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11/16/2016 - STAFF REPORTS - 2.C.
40,,pA`M$a iy u vi • c441FORN�P, CITY COUNCIL STAFF REPORT DATE: NOVEMBER 16, 2016 PUBLIC HEARING SUBJECT: SUNIA INVESTMENTS LLC., FOR A TENTATIVE TRACT MAP (TTM 37143) FOR THE CONSTRUCTION OF A TWENTY-FOUR (24) UNIT CONDOMINIUM PROJECT LOCATED AT 305 WEST SAN RAFAEL ROAD, ZONE R-2. CASE: TTM 37143 FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council to review a request for a Tentative Tract Map resulting in one lot equaling 4.05 acres for the purpose of a twenty-four (24) unit condominium project consisting of four attached units in six buildings one-story in height. RECOMMENDATION: 1) Open the public hearing and receive public testimony; 2) Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 37143 CREATING ONE (1) LOT EQUALING 4.05-ACRES FOR THE PURPOSE OF A TWENTY-FOUR (24) UNIT CONDOMINIUM PROJECT CONSISTING OF FOUR (4) ATTACHED CONDOMINIUM UNITS IN SIX (6) BUILDINGS ON COMMON GROUND LOCATED AT 305 WEST SAN RAFAEL ROAD, ZONE R-2, SECTION 4, APN 504-103-001,-106". PRIOR ACTIONS: On October 26, 2016, the Planning Commission approved a Major Architectural Application to construct a twenty-four unit condominium complex with common outdoor areas, off-street parking, and landscaping (Case 3.3959 MAJ); and recommended approval to City Council of the associated Tentative Tract Map (TTM 37143). REM NO. City Council Staff Report November 16, 2016— Page 2 Case No. TTM 37143—305 West San Rafael Road BACKGROUND: 2/19/2016 1 Sunia Investments, LLC. 11/3/2016 1 Public Hearing notice sent to property owners within 500 feet. 11/3/2016 Email notification sent to Racquet Club West Organization; Racquet Club Estates; and Desert Highlands. August 2016 }ry Staff visited site to observe existing conditions 9/6/2016 . Architectural Advisory Committee reviewed the project and approved as designed with the following comments: 1. Provide design of the project presence on San Rafael. 2. Temporary parking at interior of site. 3. Additional security for the parking. 4. Design the parking area to blend in with the residential portion of the site (interior courtyards — bring this concept in the parking). 5. Subcommittee to review the wall design on San Rafael (Secoy-Jensen, Song, and Cassady) • Subcommittee reviewed a revised perimeter wall design and recommended approval. 10/26/2016 Planning Commission approved a Major Architectural Application (Case 3.3959) for the construction of a twenty-four (24) unit condominium complex and recommended approval of a Tentative Tract Map to the City Council. July 2016 Staff visited site to observe existing conditions DETAILS OF APPLICATION REQUEST: Net Area 4.05-acres Subject MXD (Mixed-Use / Multi Vacant R-2 (Multi-Family Property Use), 15 units per acre Residential 02 City Council Staff Report November 16, 2016— Page 3 Case No. TTM 37143—305 West San Rafael Road North MXD (Mixed-Use / Multi Industrial M-1 (Industrial) Use), 15 units per acre South ER (Estate Residential), Single-Family R-1-A (Single- 2 Units per acre Residential Family Residential East MXD (Mixed-Use / Multi Vacant R-2 (Multi-Family Use), 15 units per acre Residential West MDR (Medium Density Condominium R-2 (Multi-Family Residential), 15 units Complex Residential) Per acre .a Colle a Park 5 ecific Plan Yes DEVELOPMENT STANDARDS: Pursuant to Section 92.03.03 of the Palm Springs Zoning Code (PSZC) for the R-2 zone the following standards apply: Standard Re uired/Allowed Provided Compliance ` Lot Area 20,000-s uare feet 176,545-s uare feet Yes Lot Width 160 feet 963 feet Yes Lot Depth 180 feet 496 feet Yes Front Yard 15 feet 15 feet Yes Side Yard 10 feet 15 feet Yes Rear Yard 15 feet backing on R-1 15 feet Yes Building Height 15 feet backing on R-1 12 feet Yes max. Bldg. Coverage 50% lot coverage 36% Yes Trash Enclosure Required 2 Trash Enclosures Yes Mech. Equip, Screened Roof Top Screen Yes Parking 2.25 spaces per unit = 24 carports + 30 unit Yes 54 spaces + 6 guest = spaces + 6 guest 60 required s aces spaces = 60 Total Perimeter Wall 6 foot masonry 6 foot masonry Yes ANALYSIS: The applicant is seeking approval for a Tentative Tract Map to create one (1) lot equaling 4.05-acres in size for the purpose of a twenty-four (24) unit condominium project. 03 City Council Staff Report November 16, 2016— Page 4 Case No. TTM 37143—305 West San Rafael Road Site Plan: The proposed site consists of six vacant lots to be merged into one 4.05 acre parcel for the purpose of constructing twenty-four (24) condominium units. The site is located along West San Rafael Road between North Virginia Road and North Puerta Del Sol. West San Rafael Road is a semi-improved secondary thoroughfare and the project will require the half widening of the street, construction of curbs and gutters, and a sidewalk along the front of the parcel. In addition street improvements and installation of sidewalks will be required along North Virginia Road and North Puerta Del Sol. FINDINGS: Findings are required for the proposed subdivision pursuant to Section 66474 of the California Subdivision Map Act. If any of these findings are not met, the City shall deny approval: a. That the proposed Tentative Tract Map is consistent with all applicable general and specific plans. The TTM proposes one (1) lot equaling 4.05-acres for the purpose of a twenty-four (24) unit condominium project. The proposed development consists of four attached condominium units in six buildings symmetrically placed around a center plaza or common area with off-street parking located at the ends of the development. The proposed use meets the density requirement for the Mixed Use/Multi-Use (MXD) land use designation consistent with the General Plan, in addition the proposed density meets the requirement in the College Park Specific Plan and this finding has been met. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed subdivision is consistent with the R-2 zone in which the property is located. The Tentative Tract Map will consist of one lot equaling 4.05-acres. The design of the proposed condominium development is consistent with the applicable zoning and the finding has been met. c. The site is physically suited for this type of development. The proposed development on a vacant flat lot will have access to a public street and will provide an appropriately scaled project that provides a transition from the industrial uses to north and the low-density residential neighborhood to the south and generally conforms to the College Park Specific Plan by meeting the design guidelines for Planning Area 6 (PA-6). The site is physically suited for this type of development and the finding has been met. d. The site is physically suited for the proposed density of development. The proposed twenty-four (24) unit condominium project on a 4.05-acre lot is consistent 04 City Council Staff Report November 16, 2016— Page 5 Case No. TTM 37143—305 West San Rafael Road with the allowable density of 15 dwelling units per acre in the MXD General Plan designation. In addition, the R-2 zone requires 3,000-square feet per dwelling unit which is within the zone density requirement. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The proposed Tentative Tract Map for the development of a twenty-four (24) unit condominium complex is located on a flat semi graded lot surrounded by existing urban streets with adequate public utilities serving the lot. The surrounding development includes an industrial park, condominiums, and single-family residences. The proposed 4.05-acre site is not likely to cause environmental damage or substantially and unavoidably harm unique 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 design of the proposed condominium complex includes connections to all public utilities including water and sewer systems. Access to the site parking lots is from Virginia Road and Puerta Del Sol with emergency fire lanes providing pedestrian connections from the development interior to West San Rafael Road. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements across the subject property; therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. ENVIRONMENTAL DETERMINATION: City Staff has evaluated the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project is categorically exempt from the requirements of CEQA pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. The proposed project is categorically exempt because: 1. The project is consistent with the applicable general plan designation and applicable zoning designation; 2. The project is located within the city limits on sites of no more than five acres substantially surrounded by urban uses; 3. The project is not located on sites that have value as habitat for endangered, rare or threatened species; Q5 City Council Staff Report November 16, 2016 — Page 6 Case No. TTM 37143—305 West San Rafael Road 4. The project will not result in any significant impacts relating to traffic, noise, air quality, or water quality; and 5. The project can be adequately served by all required utilities and public services. Accordingly, upon approval of this item, a Notice of Exemption will be prepared and filed with the Riverside County Clerk. FISCAL IMPACT: No fiscal impact. Finn Fagg, AICP Marcus L. Fuller, MPA, P.E., P.L.S. Director of Planning Services Assistant City Manager/City Engineer David H. Ready, Esq., P City Manager Attachments: 1. Vicinity Map 2. Draft Resolution 3. Planning Commission Resolutions 6592 & 6593 4. Conditions of Approval 5. Planning Commission Staff Report 10/26/2016 6. Site Photos 7. TTM 37143 8. Site Plan 9. Landscape Plan 10.Lighting Plan 11.Site Layout Details 12.Aerial Perspectives 13.Sections 14.Perimeter Wall Design 15.Carport Design 16.Image Boards/Materials 17.Building Elevations 06 City Council Staff Report November 16, 2016— Page 7 Case No. TTM 37143—305 West San Rafael Road 18.Building Sections 19.Floor Plan 20.Roof Plan 21.3-D Perspectives 07 A OFtPLM de4/� N Department of Planning Services W E p...w Vicinity Map C'�[lF00.N�p• S• PD I R2 RADIO RD Ki 0 M1', CM PO -OASISIRD - CM_.i. PD i CM R2 _ M1 CM o E o a i y R2 G PD U Z RGA6 R1A� i R'IA R A6 i PI) SANTA CATALINA RD O Iw — 1 J RGA6 YORBA � I I � I A R1A_� 'Q R1Ai RGA6 RD w Legend R1C-t— g SAN CARLOS RD 13500 Ft. Radius PICORD ( R1C R2 i 4®Sit, RI C = ` RICa Zoning 5EPULVDA RD OIL__- Parcels I RiC R i R2 CITY OF PALM SPRINGS Cases 3.3959 MAJ & TTM 37143 305 W. San Rafael Road 08 CITY OF PALM SPRINGS PUBLIC NOTIFICATION oy PS Date: November 16, 2016 Subject: Sunia Investments TTM 37143 AFFIDAVIT OF PUBLICATION I, Kathleen D. Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was published in the Desert Sun on November 5, 2016. 1 declare under penalty of perjury that the foregoing is true and correct. I4AU� Kathleen D. Hart, MMC Chief Deputy City Clerk AFFIDAVIT OF POSTING I, Kathleen D. Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was posted at City Hall, 3200 E. Tahquitz Canyon Drive, on the exterior legal notice posting board, and in the Office of the City Clerk on November 2, 2016. 1 declare under penalty of perjury that the foregoing is true and correct. ILA Kathleen D. Hart, MMC Chief Deputy City Clerk AFFIDAVIT OF MAILING 1, Kathleen D. Hart, MMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was mailed to each and every person on the attached list on November 2, 2016, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (424 notices) I declare under penalty of perjury that the foregoing is true and correct. Kathleen D. Hart, MMC Chief Deputy City Clerk 09 w 0goERS3P.O. BOX 4738 MR PETE MORUZZI e PALM SPRINGS MODERN COMMITTEE tea x PALM SPRINGS, CA 922634738 , h CITY OF PALM SPRINGS PLANNING SERVICES DEPARTMENT ATTN SECRETARY l PO BOX 2743 PALM SPRINGS, CA 92263-2743 MRS PATRICIA GARCIA-PLOTKIN, MS MARGARET PARK, DIRECTOR DIRECTOR ' D,OF CAk$'IL-L s AGUA CALIENTE BAND OF CAHUILLA TRIBAL HISTORIC PRESERVATION OFFICE aF* 'YI � INDIANS AGUA CALIENTE BAND OF CAHUILLA PLANNING&DEVELOPMENT DEPT, INDIANS 5401 DINAH SHORE DRIVE 5401 DINAH SHORE DRIVE PALM SPRINGS, CA 92264 PALM SPRINGS,CA 92264 FRANK TYSEN MR JOSEPH ONTIVEROS MR I F CASA COD INN SOBOBA BAND OF LUISENO INDIANS S T 175 S. CAHUILLA ROAD CULTURAL RESOURCES MANAGER PALM SPRINGS, CA 92262 P.O. BOX487 SAN JACINTO, CA 92581 MR RAYMOND HUAUTE MR MICHAEL MIRELEZ MR DOUG TODD WELMAS CULTURAL RESOURCE SPECIALIST CULTURAL RESOURCE COORDINATOR TRIBAL CHAIRMAN MORONGO BAND OF MISSION INDIANS TORRES MARTINEZ DESERT CAHUILLA CABAZON BAND OF MISSION INDIANS 12700 PUMARRA ROAD INDIANS 84-2451NDI0 SPRINGS PARKWAY THERMAL, CA BANNING, CA 92220 P.O. BOX , CA 92274 INDIO, CA 92203 MS JACQUELYN BARNUM ENVIRONMENTAL DIRECTOR CABAZON BAND OF MISSION INDIANS 84-245INDIO SPRINGS PARKWAYINDIO, CA 92203 MR LANCE O'DONNELL pySPO SA MR JEROME PELAYO 02 ARCHITECTURE # � ? 2014 CORRAL CANYON ROAD 1089 N. PALM CANYON DR., STE B MALIBU. CA 90265 PALM SPRINGS, CA 92262 12- it i 6 1 09G8/0919®Many oane alglleawoo ww L9 x ww 9Z PUN ap 949nblf3 -rpm �3 ®z � p(� �Ci /�� Ogle/0919®NaAV g11M 9lggedwoo,,8/9 Z x,,l azls iogel ' 504-040-001 504-040-038 504-040-040 City Of Palm Springs Olivia Communities Whitewater Mutual Water Co PO Box 2743 34 Brannan St PO Box 2821 Palm Springs, CA 92263-2743 San Francisco, CA 94107-2003 Palm Springs, CA 92263-2821 A 504-040-041 L � 504-040-046 504-040-050 Whitewater Mutual Water Co Wessman Holdings Wessman Holdings PO Box 2821 555 S Sunrise Way 200 555 S Sunrise Way 200 Palm Springs, CA 92263-2821 Palm Springs, CA 92264-7894 Palm Springs, CA 92264-7894 504-040-051 504-040-052 504-040-053 Wessman Holdings Chino Cienega Foundation City Of Palm Springs 555 S Sunrise Way 200 901 N Palm Canyon Dr 200 3200 E Tahquitz Canyon Way Palm Springs, CA 92264-7894 Palm Springs, CA 92262-4451 Palm Springs, CA 92262-6959 504-041-001 504-041-002 504-041-003 Cecilia Laureys Arthur & Elsa Ohare Stanley R Garris 2825 N Los Felices Rd 116 20 Parma 850 SW Martin Downs Blvd Palm Springs, CA 92262-0630 Irvine, CA 92602-1657 Palm City, FL 34990-2814 504-041-004 504-041-005 504-041-006 Kurt M Blakesley Richard Zirn Stephen R & Donna Seifert 28137 La Gallina 2825 N Los Felices Rd 112 30097 Muirfield Way Laguna Beach, CA 92677-7542 Palm Springs, CA 92262-0630 Cathedral Cit, CA 92234-0802 504-041-007 504-041-008 504-041-009 Rea Esta & Ricci Nacham James M & Christina Arnold 2528 N Los Felicies 110 7651 Duquesne Pl 454 W Northridge Ave Palm Springs, CA 92262 Westminster, CA 92683-6222 Glendora, CA 91741-2037 504-041-010 504-041-011 504-041-012 Edward J Amrhein Nazareth G Bourtrsian William C Richardson 691 Irolo St 1707 629 S Hill Sir St 403 2825 N Los Felices Rd 206 Los Angeles, CA 90005-4137 Los Angeles, CA 90014 Palm Springs, CA 92262-0632 504-041-013 .- 504-041-014 504-041-015 .� Roberta_-L--Nladler Emelita Corbin Lindsey , c neider 61�Palm Canyon Dr 7-287 555 12Th St 1250 302. ,Via Napoli Palm Springs, CA 92264-7213 Oakland, CA 94607-4095 '(2athedral Cit, CA 92234-4189 504-041-016 504-041-017 504-041-018 Patricia L Schoonover Shari Reville Leslie L Modos 5414 La Sierra Ave PO Box 1671 2825 N Los Felices Rd 200 Riverside, CA 92505-2415 Rancho Mirage, CA 92270-1057 Palm Springs, CA 92262-0631 504-041-020 504-041-021 504-041-022 Michael M & Kathlyn Cleary Gary L Roberts Armond Aghazarian 30746 Early Round Dr 1600 SW Dash Point Rd B PO Box 5472 Canyon Lake, CA 92587-7510 Federal Way, WA 98023-4568 Glendale, CA 91221-5472 label size 1°x 2 5/8"compatible with Avery 65160/8160 y etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 09 L9/09G5®tienv oane elglt¢dwoa ww Lg x ww gZ iewaol ap 94anbll3 09L9/09Lg®tieAV gl!rA elgilvdwoa,,e/9 Z x„L azls lagel ® 2 504-041-023 504-041-024 504-041-025 Nrme Corp Maurice C & Elizabeth Hyett Narit Bunchien 9663 Santa Monica Blvd 665 6004 Annan Way 1622 34Th Ave Beverly Hills, CA 90210-4303 Los Angeles, CA 90042-1224 San Francisco, CA 94122-3115 504-041-026 504-041-027 504-041-028 Courtney Masseur Carmen Espinosa John P Taylor 15 Langley St PO Box 370 80664 Camino Santa Elise Warwick, RI 02889-9027 Moorpark, CA 93020-0370 Indio, CA 92203-7498 QM 504-041-029 504-041-�eorge 504-041-031 Gerard Guilbault Yolanda se Sarkis & Mariam Kabadayan 530 Northwood Ave 2233 an Antonio Ave 1265 Oakridge Dr Banning, CA 92220-5275 ario, CA 91762-6359 Glendale, CA 91205-3412 504-041-032 504-041-033 504-041-034 Jose L Serrano Norman L & Karen Thomas Linda Otterbeck 1000 Palm Ave 4 30535 Avenida Buena Suerte 60180 Overture Dr W Hollywood, CA 90069-4042 Temecula, CA 92591-1701 Palm Springs, CA 92262-1031 R0'� 504-041-035 504-041-036 504-041-037 Richard G Mantle Suren Grigorian Margaret " ei is PO Box 3400 2764 Delevan Dr 810 3Rd Ave H Palm Springs, CA 92263-3400 Los Angeles, CA 90065-5134 Mukilteo, 98275-2640 504-041-038 504-041-039 504-041-040 Matthew Walker James J Cassiol Karen Wilson 337 Streamview Way 211 Liberty St 7 3970 2Nd Ave Winter Spring, FL 32708-6409 San Francisco, CA 94114-3030 Los Angeles, CA 90008-2702 504-041-041 504-041-042 504-041-043 Malcolm L & Jessie Brown Eugene Friedman Artha Null 4262 Dorthea St 2857 N Los Felices Rd 212 1735 Ridgeview Cir Yorba Linda, CA 92886-2622 Palm Springs, CA 92262-0639 Palm Springs, CA 92264-5535 504-041-044 504-041-045 504-041-046 Lee M Stanford Ronald L & Denise Shepherd Michael V Lee 7509 King Leopold Ct 2006 Deodar St 750 N Kings Rd 120 Vallejo, CA 94591-8557 Santa Ana, CA 92705-7909 Los Angeles, CA 90069-6508 504-041-047 504-041-048 504-041-049 Pacifica Consolidated Assets Gumesindo Rodriguez John Reilly 1775 Hancock St 200 68245 30Th Ave 4148 Gaviota Ave San Diego, CA 92110-2036 Cathedral Cit, CA 92234-3647 Long Beach, CA 90807-3011 504-041-050 504-041-051 504-041-052 Louise Berardis Leon P & Lla Noel Robert P & Sharon Ochocki 14535 Dickens St 530 Northwood Ave 1378 Ransom Rd Sherman Oaks, CA 91403-3761 Banning, CA 92220-5275 Riverside, CA 92506-4021 label size 1"x 2 5/8"compatible with Avery 0516018160 Von Etiquette de format 25 mm x 67 mm compatible aver;Avery 05160/8160 0918/091900AV aane elgpeawoa ww Lg x ww gZ lewaol ap aganb113 0919/091g®tinny q;lm olggedwoo„g/g Z x„1 ezts lagel 3 504-041-053 504-041-054 504-041-055 Craig & Florence Westergard Jennifer Lyons Larry W & Maryanne Thomas 121 Edwards St 108 Mill St 102 2857 N Los Felices Rd 101 Roslyn Height, NY 11577-1128 Woonsocket, RI 02895-2176 Palm Springs, CA 92262-0634 504-041-056 504-041-057 504-041-058 Judith Woodson David J & Judith Pogor John P Tay 72604 Edgehill Dr 4 2770 E Ventura Rd 80664 mino Santa Elise Palm Desert, CA 92260-8331 Palm Springs, CA 92262-3833 lRdio, CA 92203-7498 504-041-059 504-041-060 504-041-061 Edward A Grant Guillaume & Frederic Goureau Leon P & Lla Noel 27355 Ventura Dr 2888 E Venetia Rd 530 Northwood Ave Cathedral Cit, CA 92234-3434 Palm Springs, CA 92262-3829 Banning, CA 92220-5275 504-041-062 504-041-063 504-041-064 Frederic E & Maryline Goureau Andreya M & Margarita Brown Diana Mocada 2888 E Venetia Rd 2857 N Los Felices Rd 109 1220 Via Del Rey Palm Springs, CA 92262-3829 Palm Springs, CA 92262-0635 S Pasadena, CA 91030-3629 504-041-065 504-041-066 504-041-067 Mathew & Benjam Arnold-Ladens Rey & Margaret Ysais V A Puhlmann 12433 N 79Th St 8457 Sarah St 12113 Loya River Ave Scottsdale, AZ 85260-4858 Rosemead, CA 91770-4028 Fountain Vall, CA 92708-1330 504-041-068 504-041-069 504-041-070 Andrew J Dixon Ruth T Burns Veronika R Kurucz 11 Red Fawn Ct 4306 Via Norte 3218 Cheviot Vista Pl 4 Henderson, NV 89074-6125 Cypress, CA 90630-2750 Los Angeles, CA 90034-3527 504-041-071 504-041-072 504-041-073 Basilio A Sierra Jenna Delia Fabio & Meri Escobar *M* 13840 Rosecrans Ave 74166 E1 Cortez Way 39 Kentworth Santa Fe Spri, CA 90670-5208 Palm Desert, CA 92260-3020 Irvine, CA 92602-0110 504-041-074 504-041-075 504-041-076 Young Kim Rebecca E Byrne Maurice & Elizabet Hyett 2875 N Los Felices Rd 201 35 Redrock Ln 6004 Annan Way Palm Springs, CA 92262-0642 Pomona, CA 91766-4912 Los Angeles, CA 90042-1224 VA- 504-041-077 504-041-07 504-041-079 Steven & Carol Ramsey Lopic o Marilou J Tice 2131 Meander Dr 2 9 Corte Charmona 4584 Shasta Cir Anchorage, AK 99516-7310 urrieta, CA 92562-5512 Cypress, CA 90630-2626 504-041-080 504-041-081 504-041-082 Matthew J Beaudoin Maurice C & Elizabeth Hyett Guide Philip 2875 N Los Felices Rd 207 6004 Annan Way 1424 25Th St Palm Springs, CA 92262-0644 Los Angeles, CA 90042-1224 Santa Monica, CA 90404-3021 label size 1"x 2 5/8"compatible with Avery 05160/8160 g Etiquette de format 25 mm x 67 mm compatible avec Avery 65160/8160 0918/0919®fU0ny pane alggedwoo ww L9 x ww 93 lewaof op auanbll3 0948/0919®tiantl gJIM alggedwoo„8/9 Z x„l ezls lagel 504-041-083 504-041-084 504-041-085 Adrienne & Lisa Finkelstein Francoise Thibodeaux Jean K Sharp 23811 Sarda Rd 13921 Mystic St 14933 W Sunset Blvd Valencia, CA 91355-2905 Whittier, CA 90605-3346 Pacific Palis, CA 90272-3717 504-041-086 504-041-087 504-041-088 John G Peters Kim S Ashley Christine Clarizo 209 S Stephanie St B249 2875 N Los Felices Rd 115 429 Yucca Rd Henderson, NV 89012-5501 Palm Springs, CA 92262-0642 Fallbrook, CA 92028-2649 504-041-089 504-041-090 504-041-091 Paul J & Vita Owczarczak Christine Calrizio Annie Ekshian 17316 Signature Dr 429 Yucca Rd 1832 Sherer Ln Granada Hills, CA 91344-2464 Fallbrook, CA 92028-2649 Glendale, CA 91208-2714 504-041-092 504-041-093 504-041-094 Michael Fenwick William Dupree *M* Pamela L Boye 2875 N Los Felices Rd 216 3303 S Durango Ave 2875 N Los Felices Rd 214 Palm Springs, CA 92262-0645 Los Angeles, CA 90034-4307 Palm Springs, CA 92262-0645 504-041-095 504-041-096 504-041-097 Francis A & Susan Propheter Babetta Leno Marilou J Tice 8621 Songfest Dr 6057 Roosevelt Ave 4584 Shasta Cir Pico Rivera, CA 90660-5537 South Gate, CA 90280-7939 Cypress, CA 90630-2626 504-041-098 504-041-099 504-042-001 Emelita Corbin Linda C Wheeler Weijie Jiang 555 12Th St 1250 1646 Carmel Cir 707 El Mercado Ave Oakland, CA 94607-4095 Upland, CA 91784-1712 Monterey Park, CA 91754-3807 504-042-002 504-042-003 504-042-004 Jose J Garcia Vladimr & Irene Raskin Michael J arbara Silvas 76780 Buckboard Trail A 16 Calhoun PO B 1046 Palm Desert, CA 92260 Irvine, CA 92620-3307 o Sta Marg, CA 92688-8146 504-042-005 504-042-006 504-042-007 Garry & Marina Nacham Mae Tanzini Jeffrey Krieger 7651 Duquesne PI PO Box 2019 50 Chapman Pl 102 Westminster, CA 92683-6222 Chino Hills, CA 91709-0068 E Hartford, CT 06108-2175 504-042-008 504-042-009 504-042-010 John C & Lani Valko Robert E & Georgie Strong Margaret Mohr PO Box 402 1509 Sierra Vista Ave 718 W Evergreen Ave A Wailuku, HI 96793-0402 Inyokern, CA 93527-2812 Chicago, IL 60610-7000 504-042-011 504-042-012 504-042-013 Gaylon L & Diane Hobbs *M* Shelley Minarch Allet Olivier 7966 Deerfield St 7156 Misty Mdw 2860 N Los Felices Rd 203 San Diego, CA 92120-1610 Eastvale, CA 92880-9040 Palm Springs, CA 92262-0649 ® label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 l 09t8/09 tq®Nany oane alcigmwoo ww 19 x ww qd 1ewol ap auanbll� 09t9/09tq®1jantl 411nn algltedwoa"9/g d x„t azis lagel 504-042-014 504-042-015 504-042-016 Gloria A & Edward Monroy Eva Ford Bellafaire 2337 Angelcrest Dr 2860 N Los Felices Rd 205 3912 Calle Andalucia Hacienda Heig, CA 91745-4418 Palm Springs, CA 92262-0649 San Clemente, CA 92673-2606 504-042-017 504-042-018 504-042-019 Christopher Hull Erika Vasko Roberta L er PO Box 30412 13665 Blue Ridge Way 611 alm Canyon Dr 7-287 Houston, TX 77249-0412 Moorpark, CA 93021-5005 m Springs, CA 92264-7213 504-042-020 504-042-021 504-042-022 Aram & Karin Hamayak Reynaldo Chaparro Virginia D Stevens 6936 Agnes Ave 1 6551 Chalet Dr 14764 Ryon Ave N Hollywood, CA 91605-5984 Bell Gardens, CA 90201-2007 Bellflower, CA 90706-3035 504-042-023 504-042-024 504-042-025 Lyle & Joan Suter Richard Capnerhurst Douglas P Macdonald 2860 N Los Felices Rd 213 286D N Los Felices Rd 115 230 Bethany Rd 335 Palm Springs, CA 92262-0651 Palm Springs, CA 92262-0648 Burbank, CA 91504-4265 504-042-026 504-042-027 504-042-028 Eva Ford Syed Raza Batbai Zarkov 2860 N Los Felices Rd 117 4810 N Calle Faja 2860 N Los Felices Rd 116 Palm Springs, CA 92262-0649 Tucson, AZ 85718-6300 Palm Springs, CA 92262-0649 504-042-029 504-042-030 504-042-031 Palm Springs Villas Partnersh Gerald E & Rose Siepierski Wilmont & Carrie Lovellette 16504 Littleriver Ln PO Box 225 1962 Gilmer St Cerritos, CA 90703-2054 Grosse Ile, MI 48138-0225 Salem, OR 97304-4326 504-042-032 504-042-033 504-042-034 David & Rosario Mcauley *M* Nancy Koehler Timothy F Lazarek 9222 Svl Box 2260 Shirley Way 5353 Clemente P1 Victorville, CA 92395-5148 Upland, CA 91784-1255 San Diego, CA 92117-1019 504-042-035 504-042-036 504-042-038 Robert L Michler Lindsay Larson Ali Mazouchi 2860 N Los Felices Rd 210 1509 E Florida St 993 Kennard Way Palm Springs, CA 92262-0650 Long Beach, CA 90802-3511 Sunnyvale, CA 94087-4905 M 504-042-039 504-042-040 504-042-041 Alexander & Sofia Kapner Gary Mccullough Debora Sarna Kolvan 7633 Amestoy Ave 2860 N Los Felices Rd 104 2 esthaven Dr Van Nuys, CA 91406-2110 Palm Springs, CA 92262-0646 Daly City, CA 94015-3022 504-042-042 504-042-043 504-042-044 � Patricia Cook Alfonso G & Lupe Ledesma Terry Maloney 200 E Racquet Club Rd 9 9481 La Vine St 286 Los Felices Rd 100 Palm Springs, CA 92262-2225 Alta Loma, CA 91701-5811 Palm Springs, CA 92262-0646 label size 1"x 2 5/8"compatible with Avery 0516018160 " etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 a 0919/09[go Nany oane olggedwoo ww L9 x ww 9Z lewiol ap a4anbil3 ® W 09l.9/o91,9Q Aj9Av ql!M alq!Redwoo,.9/9 z x„3 azls lapel 504-042-045 504-042-046 504-042-047 David L Cox Cindy Boye Donald P Farrell 2660 N Los Felices Rd 200 575 N Villa Ct 100 14310 Lenray Ln Palm Springs, CA 92262-0649 Palm Springs, CA 92262-0672 San Jose, CA 95124-2914 504-042-048 504-042-049 504-042-050 Bank Of America Na Ihab Shabi James J Krause 1800 Tapo Canyon Rd 485 W Pico Rd 1131 Alta Loma Rd 514 Simi Valley, CA 93063-6712 Palm Springs, CA 92262-1915 W Hollywood, CA 90069-2449 504-042-051 504-042-052 504-042-053 Nancy C Wills John L & Beverly Leys Natasha Chandrasena 3573 River Rd 7 575 N Villa Ct 106 2804 N Milo Dr East China, MI 48054-2209 Palm Springs, CA 92262-0673 Palm Springs, CA 92262 504-042-054 504-042-055 504-042-056 Maryline Goureau Matthew B Bartholow Paul & Leslie Grigoruk 2888 E Venetia Rd 357 W 39Th St 4561 Avenida Del Este Palm Springs, CA 92262-3829 New York, NY 10018-1433 Yorba Linda, CA 92886-3002 504-042-057 504-042-058 504-042-059 Glenn Thomas Jo Kalber Warren B & Irene Morris PO Box 90463 575 N Villa Ct 112 2411 N Millbrae St San Diego, CA 92169-2463 Palm Springs, CA 92262-0674 Orange, CA 92865-2849 504-042-061 504-042-062 504-042-063 /It Joanna R Mitrano *M* Shannon J & Leslie Ransd *M* L C Headle 2556 Chicago St 22 6317 Sherwood Ln PO Bo 2 5 San Diego, CA 92110-4161 Merriam, KS 66203-3633 .M UT 84049-0235 504-042-064 504-042-065 504-042-066 Daniece Cicchelli *M* Thomas & Lisa Early *M* Richard C Macdonald 859 Evening Canyon Rd 4982 Mount Casas Dr 597 Saint Croix St Brea, CA 92821-2611 San Diego, CA 92117-4829 Henderson, NV 89012-7269 �72�l 504-042-067 / 504-042-069 504-042-070 Chain & Beams onshor Kevin F Campbell Nancy Sweany 159 owney Ave PO Box 192287 8362 Limerick Ave remount, CA 90723-5116 Dallas, TX 75219-8516 Winnetka, CA 91306-1519 504-042-071 504-042-072 504-042-073 David & Lillie Vanbebber Robert & Cynthia Rycerz *M* Joe G Pinuelas 2723 Glenview Way 1245 N Tam O Shanter Dr 2295 N San Antonia Rd Escondido, CA 92025-7768 Azusa, CA 91702-1449 Palm Springs, CA 92262-3916 504-042-074 504-042-075 504-042-076 Harry E Good Carmen Espinosa John P Ward 1960 S Ana Maria Way PO Box 646 PO Box 3093 Palm Springs, CA 92264-9278 Moorpark, CA 93020-0646 Palm Springs, CA 92263-3093 label size 1"x 2 518"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 alb 0q 18/0045®Nang aane alggedwoo ww Lg x ww gZ yeweol ap allancp3 0g48/0915®Many gllM alggedwod„g/g Z x„t azls loge) 504-042-077 504-042-078 504-042-079 Kurt Jensen Leonard Garber Carlos Izbicki 575 N Villa Ct 205 1883 Swan Cir PO Box 1552 Palm Springs, CA 92262-0675 Costa Mesa, CA 92626-4739 Venice, CA 90294-1552 504-042-080 504-042-081 504-042-082 Francine Anderson Douglas & Tammy Mihalega Deutsche Bank Natl PO Box 5191 4976 Phillips Rice Rd 3815 S West Temple Balboa Island, CA 92662-5191 Cortland, OH 44410-9674 Salt Lake Cit, UT 84115-4412 504-043-001 504-043-002 504-043-003 Ronald J & Cheryl Lento Resolution Fund Management Katherine G Renteria 13779 Philadelphia St 18565 Soledad Canyon Rd 300 242 Currant Way Whittier, CA 90601-4426 Santa Clarita, CA 91351-3700 Oceanside, CA 92057-6635 M 504-043-004 504-043-005 / 504-043-006 Gary K Larson Micheal A Deedon Francine Mcdougall 149 S Avenida Elenora 1017 arf field St 1106 Lanark St Palm Springs, CA 92262-7111 ornton, CO 80229-3560 Los Angeles, CA 90041-2527 awl 504-043-007 504-043-008 504-043-009 Charles & _Qh�tine Southerla Kathleen Adams Maurice C & Elizabeth Hyett 10451,J�dan Ave PO Box 5467 6004 Annan Way C sworth, CA 91311-2130 Palm Springs, CA 92263-5467 Los Angeles, CA 90042-1224 Nt 504-043-010 504-043-011 '�` 504-043-012 Alexander Hamilton Inv Amy C Kapl Shane Pratt PO Box 5307 550�-Vf la Ct 111 550 NVi-l� Ct 211 Buena Park, CA 90622-5307 Palm Springs, CA 92262-0680 Pa Springs, CA 92262-0683 504-043-013 i' 5O4-043-014 504-043-015 --�'„ Kenneth T.._&--Rhonda Miller Raul & Linda Redona Sebastian.-&-Nikki Hermeth 10 51 Monte Vista St PO Box 1614 55 -filla Ct 115 Alta Loma, CA 91701-5354 East Helena, MT 59635-1614 Palm Springs, CA 92262-0681 504-043-016 504-043-017 504-043-018 Pacifica Consolidated Assets Zoraida E Angeles Mark S Abate 1775 Hancock St 200 550 N Villa Ct 117 399 Glen Annie Rd San Diego, CA 92110-2036 Palm Springs, CA 92262-0681 Goleta, CA 93117-1432 fa AIL 504-043-019 504-043-020 504-043-021 Russell M Adomaitis Robert M uise Rankin Pheobe U Tang 2602 W 22Nd P1 83 St 6 4874 Nogal St Chicago, IL 60608-3517 Hermosa Beach, CA 90254-4846 San Diego, CA 92102-4834 504-043-022 504-043-023 504-043-024 Teresa I Rhynes Christian Zwicky Craig Christy 1107 S Cloverdale Ave 550 N Villa Ct 112 550 N Villa Ct 212 Los Angeles, CA 90019-6738 Palm Springs, CA 92262-0681 Palm Springs, CA 92262-0683 label size 1"x 2 5/8"compatible with Avery 8516018160 biquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 a 3 0948/09Lg®+u9ny oane alglledwoo ww L9 x WW gZ lawao;ap e4anbi0 ca 09 L9/09 Lga tiaAV 41!M alggedwoo„g/g Z x„L ezls lagel ® 6 504-043-025 504-043-026 504-043-028 Kathy A Smit Michael F Serle Edna B Swerdloff 550 N Villa Ct 110 1240 Dominguez Ranch Rd 3111 Bel Air Dr 17B Palm Springs, CA 92262-0680 Corona, CA 92882-7924 Las Vegas, NV 89109-1505 504-043-029 504-043-030 504-043-031 Joseph M & Barbara Lucia Robert & Barbara Frenna Bradley P Freer 4073 Arcadia Way 602 Shadow Way 550 N Villa Ct 104 Oceanside, CA 92056-5139 Central Point, OR 97502-2525 Palm Springs, CA 92262-0679 504-043-032 504-043-033 504-043-034 Steve Hermann Barry Tice Jomelie M Al Khodari 550 N Villa Ct 204 11161 Essex Dr 2725 Malcolm Ave Palm Springs, CA 92262-0682 Los Alamitos, CA 90720-2607 Los Angeles, CA 90064-4209 2 /v1 504-043-035 504-043-036 /' 504-043-037 Eduardo & Leeann Huante Ecb Desert-Prop Louise & Robert Rankin 550 N Villa Ct 100 160 Saint Andrew P1 831 6Th St 6 Palm Springs, CA 92262-0679 nta Ana, CA 92705-4931 Hermosa Beach, CA 90254-4846 504-043-038 504-043-039 504-043-040 David Bloch David Pifel *M* Evergreen Investments 2 Llc 400 Foxboro Blvd 2303 2551 Avenita Alpera PO Box 9145 Foxborough, MA 02035-3802 Tustin, CA 92782-9004 Laguna Beach, CA 92652-7139 //Z s"mil 504-043-041 504-043-042 504-043-043 Patrickk��CC .HNufid David E Palmentiero James L Mccabe 13 6'drden St 2B 510 N Villa Ct 205 1377 Culver P1 Santa Barbara, CA 93101-1858 Palm Springs, CA 92262-0657 Palm Springs, CA 92262-4971 504-043-044 504-043-045 504-043-046 Jennifer Kellams Gregg W & Edith Nelsen Ricardo Sereno 510 N Villa Ct 207 22758 Fairburn Dr 1428 W 28Th St Palm Springs, CA 92262-0657 Grand Terrace, CA 92313-5212 Minneapolis, MN 55408-1903 504-043-047 504-043-048 504-043-049 Jeffry F Smith Maurice & Elizabet Hyett David L & Carol Place 429 Indiana St D 6004 Annan Way 38799 Sparrow Ln E1 Segundo, CA 90245-4493 Los Angeles, CA 90042-1224 Battle Lake, MN 56515-9556 P iA 504-043-050 504-043-052 504-043-053 Stephen gan Francis J & Marianne Luther Judy Sherick 15 e Ave 5 12439 NE Totem Lake Way 110 319 N Fern St evere, MA 02151-5454 Kirkland, WA 98034-7512 Orange, CA 92867-7806 rLl 504-043-054 504-043-055 504-043-056 Thomas K & Jill Houlette Russel Eva Brown Sherie Davenport 1256 Surf Ave 51 Villa Ct 116 510 N Villa Ct 216 Pacific Grove, CA 93950-2043 alm Springs, CA 92262-0654 Palm Springs, CA 92262-0658 ® label size 1"x 2 5/8"compatible with Avery®5160/8160 etiquette de format 25 mm x 67 mm compatible avec Avery 0516018160 ... __.... . ... . .09L8/09LS®tieny oane alggedwoo ww�9 x ww SZ lewol ap allonb113 09 L9/09 LS®NaAV quM elggedwoo„9/S Z x„L azls lagel q 504-043-057 504-043-058 504-043-059 Rene Sanchez Paul G Davila Elaine Holzer 1567 Omalley Ave 2030 Ivar Ave 207 PO Box 6419 Upland, CA 91786-2251 Los Angeles, CA 90068-4212 Big Bear Lake, CA 92315-6419 504-043-060 504-043-061 504-043-062 Charles & Laura Merritt Elaine Holzer Glenn L Lovgren 19834 1OTh Ave PO Box 6419 1414 8Th Ave Shoreline, WA 98177-2607 Big Bear Lake, CA 92315-6419 Rockford, IL 61104-3210 504-043-063 504-043-064 504-043-065 Judith Bakenhus Robert Whitman Resolution Fund Management 510 N Villa Ct 108 19402 Tajauta Ave 18565 Soledad Canyon Rd 300 Palm Springs, CA 92262-0655 Carson, CA 90746-2749 Santa Clarita, CA 91351-3700 504-043-066 504-043-067 504-043-068 Peter Bedard Robert & Celeste Smith Thomas Brown 5515 Marmion Way 78430 Prairie Flower Dr 870 N Holly Glen Dr Los Angeles, CA 90042-4123 Palm Desert, CA 92211-1341 Long Beach, CA 90815-4721 504-043-069 504-043-070 504-043-071 Barry Tice Bruce Henderson *M* Glenn & Kristine Doty 11161 Essex Dr 12016 SE Bush St B 3666 Valley View Ave Los Alamitos, CA 90720-2607 Portland, OR 97266-2194 Norco, CA 92860-1369 rA !22 04-043-072 504-043-073 504-043-074 obert Bud Elizabeth mer Ibrahim Mobarak 06 errace Way 6840 ywood St IS470 Quiet Oak Dr a, AZ 85364-6225 junga, CA 91042-2850 Chino Hills, CA 91709-3829 504-043-075 504-043-076 504-043-077 Ehsan Ahmed David M & Teresa Noce Debra L Curby 2572 Windbreak Ln 2532 Valdivia Way 470 N Villa Ct 105 Lansing, MI 48910-1926 Burlingame, CA 94010-5434 Palm Springs, CA 92262-1989 504-043-078 504-043-079 504-043-080 John P & J Taylor Azda Maksoudian Steven L Shackle 80664 Camino Santa Elise 6841 Coldwater Canyon Ave 21 64353 Doral Dr Indio, CA 92203-7498 N Hollywood, CA 91605-5110 Desert Hot Sp, CA 92240-1132 504-043-081 504-043-082 504-043-083 Thad & Kathryn Allen Brett arthy Dani & Estela Ayala 5801 Temper Trail Ct 28 Florentine Ct 4901 Belle Ter 1 Evansville, IN 47720-1961 Thousand Oaks, CA 91362-1759 Bakersfield, CA 93309-3719 504-043-084 504-043-065 504-043-086 Maria Scofano Alicia D Alvarez Vasken Jabotian 415 Mission Rd 641 Hendricks St 7223 Summitrose St Glendale, CA 91205-3329 Montebello, CA 90640-1548 Tujunga, CA 91042-1942 label size 1"x 2 5/8"compatible with Avery 05160/8160 etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 0919/09[go tiany oane algltedwoo ww(9 x ww SZ tewaot ap agenbiq / C 09t8/09[go fjantl qAM alggedwoo 8/5 Z x„G azls laqel 504-043-087 504-043-088 504-043-089 Mario Conte Anthony J Pita Frederick I Richman 1900 E Ocean Blvd 913 PO Box 173453 2 Ketch St 304 Long Beach, CA 90802-6138 Tampa, FL 33672-1453 Marina Del Re, CA 90292-5900 504-043-090 504-043-091 504-043-092 Ruth Hayles Esther Fisher Timothy Brandsoy 4003 W 165Th St A 11927 S Trojan Ave 470 N Villa Ct 216 Lawndale, CA 90260-3056 Los Angeles, CA 90047-4862 Palm Springs, CA 92262-1998 504-043-093 504-043-094 504-043-095 Verna Suarez Geneva 0 Erdahl Carol W Tiffin *M* 13442 Bayliss Rd 470 N Villa Ct 214 35986 Novio Ct Los Angeles, CA 90049-1833 Palm Springs, CA 92262-1998 Rancho Mirage, CA 92270-1208 504-043-096 504-043-097 504-043-098 Bonnie Burchett Robin Wright Alberto Garcia 21741 Ocean Vista Dr 301 Evening Star Ln 401 S El Cielo Rd 40 Laguna Beach, CA 92651-8148 Newport Beach, CA 92660-5704 Palm Springs, CA 92262-7919 M 504-043-099 504-044-001 504-044-002 'VQ,-7 William R S la Maupin *M* Jeffry F Smith Nicholas �Fr�e '� - oath 3 Mc in Oaks Park 429 Indiana St D 414� yFf�worth Ave 4 Crescenta, CA 91214-3346 El Segundo, CA 90245-4493 Zcfs Angeles, CA 90048-2717 504-044-003 504-044-004 504-044-005 Carlos Izbicki Jerry D & Catherine Baxter Janelle Pinardi *M* PO Box 1552 27211 Cordero Ln 470 N Villa Ct 204 Venice, CA 90294-1552 Mission Viejo, CA 92691-6213 Palm Springs, CA 92262-1997 504-044-006 504-044-007 504-044-008 Allied Alliance Ii Llc George T Papatheodore Alban M & Carol Moreno PO Box 112770222 3370 Cherokee Ave 31 28175 Manchuca Sioux Falls, SD 57186-0001 San Diego, CA 92104-4449 Mission Viejo, CA 92692-1612 504-044-009 504-044-010 504-044-011 Steven & Darla Hanft Marta Shand Howard C Mohr 1131 Ash Ln 420 N Villa Ct 114 327 27Th St A Big Bear City, CA 92314-9296 Palm Springs, CA 92262-1996 Manhattan Bea, CA 90266-2116 504-044-013 504-044-014 504-044-015 Michele S Weiss Warren e Emelita G Corbin PO Box 56194 38 ain St 33 Shoreline Dr Sherman Oaks, CA 91413-1194 ulver City, CA 90232-2620 Rancho Mirage, CA 92270-5812 504-044-016M 504-044-017 504-044-018 We Owners Suzanne Robotham Matthew A 420 ilia Ct 108 PO Sox 2172 10 ycamore Ave 205 alm Springs, CA 92262-1996 Volcano, HI 96785-2172 Pasadena, CA 91030-6137 label size 1"x 2 5/8"compatible with Avery 0516018160 Etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 0918/091g®Many oane a!g2edwoo ww Lg x ww gZ lewiol ep e4901l3 0948/09tS®tiaAV ql!M elq!ledwoo„8/g Z x„i ezls!aqe! ® 1 504-044-019 504-044-020 504-044-021 Elizabeth A Lisotta Mitch Anderson Luis F Canel 12703 Shorewood P1 8790 Hillcrest Rd 16773 Dubesor St Burien, WA 98146-3021 Buena Park, CA 90621-1014 La Puente, CA 91744-1520 504-044-022 504-044-023 504-044-024 Jolanta L Zygmunt Peter J Frautschy Theresa L Grant 2074 Savanna Way 2663 Sunset St 420 N Villa Ct 100 Palm Springs, CA 92262-8632 San Diego, CA 92110-2734 Palm Springs, CA 92262-1995 504-044-025 504-044-026 504-044-027 Toby Gray Russell V Carbajal Dennis & Pa alsimer 420 N Villa Ct 201 1237 Crestwood Or PO Box 5 Palm Springs, CA 92262-1999 Upland, CA 91786-2908 C line, CA 92325-6695 504-044-028 504-044-029 504-044-030 Roberts Alan Cyrlin Magdolna Hathazy PO Box 3206 420 N Villa Ct 205 440 N Sunset Way Dana Point, CA 92629-8206 Palm Springs, CA 92262-1999 Palm Springs, CA 92262-6563 504-044-031 504-044-032 504-044-033 We Owners Assn Stephen Salva Alan & Sandy Waters 23807 Aliso Creek Rd 100 1156 Sanborn Ave 69832 Matisse Rd Laguna Niguel, CA 92677-3929 Los Angeles, CA 90029-2238 Cathedral Cit, CA 92234-8927 504-044-034 504-044-035 504-044-036 Billy S Davidson Akira & Hiromi Norose Alma Meza 420 N Villa Ct 109 311 Alpine St 3 423 Clintwood Ave Palm Springs, CA 92262-1996 Pasadena, CA 91106-4712 La Puente, CA 91744-3508 504-044-037 504-044-038 504-044-039 Mary Hauer Michael Lien Raymond H & Fern Schuster 973 Avenal Way 420 N Villa Ct 113 67835 N Portales Dr Beaumont, CA 92223-8559 Palm Springs, CA 92262-1996 Cathedral Cit, CA 92234-3583 :✓l 504-044-040 504->& R 9 504-081-010 Springs Palm Johna Siegel Evan J & Angela Lipschutz 729 S Eugene Rd 895 Rd 468 W Santa Catalina Rd Palm Springs, CA 92264-1511 ascadero, CA 93422-3984 Palm Springs, CA 92262-1938 504-082-001 504-101-001 504-101-002 Clifford C Hibl Boots Goetz William & Karen Lentz 457 W Santa Catalina Rd 450 W Santa Catalina Rd 442 W Santa Catalina Rd Palm Springs, CA 92262-1937 Palm Springs, CA 92262-1938 Palm Springs, CA 92262-1938 504-101-003 504-101-004 504-101-005 Patrick Davenport Sharon E Graugnard Patrick Sylvester 1384 Appleton Way 414 W Santa Catalina Rd PO Box 621 Venice, CA 90291-2917 Palm Springs, CA 92262-1938 Palm Springs, CA 92263-0621 label size 1"x 2 5/8"compatible with Avery 05160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 0918/09190fjany oane elg4edwoa tutu L9 x ww gZ lewjol ap aganbll� 09[8/09190 Many g1IM alglledW03.8/9 d x,t azls lagal ® 12 504-102-001 504-102-002 504-102-003 Brad Boswell Gabriel Valle Christopher J Norman *M* 819 Virginia St 1810 420 W Yorba Rd 16022 Branle Ct Seattle, WA 98101-4426 Palm Springs, CA 92262-1947 Chino Hills, CA 91709-2807 504-102-004 504-102-005 504-102-006 � Jose h E eleone Isobel Jones James & Mar e�SFi 1 er 390 p orba Rd 380 W Yorba Rd 1812 ter Pine Ct9 Fjj m Springs, CA 92262-1964 Palm Springs, CA 92262-1964 Wecinut Creek, CA 94595-2207 504-102-007 504-102-008 504-102-009 Steven C & Marilyn Bird Igor Krasiy Maynard & Inez Kreidberg 2458 Neville Ave 3631 Dixie Canyon P1 411 W Santa Catalina Rd San Jose, CA 95130-2133 Sherman Oaks, CA 91423-4840 Palm Springs, CA 92262-1937 504-102-010 504-102-011 504-102-012 Yvonne Bernardin Kenneth Wilson David L Garcia PO Box 569 419 W Santa Catalina Rd 32150 Railroad Canyon Rd Palm Springs, CA 92263-0569 Palm Springs, CA 92262-1937 Canyon Lake, CA 92587-9212 vt, 504-102-013 504-103-001 504-103-002 Emily Questa Sunia Investments Llc Sunia Investments Llc 2017 Lomita Blvd 2309 2014 Corral Canyon Rd 2014 Corral Canyon Rd Lomita, CA 90717-1701 Malibu, CA 90265-2909 Malibu, CA 90265-2909 504-103-003 504-103-004 504-103-005 Sunia Investments Llc Sunia Investments Llc Sunia Investments Llc 2014 Corral Canyon Rd 2014 Corral Canyon Rd 2014 Corral Canyon Rd Malibu, CA 90265-2909 Malibu, CA 90265-2909 Malibu, CA 90265-2909 504-103-006 504-103-007 504-103-008 Sunia Investments Llc Margaret R Demedeiros Arnold & Azucena Galvan 2014 Corral Canyon Rd 734 Via Ondulando 232 W Santa Catalina Rd Malibu, CA 90265-2909 Ventura, CA 93003-1322 Palm Springs, CA 92262-1934 504-103-009 504-103-010 _�= 504-103-011 Arnold & Azucena Galvan Kenneth�Ef3crister A Tamargo 255 N El Cielo Rd 140 624 -B011and Tr1 3200 N Virginia Rd Palm Springs, CA 92262-6910 nver Grove H, MN 55076-5504 Palm Springs, CA 92262-1962 504-104-001 504-104-002 504-104-003 Robert Chertow Mateo G G ales James C & Martha Blackburn 351 W Santa Catalina Rd 301 anta Catalina Rd 1767 Casa Grande St Palm Springs, CA 92262-1935 Palm Springs, CA 92262-1935 Pasadena, CA 91104-3930 504-104-004 504-104-005 504-104-006 Pink House Russell W & Andrea Minchinton Ronald A & Mary Burford 3005 N Puerta Del Sol 3005 N Puerta Del Sol 250 W San Carlos Rd Palm Springs, CA 92262-1921 Palm Springs, CA 92262-1921 Palm Springs, CA 92262-1930 ® label size 1"x 2 5/8"compatible with Avery 05160/8160 'Z'o Etiquette de format 25 mm x 67 mm compatible avec Avery 05160/8160 09 L8/09 L98 tinny 39AB elglLedwoa ww(9 x ww 9Z 1ewoL ap auanb03 ® 3 09L8/09L9®/G9ntl ql!M alglledwoa„8/S Z x„L azls lagel 504-104-007 504-111-006 504-111-007 Stefan Hemming George Thomas Jacquelyn Swisher PO Box 2405 315 W Yorba Rd PO Box 3177 Palm Springs, CA 92263-2405 Palm Springs, CA 92262-1963 Palm Springs, CA 92263-3177 504-111-008 504-111-009 504-121-001 Bank Of The West 2907 E Chambers Rpm Const Group Inc 300 S Grand Ave 5555 N Camino Del Contento 11342 Pemberton Rd Los Angeles, CA 90071-3109 Paradise Vall, AZ 85253-7505 Los Alamitos, CA 90720-3024 T--2..C(; 504-121-002 504-121-003 504-121-005 Modern Dev Llc Modern Dev Llc Jennifer Amoreli 129 E Linden Ave 129 E Linden Ave 2105 N Roberto Dr Burbank, CA 91502-2030 Burbank, CA 91502-2030 Palm Springs, CA 92262-3157 504-121-006 504-121-007 504-121-008 Jennifer Amoreli Dennis M Zuvich Archibald Mcleish 2105 N Roberto Dr 154 W Santa Catalina Rd 174 W Santa Catalina Rd Palm Springs, CA 92262-3157 Palm Springs, CA 92262-1932 Palm Springs, CA 92262-1932 504-121-009 504-121-010 504-122-001 Todd C Goddard Jennifer Amoreli Lena Lerner 1014 N Doheny Dr 7 2105 N Roberto Dr 1900 N Whitewater Club Dr W Hollywood, CA 90069-3138 Palm Springs, CA 92262-3157 Palm Springs, CA 92262-4049 504-122-002 504-122-003 504-122-004 Lena Lerner William R h6fney David Etter 1900 N Whitewater Club Dr 370 each Rd 153 W Santa Catalina Rd Palm Springs, CA 92262-4049 apistrano Beach, CA 92624 Palm Springs, CA 92262-1931 ji 504-122-005 504-122-010 504-122-011 Budget Rent A Car Of Southern Oconnor Dev Oconnor Dev Inc 150 S Doheny Dr 15555 Main St D4 15555 Main St D Beverly Hills, CA 90211-2545 Hesperia, CA 92345-3423 Hesperia, CA 92345-3466 669-430-016 669-430-017 669-430-018 Chino Cienega Foundation Palm Springs View Apartments Reginald T Hall 901 N Palm Canyon Dr 200 384 Forest Ave 14 410 W San Rafael Dr Palm Springs, CA 92262-4451 Laguna Beach, CA 92651-2132 Palm Springs, CA 92262-1654 J t. 669-430-019 669-452-005 669-452-006 Chino Cienega Foundation Michael & Cindy Arcaro Kenneth R Hoffmann 901 N Palm Canyon Dr 200 2277 N Milo Dr PO Box 4488 Palm Springs, CA 92262-4451 Palm Springs, CA 92262-2729 Palm Springs, CA 92263-4488 f.. 669-452-009 669-452-024 669-452-026 George & Yvonne Acosta George & Yvonne Acosta George & Yvonne Acosta 14035 Tuscany Ct 14035 Tuscany Ct 14035 Tuscany Ct Riverside, CA 92508-8748 Riverside, CA 92508-8748 Riverside, CA 92508-8748 label size 1"x 2 5/8"compatible with Avery®5160/8160 etiquette de format 25 mm x 67 mm compatible aver Avery 05160/8160 09t9/091g®Poany acne alglledwoo ww L9 x ww qZ 1ewoj ap auanbq 0949/09[So tiany qj!m elglledwoo„8/g e x„4 ozls laqel ® I 669-452-027 669-452-028 669-452-029 Darah Emmons Shto Ksss Properties Llc PO Box 381 PO Box 491099 9259 Sierra Hwy Rancho Mirage, CA 92270-0381 Los Angeles, CA 90049-9099 Agua Dulce, CA 91390-4648 669-452-030 669-452-031 669-452-032 Gilberts Q Garcia Florence L & John Miller Mario G Berardi 68025 Estio Rd 274 W San Rafael P1 PO Box 2467 Cathedral Cit, CA 92234-5614 Palm Springs, CA 92262-1664 Palm Springs, CA 92263-2487 669-452-033 669-452-034 669-452-035 Genaro & Gloria Delarosa Genaro & Gloria Delarosa Genaro & Gloria Delarosa 2388 N Sandra Rd 2388 N Sandra Rd 2388 N Sandra Rd Palm Springs, CA 92262-3440 Palm Springs, CA 92262-3440 Palm Springs, CA 92262-3440 669-452-036 669-452-037 669-452-038 Abdon Figueroa Jay Hart V R Cleaveland14 re Dr 3425 N Indian Canyon Dr 2 32co 1411 Sabita Way Palm Springs, CA 92262-1638 Angeles, CA 90068-1526 Palm Springs, CA 92262-3445 669-452-040 669-452-041 669-452-057 Shto Jonathan Noah *M* Mario G Berardi PO Box 491099 1138 S La Cienega Blvd 10 PO Box 2487 Los Angeles, CA 90049-9099 Los Angeles, CA 90035-5900 Palm Springs, CA 92263-2487 669-452-061 669-452-062 669-452-063 George & Yvonne Acosta Gref Indian Canyon I Gref Indian Canyon I 14035 Tuscany Ct 600 S Lake Ave 405 600 S Lake Ave 405 Riverside, CA 92508-8748 Pasadena, CA 91106-3955 Pasadena, CA 91106-3955 669-452-064 669-452-065 669-452-066 Nevrig Mazmanian K Graham Properties Llc David E Bell Enterprises Inc 333 Del Sol Rd 3425 N Indian Canyon Dr 2320 N Sunrise Way Palm Springs, CA 92262-1607 Palm Springs, CA 92262-1637 Palm Springs, CA 92262-3454 669-452-067 *** 412 Printed *** Nevrig L Mazmanian 333 Del Sol Rd Palm Springs, CA 92262-1607 label size 1"x 2 5/8"compatible with Avery O5160/8160 Etiquette de format 25 mm x 67 mm compatible avec Avery/15160/8160 Ar NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE PARCEL MAP 37143 305 WEST SAN RAFAEL ROAD NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of November 16, 2016. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of the hearing is to consider an application by Sunia Investments LLC for a Tentative Tract Map to create a one lot condominium map of 24 units. The project is located at 305 West San Rafael Road, Zone R-2, Section 4. ENVIRONMENTAL DETERMINATION: The City has evaluated the Project for compliance with the California Environmental Quality Act (CEQA) and has determined the Project is categorically exempt from the requirements of CEQA pursuant to Section 15332 ("In-Fill Development Projects") of the CEQA guidelines. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m. and 6:00 p.m., Monday through Thursday. 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 can be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by email at cityclerk@palmspringsca.gov, or 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 Glenn Mlaker, Associate Planner, at (760) 323-8245 or glenn.mlaker aapalmspringsca.gov. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Felipe Primera telefono (760) 323-8253 x 8742. mes Thompson, City Clerk 10 a N Department of Planning Services W E Vicinity Map S PO R2 CM RADIO RD 0�1:, CM ❑ M1 PD = ❑ F DA SISIRD CM . U PD '.. U f CM_ R2 .CM a L 'SAN RA FAEL DR > j1:2 JIM R2 ,pO . R : : R1A RGA6 z Pp RGA6 R1A SANTA OATALINA RD 0 w RGA6 %' ❑ R1A Q RGA6 YORBA RD ,....._ m RfdI Legend =RIC g SAN CARLOS RD �500 Ft. Radius ¢ PICORD R1C R2 Q N C:: ®Site Q -RIC 9` RIC -- R1C Zoning c _.A . ....... SE RD O --.Parcels , RIC IC A RIC _.. R2 R2 CITY OF PALM SPRINGS TTM 37143 SUNIA HOMES 305 West Rafael Road 11 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING TENTATIVE TRACT MAP 37143, CREATING ONE (1) LOT EQUALING 4.05-ACRES FOR THE PURPOSE OF A TWENTY-FOUR (24) UNIT CONDOMINIUM PROJECT CONSISTING OF FOUR (4) ATTACHED CONDOMINIUM UNITS IN SIX (6) BUILDINGS ON COMMON GROUND LOCATED AT 305 WEST SAN RAFAEL ROAD, ZONE R-2, SECTION 4, APN 504-103-001,-106-. THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS: A. Sunia Investments LLC, ("Applicant") has filed an application with the City pursuant to Chapter 9.62 of the City's Municipal Code (Maps) and Section 66426 of the State of California Subdivision Map Act, for a Tentative Tract Map for condominium purposes located at 305 West San Rafael Road, Zone R-2, Section 4 ("TTM 37143"). B. On October 26, 2016, the Planning Commission held a public hearing on the application to consider TTM 37143 in accordance with applicable law, and after carefully review and consideration of all evidence presented in connection with the hearing on the matter, including but limited to the staff report, and all written and oral testimony presented and voted 7-0 to recommend approval to the City Council. C. A notice of public hearing of the City Council of the City of Palm Springs to consider TTM 37143 was given in accordance with applicable law. D. On November 16, 2016, the City Council held a public hearing to consider TTM 37143 in accordance with applicable law. E. The City Council has carefully reviewed and considered all of the evidence presented in connection with the meetings on the proposed project, including but not limited to the staff report, and all written and oral testimony presented and finds that the proposed project complies with the requirements of Chapter 9.62 of the City's Municipal Code (Maps) and Section 66426 of the State of California Subdivision Map Act. F. Pursuant to Municipal Code Chapter 9.64 (Maps) and the State of California Subdivision Map Act Section 66474, the City Council finds as follows: a. The proposed Tentative Parcel Map is consistent with all applicable general and specific plans. 12 City Council Resolution No. November 16, 2016 Case TTM 37039— 155 West San Rafael Road Page 2 of 4 The TTM proposes one (1) lot equaling 4.05-acres for the purpose of a twenty- four (24) unit condominium project. The proposed development consists of four attached condominium units in six buildings symmetrically placed around a center plaza or common area with off-street parking located at the ends of the development. The proposed use meets the density requirement for the Mixed Use/Multi-Use (MXD) land use designation consistent with the General Plan, in addition the proposed density meets the requirement in the College Park Specific Plan. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed subdivision is consistent with the R-2 zone in which the property is located. The Tentative Tract Map will consist of one lot equaling 4.05-acres. The design of the proposed condominium development is consistent with the applicable zoning. c. The site is physically suited for this type of development. The proposed development on a vacant flat lot will have access to a public street and will provide an appropriately scaled project that provides a transition from the industrial uses to north and the low-density residential neighborhood to the south and generally conforms to the College Park Specific Plan by meeting the design guidelines for Planning Area 6 (PA-6). The site is physically suited for this type of development. d. The site is physically suited for the proposed density of development. The proposed twenty-four (24) unit condominium project on a 4.05-acre lot is consistent with the allowable density of 15 dwelling units per acre in the MXD General Plan designation. In addition, the R-2 zone requires 3,000-square feet per dwelling unit which is within the zone density requirement. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The proposed Tentative Tract Map for the development of a twenty-four (24) unit condominium complex is located on a flat semi graded lot surrounded by existing urban streets with adequate public utilities serving the lot. The surrounding development includes an industrial park, condominiums, and single-family residences. The proposed 4.05-acre site is not likely to cause environmental damage or substantially and unavoidably harm unique fish, wildlife, or their habitats. 13 City Council Resolution No. November 16, 2016 Case TTM 37039— 155 West San Rafael Road Page 3 of 4 f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed condominium complex includes connections to all public utilities including water and sewer systems. Access to the site parking lots is from Virginia Road and Puerta Del Sol with emergency fire lanes providing pedestrian connections from the development interior to West San Rafael Road. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements across the subject property; therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS: SECTION 1. CEQA City Staff has evaluated the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project is categorically exempt from the requirements of CEQA pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. The proposed project is categorically exempt because: 1. The project is consistent with the applicable general plan designation and applicable zoning designation; 2. The project is located within the city limits on sites of no more than five acres substantially surrounded by urban uses; 3. The project is not located on sites that have value as habitat for endangered, rare or threatened species; 4. The project will not result in any significant impacts relating to traffic, noise, air quality, or water quality; and 5. The project can be adequately served by all required utilities and public services. Accordingly, upon approval of this item, a Notice of Exemption will be prepared and filed with the Riverside County Clerk. SECTION 2. Tentative Tract Map 14 City Council Resolution No. November 16, 2016 Case TTM 37039— 155 West San Rafael Road Page 4 of 4 The City Council hereby approves Tentative Tract Map 37143 for one (1) lot equaling 4.05-acres for the purpose of a twenty-four (24) unit condominium project consisting of four (4) attached condominium units in six (6) buildings on common ground located at 305 West San Rafael Road subject to the conditions of approval attached herein as Exhibit "A". ADOPTED this 16th day of November, 2016. David H. Ready, City Manager ATTEST: James Thompson, City Clerk CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California 15 RESOLUTION NO. 6592 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR ARCHITECTURAL APPLICATION (CASE NO. 3.3959 MAJ) FOR THE CONSTRUCTION OF A TWENTY-FOUR (24) UNIT CONDOMINIUM PROJECT LOCATED AT 305 WEST SAN RAFAEL DRIVE, ZONE R-2, SECTION 4. THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS: A. Sunia Investments LLC, ("Applicant") has filed an application with the City pursuant to Section 94.04.00 of the Zoning Ordinance for the construction of a twenty-four (24) unit condominium complex located at 305 West San Rafael Road, Zone R-2, Section 4 (Project). B. On September 6, 2016, the Architectural Advisory Committee voted 6-0-2 to recommend approval of the Project subject to final review by a sub-committee with the following comments: 1. Provide design of the project presence on San Rafael. 2. Temporary parking at interior of site. 3. Additional security for the parking. 4. Design the parking are to blend in with the residential portion of the site (interior courtyards — bring this concept in the parking). 5. Subcommittee to review the wall design on San Rafael (Secoy-Jensen, Song, and Cassady) C. A notice of public hearing of the Planning Commission of the City of Palm Springs to consider Cases 3.3959 MAJ and TTM 37143 was given in accordance with applicable law. D. On October 26, 2016, the Planning Commission held a public hearing on the application to consider Cases 3.3959 MAJ and TTM 37143 in accordance with applicable law. E. The City has evaluated the Project for compliance with the California Environmental Quality Act (*CEQA) and has determined that the Project is categorically exempt from the requirements of CEQA pursuant to Section 15332 ("In- Fill Development Projects") of the CEQA guidelines. And, The proposed Project is categorically exempt because: 1. The Project is consistent with the applicable general plan designation and applicable zoning designation, is Planning Commission Resolution No. 6592 October 26, 2016 Case 3.3959 MAJ Page 2 of 4 2. The Project is located within the city limits on sites of no more than five acres substantially surrounded by urban uses. 3. The Project is not located on sites that have value as habitat for endangered, rare or threatened species; 4. The Project will not result in any significant impacts relating to traffic, noise, air quality, or water quality; and 5. The Project can be adequately served by all required utilities and public services. Accordingly, upon approval of this item, a Notice of Exemption will be prepared and filed with the Riverside County Clerk. F. The Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the Project, including, but not limited to, the staff report, and all written and oral testimony presented. G. Pursuant to Section 94.04.00 of the Palm Springs Zoning Code, the Planning Commission finds: 1. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as distinct from parking areas; The proposed site consists of six vacant lots to be merged into one 4.05 acre parcel for the purpose of constructing twenty-four (24) condominium units. The proposed site consists of four attached condominium units in six buildings symmetrically placed around a center plaza or common area with off-street parking located at the ends of the development. The site is located along West San Rafael Road between North Virginia Road and North Puerta Del Sol. West San Rafael Road is a semi-improved secondary thoroughfare and the project will require the half widening of the street, construction of curbs and gutters, and a sidewalk along the front of the parcel. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; The proposed project has street frontage on three sides with a single-family residential community to the south; industrial buildings to the north; and a condominium project to the west. The project backs up to R-1 zoned single- family residential one-story properties and the new development will be sympathetic to the surrounding residential uses by having a fifteen (15) foot 17 Planning Commission Resolution No. 6592 October 26, 2016 Case 3.3959 MAJ Page 3 of 4 setback and one-story in height. The development will provide a transition from the industrial uses present along the north side of West San Rafael Drive and the low density residential properties to the south. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens towers or signs) and effective concealment of all mechanical equipment; The proposed development will be one-story with a maximum height of twelve (12') feet to the top of the building parapet. The building setbacks are consistent and conform to the R-2 zone development standards. The adjacent properties immediately to the south are low density one-story single-family residences. The parcels across West San Rafael Drive are one-story industrial buildings containing a mix of auto related and warehouse uses. The development as proposed will provide an appropriately scaled project that provides a transition from the industrial uses to the low-density residential neighborhood and generally conforms to the College Park Specific Plan by meeting the design guidelines for Planning Area 6 (PA-6). 4. Building design, materials and colors to be sympathetic with desert surroundings; AND 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously, AND 6. Consistency of composition and treatment, Building materials to include smooth stucco walls painted "Omega White". The project consists of two unit types: "Unit I which is 3 bedrooms - 2,034-square feet; and "Unit 7 3-bedrooms - 1 ,853-square feet. Each unit will have access to a large private outdoor patio area surrounded by a six (6') tall masonry wall. The building design is a series of flat vertical roof lines with wide window overhangs and interior courtyard steel patio covers. Carports are proposed in each parking lot consisting of a simple steel support post with corrugated metal roof painted tan. 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials; 18 Planning Commission Resolution No. 6592 October 26, 2016 Case 3.3959 MAJ Page 4 of 4 The landscape plan includes the planting of Palo Verde street trees along West San Rafael Road and the side streets in 36" boxes along with water efficient plantings between the perimeter wall and sidewalk providing varying heights and color. The development interior plaza will contain a variety of plants and other hardscape pieces to provide amenities to the residents. A six (6') feet tall masonry stepped perimeter wall is proposed painted in subtly different tones of white and light grey that correspond to the placement of street trees. THE PLANNING COMMISSION RESOLVES: Based upon the foregoing, the Planning Commission hereby approves Case 3.3959 MAJ for a Major Architectural Application for the construction of an twenty-four (24) unit condominium complex located at 305 West San Rafael Road subject to the conditions of approval attached herein as Exhibit A. ADOPTED this 28th day of October, 2016. AYES: 7, Vice-Chair Weremiuk, Commissioner Donenfeld, Commissioner Hirschbein, Commissioner Hudson, Commissioner Lowe, Commissioner Middleton, Chair Calerdine NOES: None. ABSENT: None. ABSTAIN: None. ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Flinn Fagg, AICP Director of Planning Services 19 RESOLUTION NO. 6 i92MYOFP" &CAU =APPRO PLANNING;OMMISAP 1EXHIBITA RMNm rG Major Architectural 3.3959 MAJ Tentative Tract Map 37143 TTM Twenty-Four Unit Condominium Complex located at 305 West San Rafael Road October 26, 2016 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, 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. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case 3.3959 MAJ and TTM 37143; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, date stamped May 17, 2016, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Minor Deviations. The Director of Planning or designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. 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 1 zo Palm Springs, its _-legislative body, advisory agencies, or administrative officers concerning Case 3.3959 MAJ & TTM 37143. The City of Palm Springs will promptly notify the applicant of any such claim, action, or -. . .___prooeeding against the ;City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, 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. ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ) shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of Palm Springs may be appealed in accordance with Municipal Code Chapter 2.05.00. Permits will not be issued until the appeal period has concluded. ADM 9. Public Art Fees. 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 projects or 1/4% for residential projects 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 and Zoning and the Public Arts 2 21 Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. ADM 10. Park Development Fees. The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit given by the City, as may be reasonably determined by the City based upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes in hillside areas (unless the area includes a public trail) landscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City's community-wide system and shown on the City's master plan). ADM 11. Comply with City Noise Ordinance. This use shall comply with the provisions of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code. Violations may result in revocation of this Conditional Use Permit. ADM 12. CC&R's The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning for approval in a format to be approved by the City Attorney. These CC&R's may 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. ADM 13. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of building permits, the applicant shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning for approval in a format to be approved by the City Attorney. The draft CC&R package shall include: a. The document to convey title b. Deed restrictions, easements, of Covenant Conditions and Restrictions to be recorded. c. Provisions for joint access to the proposed parcels, and any open space restrictions. d. A provision, which provides that the CC&R's may not be terminated or substantially amended without the consent of the City and the developer's successor-in-interest. 3 22 Approved CC&R's are to be recorded following approval of the final map. The CC&R's may 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, ADM 14. CC&R's Deposits & Fees. 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 $675 filing fee shall also be paid to the City Planning Department for administrative review purposes. ADM 15. CC&R's Noise Disclosure. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. ADM 16. Notice to Tenants. The applicant shall provide all tenants with a copy of the Conditions of Approval for this project. ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) required. All projects within the City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians reservation are subject to payment of the CVMSHCP LDMF prior to the issuance of certificate of occupancy. ENV 2. California Fish & Game Fees Required. The project is required to pay a fish and game impact fee as defined in Section 711.4 of the California Fish and Game Code. This CFG impact fee plus an administrative fee for filing the action with the County Recorder shall be submitted by the applicant to the City in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to the final City action on the project (either Planning Commission or City Council determination). This fee shall be submitted by the City to the County Clerk with the Notice of Determination. Action on this application shall not be final until such fee is paid. The project may be eligible for exemption or refund of this fee by the California Department of Fish & Game. Applicants may apply for a refund by the CFG at www.dfg.ca.gov for more information. ENV 3. Cultural Resource Survey Required. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to 4 23 survey the area for the presence of cultural resources identifiable on the ground surface. ENV 4. Cultural Resource Site Monitoring. There is a possibility of buried cultural or Native American tribal resources on the site. A Native American Monitor shall be present during all ground-disturbing activities. (check for duplication in engineering conditions) a). A Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning. After consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to further investigate the site. If necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b). Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning Department prior to final inspection. PLANNING DEPARTMENT CONDITIONS PLN 1. Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances. The applicant shall submit a landscape and irrigation plan to the Director of Planning for review and approval prior to the issuance of a building permit. Landscape plans shall be wet stamped and approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Prior to submittal to the City, landscape plans shall also be certified by the local water agency that they are in conformance with the water agency's and the State's Water Efficient Landscape Ordinances. PLN 2. Sign Applications Required. No signs are approved by this action. Separate approval and permits shall be required for all signs in accordance with Zoning Ordinance Section 93.20.00. The applicant shall submit a sign program to the Department of Planning Services prior to the issuance of building permits. 5 24 PLN 3. Notice to future buyers on views. All prospective buyers of units shall be notified that there are no written or implied rights to the preservation of scenic views from the parcel. PLN 4. Prior to recordation of the final subdivision map, the developer shall submit for review and approval the following documents to the Planning Department which shall demonstrate that the project will be developed and maintained in accordance with the intent and purpose of the approved tentative map: a. The document to convey title. b. Deed restrictions, easements, covenant conditions and restrictions that are to be recorded. c. The approved documents shall be recorded at the same time that the subdivision map is recorded. The documents shall contain provisions for joint access to the proposed parcels and open space restrictions. The approved documents shall contain a provision which provides that they may not be terminated or substantially amended without the consent of the City and the developer's successor-in-interest. PLN 5. Pedestrian gates to be provided at all Fire Lane access points. PLN 6. Planning Commission recommends that additional carports be added in the parking areas through the Variance process. PLN 7. Interlocking pavers be used for Fire Lanes surface. PLN 8. Landscape plan to utilize similar plantings throughout the development. PLN 9. Pools/Spas water edge to be permitted within three (3) feet of property lines. PLN 10. CC&R's to restrict short term rental to no less than thirty (30) days. PLN 11 . Recommendation to the Engineering Department to allow parking along West San Rafael Road. POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the Palm Springs Municipal Code. BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. 6 25 FIRE DEPARTMENT CONDITIONS FID 1. These conditions are subject to final plan check and review. Initial Fire Department conditions have been determined from the plans received and dated May 11 , 2016. Additional requirements may be required at that time based on revisions to site plans. FID 2. Fire Department Conditions were based on the 2013 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code and latest adopted NFPA Standards. Four (4) complete sets of plans for private fire service mains, fire alarm, or fire sprinkler systems must be submitted at time of the building plan submittal. No deferred submittals accepted. FID 3. PLANS AND PERMITS Complete plans for private fire service mains or fire sprinkler systems should be submitted for approval well in advance of installation. Plan reviews can take up to 20 working days. Submit a minimum of four (4) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain one set. Plans shall be submitted to: City of Palm Springs Building and Safety Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Counter Hours: 8:00 AM — 6:00 PM, Monday —Thursday A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. Inspection fees are charged at the fully burdened hourly rate of the fire inspector. These fees are established by Resolution of the Palm Springs City Council. Complete listings and manufacturer's technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. Plans shall indicate all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supportive data (calculations and manufacturers technical data sheets) shall be submitted with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans. 7 26 FID 4. Conditions of Approval — "Conditions of Approval' received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval. FID 5. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW) and shall be surfaced so as to provide all-weather driving capabilities. • Fire Lanes — signage and/or curb markings required. • Fire Lanes — shall be secured with gates meeting fire department requirements. • Fire Lanes — no other vehicle access allowed. FID 6. Security Gates (CFC 503.6): The installation of security gates across a fire apparatus access road shall be approved by the fire code official. Where security gates are installed, they shall have an approved means of emergency operation. Secured automated vehicle gates or entries shall utilize a combination of a Tomar StrobeswitchTIA, or approved equal and an approved Knox key electric switch. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200 and an approved Knox key electric switch. Secured non- automated vehicle gates or entries shall utilize an approved padlock or chain (maximum link or lock shackle size of/h inch). Approved security gates shall be a minimum of 14 feet in unobstructed drive width on each side with gate in open position. In the event of a power failure, the gates shall be defaulted or automatically transferred to a fail safe mode allowing the gate to be pushed open without the use of special knowledge or any equipment. If a two-gate system is used, the override switch must open both gates. If there is no sensing device that will automatically open the gates for exiting, a fire department approved Knox electrical override switch shall be placed on each side of the gate in an approved location. A final field inspection by the fire code official or an authorized representative is required before electronically controlled gates may become operative. Prior to final inspection electronic gates shall remain in a locked-open position. 8 27 FID 7. Key Box Required (CFC 506.1): Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be flush mount type and shall contain keys to gain necessary access as required by the fire code official. FID S. NFPA 13R Fire Sprinklers Required: An automatic fire sprinkler system is required. 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 13R, 2013 Edition, as modified by local ordinance. Shall comply with Palm Springs Fire Code Appendix L. FID 9 FID 9 Require Fire Flow (CFC B101.0): Fire flow requirements for this project = 1 ,500 GPM; 2-hour duration. FID 10 Operational Fire Hydrant(s) (CFC 507.1, 507.5 & C105.1): An approved water supply capable of supplying the required fire flow for fire protection shall be provided. Maximum distance from any point on street frontage to a public hydrant — 200 feet (reduced from 250' due to dead-end street). Operational fire hydrant(s) shall be installed within 250 feet of all combustible construction and shall be serviceable prior to and during construction FID 11 Fire Extinguisher Requirements (CFC 906): Provide one (1 ) 2A-10B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel or near an exit door. FID 12 Smoke & Carbon Monoxide Alarms — Required. Hardwired, interconnected battery backup. ENGINEERING DEPARTMENT CONDITIONS The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. 9 28 STREETS ENG 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. All improvements are subject to inspection and a 24 to 48 hour inspection notification is required. ENG 2. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any building permits. ENG 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. SAN RAFAEL DRIVE ENG 4. Dedicate an additional 4' feet to provide the ultimate half street right-of- way width of 44' feet along the entire frontage, together with a property line - corner cut-back at the southeast corner of the intersection of Virginia Road and San Rafael Drive, and the southwest corner of the intersection of Puerta Del Sol and San Rafael Drive, in accordance with City of Palm Springs Standard Drawing No. 105. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A right-of-way plan check fee shall be paid by the applicant per the latest fee schedule at time of application. ENG 5. Construct a 6 inch curb and gutter, 32 feet south of centerline along the entire frontage, with a 35 feet radius curb return and spandrel at the southeast corner of the intersection of Virginia Road and San Rafael Drive, and the southwest corner of the intersection of Pureta Del Sol and San Rafael Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 6. Construct the east half of a 6 feet wide cross gutter at the southeast corner of the intersection of Virginia Road and San Rafael Drive, and west half of a 6 feet wide cross gutter at the southwest corner of the 10 29 intersection of Pureta Del Sol and San Rafael Drive with a flow line parallel with and located 32 feet south of the centerline of San Rafael Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 7. Construct a minimum 24 feet wide emergency access driveway approaches. First approach located 475' feet east of the centerline of Virginia Road and second approach located 336' west of the centerline of Pureta Del Sol in accordance with City of Palm Springs Standard Drawing No. 201. The access shall be gated and locked; and lock box key provided to the Fire Department for emergency access. ENG 8. Construct a 5 feet wide sidewalk separated by a 2' to 3' wide landscape strip behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 9. Construct a Type A curb ramp meeting current California State Accessibility standards at the southeast corner of the intersection of Virginia Road and San Rafael Drive, and the southwest corner of the intersection of Pureta Del Sol and San Rafael Drive accordance with City of Palm Springs Standard Drawing No. 212. ENG 10. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire San Rafael Drive frontage in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross- sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 11. All broken or off grade street improvements along the project frontage shall be repaired or replaced. VIRGINIA ROAD ENG 12. Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. ll 30 ENG 13. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No, 201 . 517. ENG 14. Dedicate an easement 4 feet wide along the back of the driveway approach for sidewalk purposes. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A right-of-way plan check fee shall be paid by the applicant per the latest fee schedule at time of application. ENG 15. Construct a 5 feet wide sidewalk separated by a 2' to 3' wide landscape strip behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 16. Construct pavement with a minimum pavement section of 2 %2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to centerline along the entire Virginia Road frontage in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 17. All broken or off grade street improvements along the project frontage shall be repaired or replaced PURETA DEL SOL ENG 18. Construct a 6 inch curb and gutter, 18 feet west of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. ENG 19. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. ENG 20. Construct a 5 feet wide sidewalk separated by a 2' to 3' wide landscape strip behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 21. Construct pavement with a minimum pavement section of 2 '/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or 12 31 equal, from edge of proposed gutter to centerline along the entire Pureta Del Sol frontage in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 22. All broken or off grade street improvements along the project frontage shall be repaired or replaced ON-SITE ENG 23. The minimum pavement section for all on-site pavement (drive aisles, parking spaces) shall be 2-1/2 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. SANITARY SEWER ENG 24. All sanitary facilities shall be connected to the public sewer system (via the proposed on-site private sewer system). New laterals shall not be connected at manholes. ENG 25. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING ENG 26. Submit a Precise Grading Plan prepared by a California registered Civil engineer to the Engineering Division for review and approval. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, 13 32 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 has 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 http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. b. The first submittal of the Grading Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. ENG 27. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist ( a copy of the written approval must be provided to the City) . The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at ACBCI- THPO(a)aguacaliente.net to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. ENG 28. In accordance with an approved PM-10 Dust Control Plan, temporary dust control perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control perimeter fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations. ENG 29. Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the 14 33 perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. ENG 30. Within 10 days of ceasing all construction activity and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on-site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be removed, as required by the City Engineer. ENG 31, Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. ENG 32. A Notice of Intent (NO]) to comply with the California General Construction Stormwater Permit (Water Quality Order 2009-0009-DWO as modified September 2, 2009) is required for the proposed development via the California Regional Water Quality Control Board online SMARTS system. A copy of the executed letter issuing a Waste Discharge Identification (WDID) number shall be provided to the City Engineer prior to issuance of a grading or building permit. ENG 33. In accordance with City of Palm Springs Municipal Code, Section 8,50.022 (h), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre (if there is disturbance of 5,000 square feet or more) at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development. ENG 34. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Division with the first submittal of a grading plan (if required) or prior to issuance of any permit. ENG 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 Grading Plan (if required). The California Department of Food and Agriculture office is 15 34 located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776- 8208). WATER QUALITY MANAGEMENT PLAN ENG 36. This project shall 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 contaminated stormwater and non-stormwater runoff, shall be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and non-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. 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 (if any). ENG 37. A Final Project-Specific Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from within the underground parking garage and the on-site private drive aisles. Direct release of nuisance water to adjacent public streets is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 38. Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument on a standardized form to inform future property owners of the requirement to implement the approved Final Project- Specific Water Quality Management Plan (WQMP). Other alternative instruments for requiring implementation of the approved Final Project- Specific WQMP include: requiring the implementation of the Final Project- Specific WQMP in Home Owners Association or Property Owner Association Covenants, Conditions, and Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the Final Project- 16 35 Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits. ENG 39. Prior to issuance of certificate of occupancy or final City approvals (OR of "final" approval by City), the applicant shall: (a) demonstrate that all structural BMP's have been constructed and installed in conformance with approved plans and specifications; (b) demonstrate that applicant is prepared to implement all non-structural BMP's included in the approved Final Project-Specific WQMP, conditions of approval, or grading/building permit conditions; and (c) demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). DRAINAGE ENG 40. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40-50% of the street frontage parkway/setback areas should be designed as retention basins. On-site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on-site retention. ENG 41. Direct release of on-site nuisance water or stormwater runoff shall not be permitted to San Rafael Drive, Virginia Road or Pureta Del Sol. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. ENG 42. This project shall 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 17 36 advised that installation of BMP's, including mechanical or other means for pre-treating contaminated stormwater and non-stormwater runoff, shall be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and non-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. 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. ENG 43. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $ 6511.00 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ENG 44. The proposed underground retention system(s) shall be installed on-site and not within the public right-of-way. The underground stormwater retention system shall be sized to have a sufficient capacity equal to the volume of increased stormwater runoff due to development of the site, as identified in a final hydrology study approved by the City Engineer. A decrease to the required retention volume may be allowed for percolation of the stormwater runoff into the underlying gravel and soil, not to exceed 2 inches per hour. Provisions for maintenance of the underground stormwater retention system(s) shall be included in Covenants, Conditions, and Restrictions (CC&R's) for the Home Owners Association (HOA), including reference to the fact that maintenance and/or replacement of the system may require removal of existing landscaping improvements within the landscape parkway at the sole expense of the HOA. The CC&R's shall reserve the right of the City to inspect and ensure that the underground retention system is operable, and in the event of its failure, shall provide the City the right to advise the HOA and require its repair or replacement to the satisfaction of the City Engineer. GENERAL ENG 45. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made 18 37 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, Mission Springs Water District, 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. ENG 46. 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, ENG 47. All proposed utility lines shall be installed underground. ENG 48. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on- site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the East and South property lines meet the requirement to be installed underground. The applicant is advised to investigate the nature of these utilities, the availability of undergrounding these utilities with respect to adjacent and off-site properties, and to present its case for a waiver of the Municipal Code requirement, if appropriate, to the Planning Commission and/or City Council as part of its review and approval of this project. If utility undergrounding is deferred in accordance with specific direction by the Planning Commission and/or City Council, the record property owner shall enter into a covenant agreeing to underground all of the existing overhead utilities required by the Municipal Code in the future upon request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the property owner and submitted to the City Engineer prior to issuance of a grading permit. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A covenant preparation fee in effect at the time that the covenant is submitted shall be paid by the developer prior to issuance of any grading or building permits. 19 33 ENG 49. All existing utilities shall be shown on the improvement plans if required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. ENG 50. Upon approval of any improvement plan (if required) by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval by the City Engineer. ENG 51 . The original improvement plans prepared for the proposed development and approved by the City Engineer (if required) shall be documented with record drawing "as-built" information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 20 39 ENG 52. 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. ENG 53. 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 in accordance with City of Palm Springs Standard Drawing No. 904. ENG 54. This property is subject to the Coachella Valley Multiple Species Habitat Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF). The LDMF shall be paid prior to issuance of Building Permit. MAP ENG 55. The developer shall apply for an annexation to the City of Palm Springs Community Facilities District established for public safety services and submit required applications, waivers, and consent forms to the annexation prior to approval of a final map. Payment of an annexation fee ($7,500) and shall be made at the time of the application. ENG 56. 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. ENG 57. In accordance with Government Code 66426 (c), an application for a Tentative Tract Map shall be submitted to the Planning Department if the subject property is proposed to be subdivided for purposes of sale, lease, or financing of commercial parcels (and/or residential condominium units) within the proposed development. No building permit shall be issued until a Final Map for condominium purposes has been approved by the City Council. ENG 58. 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. 40 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 22 of 22 Conditions of Approval The CC&R's shall be approved by the City Attorney prior to approval of the Final Map by the City Council, or in the absence of a Final Map, shall be submitted and approved by the City Attorney prior to issuance of Certificate of Occupancy. ENG 59. Acceptance of public improvements required of this development shall be completed by resolution of the City Council to release the faithful performance bond and acceptance of replacement maintenance bond to be held for one year. An inspection will be performed nine months after said acceptance as part of the notice of completion process, a notice of completion will be filed certifying the improvements are complete. TRAFFIC ENG 60. A minimum of 48 inches of clearance for ADA accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. ENG 61. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. ENG 62. Construction signing, lighting and barricading shall be provided during all phases of construction 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 Part 6 "Temporary Traffic Control" of the California Manual on Uniform Traffic Control Devices (CAMUTCD), dated November 7, 2014, or subsequent editions in force at the time of construction. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. END OF CONDITIONS 41 22 RESOLUTION NO. EXHIBITA Tentative Tract Map 37143 TTM Twenty-Four Unit Condominium Complex located at 305 West San Rafael Road November 16, 2016 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, 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. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case 3.3959 MAJ and TTM 37143; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, date stamped May 17, 2016, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Minor Deviations. The Director of Planning or designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. 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 1 42 Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 3.3959 MAJ & TTM 37143. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, 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. ADM 7. Time Limit on Approval. Approval of the Major Architectural Application (MAJ) shall be valid for a period of two (2) years from the effective date of the approval. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of Palm Springs may be appealed in accordance with Municipal Code Chapter 2.05.00. Permits will not be issued until the appeal period has concluded. ADM 9. Public Art Fees. 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 projects or 1/4% for residential projects 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'6y the Director of Planning and Zoning and the Public Arts 2 43 Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. ADM 10. Park Development Fees. The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit given by the City, as may be reasonably determined by the City based upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes in hillside areas (unless the area includes a public trail) landscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City's community-wide system and shown on the City's master plan). ADM 11. Comply with City Noise Ordinance. This use shall comply with the provisions of Section 11.74 Noise Ordinance of the Palm Springs Municipal Code. Violations may result in revocation of this Conditional Use Permit. ADM 12. CC&R's The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning for approval in a format to be-approved by the City Attorney. These CC&R's may 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. ADM 13. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of building permits, the applicant shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning for approval in a format to be approved by the City Attorney. The draft CC&R package shall include: a. The document to convey title b. Deed restrictions, easements, of Covenant Conditions and Restrictions to be recorded. c. Provisions for joint access to the proposed parcels, and any open space restrictions. d. A provision, which provides that the CC&R's may not be terminated or substantially amended without the consent of the City and the developer's successor-i n-i me rest. 3 44 Approved CC&R's are to be recorded following approval of the final map. The CC&R's may 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, ADM 14. CC&R's Deposits & Fees. 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 $675 filing fee shall also be paid to the City Planning Department for administrative review purposes. ADM 15. CC&R's Noise Disclosure. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. ADM 16. Notice to Tenants. The applicant shall provide all tenants with a copy of the Conditions of Approval for this project. ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1 . Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) required. All projects within the City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians reservation are subject to payment of the CVMSHCP LDMF prior to the issuance of certificate of occupancy. ENV Z California Fish & Game Fees Required. The project is required to pay a fish and game impact fee as defined in Section 711.4 of the California Fish and Game Code. This CFG impact fee plus an administrative fee for filing the action with the County Recorder shall be submitted by the applicant to the City in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to the final City action on the project (either Planning Commission or City Council determination). This fee shall be submitted by the City to the County Clerk with the Notice of Determination. Action on this application shall not be final until such fee is paid. The project may be eligible for exemption or refund of this fee by the California Department of Fish & Game. Applicants may apply for a refund by the CFG at www.dfg.ca.gov for more information. ENV 3. Cultural Resource Survey Required. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to 4 45 survey the area for the presence of cultural resources identifiable on the ground surface. ENV 4. Cultural Resource Site Monitoring. There is a possibility of buried cultural or Native American tribal resources on the site. A Native American Monitor shall be present during all ground-disturbing activities. (check for duplication in engineering conditions) a). A Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning. After consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to further investigate the site. If necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b). Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning Department prior to final inspection. PLANNING DEPARTMENT CONDITIONS PLN 1. Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs Municipal Code and all other water efficient landscape ordinances. The applicant shall submit a landscape and irrigation plan to the Director of Planning for review and approval prior to the issuance of a building permit. Landscape plans shall be wet stamped and approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Prior to submittal to the City, landscape plans shall also be certified by the local water agency that they are in conformance with the water agency's and the State's Water Efficient Landscape Ordinances. PLN 2. Sign Applications Required. No signs are approved by this action. Separate approval and permits shall be required for all signs in accordance with Zoning Ordinance Section 93.20.00. The applicant shall submit a sign program to the Department of Planning Services prior to the issuance of building permits. 5 46 PLN 3. Notice to future buyers on views. All prospective buyers of units shall be notified that there are no written or implied rights to the preservation of scenic views from the parcel. PLN 4. Prior to recordation of the final subdivision map, the developer shall submit for review and approval the following documents to the Planning Department which shall demonstrate that the project will be developed and maintained in accordance with the intent and purpose of the approved tentative map: a. The document to convey title. b. Deed restrictions, easements, covenant conditions and restrictions that are to be recorded. c. The approved documents shall be recorded at the same time that the subdivision map is recorded. The documents shall contain provisions for joint access to the proposed parcels and open space restrictions. The approved documents shall contain a provision which provides that they may not be terminated or substantially amended without the consent of the City and the developer's successor-in-interest. PLN 5. Pedestrian gates to be provided at all Fire Lane access points. PLN 6. Planning Commission recommends that additional carports be added in the parking areas through the Variance process. PLN 7. Interlocking pavers be used for Fire Lanes surface. PLN 8. Landscape plan to utilize similar plantings throughout the development. PLN 9. Pools/Spas water edge to be permitted within three (3) feet of property lines. PLN 10. CC&R's to restrict short term rental to no less than thirty (30) days. PLN 11. Recommendation to the Engineering Department to allow parking along West San Rafael Road. POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes' of the Palm Springs Municipal Code. BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. 6 47 `_ { FIRE DEPARTMENT CONDITIONS FID 1. These conditions are subject to final plan check and review. Initial Fire Department conditions have been determined from the plans received and dated May 11, 2016. Additional requirements may be required at that time based on revisions to site plans. FID 2. Fire Department Conditions were based on the 2013 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code and latest adopted NFPA Standards. Four (4) complete sets of plans for private fire service mains, fire alarm, or fire sprinkler systems must be submitted at time of the building plan submittal. No deferred submittals accepted. FID 3. PLANS AND PERMITS Complete plans for private fire service mains or fire sprinkler systems should be submitted for approval well in advance of installation. Plan reviews can take up to 20 working days. Submit a minimum of four (4) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain one set. Plans shall be submitted to: City of Palm Springs Building and Safety Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Counter Hours: 8:00 AM — 6:00 PM, Monday— Thursday A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. Inspection fees are charged at the fully burdened hourly rate of the fire inspector. These fees are established by Resolution of the Palm Springs City Council. Complete listings and manufacturer's technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. Plans shall indicate all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supportive data (calculations and manufacturer's technical data sheets) shall be submitted with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans. 7 48 FID 4. Conditions of Approval — "Conditions of Approval' received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval. FID 5. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW) and shall be surfaced so as to provide all-weather driving capabilities. • Fire Lanes — signage and/or curb markings required. • Fire Lanes — shall be secured with gates meeting fire department requirements. • Fire Lanes — no other vehicle access allowed. FID 6. Security Gates (CFC 503.6): The installation of security gates across a fire apparatus access road shall be approved by the fire code official. Where security gates are installed, they shall have an approved means of emergency operation. Secured automated vehicle gates or entries shall utilize a combination of a Tomar Strobeswitch TM, or approved equal, and an approved Knox key electric switch. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200 and an approved Knox key electric switch. Secured non- automated vehicle gates or entries shall utilize an approved padlock or chain (maximum link or lock shackle size of/< inch). Approved security gates shall be a minimum of 14 feet in unobstructed drive width on each side with gate in open position. In the event of a power failure, the gates shall be defaulted or automatically transferred to a fail safe mode allowing the gate to be pushed open without the use of special knowledge or any equipment. If a two-gate system is used, the override switch must open both gates. If there is no sensing device that will automatically open the gates for exiting, a fire department approved Knox electrical override switch shall be placed on each side of the gate in an approved location. A final field inspection by the fire code official or an authorized representative is required before electronically controlled pates may become operative. Prior to final inspection, electronic gates shall remain in a locked-open position. 8 49 FID 7. Key Box Required (CFC 506.1): Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be flush mount type and shall contain keys to gain necessary access as required by the fire code official. FID 8. NFPA 13R Fire Sprinklers Required: An automatic fire sprinkler system is required. 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 13R, 2013 Edition, as modified by local ordinance. Shall comply with Palm Springs Fire Code Appendix L. FID 9 FID 9 Require Fire Flow (CFC B101.0): Fire flow requirements for this project = 1,500 GPM; 2-hour duration. FID 10 Operational Fire Hydrant(s) (CFC 507.1, 507.5 & C105.1): An approved water supply capable of supplying the required fire flow for fire protection shall be provided. Maximum distance from any point on street frontage to a public hydrant — 200 feet (reduced from 250' due to dead-end street). Operational fire hydrant(s) shall be installed within 250 feet of all combustible construction and shall be serviceable prior to and during construction FID 11 Fire Extinguisher Requirements (CFC 906): Provide one (1) 2A-10B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel or near an exit door. FID 12 Smoke & Carbon Monoxide Alarms — Required. Hardwired, interconnected battery backup. ENGINEERING DEPARTMENT CONDITIONS The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. 9 50 STREETS ENG 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. All improvements are subject to inspection and a 24 to 48 hour inspection notification is required. ENG 2. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of any building permits. ENG 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. SAN RAFAEL DRIVE ENG 4. Dedicate an additional 4' feet to provide the ultimate half street right-of- way width of 44' feet along the entire frontage, together with a property line - corner cut-back at the southeast corner of the intersection of Virginia Road and San Rafael Drive, and the southwest corner of the intersection of Puerta Del Sol and San Rafael Drive, in accordance with City of Palm Springs Standard Drawing No. 105. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A right-of-way plan check fee shall be paid by the applicant per the latest fee schedule at time of application. ENG 5. Construct a 6 inch curb and gutter, 32 feet south of centerline along the entire frontage, with a 35 feet radius curb return and spandrel at the southeast corner of the intersection of Virginia Road and San Rafael Drive, and the southwest corner of the intersection of Pureta Del Sol and San Rafael Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 6. Construct the east half of a 6 feet wide cross gutter at the southeast corner of the intersection of Virginia Road and San Rafael Drive, and west half of a 6 feet wide cross gutter at the southwest corner of the 10 51 intersection of Pureta Del Sol and San Rafael Drive with a flow line parallel with and located 32 feet south of the centerline of San Rafael Drive in accordance with City of Palm Springs Standard Drawing No. 200 and 206. ENG 7. Construct a minimum 24 feet wide emergency access driveway approaches. First approach located 475' feet east of the centerline of Virginia Road and second approach located 336' west of the centerline of Pureta Del Sol in accordance with City of Palm Springs Standard Drawing No. 201. The access shall be gated and locked; and lock box key provided to the Fire Department for emergency access. ENG 8. Construct a 5 feet wide sidewalk separated by a 2' to 3' wide landscape strip behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 9. Construct a Type A curb ramp meeting current California State Accessibility standards at the southeast corner of the intersection of Virginia Road and San Rafael Drive, and the southwest corner of the intersection of Pureta Del Sol and San Rafael Drive accordance with City of Palm Springs Standard Drawing No. 212. ENG 10. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire San Rafael Drive frontage in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross- sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 11 . All broken or off grade street improvements along the project frontage shall be repaired or replaced. VIRGINIA ROAD ENG 12. Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 11 52 ENG 13. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. 517. ENG 14. Dedicate an easement 4 feet wide along the back of the driveway approach for sidewalk purposes. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A right-of-way plan check fee shall be paid by the applicant per the latest fee schedule at time of application. ENG 15. Construct a 5 feet wide sidewalk separated by a 2' to 3' wide landscape strip behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 16. Construct pavement with a minimum pavement section of 2 '/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to centerline along the entire Virginia Road frontage in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 17. All broken or off grade street improvements along the project frontage shall be repaired or replaced PURETA DEL SOL ENG 18. Construct a 6 inch curb and gutter, 18 feet west of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. ENG 19. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201 . ENG 20. Construct a 5 feet wide sidewalk separated by a 2' to 3' wide landscape strip behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. ENG 21. Construct pavement with a minimum pavement section of 2 '/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or 12 53 equal, from edge of proposed gutter to centerline along the entire Pureta Del Sol frontage in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 22. All broken or off grade street improvements along the project frontage shall be repaired or replaced ON-SITE ENG 23. The minimum pavement section for all on-site pavement (drive aisles, parking spaces) shall be 2-1/2 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. SANITARY SEWER ENG 24. All sanitary facilities shall be connected to the public sewer system (via the proposed on-site private sewer system). New laterals shall not be connected at manholes. ENG 25. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING ENG 26. Submit a Precise Grading Plan prepared by a California registered Civil engineer to the Engineering Division for review and approval. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, 13 54 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 http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. b. The first submittal of the Grading Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. ENG 27. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist ( a copy of the written approval must be provided to the City) . The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at ACBCI- THPOaacuacaliente.net to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. ENG 28. In accordance with an approved PM-10 Dust Control Plan, temporary dust control perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control perimeter fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations. ENG 29. Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the 14 55 perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. ENG 30. Within 10 days of ceasing all construction activity and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on-site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be removed, as required by the City Engineer. ENG 31. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. ENG 32. A Notice of Intent (NOI) to comply with the California General Construction Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified September 2, 2009) is required for the proposed development via the California Regional Water Quality Control Board online SMARTS system. A copy of the executed letter issuing a Waste Discharge Identification (WDID) number shall be provided to the City Engineer prior to issuance of a grading or building permit. ENG 33. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre (if there is disturbance of 5,000 square feet or more) at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development. ENG 34. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Division with the first submittal of a grading plan (if required) or prior to issuance of any permit. ENG 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 Grading Plan (if required). The California Department of Food and Agriculture office is 15 located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776- 8208). WATER QUALITY MANAGEMENT PLAN ENG 36. This project shall 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 contaminated stormwater and non-stormwater runoff, shall be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and non-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. 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 (if any). ENG 37. A Final Project-Specific Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from within the underground parking garage and the on-site private drive aisles. Direct release of nuisance water to adjacent public streets is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 38. Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument on a standardized form to inform future property owners of the requirement to implement the approved Final Project- Specific Water Quality Management Plan (WQMP). Other alternative instruments for requiring implementation of the approved Final Project- Specific WQMP include: requiring the implementation of the Final Project- Specific WQMP in Home Owners Association or Property Owner Association Covenants, Conditions, and Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the Final Project- 16 57 Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits. ENG 39. Prior to issuance of certificate of occupancy or final City approvals (OR of "final" approval by City), the applicant shall: (a) demonstrate that all structural BMP's have been constructed and installed in conformance with approved plans and specifications; (b) demonstrate that applicant is prepared to implement all non-structural BMP's included in the approved Final Project-Specific WQMP, conditions of approval, or grading/building permit conditions; and (c) demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). DRAINAGE ENG 40. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40-50% of the street frontage parkway/setback areas should be designed as retention basins. On-site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on-site retention. ENG 41. Direct release of on-site nuisance water or stormwater runoff shall not be permitted to San Rafael Drive, Virginia Road or Pureta Del Sol. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. ENG 42. This project shall 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 17 58 advised that installation of BMP's, including mechanical or other means for pre-treating contaminated stormwater and non-stormwater runoff, shall be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and non-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. 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. ENG 43. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $ 6511.00 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ENG 44. The proposed underground retention system(s) shall be installed on-site and not within the public right-of-way. The underground stormwater retention system shall be sized to have a sufficient capacity equal to the volume of increased stormwater runoff due to development of the site, as identified in a final hydrology study approved by the City Engineer. A decrease to the required retention volume may be allowed for percolation of the stormwater runoff into the underlying gravel and soil, not to exceed 2 inches per hour. Provisions for maintenance of the underground stormwater retention system(s) shall be included in Covenants, Conditions, and Restrictions (CC&R's) for the Home Owners Association (HOA), including reference to the fact that maintenance and/or replacement of the system may require removal of existing landscaping improvements within the landscape parkway at the sole expense of the HOA. The CC&R's shall reserve the right of the City to inspect and ensure that the underground retention system is operable, and in the event of its failure, shall provide the City the right to advise the HOA and require its repair or replacement to the satisfaction of the City Engineer. GENERAL ENG 45. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made 18 59 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, Mission Springs Water District, 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. ENG 46. 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. ENG 47. All proposed utility lines shall be installed underground. ENG 48. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on- site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the East and South property lines meet the requirement to be installed underground. The applicant is advised to investigate the nature of these utilities, the availability of undergrounding these utilities with respect to adjacent and off-site properties, and to present its case for a waiver of the Municipal Code requirement, if appropriate, to the Planning Commission and/or City Council as part of its review and approval of this project. If utility undergrounding is deferred in accordance with specific direction by the Planning Commission and/or City Council, the record property owner shall enter into a covenant agreeing to underground all of the existing overhead utilities required by the Municipal Code in the future upon request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the property owner and submitted to the City Engineer prior to issuance of a grading permit. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A covenant preparation fee in effect at the time that the covenant is submitted shall be paid by the developer prior to issuance of any grading or building permits. 19 60 ENG 49. All existing utilities shall be shown on the improvement plans if required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. ENG 50. Upon approval of any improvement plan (if required) by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval by the City Engineer, ENG 51. The original improvement plans prepared for the proposed development and approved by the City Engineer (if required) shall be documented with record drawing "as-built" information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 20 61 ENG 52. 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. ENG 53. 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 in accordance with City of Palm Springs Standard Drawing No. 904. ENG 54. This property is subject to the Coachella Valley Multiple Species Habitat Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF). The LDMF shall be paid prior to issuance of Building Permit. MAP ENG 55. The developer shall apply for an annexation to the City of Palm Springs Community Facilities District established for public safety services and submit required applications, waivers, and consent forms to the annexation prior to approval of a final map. Payment of an annexation fee ($7,500) and shall be made at the time of the application. ENG 56. 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. ENG 57. In accordance with Government Code 66426 (c), an application for a Tentative Tract Map shall be submitted to the Planning Department if the subject property is proposed to be subdivided for purposes of sale, lease, or financing of commercial parcels (and/or residential condominium units) within the proposed development. No building permit shall be issued until a Final Map for condominium purposes has been approved by the City Council. ENG 58. 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. 62 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 22 of 22 Conditions of Approval The CC&R's shall be approved by the City Attorney prior to approval of the Final Map by the City Council, or in the absence of a Final Map, shall be submitted and approved by the City Attorney prior to issuance of Certificate of Occupancy. ENG 59. Acceptance of public improvements required of this development shall be completed by resolution of the City Council to release the faithful performance bond and acceptance of replacement maintenance bond to be held for one year. An inspection will be performed nine months after said acceptance as part of the notice of completion process, a notice of completion will be filed certifying the improvements are complete. TRAFFIC ENG 60. A minimum of 48 inches of clearance for ADA accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. ENG 61 . All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. ENG 62. Construction signing, lighting and barricading shall be provided during all phases of construction 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 Part 6 "Temporary Traffic Control" of the California Manual on Uniform Traffic Control Devices (CAMUTCD), dated November 7, 2014, or subsequent editions in force at the time of construction. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. END OF CONDITIONS 63 22 Fp ALM p a0 pqi Z Q V N 1yo `N 'C'p4/F00.H�P. PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 26, 2016 SUBJECT: SUNIA INVESTMENTS LLC., FOR A MAJOR ARCHITECTURAL APPLICATION CASE 3.3959 MAJ; AND A TENTATIVE TRACT MAP (TTM 37143) FOR THE CONSTRUCTION OF A TWENTY-FOUR (24) UNIT CONDOMINIUM PROJECT LOCATED AT 305 WEST SAN RAFAEL ROAD, ZONE R-2. (CASES 3.3959 MAJ; 37143 TTM) FROM: Flinn Fagg, AICP, Director of Planning Services SUMMARY The Planning Commission to conduct a public hearing for a Tentative Tract Map and review of a Major Architectural Application for the construction of a twenty-four (24) unit condominium project consisting of two unit types which are one-story in height. RECOMMENDATION: Staff recommends approval of the application, subject to conditions. ISSUES: • Architectural Advisory Committee reviewed the project and approved as designed with the following comments: 1. Provide design of the project presence on San Rafael. 2. Temporary parking at interior of site. 3. Additional security for the parking. 4. Design the parking area to blend in with the residential portion of the site (interior courtyards — bring this concept in the parking). 5. Subcommittee to review the wall design on San Rafael (Secoy-Jensen, Song, and Cassady) • Subcommittee reviewed a revised perimeter wall design and recommended approval. BACKGROUND INFORMATION: 2/19/2016 Sunia Investments, LLC. M� � �� »3, h� t4^.5`tl Sv .�� y,�°Y �1�'.'.M�,a�.. c�•v 10/13/2016 Public Hearing notice sent to property owners within 500 feet. 64 Planning Commission Staff Memorandum October 26, 2016 -- Page 2 Case 3.3959 MAJ & 37143 TTM— 305 West San Rafael Road 10/22/2016 Email notification sent to Racquet Club West Organization; ,!a Racquet Club Estates; and Desert Highlands. Au ust 2016 Staff visited site to observe existing conditions DETAILS OF APPLICATION REQUEST: , l{� __ RP Net Area �� 4.05-acres 1 { = _ I <<ri �ili,�� i�iF��IIIIII�iili��h a# Subject MXD (Mixed-Use / Multi Vacant R-2 (Multi-Family Property Use), 15 units per acre Residential) North MXD (Mixed-Use / Multi Industrial M-1 (Industrial) Use), 15 units per acre South ER (Estate Residential), Single-Family R-1-A (Single- 2 Units per acre Residential Family Residential) East MXD (Mixed-Use / Multi Vacant R-2 (Multi-Family Use), 15 units per acre Residential West MDR (Medium Density Condominium R-2 (Multi-Family Residential), 15 units Complex Residential) per acre College Park Specific Plan Yes (see discussion below DEVELOPMENT STANDARDS Development standards for the project are to be evaluated by the Planning Commission pursuant to the Palm Springs Zoning Code (PSZC) Section 92.03.03 for the R-2 zone relative to architectural review as follows: Standard Required/Allowed Provided Com liance'' Lot Area 20,000-square feet 176,545-s uare feet Yes Lot Width 160 feet 963 feet Yes Lot Depth 180 feet 496 feet Yes Front Yard 15 feet 15 feet Yes Side Yard 10 feet 15 feet Yes Rear Yard 15 feet backing on R-1 15 feet Yes Building Height 15 feet backing on R-1 12 feet Yes (max.) 65 Planning Commission Staff Memorandum October 26, 2016-- Page 3 Case 3.3959 MAJ & 37143 TTM —305 West San Rafael Road Bldg. Coverage 50% lot coverage 36% Yes Trash Enclosure Required 2 Trash Enclosures Yes Mech. Equip. Screened Roof Top Screen Yes Parking 2.25 spaces per unit = 24 carports + 30 unit Yes 54 spaces + 6 guest = spaces + 6 guest 60 required spaces spaces = 60 Total Perimeter Wall 6 foot masonry 6 foot masonry Yes ANALYSIS: Site Plan: The proposed site consists of six vacant lots to be merged into one 4.05 acre parcel for the purpose of constructing twenty-four (24) condominium units. The site is located along West San Rafael Road between North Virginia Road and North Puerta Del Sol. West San Rafael Road is a semi-improved secondary thoroughfare and the project will require the half widening of the street, construction of curbs and gutters, and a sidewalk along the front of the parcel. In addition street improvements and installation of sidewalks will be required along North Virginia Road and North Puerta Del Sol. The site can be described as a long rectangle with 963 feet of frontage along West San Rafael Road. The site slopes downward from west to east with a fifteen (15) foot grade difference as shown in provided site cross-sections. The proposed condominiums will be built as four attached units in six buildings symmetrically placed around a center plaza or common area. The plaza will contain several community amenities to include one pool, an orchard, communal tables, fire pit, two pergolas, walkthrough sculptures, and community building. The project consists of two unit types: "Unit X which is 3 bedrooms - 2,034-square feet; and "Unit 7 which is 3-bedrooms - 1,853-square feet. The communal building is proposed to be 1,142-square feet in size. The proposed project has street frontage on three sides with a single-family residential community to the south; industrial buildings to the north; and a condominium project to the west. The project backs up to R-1 zoned single-family residential one-story properties and the new development will be sympathetic to the surrounding residential uses by having a fifteen (15) foot setback and one-story in height. The development will provide a transition from the industrial uses present along the north side of West San Rafael Drive and the low density residential properties to the south. The off-street parking for the project is located at both ends of the development with access from North Virginia Road and North Pureta Del Sol. The Zoning Code requires 2.25 parking spaces per unit with one space covered. A row of carports is proposed in 66 Planning Commission Staff Memorandum October 26, 2016-- Page 4 Case 3.3959 MAJ & 37143 TTM—305 West San Rafael Road each parking lot and meets the requirement with a total number of sixty (60) parking spaces required and six (6) guest spaces. Two fire lane access points are required from West San Rafael Road and will separate the building groupings. Pedestrian access is proposed as part of the fire lane access gates. Two trash enclosures are incorporated into the off-street parking lots and will service the development. Mass and Scale: The proposed development will be one-story with a maximum height of twelve (12) feet to the top of the building parapet. The adjacent properties immediately to the south are low density one-story single-family residences and the parcels across West San Rafael Drive are one-story industrial buildings containing a mix of auto related and warehouse uses. The proposed 24-unit condominium complex as proposed will provide an appropriately scaled project that provides a transition from the industrial uses to the low- density residential neighborhood. Building Design and Detailing: The proposed project will consist of four attached condominium units in six buildings symmetrically placed around a center plaza or common area with off-street parking located at the ends of the development. Unit J will be a 2,034-square foot 3 bedroom condo; and Unit T will be a 1,853-square feet 3 bedroom condo. Each unit will have access to a large private outdoor patio area surrounded by a six (6) tall masonry wall. The building design is a series of flat vertical roof lines with wide window overhangs and interior courtyard steel patio covers. Building materials to include smooth stucco walls painted "Omega White". Landscaping and Buffers: The proposed landscape plan includes the planting of Palo Verde trees along West San Rafael Road and the side streets in 36" boxes along with water efficient plantings providing varying heights and color. The interior plaza which runs the length of the complex will contain the greatest variety of plants and other accent pieces. A six (6') foot tall masonry perimeter wall is proposed painted in subtly different tones of white and light grey that correspond to the placement of street trees. The goal is to connect the wall movement to objects in the landscaping. The wall is to be constructed of CMU block in an alternating pattern painted light grey or white in a stacked pattern. The interior landscaping is broken into three parts and each section having a distinct theme: the Orchard; the Pool Area; and Native Pollinator Plantings. The Orchard area will utilize fruit trees neatly planted adjacent to acid etched concrete walkways. Other plantings include specimen Olive trees, accent succulents and agaves. Hardscape 67 Planning Commission Staff Memorandum October 26, 2016 -- Page 5 Case 3.3959 MAJ & 37143 TTM— 305 West San Rafael Road elements will include a black steel pergola shade structure, several community tables constructed of concrete and planting beds for seasonal vegetable growing. The pool area will include a large pool and deck with several small community buildings serving as gathering spaces. Steel shade structures will also be attached to the accessory buildings. Minimal ground plantings are proposed with larger Olive and Mesquite trees providing shade. The Native Pollinator Planting area will utilize Palo Verde trees, specimen Olives, large succulents, and agaves. Hardscape elements include two walk through sculptures, a steel pergola, and community fire pit. The design of this area is to provide native plantings with sand groundcover tying the area into the surrounding desert landscape. The parking lot planting will include Palo Verde trees and ground cover to provide shade and meet the requirements of the Palm Springs Zoning Code. College Park Specific Plan: The subject site is located within the College Park Specific Plan which provides design guidelines for Planning Area 6 (PA-6). While these guidelines are not firm development standards, they were devised to help in the future planning of West San Rafael Drive. A stated goal of these guidelines is to provide quality housing that is well integrated with surrounding neighborhoods and the local street system. The following is a comparison of the stated specific plan guidelines with relative to the proposed development: 1. Development should be limited to one-story multi-family units that are clustered to form interior courtyards that provide protection from the prevailing northerly winds. Proposed buildings to be one-story with a maximum height of twelve (12) feet. The project consists of four attached condominium units in six buildings symmetrically placed around a center plaza or common area with off-street parking located at the ends of the development. Plan meets this goal. 2. Residential units shall be designed to optimize season-appropriate shade and solar gain, and shall use roof designs that facilitate the use of rooftop solar. Building elevations show appropriately sized roof overhangs and pergola's to act as patio covers. All buildings will be wired for photovoltaic panels and the project meets the goal. 3. Access and circulation for this development shall rely on a single main access 68 Planning Commission Staff Memorandum October 26, 2016 — Page 6 Case 3.3959 MAJ & 37143 TTM—305 West San Rafael Road drive off San Rafael Drive with a secondary access from North Virginia Road. The proposed development provides access to off-street parking lots from North Virginia Road and North Puerta Del Sol with emergency access from West San Rafael Road. Staff believes that due to the site layout the intent of this goal has been met by directing vehicular access to the local servicing streets and eliminating direct access to the secondary thoroughfare. 4. Covered and uncovered parking shall be provided in accordance with parking standards set forth in Section II of the Specific Plan. Parking areas and landscaping shall be located along the southern site boundary to buffer residences to the south. Plan provides twenty-four (24) covered carport parking spaces with an overall space count of sixty (60) meeting the requirements of the Specific Plan. The parking lots and the perimeter lot line to the south will be fully landscaped to provide a buffer to adjacent neighborhoods. 5. Open space amenities shall include thoughtfully conceived desert themed gardens. The project open space is broken into three parts with each section having a distinct theme: the Orchard; the Pool Area; and Native Pollinator Plantings. Proposed open space will be landscaped utilizing fruit trees neatly planted adjacent to acid etched concrete walkways specimen Olive trees, accent succulents and agaves. Hardscape elements to include a black steel pergola shade structure, several community tables constructed of concrete and planting beds for seasonal vegetable growing. Based upon these design elements the project meets this goal. 6. The streetscape along San Rafael Drive and North Indian Canyon Drive should include a six foot masonry wall or serpentine comparable design. The project perimeter wall along West San Rafael Road, Virginia Road and Puerta Del Sol will be six (6) feet tall stepped masonry wall painted in subtly color tones of white and light grey that correspond to the placement of street trees and the plan meets this goal. Architectural Advisory Committee The Architectural Advisory Committee (AAC) reviewed the project at the September 6, 2016 meeting and voted to recommend approval to the Planning Commission with the following comments: 69 Planning Commission Staff Memorandum October 26, 2016-- Page 7 Case 3.3959 MAJ & 37143 TTM—305 West San Rafael Road 1. Provide design of the project presence on San Rafael. 2. Temporary parking at interior of site. 3. Additional security for the parking. 4. Design the parking area to blend in with the residential portion of the site (interior courtyards — bring this concept in the parking). 5. Subcommittee to review the wall design on San Rafael (Secoy-Jensen, Song, and Cassady) The applicant revised the perimeter wall design as a stepped CMU masonry block structure that is off-set by 1'-4" providing relief along the streetscape. The paint scheme for the wall will be white for the forward panel and light gray for the recessed sections. The area between the perimeter wall and sidewalk will be landscaped along with large street trees will help soften the street presence. The revised wall design was reviewed by an AAC subcommittee and has recommend approval. Architectural Review Criteria: PSZC Section 94.04.00(D) requires an evaluation of the proposed development to determine if it will provide a desirable environment for its occupants, be compatible with the character of the adjacent and surrounding developments, and whether it is good composition, material, textures, and colors. Conformance shall be evaluated based on the following criteria: 1. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as distinct from parking areas; The proposed site consists of six vacant lots to be merged into one 4.05 acre parcel for the purpose of constructing twenty-four (24) condominium units. The proposed site consists of four attached condominium units in six buildings symmetrically placed around a center plaza or common area with off-street parking located at the ends of the development. The site is located along West San Rafael Road between North Virginia Road and North Puerta Del Sol. West San Rafael Road is a semi- improved secondary thoroughfare and the project will require the half widening of the street, construction of curbs and gutters, and a sidewalk along the front of the parcel. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; 70 Planning Commission Staff Memorandum October 26, 2016 -- Page 8 Case 3.3959 MIN & 37143 TTM —305 West San Rafael Road The proposed project has street frontage on three sides with a single-family residential community to the south; industrial buildings to the north; and a condominium project to the west. The project backs up to R-1 zoned single-family residential one-story properties and the new development will be sympathetic to the surrounding residential uses by having a fifteen (15) foot setback and one-story in height. The development will provide a transition from the industrial uses present along the north side of West San Rafael Drive and the low density residential properties to the south. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens towers or signs) and effective concealment of all mechanical equipment; The proposed development will be one-story with a maximum height of twelve (12') feet to the top of the building parapet. The building setbacks are consistent and conform to the R-2 zone development standards. The adjacent properties immediately to the south are low density one-story single-family residences. The parcels across West San Rafael Drive are one-story industrial buildings containing a mix of auto related and warehouse uses. The development as proposed will provide an appropriately scaled project that provides a transition from the industrial uses to the low-density residential neighborhood and generally conforms to the College Park Specific Plan by meeting the design guidelines for Planning Area 6 (PA-6). 4. Building design, materials and colors to be sympathetic with desert surroundings; AND 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously, AND 6. Consistency of composition and treatment, Building materials to include smooth stucco walls painted "Omega White". The project consists of two unit types: "Unit X which is 3 bedrooms - 2,034-square feet; and "Unit T" 3-bedrooms - 1,853-square feet. Each unit will have access to a large private outdoor patio area surrounded by a six (6) tall masonry wall. The building design is a series of flat vertical roof lines with wide window overhangs and interior courtyard steel patio covers. Carports are proposed in each parking lot consisting of a simple steel support post with corrugated metal roof painted tan. 7. Location and type of planting, with regard for desert climate conditions. 71 Planning Commission Staff Memorandum October 26, 2016 -- Page 9 Case 3.3959 MAJ & 37143 TTM —305 West San Rafael Road Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials; The landscape plan includes the planting of Palo Verde street trees along West San Rafael Road and the side streets in 36" boxes along with water efficient plantings between the perimeter wall and sidewalk providing varying heights and color. The development interior plaza will contain a variety of plants and other hardscape pieces to provide amenities to the residents. A six (6') feet tall masonry stepped perimeter wall is proposed painted in subtly different tones of white and light grey that correspond to the placement of street trees. Tentative Tract Map Findings are required for the proposed subdivision pursuant to Section 66474 of the California Subdivision Map Act. If any of these findings are not met, the City shall deny approval: a. That the proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The TTM proposes one (1) lot equaling 4.05-acres for the purpose of a twenty-four (24) unit condominium project. The proposed development consists of four attached condominium units in six buildings symmetrically placed around a center plaza or common area with off-street parking located at the ends of the development. The proposed use meets the density requirement for the Mixed Use/Multi-Use (MXD) land use designation consistent with the General Plan, in addition the proposed density meets the requirement in the College Park Specific Plan and this finding has been met. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed subdivision is consistent with the R-2 zone in which the property is located. The Tentative Tract Map will consist of one lot equaling 4.05-acres. The design of the proposed condominium development is consistent with the applicable zoning and the finding has been met. c. The site is physically suited for this type of development. The proposed development on a vacant flat lot will have access to a public street and will provide an appropriately scaled project that provides a transition from the industrial uses to north and the low-density residential neighborhood to the south and generally conforms to the College Park Specific Plan by meeting the design guidelines for Planning Area 6 (PA-6). The site is physically suited for this type of development and the finding has been met. 72 Planning Commission Staff Memorandum October 26, 2016 -- Page 10 Case 3.3959 MIN & 37143 TTM—305 West San Rafael Road d. The site is physically suited for the proposed density of development. The proposed twenty-four (24) unit condominium project on a 4.05-acre lot is consistent with the allowable density of 6.1 — 15 dwelling units per acre in the MXD General Plan designation. In addition, the R-2 zone requires 3,000-square feet per dwelling unit which is within the zone density requirement. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The proposed Tentative Tract Map for the development of a twenty-four (24) unit condominium complex is located on a flat semi graded lot surrounded by existing urban streets with adequate public utilities serving the lot. The surrounding development includes an industrial park, condominiums, and single-family residences. The proposed 4.05-acre site is not likely to cause environmental damage or substantially and unavoidably harm unique 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 design of the proposed condominium complex includes connections to all public utilities including water and sewer systems. Access to the site parking lots is from Virginia Road and Puerta Del Sol with emergency fire lanes providing pedestrian connections from the development interior to West San Rafael Road. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements across the subject property; therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. ENVIRONMENTAL ANALYSIS City Staff has evaluated the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project is categorically exempt from the requirements of CEQA pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. The proposed project is categorically exempt because: 1. The project is consistent with the applicable general plan designation and applicable zoning designation; 73 Planning Commission Staff Memorandum October 26, 2016-- Page 11 Case 3.3959 MAJ & 37143 TTM—305 West San Rafael Road 2. The project is located within the city limits on sites of no more than five acres substantially surrounded by urban uses; 3. The project is not located on sites that have value as habitat for endangered, rare or threatened species; 4. The project will not result in any significant impacts relating to traffic, noise, air quality, or water quality; and 5. The project can be adequately served by all required utilities and public services. Accordingly, upon approval of this item, a Notice of Exemption will be prepared and filed with the Riverside County Clerk. FINDINGS: The project as proposed conforms to the development standards for the R-2 zone and is a by-right project. The College Park Specific Plan provides general guidelines for site layout, access, open space, streetscape design and building massing which are met by the proposed development. Based upon this determination, Staff recommends approval of the project subject t Conditions of Approval. . c7x Glenn Mlaker, AICP Associate Planner —a i�_ Flinn Fagg, AICP Director of Planning Service Attachments: 1 . Vicinity Map 2. Resolution 3. Conditions of Approval 4. Justification Letter 5. Minutes of the September 6, 2016 AAC Meeting 6. Site Photos 7. Site Plan 8. Landscape Plan 9. Lighting Plan 10.Site Layout Details 11.Aerial Perspectives 12.Sections 13,Carport Design 14. Image Boards/Materials 74 Planning Commission Staff Memorandum October 26, 2016 -- Page 12 Case 3.3959 MAJ & 37143 TTM —305 West San Rafael Road 15.Building Elevations 16.Building Sections 17.Floor Plan 18.Roof Plan 19.Community Building Elevation 20.Grading Plan 21 .3-D Perspectives 75 -f+ Palm p�nngs , " �, ram, ,u Alk Ap .yam o � 1Y �•e ' -'� �• .. �. +r- I� ,. 1 g�aM nd 1 � • indow •om any € 11'. _ a ay.a a.Au ark DesertjTiger 1riiriii, W San Rata(ii F), W Sa, ? -- 1 W San Rafael Dr W San Rataei Di W San Rat, W San F 3 t' s• san aa(ael or Pafa y z w al SPrin9s Vdl_a_s r ✓• . - elk 41 *-SUBJECT PROPERTY,' _0 �_ NVilla Cl - " 'N V,IIP{ ko AMC Nanta:,atan-'a sic . s,11M Main ,a�U�= 1 ,a=17L # Y fir( 15�Y"',. �`' R "k, .✓�i V � er # h { 5 RS � r V y� 3 1 �`° 77 D . . � �� \ \ � § \�\ _ c of � b� l \ 4 � n' h � W p 'z ' TENTATIVE TRACT MAP NO. 37143 n�m rt PROJECT, IN THE CITY OF PALM SPRINGS, RIVERSIDE COUNTY OWNER: FOR CONDOMINIUM PURPOSES N s LEG4 DESCRIPTION: mMEx�K Mrx¢%xM1WR[mFmTA ff 5W[M1xllVt 16 PF¢T TeWIa IX M[ if 4n�IWY Y� � FMr wYJ�IICI M f!' — AJf0.N MmT m 1].5 WJEWSc r,xmuMC rM m!r ftNW ux[ s4 MN: 5°F16m1 MR0.G1 WS nx YVxOSmP[imP ] IPE SiFM ST9 f 9xE,INR GENERAL NOTES: rnc.mcTW M 5>ry Fef:.¢M TmcAL sccnW v wRcvu RD TYPCK sccnW QE Puxsre su srx VICINitt MAP pIv n w5n z wwv5m�v+n us:X mw"iL Fr.Ircs,eXnN nvr ro swi-Im.w!xnro M¢r m uNx-m°.:W u.sr) tXm m xnx-LmFxe XanM Fxn(r°n.c ml LOT AREA: ! Wmx.S r,.m:Lam a uauFmml�cnt nFmw[n m __ tvtm¢ e --1 ww mlce.m e. .u.¢wc.nu x xx r Pu nw mom m.mm.nx.c — n]I SAN RAFAEL DRIVE ¢ IK w.e Fw..lm m. eISA In 50 B .wnwWx A / W! m x rr L. r 8 �a v k ! R A . - Sens e5ys Syylyp ,,rtv 0i, o W n1.0 n N m m d d E w won emn k M n M' vm a rA.•n°a >. . " m a 8 _ ms .vx ®m ,® mn>I m,♦ 9 � s > .� mmi> mn5x ® p ® mn .`tA PARKING , • 3 li . �.] : NOTES �X.s woe mvT mop mmu mnu uxnts mote 6 6 mn xl mmxl • xwn mnx! ® � gf3 x'r P> m / C -e ray° g F:.zS"".°¢>vvmwai5.wnrvF]wrx"wIu°F"`!'Iay..�oF:m n n ¢SOIFA Xn w,: d[ en emo . won pp • n b rt MOD 3 wo nl II m rt .lira Sp J u`Mxmx�C m�.Si v.5°x�o m � . — aKry _ f a.) A '� J FMwSK bu¢.md mS�s°v1•®m°F. f3 :.ey W !mu•.e u¢m:ua:rru er S]rxke BASIS of Buaw mcs \ xo.. \ nlslc vrilm > tm,we.m©w wrc Xv5 elf THE Enuvm ug mvinX vs°f,w.mm m �eE WnIFD w m wrwrzmulm rs maw m aw ww5 n¢.n wmN w xv � s n Aan e Ww alas eW M mI / - wn smu su.°.>5,wn M cswmo: wc�mv�mx vmwm,wnrx,>m X..s,mw.,m \� BENCH MARK: & \°=TM""s0\ w EASEMENT NOTES: nEsaHo..sea'wws wsc srurm'ms wsr Saim NF!w M m � D ,. .I. . rw au urtR wran5a ro P mm' vwa[,ntm sxI nrA2 W,c In rt un m wu cr _... EL ww. 1 ucomm lo-b iv.w FF n Pn 5•a oa m ESyM1. gl.:wfm:..c a•m a m,.m..Im rm.v v.m:...�.n..-.+ `.._✓ (NOT A PART OF THIS SUBDIVISION) X°r W°nwc wwI w!om�v"5.wo a w,,ww °Ew SwYMNr.w WWI[YNne,Slmxa¢un[m¢L n tiroEo. R TM. UTILITIES: a°aww.. v:wml"m5w. rm vmm roxom e 0 g w ABBRENATIONS . w m[. ]w-ssrwal P.0 ssvwm.c. o 4 mp w oo� mlmm•F°mnm N B 03�� .. rurw:u rwt tuux cF¢'?En e.: SSurrtlm usmx.ut m0>.V. mL LW_ _ "ppxlu Y.m a rtMP.mf smmM wOwcs n: 5! e a..c r w� n"mI,mea CATALINA ROAD "x"°� PA wvwl.�u e. ....xAmm PWmsme Iwac.0 m' w.a SCHOOL DISTRICT: TEGRAPHIC SCALE e Yr p I£GFND: .eI g„ TENTATIVE TRACT NO. 37143 m . b' cu c Xn wm]u sr A E .: ms w.nuN>wm —,:s— .gI mllmn yr zw wvEn ,.o,c,am u55ew __ -Sesvar meow CITY OF PALM SPRINGS I Iw to u w <wm. FOR CONDOMINIUM PURPOSES A T To. "w:m.ee.�ew�.,.m„m SHEET 1 OF 1 �JA 80 ROUGH GRADING & DRAINAGE PLAN F 1 �� RAN RAFAEL DRNE aD1q ry �I11II r ' -OO�A 5 RAPAEL OR , ... 4Fb2S5 , . ..- n n v 5.5 gg1Sf�n W �P SIC.Pn ADD '� 1 _ F 623.0 F 623,0T / ` B�gg�� PN08115`. FF 35 VAD 6225 PAD 822.5 PPD 61.5 A0612,5 9 a 1 Mon-ETU. (w FEET 1 0 0 09 © FF6A.0 FF 823.0 iF{ 11&g� ✓ - ® B © /�,PAp 6225 PPD 6225 pR0 fit�5 IfADfi81]5 PAD61m PAD 125 X A.535G• \y,.. F620. F0==pp5 © ©FF 615.5 FF8$5 620. AD Bl�.QT ''PAD 6160 EM Is. "PAD 6100 ° b 61BX A b�s i — VISTA DEL NOIQE LET LOT L LOT 12 LOT 17 F t°AaP�e un-u P�65S60 PADS P�AOS F BMI.S \�wp FF 0�5 PA 8P0.0 PID O FF 81 0 8 D 615.5 IF 115 FF 813.0 FF fi1d0'— RAD°sYs If�D��fs PADsu.S PADnzs FFS D.S CONSTRUCTION NOTES PROP. GRADE IX. GRADE P 615.0 PAD 61 0 PAD 'Go NnnN un p SECTION CUT pf NI 24".-QIEGN BASIN wrzx xoN-.'C RATED GRATE Mh PROP. GFPDE u,Yane (TRNFTC OMTE AT DRNEWAY) PER BROg PRODUCT 2424 OR EW.MM KRSTM RL01'FLUB. SEE OEIAI HERON. Q Cg MUCT NEW MINE'MY MPRMGx PER CM M. ® CONSTRUCT 6•P.C.C.CPorEYAY PAVwC OR FOR SUL ENGINEER'S IMdT RECpINFIMT0T6. ILA FFFOB SSD FF 62A0 Ff 62d.0 F 6A.5 FF 8205 A k UJI CONFERIPCT CAPEO A#.T WLL BE SUFfliES3ED�AiOLFA.51 BELOW BeTeS°.. PADSEL5 PAD6Y15 p _ O P 6t0.0 PAD 0 FF 61&D ppfi q0 5 PAVEWFM EIEVATON FOR INFILTRATION PURPOSE T\ PAO61]3 GA0511.5 6150 w pMl t 0 PADS]B PADIFZ5 SW FF 6 0.3 q ® CONSTRUCT P AKN Y pR N NO I PER CR. n HOMA P W `EX. GRADE MOP. GRADE _ PAD 100 MTH TYPE 2 INLET AND W-1'-0'. H SECTION CUT °ry PwemC?r ©Y N CONSTRUCT VEGETATED SWALE PEP DUAL HEREON, RUST BE ft WIM GRASS FOR ERDSNIN PROTECTION PURKSE. Q{INnN1 RWF DEAN DCWNSPgIE SY M PIK h DIRECT I'M!G RGW M CB.TNRU.WR:6PiPE AREA _ _Tp N11 T ®YIPASX ENCLOSURE FOR TXREE °4 GL.CM.SEE ARCH,BUILDING PLW\uR LWFI `E%. GRADE PROP. GRADE 111 -LAD -V6 O ®3 CONSTRUCT PERRE>BIE GONE.FOR PARKING nLLL(M.) SEE CETNL SET PROP. GRADE ry nwa°uMs 0 CONSTRUCT GUIDO CFwId�R SSIER FOR STORY WATER DET NTION PUNKS C SBCTION CUT p INnALL Ay M GRAN PIK. SLOPE 2X, eyp F r ® INnALL r°CL GRAN PEE, SLOPE 2%. e uvAt — NM1 vls m� wnAEL u ..� I(/JI^�I11II^II © t2•x •uTT:x eAs1N W RES. _�.�N d fL4$L f 1 �f R4� \ 0 DEPRESS DRUB FACE W 5'O.G.TO IET RUNOFF FLOW MRU. INTO 6e M91.11 W OA T TACK1 fm°o�i{. 1 LY] ® UNOSCI12 ARR, - wnNL Ir AR IA REFER ORA SEE OETNL ON SIR J EX GRADE - I PROP. GRgOE flsv DmI f W - RESIt i0 VMUP BxP. UndRISFound Somica N PROP, GRADE— OgmC X. GRADE PROP. GRADE DIAL D SECTION CUT E SECTION CUT g SECTION CUT 811 —"'Rr ..� �"• CITY OF PALM SPRINGS,CALIFORNIA GOLDEN LAND ENGINEERING,CO., C2 nrxwpuXWAPRXB xAACBvw%xBGXrs uwiXs mRr E W °Raw IRI Mr FM W 1 V rY .. N E SUNIA HOMES - Fn.F:p�M.n .3— 81 r TµtPC0.iFXCE CpNAETEDEPt.vv e'iYL erEEL VERfiMw fTN1.1 FPE.1 f Tµ1R,.SETE 4RiE RMTRUN WYL W�fwE sTEFl PETNNiN6 STEPS ACQ66 GTE prtES T EM O' e'eME51EF1 PNDT pTV Ll TALL WYMXAWON 6ER,%TREAD WlE 6CULeNRE rLN15TlEL FfE LWEGTE CdIMUWLT/BIF im 1 1 EGRKB DE61xw1 9TEELRkTNWNO8TEP8 --- YSYEp KYEBTUW EE11Ess �1 11TI WNfJtER RbFAG%TRF.N f MTYR116Y 11'wwYnPoYEIER WµL[ E YEGETMeeY6 Eun➢MGs1W CM BfEEL 14A0[LA it IYd Pd TYW _PETEBTMNAff.Fd6 . 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O.ERp 1 Ilk 1� 1 SECTION A 4i13r rYLFooL.ExcE WEtMO�Y - ITYL CpY.AETE fivamw scxEE.S a'Tµ1 PEAMETER " wAu eptoWq e'TN PE..ETEA wAu LANDSCAPE PLAN AND SECTIONS SECTION B SCALE:1/32'=Y-O' 82 __: .�.�. . , _.. ..,. ._ .,_ �� :d ,�� v:, .. .�. y , .. , - J - _ _ .. ,�„ , • , . �� y , � � � _ , � � _ :.; . ,� „��� � —. •�, y��, `� _ h,: ,t�: _ .. . � - -r R � �� �� ~ _ �' � .. _ al � .. .. � !�' `i S� �. �" .�e a ��. ' � �,� { j) P __ q py�� ' 'w � �''� ri N � ..,,� � � e t4.jy ] nr r-�- �., 7jf„ - � x.� � ;A .,' �,, ,,� E; t s rt � ar rA 7 f - i�s r A { � n, r _ X GYM'gam I �k1 L♦ \ ... "tom -� � , � . � �'r �,f+ .Y• 1� i a r 1 1 � [It'1 I � 1 ` r � ',• F mow. � .. _. l����4�Y��� . � i " _..,,...tee..: .. „ `� _. �- � �- a ��•♦ � 1;!'� n.v _- �'. .. ♦ � ? n Al i� 9 e ivy .� 4. ap� l A. .r>tieb fir rim r 4f Yb i sz •� �i C L It e��r t vppy�PP��'�x't c� 4k•}jr�+'tt 1. jy• 4 �^�. V 111� �. a �� � Ate`'... it �:' .Y"vy �• a ) w \ d ��♦ DL.I �i yf c Via, ��y � �.. .� i-A`fi'Y IM *71 � Y � 1 j� K it a E (1 2` 1 u y� y �t . ,�� Y«.!•.. Lin�Ma �i�� `�.�{ �i: IAK t 711 �p .% ey ) ,a " } a¢ ♦ f!M 1 , ii,' , r� r +I 14' f, /i��. Amy♦ � ! �,r Y. - �on i e a q � � ° oo. • .. ' ° ° � a 0 0000000 a o° I n. a — u o e e n I o n n PLANT LEGEND SYMWL YIENTFIC HAKE COMMONNPME _--. STY,SVE MCQLS TREES C.De C.rt—eN. a+ert Museum P.I. IS 40-Bax L Mo.."' Valle Cea Caro um z'Gsen N.vt Museum polo 2w]69ai L MuaeuM V°Ne CA De Ceni6um x'Dasen bmn Museum Palo aW 3V Sov L Muuum' M Veo-Sbeal Tres QSo qea ewopaea give Cyw Box L qEu Olaa•uropaee Orve lww Box L R% Rosops putoscons sv.v oan Mesqu. 2VWSoz L SHRUBS Ap De ABave tl•a•ni 0.mn Apave msp L ARM AOavevimamuna octopus Allow wi% L A.Su Asa.,-eubM. RUM 1014 e0 msp L Fe Cy F—.us MiMac°us Benel CacMs w% L He" NeapercYuva pwsi DunLorCS CRM 2W 5R L HY ErnHypos enwryi Dawn L•venWr g % L to Ca luslieecYiornim ch."... W5, L Do Bc Cpum..'"lis Boavenad Prkgypaw Nlo 5g L S.Ap Sloia.pions min Sage mr1. L S.E, Salvia epo—t . R.-Sage 3ppl tp L Sp Am u^pM1YwJwe anbgue Deets M•1ew Mpl$p L Y. Sp Yucca b—Nalie loMua Tne ]ITBD L YU Sp Ymp SCMJig°ra MoYw Yucm Sy 15g L ORCHARD Room.dlmry ers Dale P Irn 9Zt<bor L HA Cites.V.— Cbma.V•rioue W2Pbm M NA Runes perska Dosen DeemC dPoets 3V21b- L GOM' PLANTING PLAN SCALE:1132"=1'-0" 88 - , lllll - I � _ -- ► . I LIGHTING LEGEND mxl®tJv lawn K r aura rr..uw•u.m. .,, _ ytnw r..ww i SVMSOL WNT FIXTURE INFORMATION pTy. �' I(RAtcTaR III-- rax.. - IUCHLER 30L0 K OUTDOOR LANTERN .e,....: v...m.xr _. :.. ... VIDD p.r rru n�•^a.e.npx, "TEli:11 UTURE nvyn,gsywwN .r .,s d.MM,wnW. MATERIAL'.TE%TURED ARCH BRONZE LED qy yap VOLTAGE 1G ay 'ys LUMENS.130.PN "' O• LUMENS:J50 �'• ": __ 4nTR vnimrn1) • ARCHRECTSPATHNPUGHT MODEU MW26MR16LED rsquncmahus.ag - MATERIAL:BRASS LED 5.IAN ELECTRICAL EA L .VAC M+1.M rsSnrN✓+ LIGHT SPREAD: Rl LUMENS aW .w,rxml a r••u wrei+ �{p SIODEL, WNDWHTS Unn.p... r. ENGINE SP.FMWI006CP mn A°.°u ... xn.. MATERIAL LF SATIN MASS urpmanne,n.".q a �., vw MpTERlp1:SATIN BRA55 LED.TV KICHLER " ':�'n.�:w'�•m.,"u" 3 J EI CTRN:PL:12N15V a ...n...,•n..„ LUMENS:210 LIGHTING PLAN N\ SCALE:02"=1'-0" 89 i i to --- - - - I - I i UNIT 2 UNIT 3 .1NIt J .I i to r I 1 OB 1B f0E 36 1<B I E? N I / I \ A qq N N I-I / \ _ - -' - g _b m ••� a . '� '•� (4` �p 111 z7l � INN N ,.A ]1 \ 3A - E I_ N > N D 4g\ UNIT 7 UNIT eF LAYOUT PLAN- 1 OF 3 I N` SCALE:1116"=1'-0' 90 --- --_ - ----- - - ---- - I �IT 3 UNITE c UNI' 1� 1vI1 11 UNIT I\ ICI q I I\ 4 '13 LE xe f NJ I I � 'i I l I INIT 7 1 NI-8 l,N UNIT -1 UNIT 15 UNIT 16 UNIT21 _ J I I LAYOUT PLAN-2 OF 3 SCALE:1/16"=1'-0" 91 i i WAY i - -------- ---- --- --- :NI",] UNIT 18 - _ - "IT, UNIT 20 �, n n � s mr I L-.-J - , , —a �5 '.9a - o ',A F UNIT 21 UNIT 22 - �' UNIT 23 ',',IT 21 - I LAYOUT PLAN-3 OF 3 N\ SCALE:1/16"=1'-0' 92 N PUFR1q pFl SOL PAP t N VIRGINIA RD AERIAL PERSPECTIVE LOOKING NORTH EAST PERSPECTIVE AT MAIN PATHWAY VIEWS NOIF RI NOERINGS ARE FOR WSW REFERENCE ONLY RENDERINGS MAY WE REFIER UPMEU DEMGN. 93 �V t nor i at A►i // • LOOKINGAERIAL PERSPECTIVE AD SAN RAFAEL DR C AL -AlL , z I ;'.• 1. �b I m AL Ap, r _ o e f Yl�- to ------------ u tea. :+R1£ �_ a#� 1 w k F .� .AA.j too A PERSPECTIVE AT N VIRGINIA RD . C PERSPECTIVE AT W SAN RAFAEL DR PLAN BLOW UPOF STEPPED CMU WALL is� 3 h STEPPED CMURN TREE VFRDFSIFLFEf FIREIANE AND STEPPED PATTERN . STACNTED LIGHT 1Rff LOWERED RAN"TE STACKED PATTERNWh . GRAIY.U"5GHT -STEEL LOUVERED BENJAMI WHITE,USE GRAY USE BE WAMIN BENIR WHITE ORE MOORE ICED CUBE PER WHITE R. Y SILVER I g PERSPECTIVE AT PUERTA DEL SOL p ELEVATION OF WALL AT SAN RAFAEL STREET VIEWS NOTE:RENDERINGS ARE FOR MSUAL REFERENCE ONLY RENDERINGS MAY NOT REFLECT UPDATED DESIGN. 95 r^ W }t10 X¢ES W/ � TP rx�WY ___IS--- °1 WwWE1H FId 13T9 Al a-AW IBOM 6 RpR10 I M e 6r � CEE IIIRIN SEE FOLf fIMMa RNI :. i� } MU%E tEE OWN Cr.11'/i}fi 6'OE PORN CI.'tl Yiyti OME MM FmW t p yY' ffi yW b. F —Yl[xrIX,L� ffCnro VHri alFii bl N>ro mau Hart � A", w suLcxox W L— r _ —mmlert r#wc " I J I fawar:x m calm �d F ci.'n'z'.Is vaL wen u u cuv'hy'x an roux n u a mE Iauonw�oP rwM xe nrt mn,ua rno,x 1 t;1� uwr X°fcaR°«e ie a�ief eo�'xm.1p'rfuu MWFM flU4 M .a h1r%•t14 IXpVIMLY.ENN 1- O.C=E KV Y 4PW A . 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P[% EawvE 6tlf T MIXY) wens.s[E uunram I R TO 9FAM T �1.IMH SECTroX U PUWN TO atm V NLL FS3C4t5 W SPECGMwTfINS CARPORT SPECS CARPORT REFERENCE IMAGES CARPORTS FROM VALLEY CARPORTS-SINGLE POST DESIGN 96 y r x F ACCENT SUCCULENTS NATIVE PLANTS PAINTED WHITE ALUMINUM ROOFTOP BLACK ANODIZED MECHANICAL SCREENING ALUMINUM WIN DORMS W/ ORCHARD BOARD FORMED WALL A WHITE POWDERCOATED 1/4-STEEL OVERHANG i SPECIMEN OLIVE BLACK POWDERCOATED SMOOTH WHITE ORCHARD STEEL PERGOLA ACCENT AGAVES STUCCO_ ____ COLORTEK PREMIUM BOARD FOAMED WALL - STUCCO COLOR 1D- SAND GROUNDCOVER OMEGAWHLTE ACID ETCH CONCRETE WALKWAYS Y _ r r. l MATERIALS-SECTIONS AT ORCHARD NOTE:RENDERINGS ARE FOR NSFL REFERENCE ONLY.RENDERINGS MAY NOT MRECT UPWED DEAGN. 98 1.SPECIMEN OLIVES E � .:. ...u.:. __ .. 2.SPECIMEN PALO VERDE 3.LARGE COMMUNAL TABLE 4.SAND GROUNDCOVER )NIT11, 'NIT19 UNITS +• 5.SMOOTH WHITE STUCCO BUILDINGS-COLORTEK .,. PREMIUM STUCCO COLOR 10 OMEGA WHITE 6.STEEL RETAINING STEPS i i 7.BOARD FORM SCREEN WALLS 8.ACID ETCH CONCRETE WALKWAYS a i 9.JOSHUA TREE 10.NATIVE PLANTING 11.RAISED VEGETABLE BEDS 12.PRODUCTIVE ORCHARD I � , x . Y. LANDSCAPE MATERIALS- PLAN NOTE:RENDERINGS ARE FOR VISUAL REFER[NO ONLY-RENDERINGS MAY NO I RI III CI IIVI)AI I I IR Y(,N 99 ACCENT SUCCULENTS NATIVE PLANTS PALO VERDE SMOOTH WHITE STUCCO- PAINTED WHITE COLORTEK PREMIUM ALUMINUM ROOFTOP PLANTING IN SAND BOARD FORMED WALL STUCCO COLOR 10- MECHANICAL SCREENING 3 OMEGAWHITE 5 A SPECIMEN OLIVE SMOOTH WHITE STUCCO ACCENTAGAVES BLACKANODRED -COLORTEK PREMIUM ALUMINUM WINDOWS W/ STUCCO COLOR I0- BLACK POWDERCOATED BOARD FORMED WALL A WHITE POWDERCOATED OMEGA WHITE STEEL PERGOLA SANDGROUNDCOVER 1/0"STEEL OVFRHANC, ACID ETCH CONCRETE WALKWAYS I I E� I I MATERIALS-SECTIONS AT NATIVE PLANTING ` NOTE:RENDE RINGS ARE FOR VI51ML REFERENCE ONLY.R EWE RIRES MM NOT RE FL ER UID E0 DESIGN. 100 1.SPECIMEN OLIVES 2.SPECIMEN PALO VERDE - 3. BLACK POWDER COATED STEEL PERGOLA 4.SAND GROUNDCOVER UNIT .x, S.SMOOTH WHITE STUCCO BUILDINGS-COLORTEK ':..y PREMIUM STUCCO COLOR 10 OMEGA WHITE 6.STEEL RETAINING STEPS 7. BOARD FORM SCREEN WALLS 8.ACID ETCH CONCRETE WALKWAYS 11 9.JOSHUA TREE 10.NATIVE PLANTING il k •• a 11.LARGE COMMUNAL FIRE PIT O 12.WALKTRHOUGH PORTAL I 7 $ 9 �F � e _ JITS31E, 'i, I �— LANDSCAPE MATERIALS- PLAN NOTE'.RENDERINGS ARE FOR VISUAI PI I NI Nt I ONIY RENDERINGS MAY WJT REFLER UVMTEO DESIGN. 101 z SCREENS SCREBLS PERGOLA _ MMBFENCE - b b L 3 lJ u _ n xeliI HIVATON_1YtlClwLYSHI .,. _. ar u IiP'Zd' SCREENS PERGOLA SCREENS AS PERGOLA OOWNSPOUIS III FFNCE PERGOLA Q 6 A Q O F n 10111N HEYATOM_R!L[4 L1Y311t _- ILLML L`J116�1'�— `\ PERGOLA PRNACY WA Lt PRIVACYWALL '1 F PROJECYON PRNACY WALL pP u PROlEC110N cn __ � PERGOLA C�•l o r b 3 d 3 Q 6 n __ J g W � n wuLx ELEUAnox�xrlwLurneAL ew[n!l � u lJe'=ice 0 PRNACY WAIL PERGOLA SCREEN tPEMOIA i L 1 I�IFASf HEYATOM_l1PILLLC{YPII PRNACY WALL PERGOLA 11 PERGOLA SCREEN SCREEN -'any I b __ _ Eg IUVATONJFMI4GLOUII A2 102 PERGOU o+ °j HVnC SCREEN SCYIIGHT \ / ffl b IIICROII l"ry AlcIUMR PPROOU UR H1 L$O�WRPAMUS -.i_ - SIOPE FOR DRAINAGE PROIEQION PFNAGY WA1l PROJEQION PERGOIt I U N N I A b n RCIIOXY" CAI CIYIIER v, L'J IIB'� bS. N 3 0 M HVAC SCREEN PROJECMN PROJEC➢oN 7 "1 MtE* 1ft b - ..-. ns[cINRH a RrncAl nusnR —- uIJR=1a' R!� 103 2 tl 3a 9' 0 �b t m o 5 F 9 T- .nu 7 o�ry 22 e n 0 H � umu n V c.mn J /4e t� JJJ Z � w W a J � y Ll r El. it .<. t 6 5 ume eq uew pp n..Pou nrca ea. .n: .ecn IF L, «_ 1116ItlYELFYIIC4 CUEIFII uuu�r�x �: ��.� 104 ACCESSIBLE BATHROOM�- T- ! 112" -\- 68'M1VN.GRAB BAR DES 4,FRI BNL1iN '"i - DICK BLILRN cage a sMt 13'-4N 18'-0 -jEAT 14' ZU7` i ABOVE M LMUR ABOVE ________ _ b FLOOR DRgw - n m1M• BfDNOM CLEAR BIDROOM CLEAR - -SPACE 1 SPACEXVa CLEAR I I MANEIIVEMNGSPACE MITI 1 Idoonw.g,rvide bolnl I I -_ 1 M.M BMIN � MAfLFe BEDROOM C IL 14 a4CLEAR L 1 _ 1 �y - MANEuvEMNG —� S w MN. m 01 SPACFIpd ride —1 36'MN.GRAB MR GRAB a II 3 IS-6"MN.CLEAR DBCC of rwn0 dio -"' MIT L_� _J SPACE EITHER SIDE OF V I - n c THE DOOR a 56"x6B' 1 Y-S CLEAR •.. 1 CIMR MANEIIVEMNG --- SPACE 1 CLOSM I .115PA EVERV rltla }d -of di .d 41 All n I I GRAB BA¢ � 0'-b' 3'-6" ' 6 _J SkVWHUBOVE GRAB BA R R 'o /H2EPLACE � 0 1lREE 1 e O Z m a b b ' DECK DINING00 Reinlomed WA To alli c a maun,e:niao6on or pae •. l.e.! non woond me+o»+.Iru x L.EJ —g FRfE sinuGNG NB 5 9 O_ bFnen=nI Jrvov_nv ab riinol ndfwwI I., 1A 'o al grb . D, e 3 / Q' d l B9YIGERA80VFE2 LL d anc rM1cwer d D C ou SAd n I. mo and OPEN SHOWERFAT" O F 0 c c . o _ ccc.ubblmmpfy wBn --- - N y crosbily repo emenh I —.o en LINEAR fLO['P DRAIN MASTER BED ROOM I 11 'i P RFDNOM t sW lcbi N 1 6 Mg55FR R15H b a coM,dr fn mbY It, II < I O ae bi nONre orle -o CLFAR SPACE --- SPA MN.CLEAR it iMw to mus below far lit -0'MN. MOST rHeol p 1 SPACE FRHER SICE OE Ilse lWmu io+daaon, ob (PER SPACE Gdoor ' 1 1 THE DOOR tan orountl me foie+.M V IDEA IdeM I o I II 1 ,ne rnaw.r d..H BioroGM i h I'I cLwET i, I, r 0 6. Q.. 15..3., �,' 5' ., -f R.nf«ced � al—ow w ro for T. mmr.L,tolar nl aob \ 41' 6" 22' 0" mro rM lM lelN.Irb mHPw.r PARTIALLY ACCESSIBLE BATHROOMS "J'-TYPE HOUSE "Trr-TYPE HOUSE 1ADA QOMIMMEMfS_ESTCI�ICIYSR[ L' 105 za-e- M . DOWMPOM PERGOLA DOnxSP01/IS /j'I_ SKVIIGXI SFYDGM SOLARPANEIS M.'G, IOLARPAHELS 4EY\ v � b fQ P LiGOLA �. I p 6 1 I .. PEMOIA R 1 iJ_.; t ._ Nvac KwPAVNR - — a.v i a l o ! O o iSOl� Nq R \I etc SI(YLIGXi SFYDGK SKYNGHI 6 R ���` NVAc EowPRnun �wgA�°e SCREENS aK-a- $8 1 J U N PROJECTION PgOlEC110N ry } J a W} J z IL PRJIECIION PROJKM)N CM 3 0 � SCRHNS SCREENS '1e�i \SfC"g0� SCYDGM SRttI[iXf SKYLIGHT SRYNGXI `Lf�o�' . PERGOLA HVAC E(iwPMENi NVAC SMPMEM T L L _I__ 1UflT/I� PERGOW SOUR PANELS lloE SKYLIGHT SOUR PANELS J(� SKYLIGHT 'F FL1YLECM CIYSIPf DOWNSPOUR PERGOLA DOWNSPOM A1.3 III ❑pOa!lF UVY 106 I 5H*H POOL FENCE S U I 1 1 SMxWMABOVE �..•� Lowe: O V O / /� /� /"� - F l n l _ w'. RAwP > 8 o C Pool - - _ \% \. NMIIIMCOM UNA`RN WMW IL3/J?'•IAI' r13P � I. r _ HVAC EOUPNEM ❑ - PERGOLA cm SCREEN SRYNGHI w G 50URPANEIS i _ Il = .gam• Q . ROOFUV&CC uMM RNIpMOi Off. l'J 3/]Z'•1'd' O U � 0 F+I F SRTOGM PERGOLA SCREEN SOLARPANELS SHGHPOOLFENCE o _ o Fa W YfN fIEVANON COMMUNAL YOLUINGS YSZ'=1'n' SMYIIGHI PERGOLA SOLAR PANELS b, 5 WGH POOL FENCE O SCREEN� . 6 _ YIIIII e I _ a e POOL "NJ A.COMMUMAIIWLMMOS L=J S/Sz' U' A4 107 s Y.ruw s.UGHT M PERGOLA PERGGIA /PERGOLA la) O y N cm N Z n FASf HEY A11OX_Cd1MVMRl RgIgMG] nWFSI EIfVAl1OM CGMMYMiIry IgNGi (.YIgIEIEYATGR iCOMMUXAI RVIIgXGS 0 L13/J Q' [Q N c� SCREEry 5'HIGH POOL FENCE SCREEN PERGOLA Sllww SNYLIGHI PERGOU. U u3j 1 e � :iOff NW 108 rf� } 9 2ivy,- > 01 Aw k , "* i, w•r.cur, q! ! k'' E i Per kN WIlp q��" i �-221• ..At ��- �! ✓ < ,, .ram � � "' i`��..: t Not, �"�$4. � � ' � � "� "�pnn 16t;. �.I�,F�•yj ��' � a a ��{ry���`. ��� 1� ll� a , r C�' q , I s/' y , } xr at. t ��....1 "✓ -..+Pn V r y / ' tn I lice , Y � r' y - Y � r ff �l _ e ,t't itsw l , K ! The Desert Sun 750 N Gene Autry Trail Certificate of Publication Palm Springs, CA 92262 R ECEi Y ED 760-778-4578/Fax 760-778-4731 CITY OF PALM SPRING .. State Of California as: I'll ROY —g AN 9; 09 County of Riverside JAMES TMOMPSOH CITY CLERK Advertiser: CITY OF PALM SPRINGS/LEGALS PO BOX 2743 PALM SPRINGS CA 92263 Order# 0001711496 1 am over the age of 18 years old, a citizen of the United States and not a party to, or have interest in this matter.I hereby certify that the attached advertisement appeared in said newspaper(set in type not smaller than non panel)in each and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit: Newspaper:The Desert Sun O i605 o'h t1 NbncE'6E Pu -ic_ E E CI PIlL CITY ( MA R3 INS?R INo t14`411/5/2016 TENTATIVE AAmaL MAP 37143 301IVESTSAN RAFA6IROAD • ' ,�NPTICE I65'HEREBY GNEN chat th CrtylCohncJ of t Califnrma ri!m hole Rybhc hearin he ni fog Palm Spring)Gry Councdmseetln begins a fi 0 #Its meeting df No ry,w 16 2016.The)3200 East t sP m1 Int a drscll r L��9u anyan�way Pal 6 r`ngs'p$ rat Gty Hall,y,fse ptr P,To3e to I14T�3 Hn9yls to ca e-a an`app i bYs u la n Eu. ¢Tnize eRR lyre Md'.{�+sredfea 'Sp 9vs•jnepts acknowledge that I am a principal clerk of the e,esa nags neaot tmn°h(z I�4a �'zq°^ass printer of The Desert Sun, printed and IggR \, ,. . � s published weekly in the City of Palm Springs, County of Riverside, State of California.The Desert Sun was adjudicated a Newspaper of r `f general circulation on March 24, 1988 by the Superior Court of the County of Riverside, State of California Case No. 191236. � r SST'x 'Yr*x� -i 1 declare under penalty of perjury that the ` `�,#ys.9� ., �' ? '.+4t. foregoing is Jrkj a and correct. Executed on this St day of OVEMBER, 2016 in Palm ENv D�f (Tagt mIW es 2pµI �DN TIeSe�ItY,bas: , 31ky Spin s, Cali rnia. 1 •,�+", e a n Ign,cE yyEEppgqvv�� .4 n�cWPrl 33 Olae'IIsY€in- .! the hovri;° �O.i; a eilab for r� pry¢y a!f u fca f ppppoorti eg . f r� gOd 60o p. o o HYT1all in! 0.R the oFFce.ot thd',Clty'Clerk at } Please c e II CaT O *es se KOEfsrs ce a 11)e P6 !Ic NeaNg�,�n o In wrrItm to n bemade nbe rr rTf q do g I leper(forjr'Sll e'r e�Rll ddl LY k�all�a��iqi V @ ;' ;,fry, kla es Tnumpsds ri� a,ttFb{,r$FI{3 s - p sW.dtg+ 20 4'�Tahgu)ix CCagp�yoaw ya Cnear 'i peclarant ghYU j� gW of o osopf.,en�i"cn�2 �1 s em pig '[hose>fst{es Tafsd he Ps�bRCln9ann a "cofrespdhdenceedelI5ered�to:tlye tit g¢lasalbmI'l, al ed,Wlsonl a AfioveprnrrkdAttod .Sari, 555009fti��N)t1e' at { t '1 •R. �ttpgg,'l heard P o I b rrl4en r#,p nearing fo��a g11{ ^ pt Ydatdon l±staEartaa e. gov. fi�yr 1`a 1�r1 �t� ideas Tnar a7corv#ell�e PnnferR talatono 60 3 R)2 i1�'pe 's VVV �^t on,C` Glerk i I a 3 s Wei g7B