittal of building and site improvement plans that provide details regarding sound barrier heights, additional insulation and building materials used to maintain interior noise levels, building and window orientation, and other measures to reduce noise exposure levels to City noise standards. A qualified noise consultant shall be retained to ensure that project and building designs will meet City noise exposure standards. Evidence of compliance with this mitigation measure shall be provided to the City prior to the issuance of any building permits. MM XI-2 The developer shall provide a disclosure to prospective future owners of condominiums that the project meets the minimum code . standards, but that noise is likely to be audible. Conditions of Approval Case No.5.1108-PD326MM 34580 Page 5 of 22 MM XI-3 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-4 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-5 Stockpiling and vehicle staging areas shall be located in the southern portion of the site. MM XI-6 Parking, refueling and servicing operations for all heavy equipment and on-site construction vehicles shall be located in the southern portion of the site. MM XI-7 Stationary construction equipment shall be placed such that emitted noise is directed away from noise-sensitive receptors. MM XI-8 Construction activities on-site shall take place only during the hours between 7.00 a.m. and 8!00 p.m., as specified by the Palm Springs Noise Ordinance (11.74.041), to reduce noise impacts during more sensitive time periods. The Construction Site Regulations (Chapter 8.04.220) also identify specific limits on hours of operation for construction equipment as not between 5 p.m. and 8 a.m. if the noise produced is of such intensity or quality that it disturbs the peace and quiet of any other person of normal sensitivity. MM XVI-1 Use of low water landscaping which would in include an irrigation system designed to provide water separately for each plant group should be encouraged. The applicantion of irrigation technology such as tensiometers, drip or micro spray system and quality time clocks is also highly recommended. The California Health and Safety code requires that all new buildings constructed in California use water closets and associated flushometers which use no more then 1.0 gallons/flush. 9. 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 net 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. Conditions of Approval Case No.5.1108-PD326/TTM 34580 Page 6 of 22 CC&R's 10. The applicant prior to issuance of building permits shall submit three (3) sets of a draft declaration of covenants, conditions and restrictions (CC&R's) to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. The CC&R's shall be enforceable by the City, shall not be amended without City approval, and shall require maintenance of all property in a good condition and in accordance with all ordinances. 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 12. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 13 An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. Public Safety CFD 14. 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 Conditions of Approval Case No.6.1108-PD328IrTM 34580 Page 7 of 22 authority of Government Code Section 53311 et seq., or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. General ConditionslCode 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 8.60 of the Municipal Code for specific requirements. 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. 17. 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 roof 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 93.03.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 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. )Ply'' Conditions of Approval Case No.5.1108-PD326/TTM 34580 Page 8 of 22 23. The design, height, texture and color of buildings, 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 ENGINEERING DEPARTMENT: Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 2. Submit street improvement plans prepared by a California Registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. 3. The applicant shall be required to construct asphalt concrete paving for streets in two separate lifts. The final lift of asphalt concrete pavement shall be postponed until such time that on site construction activities are complete, as may be determined by the City Engineer. Paving of streets in one lift prior to completion of on-site construction will not be allowed, unless prior authorization has been obtained from the City Engineer. Completion of asphalt concrete paving for streets prior to completion of on-site construction activities, if authorized by the City Engineer, will require additional paving requirements prior to acceptance of the street improvements, including, but not limited to: removal and replacement of damaged asphalt concrete pavement, overlay, slurry seal, or other,repairs, as required by the City Engineer. Conditions of Approval Case No 5.1108-PD326lrTM$4580 Page 9 of 22 BELARDO ROAD 4. Dedicate a half street right-of-way of 30 feet along the entire frontage, together with property line - corner cut backs at either side of the four street intersections in accordance with City of Palm Springs Standard Drawing No. 105. 5. Dedicate abutters rights of access to Belardo Road along the entire frontage of the project, excluding approved access points. 6. Construct a 6 inch curb and gutter, 20 feet west of centerline along the entire frontage, with 25 feet radius curb returns and spandrels at the northwest and southwest corners of the intersection of Belardo Road and "A" Street, "H" Street, "I" Street, and "J" Street, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 7. Construct a 6 feet wide cross gutter with a flow line parallel with and 20 feet west of the centerline of Belardo Road, at the intersection of Belardo Road and "A" Street, "H" Street, "I" Street, and "J" Street, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 8. Construct two driveway approaches, one shown as "K" Street for the benefit of access to Lot 65 and the centerline of the second driveway (for the benefit of access to Lot 66) located approximately 95 feet southerly of the centerline of "K" Street, in accordance with City of Palm Springs Standard Drawing No. 201. 9. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 10. Construct Type A curb ramps meeting current California State Accessibility standards either side of the four street intersections, in accordance with City of Palm Springs Standard Drawing No. 212. 11. Construct 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 centerline of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 315. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotech6cal Engineer using "R" values from the project site and submitted• to the City Engineer for approval. 12. Construct off-site street improvements consisting of curb and gutter, and asphalt concrete pavement, to match the southerly end of proposed Conditions of Approval Case No,5.1108-PD326ITTM 34580 Page 10 of 22 improvements associated with Tentative Tract Map 34580 and the westerly end of existing improvements located adjacent to the parcel identified by APN 513-300-014. 13. All broken or off grade street improvements shall be repaired or replaced. ON-SITE PRIVATE STREETS 14. Dedicate an easement 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. 15. Street "K" is not approved. A private driveway shall be constructed for benefit of access to Lot 65. 16, Street "A" shall have a minimum travel way width of 32 feet, and shall be constructed with standard 6 inch curb and gutter, a wedge curb, or other approved curbs along both sides of the street, as necessary to accept and convey on-site stormwater runoff to the drainage system, in accordance with applicable City standards. 17. Streets "B" through "J" shall have a minimum travel way width of 24 feet, and shall be constructed with standard 6 inch curb and gutter, a wedge curb, or other approved curbs along both sides of the streets, as necessary to accept and convey on-site stormwater runoff to the drainage system, in accordance with applicable City standards. 18. Construct a modified knuckle at the intersection of "F" Street and "H" Street to provide more maneuvering area and sight distance for vehicles at this intersection, as approved by the City Engineer. Install traffic calming improvements, such as speed humps or decorative pavers. Final engineering and other details associated with traffic calming improvements shall be subject to the review and approval by the City Engineer. 19. The minimum pavement section for all on-site pavement shall be 2'/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 20. Parking shall be restricted along both sides of the 24 feet wide private streets and along one side of the 32 feet wide private street, as necessary to maintain a 24 feet wide clear two-way travel way. Regulatory Type R26 u Y"21c) Conditions of Approval Case No 5.1108-PD826n7M$4580 Page 11 of 22 "No Parking" signs or red curb shall be installed along the private streets as necessary to enforce parking restrictions. A Home Owners Association shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions required for the development. SANITARY SEWER 21. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 22. 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. 23. Construct an 8 inch V.C.P. sewer main across the entire on-site private street frontages located 5 feet from centerline or as required by the City Engineer and connect to the extended public sewer system in Belardo Road. All sewer mains constructed by the applicant and to become part of the public sewer system shall be digitally video recorded prior to acceptance of the sewer system for maintenance by the City. A computer disc of the video recording shall be provided to the City Engineer for review. Any defects of the sewer main shall be removed, replaced, or repaired to the satisfaction of the City Engineer prior to acceptance. 24. The proposed connection of the sewer system to the existing private sewer manhole in Belardo Road, and the existing private sewer system across the Plaza Del Sol Shopping Center is not approved. The existing on-site private sewer system in the Plaza Del Sol Shopping Center is not an approved public sewer system. As necessary to provide public sewer service to Tentative Tract Map 34580, the applicant shall extend an 8 inch V.C.P. sewer main in Morongo Road from the existing terminal sewer manhole located approximately 100 feet east of South Palm Canyon Drive extending westerly to Belardo Road, and in Belardo Road from Morongo Road extending southerly across the entire Belardo Road frontage of the property. An alternative sewer alignment, within public rights-of-way, may be approved by the City Engineer. The existing on-site private sewer system servicing the Plaza Del Sol Apartments, located on the property identified by APN 513-300-045, shall be connected to the extended public sewer system within Belardo Road. The terminal manhole and 8 inch V.C.P. private sewer main extending to Belardo Road from the Plaza Del Sol Shopping Center shall be removed to a point within the Plaza Del Sol Shopping Center, as required by the City Engineer. 25. Dedicate a 15 feet wide sewer easement across Lot 37. The required sewer easement shall be located entirely within Lot 37, and over the ylp 71_ Conditions of Approval Case No.5 1108-PD326r7M 34580 Page 12 of 22 extended sewer main within "G" Street to Belardo Road. The common lot line between Lots 37 and 44 shall be adjusted to accommodate the required sewer easement. 26. The easement across Lot 37 shall be kept clear and free of any and all obstructions to allow for the continued operation and maintenance of the public sewer main within the easement. Construction of permanent structures, swimming pools and equipment, or other improvements determined to be an obstruction of the public sewer easement shall not be allowed. Planting of large trees or other planting material with invasive or deep root structures shall be restricted. Access to the public sewer easement from Belardo Road and "G" Street shall be maintained, including, if necessary, 15 feet wide gates with lock and access provided to the City of Palm Springs. 27. Provisions for maintenance of the public sewer easement, acceptable to the City Engineer, shall be included in the Codes, Covenants, and Restrictions (CC&R's) required for this development. Notice shall be clearly included in the CC&R's defining the restrictions of development within the easement across Lot 37. The CC&R's shall advise the property owners of the City's right to enter the site, clear and remove any and all improvements and/or obstructions within the easement, and give the City the right to charge all costs incurred in enforcing this provision to the owners of Lot 37. The CC&R's shall also advise the property owners of the fact that the City is not required to replace in like kind, any landscaping or other improvements within the public sewer easement in the event repair or replacement of the existing sewer main is required, and that the City shall be limited to leaving the property in a rough graded condition following any such repair or replacement. GRADING 28. Single family residential Lot 66 shall be relocated out of Lot E and adjacent open space. Grading for Lot 66 into the adjacent hillside and open space lot shall be eliminated. A grading plan submitted to the City Engineer for review and approval shall incorporate this restriction. 29. 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 Conditions of Approval Case No.5.1108-PD326lrTM 34580 Page 13 of 22 of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with Current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Precise Grading and Paving Plan. b. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 30. In accordance with the Geologic Evaluation for Rock Fall Hazard Report prepared by Earth Systems, dated June 9, 2006, the following mitigation measures shall be required: a. The proposed retaining wall along the toe of slope of the mountains shall be utilized as a debris wall. The wall shall have a minimum of 2 feet of freeboard with a v-channel constructed on the slope-facing side to manage stormwater runoff. The v-channel shall require routine maintenance to clean accumulated debris that may roll or wash down the slope and collect behind the wall. Provisions for maintenance of the v-channel shall be included in the Codes, Covenants, and Restrictions (CC&R's) required for this development. b. Structure setbacks from the toe of slope shall be a minimum of 10 feet from the toe of slope. 31. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. Conditions of Approval Case No.5.1108-PD326/ rM 34580 Page 14 of 22 32. 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. 33. 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. 34. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Engineering Division with the first submittal of a grading plan. 35. 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 Precise Grading Plan. The California Department of Food and Agriculture office is located at 73- 710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 36. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to an approved drainage system. The applicant shall obtain approval from Riverside County Flood Control & Water Conservation District (RCFC) for connection of proposed storm drain improvements to the existing regional flood control system identified as Palm Springs Line 28-B. Verification of the capacity of Palm Springs Line 28-B for the additional stormwater runoff accepted and conveyed by Tentative Tract Map 34580 shall be determined, subject to review and approval by RCFC and the City Engineer. RCFC approval shall be required for any cornection of proposed storm drain facilities to the existing RCFC facility. The applicant shall be required to obtain an Encroachment Permit from RCFC for connection of proposed storm drain improvements to Palm Springs Line 28-13. A copy of the Encroachment Permit shall be provided to the City Engineer, prior to approval of on-site storm drain improvement plans. L : C'Y' Conditions of Approval Case No 5 1108-PD32617M 34580 Page 15 of 22 37. The Preliminary Hydrology Report for Tentative Tract No. 34680, prepared by Hunsaker & Associates, Inc., dated July 26, 2006, shall be finalized to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final storm drain system sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the final hydrology report by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology report. In the event additional capacity is unavailable within Palm Springs Line 28-B, the applicant shall be required to revise the Hydrology Report to identify additional stormwater runoff mitigation measures necessary to contain the increased stormwater runoff generated from Tentative Tract Map 34580. 38. 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 pretreat stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required, such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development. 39. Submit storm drain improvement plans for all on-site storm drainage system facilities for review and approval by the City Engineer. 40. Construct drainage improvements, including but not limited to catch basins, and storm drain lines, for drainage of on-site streets, as described in the Preliminary Hydrology Report for Tentative Tract No. 34580, prepared by Hunsaker & Associates, Inc., dated July 26, 2006 (as amended). The hydrology report for Tentative Tract Map 34580 shall be amended to include catch basin sizing and storm drain pipe sizing, and other specifications for construction of required on-site storm drainage improvements. 41. All on-site storm drain systems shall be privately maintained by a Homeowners Association (HOA). Provisions for maintenance of the on- r 0°),'5 Conditions of Approval Case No.5.1108-PC326MM 34580 Page 16 of 22 site storm drain systems acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. 42. Reserve easements for storm drainage purposes over Lots 32, 36, 49, 57, and 61 (or others, as may be required) for those portions of the on-site private storm drain system that cross individual lots. 43. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7,271.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. Drainage fees may be waived upon verification of prior costs paid related to the construction of the Palm Springs Storm Drain Line, Lateral 28B. GENERAL 44. 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. 45. All proposed utility lines shall be installed underground. 46. 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. 47. 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 J1;�G Conditions of Approval Case No 5.1108-PD326ITTM 34580 Page 17 of 22 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. 48. 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. 49. 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. 50. 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 51. The recreation area (Lot 66) shall be identified as a non-numbered "lettered" lot on the final map, and shall be reserved for common space, recreation or other purposes. 52. Lot E shall be dedicated to the City, including all rights, title and interest, for conservation of the hillside for open space purposes. 53. 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. 54. 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. 55. 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.LS. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.LS. digital information shall consist of the Conditions of Approval Case No.5 1108-PD32O TTM 34580 Page 18 of 22 following data- California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name- G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 56. Install a 30 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the intersection of "A" Street, "H" Street, "I" Street, and "J" Street in accordance with City of Palm Springs Standard Drawing Nos. 620-625. 57. Install a street name sign at all street intersections in accordance with City of Palm Springs Standard Drawing Nos. 620-625. 58. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks. 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 Belardo Road frontage of the subject property. 59. 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. 60. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. Waste Disposal: 1. Trash cans shall be screened from view and kept within fifty (50) feet of the street. L Conditions of Approval Case No.5.1108-PC326/71A 34580 Page 19 of 22 Police Department: 1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. Building Department: 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE DEPARTMENT: Plot Plan: 1. Prior to completion of the project, a 8.5"x11" plot plan and an electronic CAD version shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. Public Safety CFD 2. 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. Premises Identification: 3. 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) Residential Smoke Detector Installation: 4. Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement. Conditions of Approval Case No.5.1108-PD326rFTM 34580 Page 20 of 22 Fire Sprinklers Required: 5. An automatic fire sprinkler system is required by local ordinance. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13D, 1999 edition, as modified by local ordinance. The contractor should submit fire sprinkler plans when the building plans are submitted. This allows concurrent review of the fire sprinkler and building plans. Fire Flow: 6. Fire flow will be 1000 gallons per minute with the installation of fire sprinklers. Access: 7. Fire department access roads shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150' from such roads. CFC 902.2.1 Fire Apparatus Grade requirements: 8. The gradient of fire apparatus access roads shall not exceed 12%. (902.2.2.6 CFC) Road Design: 9. Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside radius of 45 feet. Fire Department Access: 10.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 1108-PD326l77M 34580 Page 21 of 22 1. Private streets shall have a minimum width of at least 20 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. The Palm Springs Fire Department requirements for two-way private streets, is a minimum width of 24 feet, unless otherwise allowed by the City engineer. No parking shall be allowed in either side of the roadway. Vertical Fire Apparatus Clearances: 11. Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1 CFC) Turn-Around Requirements: 12. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two approved turn around provisions. One is a cul-de-sac with an outside turning radius of 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. NOTE: On 5/16/2006 the hammerhead turnaround on "A" Street and "E" Street have been revised and approved by the fire department to the following dimensions: • "A" Street will be a minimum of 24' wide. • The hammerhead proceeding south on "E" Street will be 30' wide and 25' in length from the centerline of "A" Street. • The hammerhead proceeding north on "E" street will be 30' wide and 35' in length from the centerline of"A" Street. • "E" Street proceeding north will be reduced at the end of the hammerhead from a 30' width to a 24'width. Fire hydrant systems: 13. Following Fire Department selection of hydrant locations, plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. (901.2.22 CFC). All fire hydrants shall be installed in accordance with DWA specifications and standards. No landscape planting, walls, fences, signposts, or aboveground utility facilities are permitted within 3 feet of fire hydrants, or in line with hose connections. Water Systems and Hydrants: 14. Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Installation, testing, and fr or7 Conditions of Approval Case No 5 1108-PD326fTTM 34580 Page 22 of 22 inspection will meet the requirements of NFPA 24 1995 edition. Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24 1995 edition) Fuel Modification: 15. A landscaping plan showing a fuel modification zone is to be submitted to this department for approval. Eaves and Overhangs: 16. All roof eaves and porch overhangs are to be covered with noncombustible building materials. Construction site Security and Protection: Fencing Required: 17. 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) Fire Apparatus Access Gates: 18. 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) Access Gate Obstructions: 19. 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). END OF CONDITIONS Planning Commission Minutes Feb. 14, 2007 (Excerpts) 9. Case No. 5.1108 PD 326 / TTM 34580 - An application by Wessman Holdings, LLC, for a proposed Planned Development District 326 and Tentative Tract Map 34580 (The Edge at Belardo) to subdivide approximately 6.9 acres into 66 detached town-home lots and 6 lettered lots (Lots A-F), recreation area and swimming pool located at the southwest corner of Belardo Road South and Morongo Road, Zoned R-3 (Multiple-family Residential & Hotel), Section 22, APN: 513- 300-033 and 043. (Project Planner, Edward O. Robertson, Principal Planner) Chair Marantz stated she has a business related conflict of interest and would not participate in the discussion and vote. She left the Council Chamber at 2:54 p.m. Edward Robertson, Principal Planner, provided background information as outlined in the staff report dated February 14, 2007. Chair Hochanadel opened the Public Hearing. -John Wessman, applicant, provided additional detailed information pertaining to the density, parking spaces, elevations and the view corridors. He requested condition #29 be eliminated and lot#66 to remain; and does not want to add the 2 additional parking spaces. There being no further appearances, the Public Hearing was closed. The Commission discussed energy conservation, pad elevations and building height. Commissioner Caffery stated that he does not feel the 2 guest parking spaces are required and would prefer to see a larger recreation and landscape area, M/S/C (Caffery/Cohen, 5-0, 1 absent/Ringlein, 1 abstained/ Chair Marantz) To adopt the draft Mitigated Negative Declaration and recommend approval of Case 5.1108 PD 326 and Tentative Tract Map 34580 to the City Council; as amended: "Condition #29 - That if lot #66 is to be retained it is to be developed outside of the open space zone. "Work with planning and engineering staff to resolve conditions of approval. r OfpALMSA4 Z Z Z Planning Commission Staff Report m v Date: February 14, 2007 v Case No.: 5.1108— PD 326 & TTM 34580 m Application Type: Planned Development District, Tentative Tract Map C and Architectural Approval M Location: 1501-1601 Belardo Road South (— Applicant: Wessman Holdings, LLC 0 `d Zone: R-3 (Multiple-family Residential & Hotel Zone), and 0-20 (Open Space, 1 dwelling unit/ 20 acres) m General Plan: H43/21 (High Density Residential) Z APNs: 513-300-003 & 513-300-043 From: Craig Ewing, AICP, Director of Planning Services Project Planner: Edward 0. Robertson, Principal Planner 0 f/1 PROJECT DESCRIPTION The proposed project consists of a 66-unit clustered town-home residential complex, a clubhouse, six lettered lots (Lots A-F), recreation area and swimming pool. The subject location is on approximately 6.9-acre site located along the west side of Belardo Road South. A Planned Development District application (PD 326) is proposed 'to set new design and development standards for the residential development. The applicant has also submitted a Tentative Tract Map application (TTM 34580) to subdivide the approximately 6.9-acre parcel for 66 residential and six lettered lots. Planning Commission Staff Report Feb. 14,2007 Case.5.1108—PD 326/TTM 34580 Page 2 of 10 RECOMMENDATION That the Planning Commission recommend that the City Council approve the proposed r application by Wessman Holdings, LLC to develop a 66-unit detached town home a complex on approximately 6.9-acre parcel according to Planned Development District standards by: rZ • Considering and adopting a Mitigated Negative Declaration for Case 5.1108 PD- Z 326 and TTM 34580; m • Adopting Planned Development District 326; v • Recommending approval of Tentative Tract Map 34580 to subdivide approximately 6.9 acres into 66 detached town-home lots with common areas for v access and parking, landscape areas, open space and swimming pools; and m • Approving the architectural design and landscaping for Case No. 5.1108. C PRIOR ACTIONS M At its meeting of June 12, 2006, the Architectural Advisory Committee (AAC) reviewed r the project; and with a unanimous vote, recommended approval of the proposed C) development to the Planning Commission. The AAC also recommended that as part of .EI the Final Planned Development District submittal, that the applicant bring back detailed plans of the courtyard spaces for the Committee's consideration. 9 BACKGROUND AND SETTING m Z The project site is located at the base of the San Jacinto Mountains lying to the south of Belardo Road. The site is bounded on the east by South Belardo Road and to the west by vacant hillside areas. The sides of the mountains come to the site's south property line, and occupy the northwest portion of the project site. The southwest portion of the site is an extension of the hillside that extends several hundred feet; most of these portions have been previously graded with man-made fill placed as an apron along the toe of the slope. The site slopes gently to the east and is (p covered with rocks and boulders along the western boundary; coarse sand and gravel overlie the remainder of the site. A brief historical review of activities on the site indicated that between 1974 and 1980, the northern portion of the location contained a mobile home park; remnants of light- duty paved roadways and a moderate amount of vegetation can still be found along the mountainous portion of the property. The mountainous terrain to the west was never --I developed; some objects believed to be associated with the previous development can Planning Commission Staff Report Feb. 14,2007 Case:5.1108—PC)326/TTM 34580 Page 3 of 10 still be found within the site. Currently, the whole site is vacant with low-growing vegetation and demolition debris scattered across the property. r To the north of the site, there is an apartment complex and a Mobile Home Park, to the a east, there is a shopping center and office buildings; on the southeast side of the property, is a hotel and a mix of commercial uses. To the west of the property is the Z steep portion of the mountain zoned 0-20 (Open Space) and designated "C" Z (Conservation) by the General Plan. This portion will remain undisturbed by the proposed project. M Table 1: Surrounding land uses, General Plan, Zoning Land Use General Plan Zoning East Mobile Park & Apartments H43/21 (Multi-familyResidential R-3 0 Hotel, So ing & Offices RC (Resort Commercial PD-131: PD-52 m Vacant Hillside RC Resort Commercial 0-20 C Vacant Hillside "C" Conservation R 3 & 0-20 M ANALYSIS r The General Plan designation of the subject site is H43/21 (High density residential; 0 allowing a maximum of 21 dwelling units per net acre). The zoning designation is R-3, which allows the development of multiple-family residential, hotels, resort housing and certain limited commercial uses under the City of Palm Springs Zoning Code. The applicant is proposing a density of approximately 10.1 units per acre, which is well M below the threshold of 15 units per acre allowed within the R-3 zoning designation. Z Pursuant to Section 94.03.00 (Planned Development District) of the Zoning Ordinance, the Planned Development District is designed to provide various types of land use which can be combined in compatible relationship with each other as part of a totally planned development. It also states that "It is the intent of this district to insure compliance with the general plan and good zoning practices while allowing certain v desirable departures from the strict provisions of specific zone classifications" Table 21 below, describes the development standards applicable to the R-3 designation, and the —� standards which the proposed project will implement. The PD is requested for this project to allow relief from building height and setback criteria. The proposed building heights for this project will range from 22 to 30.6 feet. The R-3 designation allows heights not greater than 30 feet over a maximum of 50% of the ground floor area of all buildings and structures within the site. The applicant has designated nineteen out of the proposed sixty-six (66) units with the options of third floors. The project location is not within 150 feet of a single-family zone. . _ U07C Planning Commission Staff Report Feb. 14.2007 Case.5.1108—PO 326!TTM 34580 Page 4 of 10 Table 2: R-3 Development Standards and the proposed project r Table 2: Comparison of Existing Zoning and Proposed PD-326 Standards n Z Type of Standard R-3 Development Standards Proposed PD-326 Z Minimum Lot Area 20,000 Square feet 6.7 acres Lot Dimensions: M -Width 140 Feet 43 feet -Depth 150 Feet 47 feet Density 2,000 S uare Feet 121 units / acre 10.1 units per acre Bldg Height 24 feet & 2 stories; Up to 30 feet 22 feet; option of 30.6 permitted over a maximum of 50% of feet for 3 story O round floor area. buildings Setbacks; Front 25 Feet 6 -- 12.5 feet M Setbacks; Side Yards 10 Feet 3.25 feet Setbacks; Rear Yards 12 Feet 12' to 15' from street Distance between 15 Feet 12.7 to 14.3 feet m buildings 117— Landscaping 45% 59% O Open Space 45 % 54% Coverage 45% 22% -p Parking; Residents CM 1.5 spaces for 2 b/room units = 98 132 Parking Guests @ 1 space /4 units = 17 16 m As shown in the Table above, the Planned Development District is required in this case to address variations in required front and side setbacks, distance between buildings and building heights. ...� Proiect Description The proposed project will be developed with clustered single-family residential homes of 2-story and options of 3-story buildings that could be converted into a covered Terrace, an enclosed upper deck Terrace, a Den or additional bedroom. The 3-story option will not exceed 500 square feet as designed. The project also includes the construction of a U) recreation building, swimming pool and a recreation area. A Tentative Tract Map (TTM 34580) to subdivide the approximately 6.9-acre parcel was submitted as part of the project application. The property is proposed'to be subdivided into 66 individual lots and six lettered lots. The applicant has also indicated that 0 construction of the project will be in five phases. Phase 1 will involve the construction of Model Homes, the recreation building and recreation areas. I _ 00717 Planning Commission Staff Report Feb. 14,2007 Case:6,1108—PD 326/TTM 34580 Page 5 of 10 Site Plan and Project Design The proposed site is approximately 6.9-acre land zoned R 3, but is bounded by an open (— space zone (0-20) to the west. This proposed development will not encroach into the open space areas. The site is currently vacant, but as mentioned earlier, there was a mobile home park within the site between 1974 and 1980- The property is mostly an Z uneven pad with adjacent rugged terrain covered by rocks, boulders, sand, debris and Z low-growing vegetation and weeds. M The proposed site plan features five points of access from Belardo Road into the 0 complex_ The interior Circulation includes additional driveways leading to garages, courtyards and pedestrian walkways. The recreation area and the recreation building are located around the northeasterly portion of the site. The proposed residential units will be constructed as a mix of detached homes on individual lots with private courtyards and wall fences. Five models are proposed, ranging between 1,100 to 1,590 square feet in size. M The proposed mixture of homes will consist of two-bedroom, two-car garage, a living C room, dining areas and a kitchen. Internal driveways and walkways will be shared by M each clustered complex. As designed, the foot print of Lot 66 is encroaching into the O- r 20 zoned area located southerly of the site plan. The applicant's attention has been drawn to the potential issue associated with the lot as proposed; the applicant is Q amenable to adjusting the site plans; condition of approval (Project Specific Condition #1) has been added to ensure that the change is made prior to the submittal of Final Development Plans. Architecture I71 Z The proposed architecture for the project reflects the mid-century modern style, and it incorporates some of the features that are typical of Palm Springs architecture. The building design varies from one unit to the next, providing for an attractive streetscape along Belardo Road. A variation of shapes, materials and colors is provided in each of the buildings, so that they each demonstrate their own identity. The proposed colors and materials will consist of mainly typical desert tones and will be compatible with the O natural surrounding elements. The proposed architectural elements to be incorporated into the buildings include stucco materials, metal eyebrows, wood trellises, stained Cn woods, windows, and up to eight different accent color schemes. The proposed buildings will be two stories, approximately 22 feet in height, with the option of three story buildings and a maximum of 30.6 feet in height. The maximum building height allowed within the R-3 area is 30 feet. As mentioned earlier, the applicant has applied for a relief from this requirement through a Planned.Development District application (PDD-326). Staff does not support the height encroachment (See condition #4 of Exhibit A). CST Planning Cornmiesion Staff Report Feb.14,2007 Case:5.1108—PO 3261 TTM 34680 Page 6 of 10 Open Space 'O Pursuant to the provisions of Section 92.04.04 (Performance Standards) of the Zoning r Code, a minimum of 45% open space is required for R-3 designations. The project a proposes approximately 54% open space areas. This will include Lot F located along the mountainous boundary of the site. Z Access Z M Access into the residential complex will be provided from five main points of vehicular 0 access along Belardo Road. The proposed private streets within the site will have widths of 24 to 32 feet, and will have the appearance of conventional streets. The project is not proposed to be gated; however retaining walls ranging from two to six feet in height with landscaping are proposed along the project frontage on Belardo Road. Pedestrian access into all the units located along the project frontage along Belardo is 0 provided with steps leading into individual homes. m Parking C M The applicant has proposed to designate a total of 148 parking spaces for the r residential complex; the total required parking for this project is 115 spaces. The proposed parking spaces would consist of attached two-car garages (66 units X 2 = Q 132) A total of 16 spaces are designated as guest parking areas within the complex; a total of 17 (1 space per 4 units = 16.5) spaces are required for guest parking. Staff has determined that a reconfiguration of the proposed parking spaces can be accomplished to provide two more guest spaces. A condition of approval (Project Specific Conditions M# 3) requiring the applicant to provide two more guest spaces has been added. (The proposed 18 parking spaces along Belardo Road are not added to the project parking Z spaces. Although Belardo Road is a collector street with 60 feet of right-of-way, but the street is also a public right-of-way)- Landscaping The proposed landscaping of the complex would cover approximately 56% of the site. The open space areas, recreation areas, front yards and rear yards will be fully landscaped. The landscaping design would consist of desert type shrubs, Ln groundcovers, vines and trees. A six-foot high wall along with dense landscaping is proposed for the northerly boundary of the site; also the westerly boundary of the site will be irrigated and landscaped as well. Public Benefit As a Planned Development, the project may be subject to the provision of a "public benefit', as recognized by the Palm Springs General Plan.' No specific public benefit --� 1 "Traditionally, planned development districts have been used to provide flexibility and enable developers to increase buildable area and height, and alter other standard development regulations, above that IL - 0022 Planning Commission Staff Report Feb. 14,2007 Case:5.1108—PD 3261 TTM 34580 Page 7 of 10 has been offered by the applicant; however, the applicant has offered to install a trail ,D along the west side of the property. Staff has determined that a trail built along the westerly boundary of the site would be beneficial to the public; therefore is r recommending that the Planning Commission impose a condition of approval requiring a the applicant to include the trail in the Final Development Plans as well as the Final Map prior to approval by the City Council. Z It should be noted that the Council has not adopted a policy for determining an Z appropriate Planned Development public benefit. In past project decisions, public m benefits have ranged from dedications of right of way and landscape improvements to 0 increased on-site amenities and public access. In this case the applicant has proposed to build a trail along the hillside portions of the site subject to the recommendations by staff and approval by the Planning Commission. REQUIRED FINDINGS O M Findings can be made in support of establishing the proposed Planned Development District as follows: C m a. The proposed planned development is consistent and in conformity with the r general plan pursuant to Sections 94,02.00 (A)(4) of the Palm Springs Zoning Code. Q The proposed planned development is consistent with the goals and objectives of the General Plan. The project will bring revitalization to a parcel that has been blight for decades. Additionally, the site is surrounded by existing developments to the north, east and south, With the addition of new residential use to this m location, the shopping center located east of the site will stand to benefit from the Z new population to the City. b. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. v The project site is relatively rugged but can accommodate building pads, internal streets, and drainage. Adequate access is proposed onto main streets; Belardo N Road South, and South Palm Canyon Drive. The size of the parcel is 6.9 acres; relative to similar developments within the City, the location will accommodate the proposed planned residential development. n 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) Planning Commission Staff Report Feb. 14,207 Case:5.1108—PD 326/TTM 34580 Page 8 of 10 c. The proposed establishment of the planned development district is necessary and proper, and is not likely to be detrimental to adjacent property or residents. r The proposed establishment of the planned development district is necessary to D provide an updated design concept compared to the existing development within the surrounding. The proposed district will not be detrimental to adjacent Z properties or residents because streets are internal to the project, with street Z improvements to Belardo Road, and because it continues a residential pattern of development in an area adjacent to existing residential uses to the north. M 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 and the vista of the San Jacinto Mountains. 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: m a. The proposed Tentative Tract Map is consistent with all applicable general and < specific plans. M The proposed Tentative Tract Map will facilitate the sale of individual homes r within the project. The residential project is consistent with the General Plan 0 designations of H43/21 (High-Density Residential) insofar as it introduces permanent residents into the area which could help to enhance activities in the MU immediate vicinity, especially in the commercial establishment. The overall density of the new subdivision is approximately 10.1 units per acre, this is well within the threshold of 15 units per acre allowed within the district. m Z b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the R-3 zone in which the property is located. Furthermore, the design of the Map is consistent with the allowable uses under the Planned Development District for this property. ❑ The proposed residential use and street improvements are in conformity with the City's standards, the proposed street widths will range from 24 to 38 feet. W c. The site is physically suited for this type of development. Majority of the site area is rugged terrain but is gently sloping. to the east surrounded by existing development and City streets. The construction of residential buildings on the site is appropriate at this location. Also, there are existing urban services and utilities in the immediate surroundings of the location. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. _ OID.�_I_ Planning Commission Staff Report Feb. 14,2007 Case:5 1108—PD 3261 TTM 34580 Page 9 of 10 The Tentative Tract Map and associated Planned Development District have been reviewed under the California Environmental Quality Act, and a Mitigated r Negative Declaration is proposed. Mitigation measures have been included a which will reduce potential impacts to less than significant levels. The site was partially developed for many years, and does not include any natural habitat. The Z project will therefore 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 m serious public health problems. The proposed subdivision is designed to meet or exceed City standards. The proposed homes and streets will be required to meet or exceed City development codes. The circulation system within the subdivision provides for an orderly system of internal driveways and motor courts; therefore, the project will not 0 cause public health problems. M g. The design of the subdivision or type of improvements will not conflict with C easements, acquired by the public at large, for access through or use of the m property within the proposed subdivision. r There are no known public easements or access across the subject property, Q 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. ENVIRONMENTAL. ASSESSMENT M Z The Planning Department has reviewed this project under the provisions of the California Environmental Quality Act (CEQA), and determined that the project had the potential for significant impacts, but that the impacts would not be significant in this case because project modifications or mitigation measures incorporated into the Draft Mitigated Negative Declaration (DMND), will reduce impacts to less than significant levels. A copy of the prepared DMND is attached to this staff report as Attachment 5_ O NOTIFICATION A public hearing notice was advertised and was mailed to all property owners within 400 square feet radius of the subject property/adjacent property owners. As of the writing of this report, staff has not received any comment. J C) ward O. Robertson 26 . • ing, APFII P incipal Planner Direc r of Planning Services L Planning Commission Staff Report Feb. 14.2007 Case:5.1108—PD 3261 TTM 34580 Page 10 of 10 ATTACHMENTS: r 1. Vicinity Map a 2. Draft Resolution / Conditions of Approval 3. Reduced Tentative Tract Map 34580 z 4. Reduced Site Plans and Elevations z 5. Draft Mitigated Negative Declaration (DMND) m v v m C m r O m z v —4 X 0 , (rYI NOTES No 0°,• „- UTILITY PROWDERS ,•,�� Pp _ f•y� - r - LOT SUMMARY TABLE . c _ __ ,_, .�'� •,_J, - r •'•n`.�-� [Or4 V1V L-C A3A • - - . . f .m � WOO !�, p � ..RC;HF TRAIJ E'i _oe� l ✓,° r cwsx° r�K. i� _ - �• _ LEGAL DESCRIPTION Rirv-1 r G .. '�flCFle ; f..uTy �Y � •G.I ....aO f %... � " ^ u. -.w c..x`•u".cri��.:� ma q.r« I .. x 'ii o -',rs o `D I ¢ �. � ��- •.� 1 C� y ��. ¢�`��7.s� c.,..0 l •�aT.-.. . v "��o:�.cur.rvw-��w�.i�v'wr'�r�°•n�er .i.vi `/� s5" ' k •�I ^, r _ .., � .<.° , STATEMENT OF OWNEf15WP I fc� ar [es Rn� uT �-r O a,`F'•:r r �.s". �� � fins. � .u. ' ....�` 4 .-. .... C Cl C. t] •- �'4 1� — ¢S'- t �• A � ° - one zasa o .ALL ,v wes / — �'• - j — li PREPAREDJ/eFOR.• s P0.Y31 i mlssuarlWcoPzwsls e v PREPAREO BY YfCMTY MAP ® HUNSAKER & ASSOCIATES 11 Y 5r)F�� ry fVl.N W. � 0.4'.ZItiG • SIR�IIIVL ; ` +Itwti ¢°-.arair. INR us,><.Rasc,a, TENTATIVE TRACT MAP No. 345BO DENSITY SUMMARY - NOTES PARKING SUMMARY PROPOSED MINIMUM .r, m "' �. -• SITE SUMMARY BUILDING SETBACKS ` - 'r•mm' ,� i :: ^.' -^� UMT SUMMARY Y'. TRAILM LEGAL'DESCRIPTION 0. olzrnxnl mr GGy :. .' „� c-,Y i� � 'ii - F-I ,c �anevi �•.1 — / " _ qfi� �'+' '1 5• '3 y` r— � ' r-1£I[ C� � ' _ - 9 -- c�rlr:.m .,.. PREPARED FOR: PREPARED BY. NUNSAKER 6 ASSOCIATES II// ©h 1[y1 C1 L,L. MCI-sulvO. SLl1M4V' rt pp YJGal VICINITY MAP PLANNED DEVELOPMENT SITE PLAN FOR T.T. No. 34580 - - - - Ielm - , - �y !'tiaH n /Yo Mu Y SECTION 'A' ✓wN n rur+ � SECTION 'B' � l neX.+i4' ��5=� r✓.N3 YW,N.F wrr� . SECTION C' Cluster Plan THE EDGE AT BELARDO �MIN Palm Spnnoo Califomla mnnrx� M7 FROW LEFT REAR RIGHTTel ll i II ! ` A h i, _ - T IL FRONT LEFT REAR RIGHT •Stucm 10 b=_hwq an] lAa body wcr soft cti-white !; PLAN 1 & 1X THE EDGE AT BELARDO Palm Spnngs,California .�.�B -,I FRONT LEFT REAR RIGHT wit IF FRONT . LLFT RFAR RIGHT _ 'Sh.<ca bh.hury unJ i smw n Man Body color-oft r.,nh,ie .la PLAN 2 & 2X THE EDGE AT BELARDO Pam Springs,Ca ionn a 9 rir €ROOT LEFT REAR RIGHT TM DJ = I I i ..tee � r � s r„— FROW LEFT REAR RIGHT F'nlh.L1�tii¢PI,L Main Bay cnly soft c 111n PLAN 3 & 3X THE EDGE AT BELARDO palm Springs,Caldomia < <' 10 FRONT LEFT REAR RIGHT FRONT LEFT REAR RIGHT 'smao to Y_Aay=aM hi, wro sd.rm as r lm_y 9 Jy color soft efi hre PLAN 4 & 4X I �' THE EDGE AT BELAROO L� _ L Palm Spnngs,Califomia ju FRONT LEFT REAR RIGHT I� Ir ° f FRONT LEFT REAR RIGHT '� •Sn.sora[ and dm�nuulh �nbMain acdy mur mnaT.rF� P L A N 4B & 4BX THE EDGE AT BELARDD Pafm Sprig 9,Califomia ......,.,... s,,...�.m�_.,r.•�.,�..e a �12 1-- i S 3 3 FRONT LEFT RLUR RIGHT - ]I 1 r— FRONT LEFT REAR RIGHT n 'Sm¢o m Le hc,.y srd rni tiw:V,moolh�u L9 PLAN 5 & 5X THE EDGE AT BELAROO Palm Spnngs,Cziicmia "' ` r Lum AWL awl ® � own M � ��l FRONT LEFT ROAR RIGHT of rx� FRO.YT LEFT REAR RIGHT •5[u¢nw he nu fni=n aiih=raoihoih`-,a�nm. �} main Bcay color=u:dy.lu� _.� PLAN 5B & 5BX 1hRlflRn�ni7nee THE EDGE AT BELARDO Palm Springs,Cal:omia =-- 14 ys•S e2r_;'�i��.£+`_%4`�kS.�u-_.a'�li'{�L-�i..=�,i4�.J"-,�.L�3%i '.\'Y.;`_is Front aro � LL* Uk Aw �� C4LLFrcnl I' ' Rear ❑yc anm rI tr W r <a iTa�•er' p W F, Right r ' Left Recreation Center [asermnnrrtmm THE EDGE AT BELARDO +� Palm Spnngs,CaldoWa 15 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION CITY OF PALM SPRINGS INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 1. Project title: The Edge-Case 5.1108 TTM 34580 2. Lead agency name and address: City of Palm Springs 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 3. Contact person and phone number: Edward O. Robertson, Principal Planner (760) 323-8245 4. Project location: Between 1501 and 1601 Belordo Road 5. Project sponsor's name and address: Wessman Holdings, LLC 300 South Palm Canyon Drive Palm Springs, CA 92262 6. Generol plan designation: H43 121 High Density Hotel / Multi-family Residential 7. Zoning: R-3 Multi-Family and Hotel Zone 8. Description of project: The proposed project is for a Planned Development District and Tentative Tract map for sixty- SIX contemporary town-home lots, and a 12,924 square foot recreational area proposed on approximately 6.9-acre vacant parcel. Six lettered streets are proposed and five private driveways. The homes are grouped in clusters ranging from five clustered together io two. Building coverage totals approximately 1.5 acres, parking and driveways total approximately 1.6 acres, and open space totals approximately 3.6 acres. The subdivision proposes lots for units ranging from 1,100 square feet to 1.590 square feet in size. A lot line merger will be recorded before final approval of the subdivision map. The overall density of sixty-six lots on 6.9 acres is substantially less than the 140 units that would be allowed by the H43 / 21 General Plan designation. The request for the PDD is to be able to request certain departures form the strict application of the zoning ordinance regarding setbacks and height. The Edge initial Study/Mitigated Negative Declaration ` January 2007 Page t of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION The project proposes that 54% of the project will be preserved as permanent open space. Fencing will be allowed as necessary to enclose individual pools. Access to the project will be from Belardo Road, which contains all utilities at the street level, including a storm drain. The old entry will be maintained as a secondary point of access as well as a service entry. The Tentative Tract Map is being requested to subdivide the site into sixty-six lots. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: The site is consisted of a mix of residential, vacation, commercial, and undeveloped properties. Tahquitz Mesa Villa Apartments are to the north, and Plaza Del Sol (a commercial center) is to the east. The south contains undeveloped land, residential properties, and the Inn at Palm Springs, with the Vagabond Inn beyond. Undeveloped mountainous property and residential properties are to the west. North: Multi-family residential South: Vacant land East: Shopping Center, Commercial West: Vacant land /a mountain 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) None the Edge Initial Study/Mitigated Negative Declaration ` January 2007 0 '�:"-' Page 2 of 46 THE EDGE INITIAL STUDY, ..IITIGATED NEGATIVE DECLARATION FIGURE 1 -VICINITY MAP V Department of Planning Services Vicinity p Ma s IL1 nvE oF0 ff� _ -- o O AVENI�pgnAEFA� i j-1 tl AVENI M P.�Cq w 16 49 Legend Project Site 0400'Radius EL LD c Surrounding Parcels i The Edge initial Study/Mitigated Negative Declaration January 2007 ° Page 3 of 46 M1rt THE EDGE INITIAL STUDY i MITIGATED NEGATIVE DECLARATION FIGURE 3 — PROPOSED PROJECT SITE PLAN DENSITY SUMMARY I PARKWG SUMMARY " i I PROPOSED MINMNUM BUIIDWG SEYBACKS ae(:�ru I\f• raauerz Yl '� PARK all r • µ.me a sox 1 i YICIMTY MAP \` mina The Edge Initial Study Mitigated Negative Declaration Januarys 2007 Page 5 of 46 gnOmJ THE EDGE INITIAL,STUDY/MITIGATED NEGATIVE DECLARATION ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Hazards & Hazardous Materials ❑ Hydrology/Water Quality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance The Edge Initial Study/Mitigated Negative Declaration ` January 2007 � � Page 6 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the ® environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent- A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or 11potenlially significant unless mitigated" impact on the environment, but at least one Ej effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that -although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed ❑ adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. l. E and O. R ert n Date Prin ipal Plan The Edge initial Study/Mitigated Negative Declaration 4 January 2007 ,,�,,,•� Page 7 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information Sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact"answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening onolysk). 2) All answers must lake 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 that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. 'Potenlially Significant Impact" is appropriate if there is substantial evidence that on effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant with Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effecl to a less than significant level (mitigation measures"Earlier Analyses,"as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects 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 substantioted. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. - s.. Or r° The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 8 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question;and b) the mitigation measure identified,if any, to reduce the impact to less than significance The Edge Initial Study/Mitigated Negative Declaration r cJanuary 2007 Page 9 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION . r Less Than, Significant '•Si . , Potentially:,'„ 4Y(h Less.Than, 5igniI.anR; Mitigation . Significant - Impact Incarpdrated • Impact -No Impact I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic ❑ ❑ ® ❑ vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock El ❑ ® ❑ outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and, its ❑ ❑ ® ❑ surroundings? d) Create a new source of substantial light or glare that would adversely affect day or nighttime ❑ ❑ ❑ views in the area? a-c) Less Than Significant Impact, The project site is located on 6elardo Road . It is not located near scenic vistas or stale scenic highways. The proposed project is for sixty-five town-home lots, one single-family home, and a 12,924 square foot recreational area. The site slopes gently to the east and is covered with rocks and boulders along the western boundary, and course sand and gravel over the remainder of the site. The site has been severely impacted by human improvements along the western boundary. Remnants of a small, abandoned house, garden, and unidentified concrete structures are examples of these impacts. Trash is routinely illegally dumped onto the site and the site has become an encampment for the homeless. Development would remove the adverse conditions developing on the vacant site. The proposed project will be located against the toe of the mountain, however, the project will be located behind a two-story commercial parcel, and adjacent to a two- story multi-family residential development. View corridors to the mountain will exist through the private streets that provide views to the mountain from Belardo Road. The view would primarily be from the commercial unit east of the site. d) Less Than Significant Impact. Construction of the project would have some lighting impacts, characteristic of a very law density residential area. However, it is not anticipated that the project will create substantial light and glare that could affect night- time views. The type of lighting proposed would be required to comply with Cdy's "dark sky" ordinonce pursuant to standards outlined in Section 93.21.00 of the zoning ordinance. Therefore, there will be a less than significant impact to day or nighttime views in the area due to light and glare. y. I;1P1 ��yy4 The Edge Initial Study/Mitigated Negative Declaration January 2007 .,,ems Page 10 of 46 THE EDGE INITIAL STUDY f MITIGATED NEGATIVE DECLARATION .Less Thari Significant. Potential I ,With Lrssr7han r ,. ,_ .. ,, Si�niGcnnt Mhigalidn 5ighificant " ":',. " ' . . . Impact •Incorporated •Impact ' No'Impact IL^ JAGRICULTURE `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? d 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) No Impact. The Farmland Mopping and Monitoring Program of the California Resources Agency have not designated this area as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. No impact to farmland would occur. b) No Impact. The proposed project site is zoned for multi-family residential use and is not covered by a Williamson Act contract. Furthermore, no Williamson Act Contracts are located in the immediate vicinity of the project site. Therefore, no impacts to Williamson Act Contracts would occur. c) No Impact. The proposed project is designated multi-family residential; the surrounding land consists of developed commercial or residential property. Implementation of the proposed project would, therefore, not result in conversion of farmland to non- agricultural uses. No Impacts to conversion of agricultural land will occur. co'12/1 Y The Edge Initial Study/Mitigated Negative Declaration 8 January 2007 Page I I of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION . r 'Less Than• . . Significant • .. , "Potentially 'WithLess Than 'r •• + •• •• ;Significant Mitigation' Significant ' ' - Impact •'1&6rPv}ated' Iinpacl - Nd Impact III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ® ❑ applicable air quality plan? b) Violate any air quality standard or contribute El ❑ ® ❑ substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an El ❑ ® El federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant ❑ ® ❑ ❑ concentrations? e) Create objectionable odors affecting a substantial ❑ ❑ ® ❑ number of people? The Air Quality analysis is based on a report by Endo Engineering (Appendix A). o-c) Less Than Significant Impact. The proposed project is within the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Development at the project site will be governed by the 2D03 Air Quality Management Plan (2003 AQMP) and the 2002 Coachella Valley PMio State Implementation Plan (CVPMIo SIP). CEQA requires that projects be consistent with the applicable AQMP. The project would result in development intensifies that are lower than what is allowed under the current General Plan land use designation. The Palm Springs General Plan is the basis for the AQMP emissions inventories, which is a key underlying assumption associated with the AQMP. Projects that are consistent with local General Plan land use development intensities are considered consistent with the air quality related regional plans including: the current AQMP, the Coachella ValleyPM,o SIP and other applicable regional plans. The proposed project is not expected to exceed the SCAQMD daily or quarterly construction emission thresholds of significance during construction activities on site. The ' nominal threshold of significance considered by the AQMD for project development is when a minimum of 7 acres of land is being graded on a given day or when 70 homes are being constructed simultaneously. In the case of the subject development, the site area totals 69 acres with a 65 residential lots proposed. CD07 The Edge Initial Study/Mitigated Negative Declaration January 2007 o„M,. Page 12 of 46 THE EDGE INITIAL STUDY t MITIGATED NEGATIVE DECLARATION Project-related motor vehicle and area source emissions are not projected to exceed the SCAQMD operational emission significance thresholds since the total number of units will be less than the threshold established by SCAQMD. Operational emissions from the project would be within established thresholds and construction emissions exceeding daily thresholds would be mitigated through implementation of measures from the South Coast Air Quality Management District CEQA Handbook. Therefore, the project is not anticipated to conflict with or obstruct implementation of the 2003 AQMP_ This impact is considered less than significant. d) Less Than Significant Impact with Mitigation Incorporated. Construction activities are a minor source of organic gas emissions. Solvents in adhesives, non-waterbose points, thinners, some insulating materials and caulking materials would evaporate into the atmosphere and would participate in the photochemical reaction that creates urban ozone. Asphalt used in paving is also o source of organic gases for a short time after its application. The URBEMIS-2002 for Windows (Version 7.4.2) program estimates maximum emissions from site grading, construction worker trips, stationary and mobile equipment, architectural coatings and asphalt off-gassing- Table 1:Air Quality Significance Thresholds ,Mass Daily Thresholds' Pollutant Construction' Operation` NOx 100lbs/day 55lbs/day voc 75 Ibs/day 55 Ibs/day PM10 150lbs/day 150lbs/day Sox 150lbs/day 1501bs/day CO 550lb5/day 550lbs/day Lead 3 Ibs/day 3 Ibs/doy T6iic,Air Contaminants(,TACs)'and Odor Thresholds- I f TACs Maximum Incremental Cancer Risk? 10 in I million (including carcinogens Hazard Index> 1.0 (project increment) and non-carcinogens) Hazard Index i 3.0 (Facility-wide) Odor Project creates on odor nuisance pursuant to SCAQMD Rule 402 Ambient Air Quality for'Cdtedo Pollutants 0 NO2 SCAQMD is in attainment;project is significant if ii causes or conlribules to an exceedonce of the following attainment 1-hour average standards: annual average 0.25 ppm (state) 0 053 ppm (federal) PMIO 24-hour average 10.4 µg/m3 (recommended For consiruction) e annual geometric average 2.5 µg/m' (operation) annual arithmetic mean 1.0 F`g/m3 20 µg/m3 f:. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 13 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Sulfate 24-hour average 25 µg/m3 Co SCAQMD is in attainment; project is significant if it causes or contribules to an exceedonce of the following attainment standards: 1-hour average 20 ppm (state) 8-hour average 9.0 ppm (stale/federal) a Source:SCAQMD CEQA Handbook (SCAQMD, 1993) e Construction thresholds apply to both the South Coast Air Basin and Coachella Valley (Salton Sea and Mojave Desert Air Bosim). For Coachella Valley, the mass daily thresholds for operation are the same as the construction thresholds, a Ambient air quality thresholds for criteria pollutants based on SCAQMD Rule 1303, Table A-2 unless otherwise stated. E Ambient air quality threshold based on SCAQMD Rule 403. KEY: Ibs/day = pounds per ppm = parts per µg/m3 = microgram per ?greater than or equal to day million cubic meter (Source:SCAQMD:Rev,January 2006,emphasis added) (DOl_!7 The Edge Initial Study/Mitigated Negative Declaration n January 2007 Page 14 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Table I:Air Quality Significance Thresholds Mass Dblfyihresholdsa Pollutant Consiructione Ogerotianc NOx 100lbs/day 55lbs/day VOC 751bs/day 55lbs/day PM10 150lbs/day 150lbs/day Sox 150lb5/day 150lbs/day CO 550lbs/day 550lbs/day Lead 3 Ibs/day 3 Ibs/doy Toxic Air Contaminants(TACsl and Odor Thresholds TACs Maximum Incremental Cancer Risk z 10 in I million (including carcinogens Hazard Index z 1.0 (project increment) and non-carcinogens) Hazard Index?3.0 (facility-wide) Odor Project creates an odor nuisance pursuant to SCAQMD Rule 402 Ambient Air Quality for Criteria Pollutants d NO2 SCAQMD is in attainment; project is significant if it causes or contributes to an exceedonce of the 1-hour average following attainment standards: annual average 0.25 ppm (state) 0.053 ppm (federal) PM10 24-hour average 10.4 µg/m3 (recommended for construction) annual geometric overage 2.5 µg/m3 (operation) annual arithmetic mean 1 0 µg/m3 20 µg/m3 Sulfate 24-hour average 25 µg/m3 CO SCAQMDis in attainment; project is significant if it causes or contributes to an exceedonce of the following attainment standards: 1-hour average 20 ppm (state) 8-hour average 9.0 ppm (state/federal) 0 Source: SCAQMD CEQA Handbook (SCAQMD, 1993) e Construction thresholds apply to both the South Coast Air Basin and Coachella Valley (Salton Sea and Mojave Desert Air Basins). c For Coachella Valley, the mass daily thresholds for operation are the same as the construction thresholds. d Ambient air quality thresholds for criteria pollutants based on SCAQMD Rule 1303, Table A- 2 unless otherwise staled. p _ The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 15 of 46 TI IE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION e Ambient air quality threshold based on SCAQMD Rule 403. KEY: Ibs/day = pounds ppm = parts per µg/m3 = microgram per ? greater than or per day million cubic meter equal to (Source:SCAQMD: Rev_ January 2006, emphasis added) Table III-1 ESTIMATED EMISSIONS RESULTING FROM PROJECT CONSTRUCTION ACTIVITIES(POUNOS(DAY) OC)69 The Edge initial Study/Mitigated Negative Declaration 0"'ZI January 2007 Page 16 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Emissions Source ROG NOx CO PM10 (Lbs./Day) (Lbs./Day) (Lbs./Day) (Lbs./Day) Demolition Phase - Fugitive Dust - - - 3,15 -Off-Road Diesel 7.09 54.10 52.33 2.42 -On-Road Diesel 1.24 21.33 4.63 0.63 -Worker Trips _0.05 008 1.61 0.00 Subtotal 8.38 75.51 5857 6.20 Site Grading Phase - Fugitive Dust - - - 5.00 -Off-Road Diesel 5.19 35,83 41.26 1.52 -Worker Trips 0,05 0.08 1.61 0.00 Subtotal 5.24 35.91 42.87 652 Construction Process -Off-Road Diesel 3.16 2525 22.47 1.17 -Worker Traps 0,04 0,02 0.45 - 0.01 Subtotal 3.20 25.27 22.92 1.18 Architectural Coatings -Off-Gashes 32.69 - - - -Worker Trips 0,03 0,02 0.35 0.01 Subtotal 32,72 0.02 035 0.01 Asphalt Paving Process -Off-Gaging 0.48 - - - -Off-Road Diesel 3.27 20.50 26,96 0.68 -On-Road Diesel 0,09 1,70 0.34 0.04 -Worker Trips 0.02 001 0.25 0.00 Subtotal 3.86 22.21 27.55 0.72 Maximum All Phasesb 32.72 75 51 5657 6.52 Daily Threshold 75 100 550 150 Threshold Exceeded No No _.. No - -- -- No a. Refer to the URBr-M1S2002 printouts in an attachment. The PM iu emissions include exhaust and fugttive dust emissions,assuming 0.5 acres pet day are disturbed during grading. Twice daily watering of exposed surfaces was assumed as well as reduced speed%(<15 nzph)on unpaved surfaces on-sire b. Building construction activities were assumed 10 occur in several phases. The maximum emission projections for any phase are shown and assume 8 single-family dwelling units are constructed. Not all building activities will occur simultaneously on-site. The major air quality impacts resulting from project construction would be increased ROG, NOx, CO, S02. and PMio emissions primarily from off road diesel, worker trips, off road diesel, and on road diesel. As shown in Table III-1, thresholds would not be exceeded on a pounds per day basis for any pollutant and would be below thresholds for pounds per day during construction. Mitigation measures are provided consistent with the provisions of the South Coasf Air Quality Management District CEQA Handbook to mitigate construction-relotcd air quality emissions both for the project and cumulatively. In addition, the project would be The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 17 of 46 THE EDGE INITIAL,STUDY/MITIGATED NEGATIVE DECLARATION required to comply with Chapter 8.50 of the Palm Springs Municipal Code (which requires that projects obtain an approved Fugitive Dust Mitigation Plan prior to commencing construction) and Section 8.04.230 and 8.04.240 of the Palm Springs Municipal Code (which address erosion control associated with grading projects and outlines measures required to assure that no debris is washed, blown by wind or otherwise deposited onto streets or adjacent property). The project must also comply with SCAQMD's Rule 403 to mitigate emissions to a less than significant level. The mitigation measures below shall be implemented during all grading and construction phases of the project and enforced/monitored by the City of Palm Springs and the SCAQMD. Implementation of these mitigation measures would reduce construction- related emissions and are considered adequate by the District to reduce emissions to less than significant. Mitigation Measures MM III-1 Earlh-moving activities on the project site shall be suspended during first and second stage ozone episodes or when winds exceed 25 MPH, pursuant to the Coachella valley PMio State Implementation Plan and SCAQMD Rule 403.1. MM III-2 Adequate watering techniques shall be employed on the project site to mitigate the impact of construction-generated dust particulates. Portions of the project site that are undergoing earth moving operations shall be watered such that a crust will be formed on the ground surface and then watered again at the end of the day, as part of the construction specifications. MM III-3 Any construction access roads to the project site 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-4 All trucks shall maintain at least two feet of freeboard. MM III-5 Trucks hauling dirt, sand, soil or other loose dirt material off-site, shall be covered and washed off before leaving the site. MM III-6 Adjacent streets shall be swept if sill is carried over to adjacent public thoroughfares. MM III-7 As part of the construction specifications, any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the disturbed area subject io wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize wind erosion of the soil. MM III-8 Construction operations affecting off-site roadways shall be scheduled for off- peak traffic hours and shall minimize obstruction of through-traffic lanes. e) Less Than Significant Impact. The project is not located in a high-density area, near a school, hospital, assisted living facility, or other facility that would house people with lowered immune systems. However, single-family residential development is located to the east, and to the west. Homes within the Smoke Tree Ranch also exist to the south of the proposed development. To the north of the project site is a neighborhood shopping The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 18 o14G �7erlr ,n THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION center with the service corridor of that center immediately northerly of the: subject development. Those developments may potentially be exposed to a minor amount of nuisance dust and heavy equipment emission odors (e.g. diesel exhaust) during construction. The duration of exposure to air emissions and dust would be relatively short. Furthermore, exhaust from construction equipment dissipates rapidly. Based on the short- term duration, rapid dissipaiion of construction emissions, and setbacks between the project site and adjacent residential areas, this impact is considered less than significant. The Edge Initial Study Mitigated Negative Declaration i January 2007 Page 19 of 46 1° THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 'km Than - Significant �.i. PaleiiGatly . with Less Than ,.�;, . . ,. significant ' Mitig_atiom, $igm iCant 'Impact ';I ' rpuiated - .;Impact' Na Impact IV. ^ BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special ❑ El ® ❑ status species in local or regional plans, policies or regulations,or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies or ❑ ❑ ❑ regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands, as defined by Section 404 of the Clean Water Act (including, but not limited ❑ El Elto, marsh, vernal pool, coastal wetlands, etc.), through direct removal, filling, hydrological interruption or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or ❑ ❑ ❑ migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community ❑ El ElConservation Plan, or other approved local, regional or state habitat conservation plan? a) Less Than Significant Impact. A biological assessment and Impact Analysis was conducted on the approximately seven-acre sile proposed for development by James W. Cornett Ecological Consultants. The project will not hove a substantial adverse effect, either directly or through habitat modifiicafions, on any species identified as a candidate. sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. The proposed project site is located in a developed, urban area of Palm Springs, and no sensitive habitat occurs onsite. Therefore, the project would not result in impacts to endangered, threatened, or rare species or their habitats. The Edge Initial Study/Mitigated Negative Declaration E x January 2007 `�' Page 2?of 46,� ,T THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION b) No Impact. The site is not identified as having any natural community that could be affected by the project. Therefore, the project would not have on adverse effect on any riparian habitat or other sensitive natural community. c) No Impact. Section 404 of the Clean Water Act regulates the dredge and/or fill of waters and wetlands of the United States, specifically relating to how these activities may cause an adverse effect to, or loss of, federal wetland/water resources. Regulatory responsibility falls under the jurisdictional authority of the U.S. Army Corps of Engineers (ACOE). Under Section 404, any development or activity which may result in temporary or permanent impacts to these federally-protected resources must prepare a Pre-Construction Notification for review, and potential permitting, by the ACOE. The site does not contain any wetland areas or waters. Therefore, no impact to federally protected wetlands as defined by Section 404 would occur. d) No Impact. The project site is located within an existing urban area and is currently vacant. There are no wildlife corridors on or through the project site, and the proposed project will not interfere with the movement of any species or biological resource. The proposed project is not located within a watercourse, thus the project would not substantially interfere with the movement of any native resident or migratory fish. No impact is anticipated. e) No Impact. A single plant association or community was found on the site: The Sonoran Creosote bush (Larrea tridentata). The Sonoran creosote bush shrub community dominates the vegetation of the project site and is the pervasive plant community throughout the Colorado Desert of California. A small number of Palo Verde trees are growing on the site. The Palo Verde is not considered a significant tree and the existing trees on the site have been damaged by the influence of illegal dumping, the use of the site as an informal parking lot and human interaction with the site. The project does not propose any removal or disturbance of sensitive biological resources or landmark trees. Therefore, no conflicts with local policies or ordinances protecting biological resources would occur. f) No Impact. No Habitat Conservation Plan (HCP) or Natural Community Conservation Plan (NCCP) covers the project site that has been yet been adopted by the City of Springs. The Coachella Valley Association of Governments (CVAG) has prepared a draft regional "Coachella Valley Multi-Species Habitat Conservation Plan" (CVMSHCP) that encompasses threatened, endangered, and sensitive species and their habitats. This plan has not yet been approved. In addition, the project does not lie within the Agua Coliente Tribal lands and is not included within the Tribal Conservation Plan (Tribal HCP). Therefore, the project site would not conflict with an approved HCP and no mitigation is required. The Edge Initial Study I Mitigated Negative Declaration January 2007 Page `21 of 46� � THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ... Lees Xhan,; - .:,5`n'ficant, „ . Potentially Mi . ,;With ;,,!, Less,Than Significant:' . . tigation, . Significant - - - Impad. ., Incorrioreted mpact No Impart V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the ❑ ❑ ❑ significance of a historical resource as defined in " 15064.5? b) Cause a substantial adverse Change in the El El significance of an archaeological resource pursuant to" 15064-5? c) Directly or indirectly destroy a unique El Elpaleontological resource or site or unique El geological feature? d) Disturb any human remains, including those ❑ ❑ ❑ interred outside of formal (emeteries? According to the Environmental Site Assessment Report by Earth Systems Southwest in 2004, ESSW aerial photo archives were reviewed to evaluate the history of the site- In 1974, the northeast corner of the site was developed as part of a mobile home park. Approximately four dozen homes were on-site as well as light duty paved roods. Some objects associated with on adjacent residence were stored on site near the South boundary. In 1984, the mobile home park was razed and since then wild vegetation had re-established itself and illegal dumping has occurred through the site. The topographic map produced by the USGS and the photo-revised 7-5 minute map of 1988 depicts the site as undeveloped land and identifies the site as part of the Agua Caliente Indian Reservation. a) No Impact. The subject property is not listed as a historical resource, according to Section 15064.5, therefore causing no impact. b) Less Than Significant With Mitigation Incorporated. As the subject properly may have been used by early Aguo Calienle ancestors, it is possible that buried cultural materials may be discovered during any earth-moving operations associated with the project. In that event, all work in that area should be halted or diverted until a qualified archaeologist can evaluate the nature and significance of the finds. During ground disturbing project activity the potential to inadvertently encounter paleontological or cultural resources during project construction is always possible. Therefore, the impact is Considered less than significant with mitigation incorporated- Mitigation Measures 1. MM V-1 As there is always a possibility of buried cultural and paleontological resources in a project area, prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be L The Edge Initial Study/Mitigated Negative Declaration e January 2007 Page 22 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION employed to survey the area for the presence of cultural resources identifiable on the ground surface. 2. MM-V-2 A Native American Monitor($) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. The Agua Caliente Band of Cahuilla Indian Cultural Office shall be contacted for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services. Following consultation, the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate the find. If necessary,the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Aguo Caliente Cultural Resource Coordinator for approval. Human remains discovered shall be handled consistent with state law provisions_ c) No Impact. Although grading activity is planned, because the site has been previously developed and disturbed, there is little chance of uncovering any paleontological resources on the site. Should buried deposits be encountered during construction activities, activities shall be hailed and a Qualified Archaeologist (Secretary of the Interior's Standards and Guidelines) shall be notified to analyze deposits. An Archaeologist may be required to prepare a mitigation plan for submissions to the State Historic Preservation Officer. d) No Impact. Since the site has been previously developed and disturbed, uncovering any buried human remains is highly unlikely. In the event of discovery of human remains, the human remains discovered shall be handled consistent with state law provisions. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 23 gf 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION -Less,Than;, `significant e .potentially ., .gyp. With, LwUS Thad, significant Mitigation' . signfficaAf - ` 'ImpaCt'L, .: Incorporated 'lImpad' ,°No Impact`„ VI. GEOLOGY AND SOILS. would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death, involving: 1) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other ❑ ❑ ® ❑ substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ® ❑ m) Seismic-related ground failure, including ❑ El Elliquefaction? iv) Landslides? ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of El El ® Litopsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off- ❑ ❑ ® ❑ site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), ❑ ❑ ❑ creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater El disposal systems where sewers are not available for the disposal of wastewater? a. i) Less Than Significant Impact The site is located within on active seismic area within approximately 10 miles of the San Andreas fault system. Well-delineated fault lines cross through this region as shown on California Geological Survey (CGS) maps; however, no active faults are mapped in the immediate vicinity of the site. The project site does not lie within a currently delineated State of California, Alquist-Priolo Earthquake Fault Zone. Therefore, active fault rupture is unlikely to occur at the project site. Ground rupture is generally considered most likely to occur along pre-existing faults (Smith, Peroni & Fox, 1992)- Therefore, active fault rupture is unlikely to occur at the project site. Compliance, with The Edge Initial Study/Mitigated Negative Declaration 6 January 2007 Page 24 of 46. THE EDGE INITIAL STUDY I MITIGATED NEGATIVE DECLARATION Uniform Building Code (UBC) will reduce potential impacts to a less than significant level. ii) Less Than Significant Impact. High levels of ground shaking may occur during future large magnitude Southern California earthquakes, particularly on the San Andreas Fault. All structures on the property will be subjected to this shaking, and could be seriously damaged if not properly designed. This potential impact could be reduced to a level of less than significant through ensuring that the structural design of all buildings is performed by knowledgeable structural engineers familiar with conservative seismic design principles. As a performance standard the project will be required to be constructed to conform to the California Building Code (CBC) requirements for Seismic Zone 4. iii) No Impact. Liquefaction is the loss of soil strength from sudden shock (usually earthquake shaking), causing the soil to become a fluid mass. In general, for the effects of liquefaction to be manifested of the surface, groundwater levels must be within 50 feet of the ground surface and the soils within the saturated zone must also be susceptible to liquefaction. The potential for liquefaction is very low across most of the City of Palm Springs. The potential for liquefaction to occur at this site is considered negligible because the depth of groundwater around the site is approximately 196 feet deep according to Ms. Debbie Rapport of the Desert Wafer Agency. The project does not lie within the Riverside County designated liquefaction hazard zone. Therefore, no impact would occur. iv) No Impact. The elevation on the parcel is approximately 440 feet above sea level. The site slopes gradually toward the northeast with storm runoff generally characterized as sheet flow interspersed by localized high and low points. Sheet flow storm runoff currently remains on site as the very low overall site density and the "pioneer" grading design keep storm flows from concentrating and virtually all storm water is naturally percolated on site. The City of Palm Springs General Plan indicates that potential landslide hazard is primarily located in hillsides or mountainous areas of the City. Therefore, no impact would occur. b) Less Than Significant Impact. During infrastructure construction operations, the project has the potential to cause airborne and waterborne erosion. Standard City protocols would be enforced during review of engineering design plops (e.g., grading and erosion control requirements). The site totals approximately seven acres and projects larger than 1 acre in size require compliance with National Pollution Discharge elimination System (NPD[S) criteria, preparation of a Storm Water Pollution Prevention Plan (SWPPP), and the inclusion of appropriate best management practices (BMPs) to control soil erosion as well as off-site discharge of pollutants to surface waters. The project will also be required to prepare a Fugitive Dust (PMIO) Mitigation Plan in compliance with adopted procedures of the SCAQMD and the City. Paving of streets and planting of landscaping will stabilize soil during the long-term operational phase of the project (home occupancy). For these reasons, project implementation will not result in substantial soil erosion problems or the loss of topsoil and no mitigation is required. Therefore, impacts are considered less than significant. The Edge Initial Study I Mitigated Negative Declaration January 2007 Page 25 of 46 -)n(� THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Compliance with these procedures will be required prior to issuance of grading permits and implemented throughout the project's construction period. These procedures will ensure that potential erosion is Controlled during the construction process. c) Less Than Significant Impact. Ground subsidence from seismic events or hydroconsolidation is a potential hazard in the Coachella Valley area. The elevation on the parcel ranges from approximately 40 feet above mean sea level on the northeast half io approximately 700 feet above mean sea level near the center of the west boundary. Three quarters of the site is steep mountainous terrain while the northeast corner is relatively flat. Surface water in the ere❑ generally drains to the east. Based on the observations collected on April 17 and May 31, 2006 by Earth Systems Southwest Company: Slope Instobiliit The hillside is grossly stable; there is no evidence to suggest a possibility of mass failure. Soil Liquefaction See a.iii above. Ground Subsidence The potential for seismically induced ground subsidence is considered to be slight to moderate at or near the site. The hillside slopes at approximately 2:1. Boulders or cobbles released during a seismic event should not travel far and would probably not reach for beyond the toe of the slope. The boulders and cobbles ore flat, thus if released would tend to slide down the hill instead of rolling and bouncing. Adherence to the mitigation measures in the Geologic Evaluation for Rock Fall Hazard report would reduce potential settlement problems to a less than significant level. Mitigation Measures MM-VII-1 1. On the site plans dated May 31, 2006, a proposed retaining wall is shown near the toe of the slope extending along most of the southeast side of the project site. This proposed retaining wall should be utilized as a debris wall. The wall should hsve approximately two feet of freeboard with a v-channel constructed on the slope-facing side to manage stormwater runoff. The v-channel will require routine maintenance to clean accumulated debris that may roll or wash down the slope and collect behind the wall. MM-VII-2 2. Use structural setbacks from the tow of the slopes. In general, that proposed structures should be setback a minimum of 10 feet from the toe of the slope. A representative of ESSW should observe the subject improvements at least once during construction, immediately after construction, and on an annual basis to determine if new hazards have developed due to natural weathering and down-slope movement of material_ d) No Impact. Site soils have a very low potential to be expansive. Therefore, no impact would occur. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 26 Qf 46 ('_)r1nj 3 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION e) No Impact. No septic tanks or alternative wastewater disposal systems would be constructed as part of the proposed project.Therefore, no impact would occur. Than ,. . - significant' • x X;" ,:y : - °Potentially ';With,: Less Than ' .Significant Mitigation significant 1 oact Inca' gyrated Impact No Impact.. ro rP P P VIL HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or ❑ ❑ ® ❑ disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the ❑ ❑ ® ❑ release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste ❑ El ❑ within one-quarter mile of an existing or proposed school? d) $e located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code §65962.5 and, as a result, ❑ ❑ ❑ would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a ❑ ❑ Elpublic use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard ❑ ❑ ❑ for people residing or working in the project area? g) Impair implementation of, or physically interfere with, an adopted emergency response plan or ❑ ❑ ❑ emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to ❑ ❑ ❑ urbanized areas or where residences are intermixed with wildlands? a-b) Less Than Significant Impact. Implementation of the project would result. in the development of new residential units and private open space components. Although small quantities of commercially available hazardous material could be used within the The Edge Initial Study/Mitigated Negative Declaration sy,Tr ? January 2007 �,,, Page 27a of 46 THE EDGE INITIAL STUDY IMITIGATED NEGATIVE DECLARATION residential component, these materials would not be used in sufficient quantities to pose a threat to human or environmental health. Construction of the project would involve the use of a small amount of heavy equipment, which uses small amounts of oils and fuels and other potentially flammable substances. During construction, equipment would require refueling and minor maintenance on location, which could lead to fuel and oil spills. The contractor would be required to identify a staging area for storing materials and equipment. The proposed project would not result in a significant risk of explosion or accidental release of hazardous substances. the use and handling of hazardous materials during construction activities would occur in accordance with applicable Federal, State, and local laws including California Occupational Health and Safety Administration (CalOSHA) requirements. No waterways are located on the site and the project would be required to obtain a National Pollution Discharge Elimination System (NPDES) General Construction Activity Storm Water Permit. The project contractor would be required to file a Notice of Intent under the Stoie's NPDES General Construction Permit. This permit requires that a Storm Water Pollutant Prevention Plan be prepared specifying Best Management Practices to reduce construction related-impacts on the project site. The proposed project would not result in a significant risk of explosion or accidental release of hazardous substances. As part of the building permitting process, all plans are reviewed for compliance with applicable Building and Fire Department requirements, pursuant to the Uniform Building and Fire Codes, and all other related City requirements. Therefore, implementation of the proposed project would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous material. c) No Impact. An elementary school located in the Desert School District is located approximately 6/10 mile northeast of the subject property and Palm Springs High School is located approximately one and a half miles of the project site. As described in Vll.a, the proposed project would include the construction of residential infrastructure and eventually residential components. There are two possible septic systems and a web of septic pipes likely associated with the former Mobile Home Park. Septic systems can provide a pathway for contaminants to be released into the ground id contaminants are disposed into the waste water system, No information that indicates the disposal of hazardous materials has been found, and it is unlikely that the systems were used in that manner. The operation of the project would not result in the routine use, transport, or disposal of substantial quantities of hazardous materials. Therefore, no impact would occur. d) No Impact. The proposed site is not located on the list of hazardous materials site compiled pursuant to Government Code Section 65962.5 and would not pose a significant hazard to the public or the environment. Therefore, no impact would occur. e) No Impact. The project is not located within the boundaries of the Riverside County Airport Land Use Compatibility Plan for Palm Springs International Airport and would not conflict with airport operations. Therefore, implementation of the proposed project would not expose people to air related hazards. Therefore, no impact would occur. f) No Impact. The project site is not located within the vicinity of a private -airstrip. Therefore, implementation of the proposed project would not expose people to air related hazards. Therefore, no impact would occur. The Edge Initial Study/Mitigated Negative Declaration January 2007 �.e. ` Page 28 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION g) No Impact. The project would not impair implemenlotion or physically inierfere with on adopted emergency plan or emergency plan or emergency evacuation plan, although the project would be reviewed by the City Fire Deportment to ensure consistency with emergency response and evacuotion needs. Therefore, no impact would occur. h) No Impact. The project is in a semi-urban area and development of the proposed project would not expose people or structures to a significant risk of loss, injury, or death involving wild fire. Therefore, no impact would occur. Mitigation Measures MM-VII-I I. A survey may be necessary to evaluate whether haYdrdous materials have been released in association with these on-site septic systems. Future development of the site shall include the removal of the septic systems. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 29 of 46 1 -1 THE EDGE INITIAL STUDY f MITIGATED NEGATIVE DECLARATION . . iLess Than' `..Significant . • .. Potentially"—, Wth', Le6'Than 'Significant', ';Mitigation ' Significant ImjraiF Incorporated Impact' Nu Impact VIII. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste Eldischarge requirements? El 171 b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table ® El (e.g., the production rate of pre-existing 11 nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which ❑ ❑ ❑ would result in substantial erosion or siltation on-or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially ❑ ❑ ❑ increase the rate or amount of surface runoff in a manner that would result in flooding on-or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned El ❑ ❑ stormwater drainage systems or provide substantial additional sources of polluted runoff? 0 Otherwise substantially degrade water quality? ❑ ❑ ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard 11 El El Z delineation map? h) Place within a 100-year flood hazard area structures ❑ Elthat 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 seirhe, tsunami or mudflow? ❑ ❑ ❑ The Edge initial Study/Mitigated Negative Declaration s January 2007 ,/r Page 30 of AG��� THE EDGE INITIAL STUDY I MITIGATED NEGATIVE DECLARATION b) Less Than Significant Impact. The project would include a total of 65 residences. The project would be required to meet all City, regional and stale applicable water quality standards or waste discharge requirements thereby avoiding violation of such standards or requirements. Therefore, compliance with oil standards would ensure that potentially significant impacts will be reduced to less than significant. As regards to wastewater, the proposed project would connect to the City's sanitary sewer system, which would convey project wastewater to the Palm Springs Wastewater Treatment Plant (WWTP). Operation of, and any future expansion of the WWTP are overseen by the Regional Water Quality Control Board. Compliance with existing NPDES regulations and discharge requirements of the RWQCB would ensure that potentially significant impacts would be reduced to less than significant. Therefore, the project would not violate any waste discharge requirement on a City, Stale or Federal level. This impact is considered less than significant. The project proposes to use water supplied by the Desert Water Agency (DWA). Based upon the minimal number of new homes proposed (66), and the use of drought-tolerant landscape materials, the project is not anticipated to substantially deplete groundwater supplies, interfere substantiolly with groundwater recharge, or substantially increase demand for water. Based on water demand for the proposed project as described in XVI.a, the DWA has sufficient water supply to generate water supply for the project, as does the City WWTP as described in XVI.a. Therefore, the impact is considered less than significant. a,c-e) No Impact. The proposed project would odd approximately 3.1 acres or impervious surface.. The Bile is relatively rugged and level towards the adjacent properties northerly_ The elevation on the parcel is approximately 440 feet above sea level. The site slopes gradually toward the east with storm runoff generally characterized as sheet flow interspersed by localized high and I'ow points. Construction of the proposed project would create a minimal increase to the amount of impervious surface on the site, which would not alter the existing drainage conditions. Compliance with mandatory NPDES requirements would reduce the potential of erosion and siltation during the short-term construction and long-term operation phases of the project. In addition, the project would be required to develop and implement a Storm Water Pollution Prevention Plan (SWPPP), which specifies Best Management Practices (BMPs) that shall prevent all construction pollutants from coming into contract with storm water and with the intent of keeping all products of erosion from moving off site into receiving waters. f) No Impact. Construction at the project site could produce pollutants that would have the potential to temporarily degrade the quality of receiving wafers if not properly managed. The primary polluianl or concern is sediment that results from excessive erosion of disturbed soils. Other potential pollutants include metals, pesticides, nutrients and soil additives, construction chemicals and fuel, and miscellaneous waste. With the implementation of Best Management Practices (BMPs) required by the City as well as through the project's required SWPPP, no significant long-term impact to water quality would result from construction activities. Therefore, compliance with all BMPs would ensure that potentially significant impacts would be reduced to less than significant. g-h) No Impact. The project is not located within an area designated as a 100-year flood boundary by the Federal Management Emergency Agency (FEMA). The Edge Initial Study/Mitigated Negative Declaration January 2007 � ;'~ Page 31 of���^` THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION The project is designed to continue the historic sheet flow patterns that exist on the property. i) No Impact. The Palm Springs General Plan Environmental Impact Report does not identify risk of loss, injury, or death due to flooding as a result of levee or dam failure in the city of Palm Springs-Therefore, no impact would occur. j) No Impact, Due to extreme distances from any large bodies of water, tsunamis are not an issue with land use in Palm Springs. Therefore, no impact would occur. A seiche is the oscillation of water in on enclosed body of water (such as a lake). Water in golf course lakes could be affected during a strong seismic event. However, no damage would be anticipated, as these features are not of sufficient size or depth to have a major destructive potential. There ore no flood control/deslting basins in the vicinity of the project. Therefore, potential impacts of seiches would be minimal (Smith. Peroni and Fox, 1992). Mudflow would be associated with a reservoir, which could break resulting in flooding or mudflow to down stream properties. No reservoirs are located in the vicinity of the City of Palm Springs. Therefore, no impact would occur, Significant Potentially With Less Than - Significant Mitigation Significant Impact Incorporated Impact ,No'Impact IX. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? ❑ ❑ ❑ b) Conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project (including, but not limited to, the general El ® El Elplan, specific plan, local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation El ❑ ❑ plan or natural community conservation plan? a) No Impact. As previously stated, the surrounding land uses are residential, commercial, and some offices. The project site is a vacant, approximately seven-acre parcel of land. The proposed project is for the subdivision of approximately seven acres into a total of 66 contemporary town-home lots, and common space which includes private streets and drives. The proposed homes would be compatible with surrounding land uses and are considered infill development. The homes are designed to be architecturally consistent wish the eclectic architectural nature of Palm Springs. Therefore, the project would not physically divide an established community and no impact would occur. b) Less Than Significant With Mitigation Incorporated. The proposed planned development is consistenl with the goals and objectives of the H43/21 (High-Density Residenlial 21 The Edge Initial Study/Mitigated Negative Declaration `` January 2007 nv�p�°t Page 32 of 4t6-)c7r- THE EDCE INITIAL.STUDY/MITIGATED NEGATIVE DECLARATION units/acre) General Plan designation for ttie subject property. The properly is zoned R-3 (Multiple-family Residential and Hotel Zone). The higher density zoning of the site was emplaced to accommodate the denser development within the site as proposed. c) No Impact. There are no habitat conservation or natural community conservation plans currently adopted for the project oreo. A draft Coachella Valley Multi-Species Habital Conservation Plan (HCP) is currently under consideration, but has not been adopted as yet by the City of Palm Springs. Therefore, there would be no impact to the natural community. Less'Tfian " „ . 'Potentially ,With, Less T,Mn Significant •:Miiig'ation Significant 'Impact ^ Incdlporated Impact No Impact, X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local El El 10 general plan, specific plan or other land use plan? a-b) No Impact. No significant mineral resources have been identified in the project area. The Palm Springs General Plan EIR (Palm Springs, 1992) has not identified any mineral resources in the planning area. Therefore, no impact 10 mineral resources would occur. The Edge Initial Study/Mitigated Negative Declaration /anuarr 2007 Page 33 of 1@00G THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ,• "' , ., %less Than"„ . j Significant, Potentially., W itti Less Than Signircant,-�':Mitigation Signitcant Impact, + Incorparned 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 El ❑ Elgeneral plan or noise ordinance or of applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise ❑ ❑ ❑ levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing ❑ ❑ ® ❑ without the project? d) A substantial temporary or 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 hag not been adopted, within two miles of a public airport or a El ❑ ❑ public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or ❑ El Elworking in the project area to excessive noise levels? a-b,e-f)No Impact. The project site is located approximately 5 miles from Palm Springs International airport and therefore, would not be subject to noise from airplane overflights. However, the noise exposure is estimated at less than 45 to 50 dBA CNEL and is therefore, not considered to be excessive. The project site is not located within the boundaries of the Riverside County Airport Land Use Compatibility Plan for Palm Springs International Airport. Since the project is not located within an airport land use plan or within the vicinity of a private airstrip there should be no impacl an the overall noise exposure at the project site. c) Less Than Significant Impact. The 66 new homes are expected to be built over in five phases; this will only represent o minor increase in the overall fabric of the area. As the new owners will be subject to the regulations of development, it is not anticipated that there will be a significant change in the noise character of the complex. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 34 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION d) Less Than Significant With Mitigation Incorporated. The City of Palm Springs requires that the community noise equivalent level (CNEL) does not exceed 65 dB of the exterior living areas (rear yards) or 45 dB of the habitable interior living area. The following discussion is broken down into construction and post construction. The Palm Springs General Plan Technical Appendices includes a complete community noise assessment including projected CNEL noise levels due to airport and roadway noise. Currently there are no proposed residential structure near the subject development. The only noise of note will be the noise from construction activities associated with the development of the infrastructure. Normal construction regulations, including construction hours prescribed in the Palm Springs Municipal Code will reduce the impacts io a level of insignificance. During the construction phase, noise generated at the project site could become noticeable. However these impacts would be temporary in nature. The loudest construction equipment used during construction hours would be backhoes, tractors, trenchers, front loaders, jackhammers, and rotodrills. The Environmental Protection Agency has found that the noisiest equipment types operating at construction sites, typically range from 88 to 91 dBA at 50 feet. Due to the small scale of the proposed improvements, it is anticipated that Mitigotion measures identified below would reduce these temporary impacts to less than significant. Mitigation Measures MM XI-1 The project applicant shall demonstrate that all on-site residential units shall be designed to meet the City of Palm Springs noise standards (65 CNEL in outside activity areas and 45 CNEL in interior living areas). The project applicant shall demonstrate compliance through the submittal of building and site improvement plans that provide details regarding sound barrier heights, additional insulation and building materials used to maintain interior noise levels, building and window orientation, and other measures to reduce noise exposure levels to City noise standards. A qualified noise consultant shall be retained to ensure that project and building designs will meet City noise exposure standards. Evidence of compliance with its mitigation measure shall be provided to the City prior to the issuance of any building permits. MM XI-2 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-3 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-4 Stockpiling and vehicle staging areas shall be located in the northern portion of the site. MM XI-5 Stationary construction equipment shall be placed such that emitted noise is directed away from noise-sensitive receptors. MM XI-6 Construction activities on-site shall fake place only during the hours between 7:00 a.m. and 8:00 p.m., Monday through Saturday, as specified by the Palm Springs Noise Ordinance (11,74.041), to reduce noise impacts during more sensitive time periods. The Construction Site Regulations (Chapter 8.04.220) also identify specific limits on hours of operation for construction equipment . The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 35 of 46 THE,EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION as not between 5 p.m. and 8 a.m. if the noise produced is of such intensity or quality that it disturbs the peace and quiet of any other person of normal sensitivity. . Less Than . Po(entially With, ',Lins,Than Significant Mitigation Significant Impact ,'Incorporated Impact No Impact XII. POPULATION AND HOUSING. Would the project a) Induce substantial population growth in an area, either directly (e.g., by proposing new homes and ❑ ❑ businesses) or indirectly (e.g., through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? a) Less Than Significant Impact. The project would include 66 new town-homes and the one single-family home. The project would accommodate approximately 132 new people based on 2 persons per unit. This additional amount of residents, with the potential that some residents may be seasonal residents, does not cause substantial growth and therefore has a less than significant impact, b) No Impact. The development is proposed on a vacant site, therefore not creating any displacement of existing housing, therefore, no impact. c) No impact. No persons will be displaced as a result of the proposed development therefore there will be no impact. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 36 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Significant - '�. . Potentially With . �Le,,ijhan . ,• Signifcant Mitigation significant- Impact Imorporrted " ,Impact -„ No Impact XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services: a) Fire protection? ❑ ❑ ® ❑ b) Police protection? ❑ ❑ ® ❑ c) Schools? ❑ 0 ® ❑ d) Parks? ❑ ❑ ® ❑ e) Other public,facilities? ❑ ❑ ® ❑ a) Less Than Significant Impact, The proposed project would not result in significant impacts to structures or any emergency response procedures. The Palm Springs Fire Department (PSFD) serves the current population of approximately 44,260 persons, covering a geographical area of 96 square miles with five fire stations. Construction activities are no I anticipated to result in on increase in demand for fire protection services. The proposed project would result in less than a 0.1% population increase to the City of Palm Springs_ The PSFD has set a maximum acceptable fire response time within the urbonized at five minutes. The project site is located less than one mile from Station located at La Verne Way at Marion Way, as a result the PSFD would be able to reach the project within the five-minute response time. The property will be required to contribute to a Community Facilities District, if the area is designated as a district that requires additional public services, therefore• impacts to police protection would be less than significant. The project would conform to the access requirements and conditions of approval for the PSFD prior to submission for a building permit. Therefore, impacts to fire services are considered less than significant. b) Less Than Significant Impact. According to calculations for police coverage assessment, 1.5 sworn officers per 1,000 people are required. The 2004 California Department of Finance (DOF) population estimate for Palm Springs was 44,260 persons- At 2 persons per unit for 66 units, the City population would be increased by approximately 100 persons or by approximately 0.0027.. Currently, the City of Palm Springs Police Department (PSPD) Consists of up to 102 sworn officers and 56 general personnel. The City's maximum police protection coverage is 138,000 people. The increase in population from the proposed project would not result in impacts to the City's Police protection service capacity. The project would comply with all rules, regulations and procedures of the PSPD. Although the project is not proposed to be gated but would be guarded by members of its community. The properly will be required 10 contribute to a Community Facilities District, if the area is designated as a district that requires additional public services, therefore, impacts to police protection would be less than significant. Therefore, impacts to police protection would be less than significant. 1d0570 The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 37 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION c) Less Than Significant Impact. The project would be required to comply with Polm Springs Unified School District's developer fees for residential units at the time of the building permit. The developer fees are based on building area square footage at the rate of $2.24/per sq ft for residential development and $0.36 per square foot for commercial/industrial. According to Facilities Planning it is not expected that the proposed project would have impacts that would exceed available capacity of educational services. California Government Code Section 65995(h) specifically states "the payment or satisfaction of a fee, charge, or other requirement levied or imposed... [is) deemed to be full and complete mitigation of the impacts of any legislative or adjudicative act, or both, involving, but not limited to, the planning, use, or development of real property, or any change in governmental organization or reorganization as defined in Section 56021 or 56073, on the provision of adequate school facilities." Therefore, impacts to PSUD are considered less than significant. d) Less Than Significant Impact. According to the City's General Plan there are approximately 130 acres of City-owned and developed park land within the City. The General Plan states that the City's aim is to provide 2.5 acres of community park land for every 1,000 residents. Utilizing the population estimate of 44,260, the current ratio of developed park land per 1,000 residents is 2.9 acres per 1,000 people. This ratio exceeds the goal of the City General Plan. The project provides amenities such as common area pools and private use rear yards for on-site recreation. In addition, the project would be required to pay park impact fees to the City consistent with the adopted ordinance. Therefore, impacts to parks and recreation are considered less than significant. e) Less Than Significant Impact. The proposed project is not expected to cause significant environmental impacts to the service levels of any other public service providers and would not propose relocating these facilities. Therefore, impacts to other public facilities are considered less than significant. 11"1w�1 The Edge Initial Study/Mitigated Negative Declaration ° January 2007 L Page 38 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than - ^ ,ignificant - °' 'Pdtenliall" " With 'LcK5Than.,- SignificanC , `"l i igation Significant' i ~ IrlipSd .Incorporated 'Impact ,Nd Impact n, XIV. RECREATION. a W the r ' e the existing Would project increase use of exishr p 1 g neighborhood and regional parks or other recreational facilities such that substantial physical ❑ ❑ ® ❑ deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities, or require the construction or expansion of El El ® El facilities, which might have an adverse physical effect on the environment? o-b) Less Than Signirtcant Impact. The project would include 66 single-family residences in a private development, The project could include private couriyords, swimming pools, and common area. There are considerable private recreational facilities located within the project. The project is located approximately 6 miles from Sunrise Park. While, the 66 new permanent residents and some part time residents could cause a minor increased demand for use of recreational facilities and public parks, the proposed project would result in an approximately 0, 002% population increase to the total population of the City of Palm Springs. This is a negligible increase which would not substantially increase the demand for recreational facilities or require construction/expansion of existing facilities. Additionally, recreation facilities are included as part of the project and future projects that would offset the demands on the current recreational facilities. Therefore the impacts are considered less than significant. The Edge Initial Study/Mitigated Negative Declaration January 2007 � ;' Page 39 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 0 Less Than, Significant .. . potentially' 'With Les's TFan Sign iflcant"" ^ mitigation � 'Sigriificaot �^ � : Impact 'Inco.posted •,1, ., I • 'No�fin act ' F the prof XV. y TRAN SP ORTATION/TR FIC. Would h project:A a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial ❑ ❑ ® ❑ increase in either the number of vehicle trips, the volume-to-capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county El ❑ ® El management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in ❑ ❑ ❑ location that 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? ❑ ❑ ❑ 0 Result in inadequate parking capacity? ❑ ❑ ❑ g) Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus ❑ ❑ ❑ turnouts, bicycle racks)? a, b) Less Than Significant Impact with Mitigation Incorporated. The project will utilize five points of access into the project along Belardo Rood. (1) The inferior streets are proposed to be 24 and 32 feet wide with street parking. The Circulation Element of the Palm Springs General Plan, adopted March 3, 1993, includes as a policy, the provision and maintenance of level of service (LOS) D operation for the City's circulation network Mitigation Measures MM XV-1 The project shall pay TUMF (Transportation Uniform Mitigation Fee) as established by CVAG. These funds are used to improve the regional road system and also act as the Congestion Management program for Palm Springs and the other participating entities in the Coachella Valley. c- e) No Impact. The proposed project would not affect any air traffic patterns as it is a residential project. Therefore, there is no impact. F The Edge Initial Study/Mitigated Negative Declaration January 2007 '; - " Page 40 of 46 THE EDGE INITIAL STUDY/MITIGATED NEGATIVE❑ECLARATION f) No Impact. The project is required to meet the standards for on site parking as established in the zoning ordinance. Guest parking will be available within the development. No impact is anticipated. g) No Impact_ There are existing bus stops at the intersection of South Palm Canyon Drive_ The project will hove no impact on these facilities. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 41 of 46 III lfi'I['I,� THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ,Less Than - With ,Less Ttuan,.. , '5igntficant .-, ,1A 'Significant '; Impact:" Incurporoted r•. - Impact No Impact XVL UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the ❑ ❑ ❑ applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of ❑ El Elexisting facilities, the construction of which could 23 cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing 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? 0 Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste ❑ ❑ ® ❑ disposal needs? g) Comply with federal, state and local statutes and El Elregulations related to solid waste? a-d) No Impact. The proposed project would provide connections for 66 new residential unils to the existing water and wastewater infrastruclure. The project would convey wastewater generated by the project to the Palm Springs Waste Water Treatment Plant. The City of Palm Springs, WWTP has sufficient capacity for this development. Operation of the WWTP is regulated by the Regional Water Qualify Control Board RWQCB. RWQCB, standard permitting and monitoring ensure that treatment requirements for waste discharges are not exceeded.The project will have no impact on this facility. The Deserl Water Agency has sufficient water supply to generate water supply for the project as does the City WWTP. The project developer would be required to comply with all rules, regulations, and other requirements of the DWA in order to provide water service to the site- Water service requirements may include, but are not limited to, upgrades, modifications, and replacement of existing DWA facilities. Those improvements may require construction within and adjacent to public rights-of-way and existing and/or proposed easements. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 42 of 46 l In i� L_ L THE EDGE INITIAL STUDY I MITIGATED NEGATIVE DECLARATION e) Less Than Significant, See XVI.b above. The impact to wastewater treatment capacity is considered less then significant. f) Less Than Significant. The proposed project would be accommodated by Palm Springs Disposal Service (PSDS) and the existing landfill has sufficient capacity to accommodate solid waste beyond the next 20 years and no new landfills ore currently planned for the area. Based the assumption that residents generate 2 lbs. of waste per day and the fact that 59 efficiency apartments are being replaced with 66 new homes, the proposed project would produce no new net increase in waste per day. Therefore, the impact to be served by a land fill with sufficient permitted capacity is considered less then significant. g) Less Than Significant. The proposed project would be required to comply with applicable elements of AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991) and other applicable local, State, and Federal solid waste disposal standards, thereby ensuring that impacts associated with this issue are considered to be less than significant.Therefore, impacts to solid waste are considered less than significant. The Edge laitial Study/Mitigated Negative Declaration January 2007 Page 43 of 46 L L J THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 'Less Than - y;, with r ,f_ "Poteatlally o, ..Mitigation Less Than ,.Significant.. Incorporate .;'5i}nificant, Impact d - Impa5 , No Impacl XVII MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wild-life population to drop below self- sustaining levels, threaten to eliminate a plant or ❑ ® ❑ ❑ animal community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? "Cumulatively considerable" means that the incremental effects of a project are considerable ❑ ® ❑ ❑ when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future pro)ects. c) Does the project have environmental effects that will cause substantial adverse effects on human ❑ ❑ ® ❑ beings, either directly or indirectly? a) Less Than Significant with Mitigation Incorporated. The proposed project would not degrade the quality of the environment; result in an adverse impact on fish, wildlife, or plant species including special status species, or prehistoric or historic cultural resources because the proposed project contains no evidence of any critical habitat or endangered species. No officially listed plants or animal species were detected during the field surveys, Therefore there would be a less than significant impact on biological resources, including fish or wildlife species, or rare or endangered plant or animals. The project, as currently proposed, would not cause substantial adverse change to any known historical resources. If buried cultural materials are discovered during any earth- moving operations associated with the project, all work in that area should be halted or diverted until a qualified archaeologist con evaluate the nature and significance of the finds. During ground disturbing project activity the potential to inadvertently encounter paleontological or cultural resources during project construction is always possible. Therefore, the impact is considered less than significant with mitigation measures identified in Section V. b) Less Than Significant with Mitigation Incorporated. The project would be consistent with the City's General Plan and would not create any potentially significant impacts. The proposed project is for a total of 66 residential units within a private community.There are no other new projects currently under construction in the immediately vicinity of the The Edge Initial Study/Mitigated Negative Declaration January 2007 4y Page 44 of 461� � THE EDGE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION project. The proposed project is located on o rugged parcel that has long been designated for high-density residential land uses. The analysis provided in this document considers implementation of the mitigation measures identified in this document and adherence to basic regulatory requirements would fully mitigate the project's coni(bution to cumulative impacts. c) Less Than Significant Impact. The preceding discussion has outlined the potential impacts and mitigation measures to reduce those impacts to less than significant. Therefore, the proposed project would not hove any direct or indirect adverse impacts on humans. /sue The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 45 of 46 1 �J NE EDGE INITIAL STUDY I MITIGATED NEGATIVE DECLARATION REFERENCES 1) City of Palm Springs. City of Palm Sorinas Draft Environmental Impact Report. December 1992. 2) City of Palm Springs. City of Palm Sorinas General Plan, & City of Palm Springs General Plan Technical Appendices. 1992. 3) City of Palm Springs. City of Palm Springs Toning Code. 2004, 4) City of Palm Springs. Citywide Hisioric Resources Survey. June 2004. 5) Government Code Section 65962.5(f), "Hazardous Waste and Substances Statement". 6) South Coast Air Quality Management District. CEQA Air Quality Handbook. 1993. 7) Riverside County Airport Land Use Commission. Riverside County_,_,Airporf Land Use Compatibilily Plan. October 14,2004. 8) LSA Associates, Inc. Air Quality Analysis. July 12, 2006. 9) Earth Systems Southwest. Environmental Site Assessment. July 7, 2004 10) MSA Consulting. Preliminary Hydrology ReQOrt:Tentative Tract Map 33878. January 30, 2006. 11) James W. Cornett Ecological Consultants. Biological Assessment and Impacl Analysis May 19. 2006. The Edge Initial Study/Mitigated Negative Declaration January 2007 Page 46 of¢¢ypy^,s PROOF OF PUBLICATION This Is space for County Clerk's Filing Stamp (2015.5.C.C.P) INC. 1109 NOTICE OF PU641C HEAPING 5TA'fP,OF CALIFORNIA CITY cOUNc¢ County of Riverside CITY OF PALM SPRINGS C'ae 5.110n PLANNED DEVELOPMENT DISTRICT 326. TETHETEDGE AT B LAnDOsao 15oZONE R-3 SECTION ROAD, NOTICE I5 HEREBY GIVEN that the CIty,Council of the City of Palm.Sprinq: California will hold a 1 am a citizen of the United States and a resident of puhile hearing at it„ meet.ing of April 18, 2007, Chit City COLInCII meeting bnnt at 6:00 p.m., in the County aforesaid;I am over the age of eighteen the Council Chamber at City Hall,3200 East Tan- years,and not a party to or interested in the quitz Canyon Way, Palm Springs. above-entitled matter.I am the clerk of a The ppurpoee.of.thiu heanngr u'to consider an cip- principal price ion by Wessman Holdlnq;. LLC, for a pro, printer of the,DESERT SUN PUBLISIIING pposed Planned Developpment District 325 and co Ttative Tract Map 3n580 for a planned re lduri- COMPANX a newspaper of general circulation, I tial project conalstinq of 66 detached townhoma units and a recreation budding located approxl- printed and published in the city of Palm Springs, motely Coo feet aouth of the,southwest corner of Countyof Riverside,and which newspaper has been I S hill Road and Morango Road Zoned R-3 (Muitlple-family Residential&HOW) Section 22. adjudged a newspaper of general circulation by the Superior Court o£the County of Riverside,State of California under the date of March 24,1938.Case Number 191236;that the notice,of which the 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 j Iry supplement thereof on the following dates,to wit: _ �• -� \0' April 7`I',2007 All in the year 2007 �• ENVIRONMENTAL DETERMINATION- A Draft I cerliry(or declare)under penalty of perjury that the Mitigated Neel Declaration Was prepared for this project undar the pwd,lines of tie C¢liferda foregoing is true and correct. Environmental Cully Act((CEUA) and win be re- viewed by the CIty Cauricl at the hearing. Mem- Pli itilnpth SuNdes DepsrtmCn'ew , Cityu Hall,32 0 Dated at Palm Springs,California this----10°i,--day East Tahquitz Canyon Way Palm Sprm99 and submit Written comments at or prior 10,the City ot--------_April__- -------------—_,20p7 Council hearing _- tl staff retpoM1tand other suvpnnIngq INFORMATION:regarding / this pro act arc also av,nlable for public r,vlew at ! l Glly Hall between the houra of 3:00 a in.and 3.00 ppm Monday thinly Frltl¢`yy`. Please contact yythe I --1-------^—, —��-......----- would likes td schodueekan appointment60) 62to rievlew NWre those documents. COMMENT ON THIS APPLICATION: Respponse I to this notice may by made verbally at the Pubhe Hearing and/or In writing before the hearing Wnt- Cr.7 lCn comments Maybe made to the CITY Council - - - [ by litter(for mall or hand dulivery)to• c� Jamo:, IhGmpfon City'Cierk J 3Rno E,Tahqultz�'%yn Way Palm Springs, CA 92,262 r i l..`�•O Any cnallange of the propoCed project In court me at- public hearing de too limited To relsinn only these issue;raised at-thscvlbed n this notic,, or In written correspondence delivered To the CITY i •C. "U ` Cleric al,or prior,to the ppubllo hearing. (Govern,I ment Cade Section ES009lb1121). c� An apPercu will be given at seid hearing for all interested persons ons to be hoard. Edward - ob- Inq this prise piny be directed to Edward O.Hob• parlrltentret(760 Planner, Planning Service3 De- le CNdadade uPalm Spr can ings ay puedoahopes corn Nadine Fleger telefono (7C0)323•a245. _ James Thompson, City Clerk NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Case 5.1108 PLANNED DEVELOPMENT DISTRICT 326, TENTATIVE TRACT MAP 34680 THE EDGE AT BELARDO 1501-1601 S. BELARDO ROAD, ZONE R-3, SECTION 22 NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of April 18, 2007. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Wessman Holdings, LLC, for a proposed Planned Development District 326 and Tentative Tract Map 34680 for a planned residential project consisting of 66 detached townhome units and a recreation building located approximately 400 feet south of the southwest corner of S. Belardo Road and Morongo Road, Zoned R-3 (Multiple-family Residential & Hotel), Section 22. ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declaration was prepared for this project under the guidelines of the California Environmental Quality Act (CEQA) and will be reviewed by the City Council at the hearing. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and submit written comments at, or prior to, the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are 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 at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. (Government Code Section 65009[b][2]). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Edward O. Robertson, Principal Planner, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar Cori Nadine Fieger telefono (760) 323-8245. mes Thompson, City Clerk n(p0 N Department of Planning Services w�E s Vicinity Map s I - ILLO AYC MOLD .-...-............ .................. g ArYCrv1�PALNICRA� I 4IIl �� Im V r eT — 67 IIIII AT! rETiGn xbRllGp f'-lit_1 _ __•1 /-i I' ;, z Legend ) r I ri - •�r�-� � :— ,wiu lours ok ® ProlecLSiteEr r I 400'Radius E� Surrounding Parcels _, m �CITY OF PALM SPRINGS CASE NO: 5.1108 PD-326, DESCRIPTION: To consider an application by TTM 34580 Wessman Holdings, LLC, for a proposed Planned Development District 326 and Tentative Tract Map APPLICANT: Wessman Holdings, LLC 34580 for a planned residential project consisting of 65 detached townhome units and a recreation building located approximately 400 feet south of the southwest corner of S. Belardo Road and Morongo Road, Zoned R-3 (Multiple-family Residential & Hotel), Section 22. VIM OF ?ALM SA City of Palm Springs * Office of zhe City Clerk cO'P0,A,Zv y * 3200 E Tahquaz Canyon Way • Palm Springs, California 92262 L C-q 1Pp \P Tel (760) 323-5204 • Fix; (760) 3??-8322 • Web: www,pllmyprinn5-cu.gov R� AFFIDAVIT OF MAILING NOTICES I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing, to consider an application by Wessman Holdings, LLC, for a proposed Planned Development District 326 and Tentative Tract Map 34580 for a planned residential project consisting of 66 detached townhome units and a recreation building located at the southwest corner of Belardo Road South and Morongo Road, was mailed to each and every person set forth on the attached list on or before the 6th day of April, 2007, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (43 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 6th day of April 2007. AMES THOMPSON .City Clerk /kdh Affidavit The Edge at Belardo 04 18 07.doc Post Office Box 2743 • Palm. Springs, California 92263-2743 6-1o3 NEIGHBORHOOD COALITION REPS Case 5.1108 PD-326,TTM 34580 MS APRIL HILDNER MR JIM LUNDIN THE EDGE AT BELARDO (TAHOUITZ RIVERS ESTATES) (DEEPWELL ESTATES) CC MEETING 04.18.07 241 EAST MESQUITE AVENUE 1243 SO, SAGEBRUSH PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MS ROXANN FLOSS MR JOHN HANSEN MS MALLIKA ALBERT (BEL DESIERTO NEIGHBORHOOD ) (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION) 930 CHIA ROAD PO BOX 252 2241 NORTH LEONARD ROAD PALM SPRINGS CA 92262 PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 MS DIANE AHLSTROM MR BOB MAHLOWITZ MS PAULA AUBURN (MOVIE COLONY NEIGHBORHOOD) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISElVISTA CHINO AREA) 475 VALMONTE SUR 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MS.SHEILA COBRIN MR BILL SCOTT MR SEIMA MOLOI VISTA LAS PALMAS HOMEOWNERS (OLD LAS PALMAS NEIGHBORHOOD) (DESERT HIGHLAND GATEWAY EST) 1701 N. PALM CANYON DRIVE,STE. 1 540 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 S1TE REP 1 1 I PO BOX 4738 PALM SPRINGS CA 92262 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS PLANNING SERVICES DEPARTMENT ATTN SECRETARY VERIFICATION NOTICE I I I PO BOX 2743 PALM SPRINGS, CA 92263-2743 CASE 5.1108 PD 326 MS MARGARET PARK MRS.JOANNE BRUGGEMANS AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA 506 W. SANTA CATALINA ROAD INDIANS 1 1 1 I I I INDIANS PALM SPRINGS, CA 92262 777 E TAHQUITZ CANYON WAY, STE. 3 PALM SPRINGS CA 92262 MR MICHAEL BRAUN WESSMAN HOLDINGS, LLC SPONSORS 1 I 1 300 S. PALM CANYON DRIVE PALM SPRINGS, CA 92262 MR ROBERT HIDEY ARCHITECTS HUNSAKER&ASSOCIATES THE COLLABORATIVE WEST 7585IRVINE CENTER DRIVE 3 HUGHES 100 AVENIDA MIRAMAR IRVINE, CA 92618 IRVINE, CA 92618 SAN CLEMENTE, CA 92672 N'h \�0`� 513-300-009 513-300-014 513-300-033 Laura Napier Vinay & Panna Panchal Galway 5933 W Century Slvd 200 1633 S Palm Canyon Dr 23679 Calabasas Rd 663 Los Angeles, CA 90045 Palm Springs, CA 92264 Calabasas, CA 91302 513-300-034 513-300-036 513-300-033 Clifton G Lamb Howard & Charlotte Kaufman Jahn Wessman 23961 Craftsman Rd H PO Sax 1902 300 S Palm Canyon Dr. Calabasas, CA 91302 Palm Springs, CA 92263 Palm Springs, CA 92262 513-300-043 513-300-045 513-340-002 Galway Coachella Valley Dev Inc Clifton G Lamb 23679 Calabasas Rd 663 1655 Fort Myer Dr 13Th 23961 Craftsman Rd H Calabasas, CA 91302 Arlington, VA 22209 Calabasas, CA 91302 513-351-012 513-351-019 513-351-028 Keith B Burns Susan K Peterson Clifton G Lamb PO Box 728 400 Ridge Rd PO Sax 1787 Palm Springs, CA 92263 Palm Springs, CA 92264 Canyon Country, CA 91386 513-351-029 513-352-008 513-352-011 Clifton G Lamb Angelina Rose James Mullennex PO Sox 1787 23 San Mateo Way 818 Euclid St Canyon Country, CA 91386 Corona Del Mar, CA 92625 Houston, TX 77009 513-352-01.8 513-374-009 513-374-011 Richard M Bailey *M* Tracy & Jeffery Pape Joseph W Dunn 297 Ridge Rd 2650 Curtis Way 255 W Ridge Rd Palm Springs, CA 92264 Sacramento, CA 95818 Palm Springs, CA 92262 513-375-007 513-375-008 513-375-009 Clyde P & Patricia Crain *M* Clyde P & Patricia Crain *M* Clyde P & Patricia Crain *B* 176 W E1 Camino Way 176 W El Camino Way 176 W E1 Camino Way Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 513-375-021 513-375 .022 *** 23 Printed *** Curtis R Eckman Rosemarie M Vacano 4281 5Th Ave 232 Ridge Rd San Diego, CA 92103 Palm Springs, CA 92264