Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
11/16/2016 - STAFF REPORTS - 2.B.
i ?ALM S,* t . ' I r ee.00no`'6 cg4IFO9 CITY COUNCIL STAFF REPORT DATE: NOVEMBER 16, 2016 PUBLIC HEARING SUBJECT: MODERN DEVELOPMENT LLC., FOR A TENTATIVE TRACT MAP (TTM 37039) FOR THE CONSTRUCTION OF AN EIGHT (8) UNIT CONDOMINIUM PROJECT LOCATED AT 155 WEST SAN RAFAEL DRIVE, ZONE R-2. CASE: TTM 37039 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 53,200-square feet for the purpose of an eight (8) unit condominium project consisting four (4) attached condominium units in two (2) buildings one-story in height to be called `The Collection @ San Rafael". 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 37039 CREATING ONE (1) LOT EQUALING 53,200-SQUARE FEET FOR THE PURPOSE OF AN EIGHT (8) UNIT CONDOMINIUM PROJECT CONSISTING OF FOUR (4) ATTACHED CONDOMINIUM UNITS IN TWO (2) BUILDINGS ON COMMON GROUND LOCATED AT 155 WEST SAN RAFAEL ROAD, ZONE R-2, SECTION 4". PRIOR ACTIONS: On September 14, 2016, the Planning Commission approved a Major Architectural Application to construct an eight-unit condominium complex with common outdoor ITEM NO.A City Council Staff Report November 16, 2016— Page 2 Case No. TTM 37039—The Collection @ San Rafael areas, off-street parking, and landscaping (Case 3.3930 MAJ); and recommend approval to City Council of the associated Tentative Tract Map (TTM 37039). BACKGROUND: 12/15/2014 Modern Development 4 7/18/2016 AAC recommends approval to the Planning Commission subject to final review by a sub-committee regarding: 1. Paver material. 2. Alternative to cultured stone material veneer. 3. Study the window proportion on front elevations relative to new material. Sub-Committee met and all issues have been resolved. 9/14/2016 Planning Commission approves a Major Architectural Application (Case 3.3930) for the construction of an eight (8) unit condominium complex and recommended approval of a Tentative Tract Map to the ity Council. 'M a . July 2016 Staff visited site to observe existing conditions y..... 11/10/2016 Email notification sent to Racquet Club West Neighborhood Or anization. N _ 11/05/2016 Notice sent to all property owners within 500 feet of subject site DETAILS OF APPLICATION REQUEST: Net Area 53,200-s uare feet 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 02 City Council Staff Report November 16. 2016— Page 3 Case No. TTM 37039—The Collection @ San Rafael West MXD (Mixed-Use / Multi Vacant R-2 (Multi-Family Use), 15 units er acre Residential College Park Specific Plan Yes (see discussion below 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 53,200-s uare feet Yes Lot Width 160 feet 266 feet Yes Lot Depth 180 feet 200 feet Yes Front Yard 15 feet 30 feet Yes Side Yard 10 feet 23 feet Yes Rear Yard 15 feet backing on R-1 1 T-6" feet Yes Building Height 15 feet backing on R-1 1 T-2" feet Yes max. Bldg. Coverage 50% lot coverage 36% Yes Trash Enclosure Required 2 Trash Enclosures Yes Mech. Equip. Screened Ground Mount Yes Parking 1.75 spaces per unit = 16 garage spaces + Yes 14 spaces + guest 4 guest spaces Perimeter Wall 6 feet masonry 6 foot combination Yes ANALYSIS: The applicant is seeking approval for a Tentative Tract Map to one (1) lot equaling 53,200-square feet in size for the purpose of an eight (8) unit condominium project. Site Plan: The proposed site consists of two vacant lots to be merged into one 53,200-square foot parcel for the purpose of constructing eight (8) condominium units. The site is located at the intersection of North Indian Canyon Drive and West San Rafael Drive with one driveway providing access to all units. West San Rafael Drive 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 The project backs up to R-1 zoned single-family residential one-story properties. 03 City Council Staff Report November 16, 2016— Page 4 Case No. TTM 37039—The Collection @ San Rafael 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 Parcel Map is consistent with all applicable general and specific plans. The TTM proposes one (1) lot equaling 52,200-square feet for the purpose of an eight (8) unit condominium project. The proposed development consists of eight (8) two bedroom units in two (2) attached buildings. 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 53,200-square feet. 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 the 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 eight (8) unit condominium project on a 53,200-square foot 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 an 8-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, 04 City Council Staff Report November 16, 2016— Page 5 Case No. TTM 37039—The Collection @ San Rafael condominiums, and single-family residences. The proposed 53,200-square foot 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. The private driveways from West San Rafael Road will provide access to the subject lot. Pedestrian access will connect the condominiums to sidewalks along the secondary thoroughfare. 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; 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. 05 City Council Staff Report November 16, 2016— Page 6 Case No. TTM 37039—The Collection @ San Rafael Flinn Fagg, AICP Marcus L. Fuller, NIPA, P.E., P.L.S. Director of Planning Services Assistant City Manager/City Engineer David H. Ready, Esq. City Manager Attachments: Attachments: 1. Vicinity Map 2. Draft Resolution 3. Planning Commission Resolution #6583 4. Conditions of Approval 5. Planning Commission Staff Report 9/14/2016 6. Planning Commission Minutes of Meeting 9/14/2016 7. Justification Letter 8. Site Photos 9. 3:D Perspective 10.Site/Landscape Plan 11.Building Elevations 12.Tentative Tract Map 37039 06 O'PPLM gpv�S N Department of Planning Services W E .� Vicinity Map Cq�IP00.H�P S OASIS RD M1 CM -...-.--. ' _.-M1_ TWIN STAR RD i CM CM I i (.. M7 ji _CM SAN'RAFAEL-DR - -- 0 z I J = RZ J .z Q K W Z RIC u g R1A R1A RGA6 F9 i RIC SANTA CATALINA RD Legend —� 4-RGA6 - SIMMS RD ---R1C �500Feet -._ ----.— -_':I-.R1A ,__..__.-.._. _--_- - I ®Site a Zoning R2 --_--- Parcels _ ---._ SAN CARLOS RD RIC R CITY OF PALM SPRINGS TTM 37039 155 West San Rafael Road 07 CITY OF PALM SPRINGS PUBLIC NOTIFICATION (a Date: November 16, 2016 Subject: Modern Development—TTM 37039 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. �L"4 D 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. 111 declare under penalty of perjury that the foregoing is true and correct. 1 Kathleen D. Hart, MMC Chief Deputy City Clerk AFFIDAVIT OF MAILING 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 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. (68 notices) I declare under penalty of perjury that the foregoing is true and correct. �L"M4D Kathleen D. Hart, MMC Chief Deputy City Clerk 08 ase S/03 T MR PETE MORUZZI a a ae o o n u! DQIIVD d, ear >o ee Ing �. AMID I ¢;,$ E R P N _„_. � : , PALM SPRINGS MODERN COMMITTEE Y P.O. BOX 4738 PALM SPRINGS, CA 92263-4738 CITY OF PALM SPRINGS PLANNING SERVICES DEPARTMENT ky.' ,VER EIQA ON p]OTICE���, ATTN SECRETARY!TTM 37039 PO BOX 2743 PALM SPRINGS, CA 92263-2743 MRS PATRICIA GARCIA-PLOTKI N, MS MARGARET PARK, DIRECTOR DIRECTOR �N A¢UA CALIENTE B' NIJ'OF,CAHUILLP, AGUA CALIENTE BAND OF CAHUILLA TRIBAL HISTORIC PRESERVATION OFFICE litlINDtAS -0S� ,,..' ` _ 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 MR FRANK TYSEN MR JOSEPH ONTIVEROS �Y ` ' CASA CODY INN SOBOBA BAND OF LUISENO INDIANS S Ek,ARTIES� D CULTURAL RESOURCES MANAGER N = 175 S. CAHUILLA ROAD "�' 4` � ' '� 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 BANNING, CA 92220 P.O. BOX INDIO, CA 92203 THERMAL,, CA CA 92274 MS JACQUELYN BARNUM ENVIRONMENTAL DIRECTOR CABAZON BAND OF MISSION INDIANS 84-245INDIO SPRINGS PARKWAYINDIO, CA 92203 MR HENRIKARTONIAN MR MIKE MENDOZA, DESIGER MODERN DEVELOPMENT, LLC P.O. BOX 692 129 E. LINDEN AVENUE BURBANK, CA 91502 DESERT HOT SPRINGS, CA 92240 MR PHILLIP FOMOTOR LUIS SANDOVAL&ASSOCIATES, INC FOMOTOR ENGINEERING 45-175 PANORAMA DRIVE, STE. C 225 S. CIVIC DRIVE, STE. 1-5 PALM DESERT, CA 92260 PALM SPRINGS, CA 92262 1 �' 3/USy I IM n � J 504 122 010 504 122 013 Dev Oconnor Matthew Barry Leslie 15555 Main St#D4 122 W San Carlos Rd Hesperia CA 92345 Palm Springs CA 92262 504 122 014 504 122 015 504 122 016 Michael Stiefel James Schmerbauch Eric Sagot 3592 Granada Ave 128 W San Carlos Rd 124 W San Carlos Rd San Diego CA 92104 Palm Springs CA 92262 Palm Springs CA 92262 504122 017 669 452 026 669 452 027 AzulAt Palm Springs Homeowners George Ramon Acosta Darah Emmons 122 W San Carlos Rd 14035 Tuscany Ct Po Box 381 Palm Springs CA 92262 Riverside CA 92508 Rancho Mirage CA 92270 669 452 028 669 452 029 669 452 030 Shto Ksss Properties LLC Gilberta Garcia Po Box 491099 9259 Sierra Hwy 68025 Estio Rd Los Angeles CA 90049 Agua Dulce CA 91390 Cathedral City CA 92234 669 452 031 669 452 032 669 452 033 Florence Miller Mario Berardi Genaro Delarosa 274 W San RafaelPl Po Box 2487 2368 N Sandra Rd Palm Springs CA 92262 Palm Springs CA 92263 Palm Springs CA 92262 669 452 034 669 452 036 Genaro Delarosa Abdon Figueroa 2388 N Sandra Rd 3425 N Indian Canyon Dr #2 Palm Springs CA 92262 Palm Springs CA 92262 669 452 037 669 452 038 Jay Hart V Cleaveland 3214 Tareco Dr 1411 Sabita Way Los Angeles CA 90068 Palm Springs CA 92262 669 452 041 669 452 054 669 452 061 Jonathan Noah Ate Sequoia LLC George Ramon Acosta 1138 S La Cienega Blvd#10 10 Presidential Way 14035 Tuscany Ct Los Angeles CA 90035 Woburn MA 1801 Riverside CA 92508 669 452 062 669 452 063 669 452 065 Indian Canyon Gref Indian Canyon Gref K Graham Properties LLC 600 S Lake Ave#405 600 S Lake Ave#405 3425 N Indian Canyon Or Pasadena CA 91106 Pasadena CA 91106 Palm Springs CA 92262 669 720 005 669 723 TO 724 ALL Rafael San Palermo 88 Group 555 S Fair Oaks Ave#337 556 S Fair Oaks Ave#337 Pasadena CA 91105 Pasadena CA 91105 3 � ; Pg 2 501 031002 501 031 014 501 031 015 Maria DeAngelo David Salinger Douglas Keeve 295 E San RafaelDr 3133 N Sunnyview Or 4112 Jasmine Ave Palm Springs CA 92262 Palm Springs CA 92262 Culver City CA 90232 501 031016 501 031 028 504103 004 Thomas Carnase Redevelopment Agency City Of Palm Rpm Const Group Inc 300 E Molino Rd 3200 E Tahquitz Canyon Way 11342 Pemberton Rd Palm Springs CA 92262 Palm Springs CA 92262 Los Alamitos CA 90720 504103 005 504103 007 Rpm Canst Group Inc Margaret Demedeiros 11342 Pemberton Rd 734 Via Ondulando Los Alamitos CA 90720 Ventura CA 93003 504103 008 504103 009 504 104 003 Arnold Galvan Arnold Galvan James Blackburn 232 W Santa Catalina Rd 255 N ElCielo No 140 268 1767 Casa Grande St Palm Springs CA 92262 Palm Springs CA 92262 Pasadena CA 91104 504104 004 504104 005 504121 001 House Pink Russell Minchinton Rpm Const Group Inc 3005 N Puerta Del Sol 3005 N Puerta Del Sol 11342 Pemberton Rd Palm Springs CA 92262 Palm Springs CA 92262 Los Alamitos CA 90720 504 121 002 504121005 Modern Dev LLC Jennifer Amoreli 129 E Linden Ave 2105 N Roberto Or Burbank CA 91502 Palm Springs CA 92262 504 121 006 504 121 007 504 121 008 Jennifer Amoreli Dennis Zuvich Archibald Mcleish 2105 N Roberto Dr 154 W Santa Catalina Rd 174 W Santa Catalina Rd Palm Springs CA 92262 Palm Springs CA 92262 Palm Springs CA 92262 504 121 009 504 121 010 504 122 001 Todd Goddard Jennifer Amoreli Lena Mae Lerner 1014 N Doheny Dr#7 2105 N Roberto Or 1900 N Whitewater Club Or West Hollywood CA 90069 Palm Springs CA 92262 Palm Springs CA 92262 504 122 002 504122 003 504122 004 Lena Mae Lerner William Chetney David Etter 1900 N Whitewater Club Dr 3705 Beach Rd 153 W Santa Catalina Rd Palm Springs CA 92262 Capistrano Beach CA 92624 Palm Springs CA 92262 504 122 005 504122 006 504122 009 Budget Rent Car Of Southern Calif Brandon Burg Christina Johnson 150 S Doheny 7070 Broadway Ter 22536 Styles St Beverly Hills CA 90212 Oakland CA 94611 Woodland Hills CA 91367 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE PARCEL MAP 37039 155 WEST SAN RAFAEL ROAD Case TTM 37039 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 Modern Development for a Tentative Tract Map to create a one lot condominium map of eight (8) units. The project is located at 155 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 that 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 may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by email at citvclerkapalmspringsca.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 genn.mlakera-palmspringsca.gov. Si necesita ayuda con esta carta, porfavor (lame a la Ciudad de Palm Springs y puede hablar con Felipe Primera telefono (760) 323-8253 x 8742. mes Thompson, City Clerk 09 oPPPLM Sp41 N Department of Planning Services w a�.....r .� Vicinity Map C'P[I f O iN�P S M1 ', TWIN STAR RD '-- - - -- CM CM M7 '.. SAN'RAFAEL DR O R2 J R2 c w 0 0 r W ':. Q R1C`.. R1AZPD R1A RGA6 QI[R1 C SANTA CATALINA RD [RI DJA SIMMS RD RIIA -- RGA6 Legend Z N ®Site E-1500' Radius SAN CARLOS RD RZ R Zoning R1C R1C---_ Parcels I R RIC _. _. CITY OF PALM SPRINGS 10 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING TENTATIVE TRACT MAP 37039, CREATING ONE (1) LOT EQUALING 53,200-SQUARE FEET FOR THE PURPOSE OF AN EIGHT (8) UNIT CONDOMINIUM PROJECT CONSISTING OF FOUR (4) ATTACHED CONDOMINIUM UNITS IN TWO (2) BUILDINGS ON COMMON GROUND LOCATED AT 155 WEST SAN RAFAEL ROAD, ZONE R-2, SECTION 4, APN 504-121-002 & -003. THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS: A. Modern Development, ("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 155 West San Rafael Road, Zone R-2, Section 4 ("TTM 37039"). B. On September 14, 2016, the Planning Commission held a public hearing on the application to consider TTM 37039 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 6-0-1 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 37039 was given in accordance with applicable law. D. On November 16, 2016, the City Council held a public hearing to consider TTM 37039 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. That the proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The TTM proposes one (1) lot equaling 53,200-square feet for the purpose of an 11 City Council Resolution No. November 16, 2016 Case TTM 37039— 155 West San Rafael Road Page 2 of 4 eight (8) unit condominium project. The proposed development consists of eight (8) two bedroom units in two (2) attached buildings. 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 53,200-square feet. 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 eight (8) unit condominium project on a 53,200-square foot 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 an 8-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 53,200-square foot 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 12 City Council Resolution No. November 16, 2016 Case TTM 37039— 155 West San Rafael Road Page 3 of 4 public utilities including water and sewer systems. The private driveways from West San Rafael Road will provide access to the subject lot. Pedestrian access will connect the condominiums to sidewalks along the secondary thoroughfare. 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 The City Council hereby approves Tentative Tract Map 37039 for one (1) lot equaling 53,200-square feet for the purpose of an eight (8) unit condominium project consisting of four attached condominium units in two buildings on common ground located at 155 West San Rafael Road subject to the conditions of approval attached herein as Exhibit "A,. 13 City Council Resolution No. November 16, 2016 Case TTM 37039— 155 West San Rafael Road Page 4 of 4 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 14 RESOLUTION NO. 6583 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A MAJOR ARCHITECTURAL APPLICATION (CASE NO. 3.3930 MAJ); AND A TENTATIVE TRACT MAP (TTM 37039) FOR THE CONSTRUCTION OF AN EIGHT (8) UNIT CONDOMINIUM PROJECT LOCATED AT 155 WEST SAN RAFAEL DRIVE, ZONE R-2, SECTION 4. (CASES 3.3930 MAJ; 37039 TTM) THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS: A. Modern Development, ("Applicant') has filed an application with the City pursuant to Section 94.04.00 of the Zoning Ordinance for the construction of an eight (8) unit condominium complex; and 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 155 West San Rafael Road, Zone R-2, Section 4 (Project)- B. On July 18, 2016, the Architectural Advisory Committee voted 6-0 to recommend approval of the Project subject to final review by a sub-committee with the following comments: 1 . Provide paver color and material. 2. Find alternative to fagade stone veneer material. 3. Revise side elevation window proportions. C. A notice of public hearing of the Planning Commission of the City of Palm Springs to consider Cases 3.3930 MAJ and TTM 37039 was given in accordance with applicable law. D. On September 14, 2016, the Planning Commission held a public hearing was held on the application to consider Cases 3.3930 MAJ and TTM 37039 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, 15 Planning Commission Resolution No. 6583 September 14, 2016 Case 3.3930 MAJ &TTM 37039 Page 2 of 6 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 two vacant lots to be merged into one 53,200-square foot parcel for the purpose of constructing eight (8) condominium units in two (2) buildings. The site will have direct access from West San Rafael Road which is a secondary thoroughfare with one driveway leading to four (4) attached condominium units in two buildings. West San Rafael Road is a semi-improved street and the Project will require the half widening of the road, construction of curbs and gutters, and a sidewalk along the front of the parcel. The main driveway is not gated and will provide access to garages for each unit. 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 development will be setback thirty (30) feet from the front property line with two landscaped water retention ponds on either side of the entry driveway. The Project backs up to R-1 zoned single-family residential one-story properties and will be sympathetic to the surrounding residential neighborhood by having a 17'-6" rear yard setback and one-story in height. The development will provide a I6 Planning Commission Resolution No. 6583 September 14, 2016 Case 3.3930 MAJ &TTM 37039 Page 3 of 6 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 13'-11" 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 Collection @ San Rafael" 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. 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 will include stucco walls painted "Dove Grey" for the main body and "Fallbrooke" beige color for accents, and grey block veneer on the front and side facades, and ash grey block walls separating the units. The garage doors will be anodized aluminum door frames with a tinted grey glass finish. Other building materials include aluminum window frames in a bright silver color, galvanized metal roof flashing; and corrugated metal steel roofs as patio covers. The design of the four unit buildings includes a series of garage doors fronting the access driveway with entry doors setback. 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials; The landscape plan for the area fronting West San Rafael Drive will contain two storm water retention basins on both sides of the complex entry driveway. This 17 e Planning Commission Resolution No. 6583 September 14, 2016 Case 3.3930 MAJ &TTM 37039 Page 4 of 6 landscaped area will include palm trees at 10 feet tall, agave, yucca, ocotillo, lantana, and cactus. The project will provide proper irrigation techniques to allow plants to continue in a thriving and lush state. The complex interior will include a mixture of plants found at the entryway with the addition to several 36" box Desert Museum trees. All ground cover will include boulders, rubble, and two shades of decomposed granite in brown colors. The individual driveways will be constructed of acid washed concrete in a grey color. H. 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. That the proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The TTM proposes one (1) lot equaling 52,200-square feet for the purpose of an eight (8) unit condominium project. The proposed development consists of eight (8) two bedroom units in two (2) attached buildings. 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 53,200-square feet. 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 eight (8) unit condominium project on a 53,200-square foot 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 18 Planning Commission Resolution No. 6583 September 14, 2016 Case 3.3930 MAJ &TTM 37039 Page 5 of 6 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 an 8-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 53,200-square foot 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. The private driveways from West San Rafael Road will provide access to the subject lot. Pedestrian access will connect the condominiums to sidewalks along the secondary thoroughfare. 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. 19 Planning Commission Resolution No. 6583 September 14, 2016 Case 3.3930 MAJ &TTM 37039 Page 6 of 6 THE PLANNING COMMISSION RESOLVES: Based upon the foregoing, the Planning Commission hereby approves Case 3.930 MAJ for a Major Architectural Application for the construction of an 8-unit condominium complex, and Tentative Tract Map 37039 for condominium purposes located at 155 West San Rafael Road subject to the conditions of approval attached herein as Exhibit A. ADOPTED this 14th day of September, 2016. AYES: 6, Commissioner Donenfeld, Commissioner Hirschbein, Commissioner Middleton, Commissioner Hudson, Vice-Chair Weremiuk, Chair Calerdine NOES: None. ABSENT: 1 , Commissioner Lowe ABSTAIN: None. ATTEST: CITY OF PALM SPRINGS, CALIFORNIA �A Fli n Fagg, AICP Director of Planning Services 20 RESOLUTION NO. 6583 EXHIBIT A Major Architectural 3.3930 MAJ Tentative Tract Map 37039 TTM Eight-Unit Condominium Complex located at 155 West San Rafael Road September 14, 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 3.3930 MAJ and TTM 37039; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, date stamped September 1 , 2016, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the approved Mitigation Measures and conditions below. 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 21 Planning Commission Resolution No. 6583 Case No.3.3930 MAJ 155 West San Rafael Drive Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 3.3973 MAJ. 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 22 Planning Commission Resolution No. 6583 Case No. 3.3930 MAJ 155 West San Rafael Drive approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 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. 23 Planning Commission Resolution No.6583 Case No,3.3930 MAJ 155 West San Rafael Drive 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. 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 wwwAd g.ca.gov for more information. 24 Planning Commission Resolution No. 6583 Case No.3.3930 MAJ 155 West San Rafael Drive 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 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. 25 Planning Commission Resolution No. 6583 Case No.3.3930 MAJ 155 West San Rafael Drive PLN 2. 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 3. 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. PLN 4. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must conform to California Title 24 thermal standards for "Cool Roofs". Such roofs must have a minimum initial thermal emittance of 0.75 or a minimum SRI of 64 and a three-year aged solar reflectance of 0.55 or greater. Only matte (non-specular) roofing is allowed in colors such as beige or tan. PLN 5. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. PLN 6. Screen Roof-mounted Equipment. All roof mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance. PLN 7. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be permitted on any facade on the proposed building(s) that are visible from adjacent streets or residential and commercial areas. PLN 8. Pool Enclosure Approval Required. Details of fencing or walls around pools (material and color) and pool equipment areas shall be submitted for approval by the Planning Department prior to issuance of Building Permits. PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 26 Planning Commission Resolution No. 6583 Case No.3.3930 MAJ 155 West San Rafael Drive PLN 11. No off-site Parking. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. PLN 12. 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 13. 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. 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. 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 January 19, 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 27 Planning Commission Resolution No, 6583 Case No.3,3930 MAJ 155 west San Rafael Drive 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. FID 4.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. 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) 28 Planning Commission Resolution No. 6583 Case No.3.3930 MAJ 155 West San Rafael Drive and shall be surfaced so as to provide all-weather driving capabilities. • Entire access road meets fire lane requirements — signage and/or curb markings required • No street parking allowed on either side, or within fire department turnaround • Hammerhead turnaround does not meet Palm Springs requirements FID 6. Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be prohibited unless approved by the fire code official. FID 7. 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 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 Single- and Multiple-Station Smoke Alarms (CFC 907.2.11): Listed single- and multiple-station smoke alarms complying with UL 217 shall be installed in accordance with Sections 907.2.11 .1 through 9072.11.4 and NFPA 72. • Exception: For Group R occupancies. A fire alarm system with smoke detectors located in accordance with this section may be installed in lieu of smoke alarms. Upon actuation of the detector, only those notification appliances in the dwelling unit or guest room where the detector is actuated shall activate. FID 10 Audible Residential Water Flow Alarms - NFPA 13R Fire Sprinklers & Household Fire Alarm System (CFC 903.4.2): An approved audible sprinkler flow alarm (Wheelock horn/strobe with WBB back box or equal) shall be provided on the exterior of the building in an approved location. It shall be powered by the household fire alarm system. The horn/strobe shall be outdoor rated. ENGINEERING DEPARTMENT CONDITIONS 29 Planning Commission Resolution No.6583 Case No.3.3930 MAJ 155 West San Rafael Drive 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. STREETS ENG 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 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. Master planned roadways (San Rafael) shall be improved to the College Park Specific Plan design standards on and adjacent to the site, as generally identified herein, or to alternative design standards proposed by the applicant and approved by the City. 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. ENG 5. Construct a 6 inch curb and gutter, 32 feet south of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. ENG 6. Construct a 28 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located 297 feet east from the centerline of La Puesta Del Sol. ENG 7. Construct a 5 feet wide sidewalk 2' to 3' feet behind the curb along the entire frontage in accordance with the College Park Specific Plan and the City of Palm Springs Standard Drawing No. 210. ENG 8. Construct a Type C curb ramp meeting current California State Accessibility standards on each side of the driveway approach in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA 30 Planning Commission Resolution No. 6583 Case No.3.3930 MAJ 155 West San Rafael Drive guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. ENG 9. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. (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 10. All broken or off grade street improvements along the project frontage shall be repaired or replaced. ON-SITE ENG 11 . The minimum pavement section for all on-site pavement (specify drive aisles, parking spaces, etc.) 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. ENG 12. All on-site drive aisles shall be two-way with a minimum 28 feet wide travelway (as measured from face of curb) where no on-street parking is proposed. ENG 13. On-site drive aisles (or parking lot) shall be constructed with curbs, gutters, and cross-gutters, as necessary to accept and convey street surface drainage of the on-site streets to the on-site drainage system, in accordance with applicable City standards. 31 Planning Commission Resolution No. 6583 Case No.3.3930 MAJ 155 West San Rafael Drive ENG 14. Parking shall be restricted along both sides of the 28 feet wide drive aisles. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the drive aisles as necessary to enforce parking restrictions. A Home Owners Association shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions required for the development. SANITARY SEWER ENG 15. 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. ENG 16. All on-site sewer systems shall be privately maintained by the Commercial Shopping Center. 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. ENG 17. If an on-site private sewer system is proposed to collect sewage from the development and connect to the existing public sewer system, sewer plans shall be submitted to the Engineering Division for review and approval. Private on-site sewer mains for residential projects shall conform to City sewer design standards, including construction of 8 inch V.C.P. sewer main and standard sewer manholes. Sewer manhole covers shall be identified as "Private Sewer". A profile view of the on-site private sewer mains is not necessary if sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. GRADING 32 ENG 18. 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, 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; a copy of the associated Hydrology Study and a copy of the project-specific Water Quality Management Plan, ENG 19. Prior to approval of 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. 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. 33 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 14 of 20 Conditions of Approval ENG 20, 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 21 . Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. ENG 22. 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 23. A Notice of Intent (NOI) 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 24. 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 25. 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 26. The applicant shall provide pad (or finish floor) elevation certifications for all building (or structure) pads in conformance with the approved grading plan (if required), to the Engineering Division prior to construction of any building (or structure) foundation. 34 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 15 of 20 Conditions of Approval ENG 27. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1 ) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776- 8208). WATER QUALITY MANAGEMENT PLAN ENG 28. 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 29. 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. a. Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk 35 Planning Commission Resolution No, Case 3.3930 MAJ & TTM 37039 Page 16 of 20 Conditions of Approval 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- Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits. b. Prior to issuance of certificate of occupancy or final City approvals (OR of "final' approval by City), the applicant shall: C. Demonstrate that all structural BMPs have been constructed and installed in conformance with approved plans and specifications; d. Demonstrate that applicant is prepared to implement all non- structural BMPs included in the approved Final Project-Specific Water Quality Management Plan (WQMP), conditions of approval, or grading/building permit conditions; and e. Demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). DRAINAGE ENG 30. 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 36 " Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 17 of 20 Conditions of Approval should be considered as alternatives to using landscaped parkways for on-site retention. ENG 31. 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 32. All on-site storm drain systems shall be privately maintained by a Homeowners Association (HOA). Provisions for maintenance of the on- site storm drain systems acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. GENERAL ENG 33. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, 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 34. All proposed utility lines shall be installed underground. ENG 35. 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 south and east property lines meet the requirement to be installed underground. The applicant is advised to investigate the nature of these utilities, the 37 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 18 of 20 Conditions of Approval 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. ENG 36. 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 37. 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 (Auto CAD 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 38. 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. ENG 39. Nothing shall be constructed or planted in the corner cut-off area of any 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 40. 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. 38 ' Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 19 of 20 Conditions of Approval ENG 41 . 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 42. 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 43. 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 44. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be approved by the City Attorney prior to approval of the Final Map 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 45. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights- of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file, DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing 39 Planning Commission Resolution No. Case 3,3930 MAJ &TTM 37039 Page 20 of 20 Conditions of Approval exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. ENG 46. 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 47. A minimum of 48 inches of clearance for accessibility shall be provided on public sidewalks or pedestrian paths of travel. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement (if necessary)) and widening of the sidewalk, or by the relocation of any obstructions within the public sidewalk along the frontage of the subject property. ENG 48. 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 49. 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. ENG 50. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. END OF CONDITIONS 40 RESOLUTION NO. EXHIBIT A Tentative Tract Map 37039 TTM Eight-Unit Condominium Complex located at 155 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 TTM 37039; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, date stamped September 1, 2016, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the approved Mitigation Measures and conditions below. 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 41 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case TTM 37039. 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 4L City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 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. 43 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive 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. 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. 44 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive 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 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. 45 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive PLN 2. 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 3. Sian 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. PLN 4. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must conform to California Title 24 thermal standards for "Cool Roofs". Such roofs must have a minimum initial thermal emittance of 0.75 or a minimum SRI of 64 and a three-year aged solar reflectance of 0.55 or greater. Only matte (non-specular) roofing is allowed in colors such as beige or tan. PLN 5. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. PLN 6. Screen Roof-mounted Equipment. All roof mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance. PLN 7. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be permitted on any facade on the proposed building(s) that are visible from adjacent streets or residential and commercial areas. PLN 8. Pool Enclosure Approval Required. Details of fencing or walls around pools (material and color) and pool equipment areas shall be submitted for approval by the Planning Department prior to issuance of Building Permits. PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 46 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive PLN 11. No off-site Parking. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. PLN 12. 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 13. 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. 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. 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 January 19, 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 47 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive 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. FID 4.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. 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) 48 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive and shall be surfaced so as to provide all-weather driving capabilities. • Entire access road meets fire lane requirements — signage and/or curb markings required • No street parking allowed on either side, or within fire department turnaround • Hammerhead turnaround does not meet Palm Springs requirements FID 6. Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be prohibited unless approved by the fire code official. FID 7. 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 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 Single- and Multiple-Station Smoke Alarms (CFC 907.2.11): Listed single- and multiple-station smoke alarms complying with UL 217 shall be installed in accordance with Sections 907.2.11.1 through 907.2.11.4 and NFPA 72. • Exception: For Group R occupancies. A fire alarm system with smoke detectors located in accordance with this section may be installed in lieu of smoke alarms. Upon actuation of the detector, only those notification appliances in the dwelling unit or guest room where the detector is actuated shall activate. FID 10 Audible Residential Water Flow Alarms - NFPA 13R Fire Sprinklers & Household Fire Alarm System (CFC 903.4.2): An approved audible sprinkler flow alarm (Wheelock horn/strobe with WBB back box or equal) shall be provided on the exterior of the building in an approved location. It shall be powered by the household fire alarm system. The horn/strobe shall be outdoor rated. ENGINEERING DEPARTMENT CONDITIONS 49 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive 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. STREETS ENG 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 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. Master planned roadways (San Rafael) shall be improved to the College Park Specific Plan design standards on and adjacent to the site, as generally identified herein, or to alternative design standards proposed by the applicant and approved by the City. 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. ENG 5. Construct a 6 inch curb and gutter, 32 feet south of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. ENG 6. Construct a 28 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located 297 feet east from the centerline of La Puesta Del Sol. ENG 7. Construct a 5 feet wide sidewalk 2' to 3' feet behind the curb along the entire frontage in accordance with the College Park Specific Plan and the City of Palm Springs Standard Drawing No. 210. ENG 8. Construct a Type C curb ramp meeting current California State Accessibility standards on each side of the driveway approach in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA 50 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. ENG 9. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. (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 10. All broken or off grade street improvements along the project frontage shall be repaired or replaced. ON-SITE ENG 11 . The minimum pavement section for all on-site pavement (specify drive aisles, parking spaces, etc.) 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. ENG 12. All on-site drive aisles shall be two-way with a minimum 28 feet wide travelway (as measured from face of curb) where no on-street parking is proposed. ENG 13. On-site drive aisles (or parking lot) shall be constructed with curbs, gutters, and cross-gutters, as necessary to accept and convey street surface drainage of the on-site streets to the on-site drainage system, in accordance with applicable City standards. 51 City Council Resolution No. Case No.TTM 37039 155 West San Rafael Drive ENG 14. Parking shall be restricted along both sides of the 28 feet wide drive aisles. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the drive aisles as necessary to enforce parking restrictions. A Home Owners Association shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions required for the development. SANITARY SEWER ENG 15. 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. ENG 16. All on-site sewer systems shall be privately maintained by the Commercial Shopping Center. 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. ENG 17. If an on-site private sewer system is proposed to collect sewage from the development and connect to the existing public sewer system, sewer plans shall be submitted to the Engineering Division for review and approval. Private on-site sewer mains for residential projects shall conform to City sewer design standards, including construction of 8 inch V.C.P. sewer main and standard sewer manholes. Sewer manhole covers shall be identified as "Private Sewer". A profile view of the on-site private sewer mains is not necessary if sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. GRADING 52 ENG 18. 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, 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; a copy of the associated Hydrology Study and a copy of the project-specific Water Quality Management Plan. ENG 19. Prior to approval of 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. 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. 53 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 14 of 20 Conditions of Approval ENG 20. 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 21. Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. ENG 22. 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 23. 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 24. 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 25. 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 26. The applicant shall provide pad (or finish floor) elevation certifications for all building (or structure) pads in conformance with the approved grading plan (if required), to the Engineering Division prior to construction of any building (or structure) foundation. 54 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 15 of 20 Conditions of Approval ENG 27. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776- 8208). WATER QUALITY MANAGEMENT PLAN ENG 28. 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 29. 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. a. Prior to issuance of any grading or building permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk 55 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 16 of 20 Conditions of Approval 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- Specific WQMP; or equivalent. Alternative instruments must be approved by the City Engineer prior to issuance of any grading or building permits. b. Prior to issuance of certificate of occupancy or final City approvals (OR of "final' approval by City), the applicant shall: C. Demonstrate that all structural BMPs have been constructed and installed in conformance with approved plans and specifications; d. Demonstrate that applicant is prepared to implement all non- structural BMPs included in the approved Final Project-Specific Water Quality Management Plan (WQMP), conditions of approval, or grading/building permit conditions; and e. Demonstrate that an adequate number of copies of the approved Final Project-Specific WQMP are available for the future owners (where applicable). DRAINAGE ENG 30. 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 56 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 17 of 20 Conditions of Approval should be considered as alternatives to using landscaped parkways for on-site retention. ENG 31. 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 32. All on-site storm drain systems shall be privately maintained by a Homeowners Association (HOA). Provisions for maintenance of the on- site storm drain systems acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. GENERAL ENG 33. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, 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 34. All proposed utility lines shall be installed underground. ENG 35. 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 south and east property lines meet the requirement to be installed underground. The applicant is advised to investigate the nature of these utilities, the 57 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 18 of 20 Conditions of Approval 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. ENG 36. 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 37. 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 38. 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. ENG 39. Nothing shall be constructed or planted in the corner cut-off area of any 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 40. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shalt have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904. 58 Planning Commission Resolution No. Case 3.3930 MAJ&TTM 37039 Page 19 of 20 Conditions of Approval ENG 41. 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 42. 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 43. 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 44. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be approved by the City Attorney prior to approval of the Final Map 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 45. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights- of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arcinfo Coverage or Exchange file, DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing 59 Planning Commission Resolution No. Case 3.3930 MAJ &TTM 37039 Page 20 of 20 Conditions of Approval exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. ENG 46. 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 47. A minimum of 48 inches of clearance for accessibility shall be provided on public sidewalks or pedestrian paths of travel. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement (if necessary)) and widening of the sidewalk, or by the relocation of any obstructions within the public sidewalk along the frontage of the subject property. ENG 48. 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 49. 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. ENG 50. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. END OF CONDITIONS 60 �pPLA�g � phi 1 V N 4[/FORN� PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 14, 2016 SUBJECT: MODERN DEVELOPMENT LLC., FOR A MAJOR ARCHITECTURAL APPLICATION CASE 3.3930 MAJ; AND A TENTATIVE TRACT MAP (TTM 37039) FOR THE CONSTRUCTION OF AN EIGHT (8) UNIT CONDOMINIUM PROJECT LOCATED AT 155 WEST SAN RAFAEL DRIVE, ZONE R-2. (CASES 3.3930 MAJ; 37039 TTM) FROM: Flinn Fagg, AICP, Director of Planning Services SUMMARY This is a request for a Major Architectural Application and Tentative Tract Map for condominium purposes for the construction of an eight (8) unit condominium project consisting of one-story attached units in two buildings. The project is to be called "The Collection @ San Rafael". RECOMMENDATION: Staff recommends approval of the application, subject to conditions. BACKGROUND INFORMATION: 12/15/2014 Modern Development ([¢fQw 4Q Y W1 , Sid�t�iu 7/18/2016 AAC recommends approval to the Planning Commission subject to final review by a sub-committee regarding: 1. Paver material. 2. Alternative to cultured stone material veneer. 3. Study the window proportion on front elevations relative to new material. Sub-Committee met and all issues have been resolved. CBI 9/8/2016 Email notification sent to Racquet Club West Organization. HIM,, July 2016 Staff visited site to observe existingconditions s � Planning Commission Staff Memorandum September 14, 2016 -- Page 2 Case 3.3930 MAJ & 37039 TTM— 155 West San Rafael Road DETAILS OF APPLICATION REQUEST: Net Area 53,200-s uare feet ` rli I1L,ii i U58 '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 MXD (Mixed-Use / Multi Vacant R-2 (Multi-Family Use), 15 units per acre Residential = ; m College Park Specific Plan Yes (see discussion below 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 Required/Allowed Provided Compliance Lot Area 20,000-square feet 53,200-square feet Yes Lot Width 160 feet 266 feet Yes .Lot Depth 180 feet 200 feet Yes Front Yard 15 feet 30 feet Yes Side Yard 10 feet 23 feet Yes Rear Yard 15 feet backing on R-1 17'-6" feet Yes Building Height 15 feet backing on R-1 13'-2" feet Yes max.) Bldg. Coverage 50% lot coverage 36% Yes Trash Enclosure Required 2 Trash Enclosures Yes Mech. Equip. Screened Ground Mount Yes Parking 1.75 spaces per unit = 16 garage spaces + Yes 14 spaces + guest 4 guest spaces Perimeter Wall 6 feet masonry 6 foot combination Yes 92 Planning Commission Staff Memorandum September 14, 2016 -- Page 3 Case 3.3930 MAJ & 37039 TTM— 155 West San Rafael Road ANALYSIS: Site Plan: The proposed site consists of two vacant lots to be merged into one 53,200-square foot parcel for the purpose of constructing eight (8) condominium units. The site is located at the intersection of North Indian Canyon Drive and West San Rafael Drive with one driveway providing access to all units. West San Rafael Drive 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. The proposed development will be setback thirty (30) feet from the front property line with two landscaped water retention ponds on either side of the entry driveway. The project backs up to R-1 zoned single-family residential one-story properties. The proposed new development will be sympathetic to the surrounding residential neighborhood by having a 17'-6" rear yard setback and be 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 main driveway will not be gated and will provide access to garages for each unit. A "hammerhead" turnaround will be located at the rear of the development meeting Fire Department standards. Two trash enclosures at the rear of the parcel on either side of the driveway will service the development. Guest parking will be accommodated on-site with four spaces located at the development entrance. Mass and Scale: The proposed development will be one-story with a maximum height of 13'-11" to the top of the building parapet. 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 Collection @ San Rafael" 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 "Collection @ San Rafael" will consist of four attached condominium units in two buildings oriented north to south along the access driveway. Unit A will be a 2,408- square foot two bedroom with office/bedroom and two car garage; and Unit B will be a 2,418-square feet two bedroom with optional den/bedroom and two car garage. Each unit will have a pool in the rear yard setback 5' feet from perimeter wall. 63 Planning Commission Staff Memorandum September 14, 2016-- Page 4 Case 3.3930 MAJ & 37039 TTM — 155 West San Rafael Road Building materials to include stucco walls painted "Dove Grey" for the main body and "Fallbrooke" beige color for accents, and grey block veneer on the front and side facades, and ash grey block walls separating the units. The garage doors will be anodized aluminum door frames with a tinted grey glass finish. Other building materials include aluminum window frames in a bright silver color, galvanized metal roof flashing, and corrugated metal steel roofs as patio covers. The design of the four unit buildings includes a series of garage doors fronting the access driveway with entry doors setback. The perimeter six (6) foot tall wall will be a combination of corrugated metal steel and masonry CMU block wall, in addition each unit will be separated by a six (6) foot tall masonry block wall. Landscaping and Buffers: The landscape plan for the area fronting West San Rafael Drive will contain two storm water retention basins on both sides of the complex entry driveway. This landscaped area will include numerous Washingtonia Filfiera palm trees at 10 feet tall, agave, yucca, ocotillo, lantana, and cactus. The complex interior will include a mixture of plants found at the entryway with the addition of four 36" box Desert Museum trees. All ground cover will include boulders, rubble, and two shades of decomposed granite in brown colors. The individual driveways will be constructed of acid washed concrete in a grey color. 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 13'-11" feet. The project consists of four attached condominium units in two buildings oriented north to south along a main interior plaza or courtyard. The plan meets the stated goal. 6d Planning Commission Staff Memorandum September 14, 2016-- Page 5 Case 3.3930 MAJ & 37039 TTM— 155 West San Rafael Road 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 patio covers to act as solar control. 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 drive off San Rafael Drive. The proposed project meets this goal by providing one main access point from San Rafael Drive. All units will face the driveway and provide a two car garage. 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 sixteen (16) garage spaces for each dwelling unit and four (4) guest spaces located at the complex entry. The large rear yard setback of 17'-6" provides a buffer area to the single-family residences to the south and the plan has met the goal. 5. Open space amenities shall include thoughtfully conceived desert themed gardens. The project open space includes the placement of two (2) landscaped water retention ponds located at the front entry along with a perimeter six (6) foot tall combination wall of corrugated metal steel and masonry CMU block wall, in addition each unit will be separated by a six (6) foot tall masonry block wall. The individual driveways will be constructed of acid washed concrete in a grey color. Based upon these design elements the project meets this stated 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 includes the placement of a complex entry feature that will enhance the overall streetscape with lush landscaping to include numerous Washingtonia Filfiera palm trees at 10 feet tall, agave, yucca, ocotillo, lantana, and cactus. The perimeter wall will be a six (6) foot tall combination of corrugated metal steel and masonry CMU block and the plan meets the goal. �5 Planning Commission Staff Memorandum September 14, 2016 -- Page 6 Case 3.3930 MAJ & 37039 TTM— 155 West San Rafael Road Architectural Advisory Committee The Architectural Advisory Committee (AAC) reviewed the project at the July 18, 2016 meeting and voted to recommend approval to the Planning Commission with three revisions to be reviewed by a sub-committee: 1. Paver material. 2. Alternative to cultured stone material veneer. 3. Study the window proportion on front elevations relative to new material. Based upon the recommendations of the AAC and review by the sub-committee, the applicant has revised the plans changing the driveway surfaces to an acid washed concrete grey color; the original stone veneer on the front and side facades have been replaced with 4"x16" vertical grey block; and a more proportional widening of the side elevation window. The revised plans meet the recommendations of the AAC. 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 two vacant lots to be merged into one 53,200-square foot parcel for the purpose of constructing eight (8) condominium units in two (2) buildings. The site will have direct access from West San Rafael Road which is a secondary thoroughfare with one driveway leading to four attached condominium units in two buildings. West San Rafael Road is a semi-improved street and the project will require the half widening of the road, construction of curbs and gutters, and a sidewalk along the front of the parcel. The main driveway is not gated and will provide access to garages for each unit. 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 development will be setback thirty (30) feet from the front property line with two landscaped water retention ponds on either side of the entry driveway. The project backs up to R-1 zoned single-family residential one-story properties and will 66 Planning Commission Staff Memorandum September 14, 2016-- Page 7 Case 3.3930 MAJ & 37039 TTM— 155 West San Rafael Road be sympathetic to the surrounding residential neighborhood by having a 17'-6" rear yard 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 13'-11" 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 Collection @ San Rafael" 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 stucco walls painted "Dove Grey" for the main body and "Fallbrooke" beige color for accents, and grey block veneer on the front and side facades, and ash grey block walls separating the units. The garage doors will be anodized aluminum door frames with a tinted grey glass finish. Other building materials include aluminum window frames in a bright silver color, galvanized metal roof flashing, and corrugated metal steel roofs as patio covers. The design of the four unit buildings includes a series of garage doors fronting the access driveway with entry doors setback. 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; 67 Planning Commission Staff Memorandum September 14, 2016 -- Page 8 Case 3.3930 MIN & 37039 TTM — 155 West San Rafael Road The landscape plan for the area fronting West San Rafael Drive will contain two storm water retention basins on both sides of the complex entry driveway. This landscaped area will include palm trees at 10 feet tall, agave, yucca, ocotillo, lantana, and cactus. The project will provide proper irrigation techniques to allow plants to continue in a thriving and lush state. The complex interior will include a mixture of plants found at the entryway with the addition to several 36" box Desert Museum trees. All ground cover will include boulders, rubble, and two shades of decomposed granite in brown colors. The individual driveways will be constructed of acid washed concrete in a grey color. 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 52,200-square feet for the purpose of an eight (8) unit condominium project. The proposed development consists of eight (8) two bedroom units in two (2) attached buildings. 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 53,200-square feet. 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. 68 Planning Commission Staff Memorandum September 14, 2016-- Page 9 Case 3.3930 MAJ & 37039 TTM— 155 West San Rafael Road d. The site is physically suited for the proposed density of development. The proposed eight (8) unit condominium project on a 53,200-square foot 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 an 8-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 53,200-square foot 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. The private driveways from West San Rafael Road will provide access to the subject lot. Pedestrian access will connect the condominiums to sidewalks along the secondary thoroughfare. 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; 69 Planning Commission Staff Memorandum September 14, 2016-- Page 10 Case 3.3930 MAJ & 37039 TTM— 155 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 o Conditions of Approval. Glenn Mlaker, AICP Associate Planner Flinn Fagg, AICP Director of Planning Service Attachments: 1. Vicinity Map 2. Resolution 3. Conditions of Approval 4. Justification Letter 5. AAC Minutes of July 18, 2016 Meeting 6. Site Photos 7. 3-D Perspective 8. Site/Landscape Plan 9. Building Elevations 10.Floor Plan 11.Roof Plan 12.Grading Plan 13.Tentative Tract Map 37039 70 EXCERPT OF MINUTES At the Planning Commission meeting of the City of Palm Springs, held September 14, 2016, the Planning Commission took the following action: ITEM: 2.A. MODERN DEVELOPMENT LLC., FOR A MAJOR ARCHITECTURAL APPLICATION CASE 3.3930 MAJ; AND A TENTATIVE TRACT MAP (TTM 37039) FOR THE CONSTRUCTION OF AN EIGHT (8) UNIT CONDOMINIUM PROJECT LOCATED AT 155 WEST SAN RAFAEL ROAD, ZONE R-2 (CASE NOS. 3.3930 MAJ 137039 TTM). DISCUSSION: Associate Planner Mlaker provided an overview on the proposed eight unit condominium complex. The Commission had technical questions pertaining to: • Widening of the street and setback. • Trash enclosures. • The CV Link. • The gap in-between the parcels. Chair Calerdine opened the public hearing: MIKE MENDOZA, representing Modern Development, provided details pertaining to the architectural design, colors and landscape. He provided details about the trash enclosures. JUDY DEERTRACK, spoke in favor of the proposed project; noting that this project is what happens when you follow the General Plan. There being no further speakers the public hearing was closed. Commissioner Middleton will be making a motion to approve the project finding that this project conforms to the zoning code and create a harmonious relationship and improve the community. Vice-Chair Weremuik requested an allowance for the pools to have 3 feet to the edge of the lot line. Commissioner Donenfeld as the seconder to the motion, said this is great job and is an example for others to follow. 71 Planning Commission Minutes-Excerpt City of Palm Springs September 14,2016 ACTION: Motion: Commissioner Middleton, seconded by Commissioner Donenfeld and unanimously carried 6-0-1 on a roll call vote. I, TERRI HINTZ, Planning Administrative Coordinator for the City of Palm Springs, hereby certify that the above action was taken by Planning Commission of the City of Palm Springs on the 14th day of September, 2016, by the following vote: AYES: Commissioner Donenfeld, Commissioner Hirschbein, Commissioner Middleton, Commissioner Hudson, Vice-Chair Weremiuk, Chair Calerdine SENT: Commissioner Lowe Terri Hintz Planning Administra a Coordinator 2 72 � M January 14, 2016 To Whom It May Concern Planning Department City Of Palm Springs, California PROJECT DATA: PROJECT ADDRESS: LOT No.8 and No.9 SAN RAFAEL DRIVE — PALM SPRINGS, CA 92262 PROJECT DESCRIPTION: Multi Family Residence OCCUPANCY TYPE: R-2 TYPE OF CONSTRUCTION: V-B JUSTIFICATION LETTER: This Letter of Intent for the Proposed Multi Family Residence With a (8) Eight Units with (2) Two Car Garage attached on a R-2 Zoning Location In the City Of Palm Springs Limits, Following The Major Architectural Review (94.04.00(D) Guidelines and requirements. This Dwellings will be build under the Approved California Building Codes and City Planning and Building Department Guidelines. 19� RECEIVED Mr. Henrik Antonian iAN 19 Z1116 Owner PLANNING SERVICES DEPARTMENT 73 � 6 � i! � � � t :f� C� aat � t .dY.y�� ,t '� -: < �e �,C� � � . ,: .. � ,. F, Y �� i '. s r .� :L I � � � �`t. >�. c ' 1 � i„ �, �A �� �� � a.a P� v5 yi j.� „: � .. kr,' S 1 R #�. . � � � p �. a' __ '� y ��(y ti I A' " „��� �.. t. i-. a Z t=� .. ... � .. of ��` _l, $'' ?� , yy� r { W+�' a tv M �`jp¢ pp t� CCC!!YP .- ��. r� a ��1�H' 4 �: •'°f . ' - yam:. ..r.. _ r " ilk, r s K 40 Tom. la- tea,` - ad� - .. •:fe..�-� � .- - r . q .. ._ 7C .a r r4 a . a I� III• �� e t ° � ,�y ,. ti ' r r r r x jtL"I 'r • � y T t IL i � w: r 76 *, L' 44 S33IA83S JNINNVId 9lOZ l sl d;; Mir loop- W w w 0 43M3J3tl ..nynypl w s: -� y P '::MpUy15 rn.5-'L - 6 VIdlo Curb&Gutter >;i; F-6"Wide Curb&Gutter - - -5'-0"Wide Side Walk >unsrees 5-0"Wide Side Walk - -- Bloc k�,�. � -_ :-ixi Omit H.1f B�e lacl mar trr,ni n 2 Far a MI. <°a _ ar >Er.os >« ra E$u Joss rn. *llcwrsH x..X _ ,I wrtucarvv vrr: o o - � HID 3g sad rq ou rt li Spa , E - fd� mE ws[oEMousE — eanaov,v y� sv ma Vu Lt min M•o Two XM�..iG.oa , _ <F ' cepam>oi.n.or -� Block—. _ I 1 r Car s i Omit Half Bla[4 i t For Drahmgc n Fp-Irlit L1 may Ly Gara y rage `+� No.-7 r XPom ' Pool°9t 50: vgg o W v Block— cool �"Q1 Efnen - - r-E. _ R Omrt Half BIoe1 mge x S A ;sy \ For DrainageFj y Q r - O O n e NU.") w�°.�...r TM oCer N a O ° 1 O s mtnB I . PWI l0 -, a 1 .� d 'Bock '-;� - _ \ _ —Omit Half BlocF r0 Far Droirgge N q I i j �_ •� Gar 4r c'°a iM:. { F G rage .�t `� �t IM o3$ =a j a 5 0 [ ii ISS PMtlWYX P OIRY _ �CQ iif Vroperry Lrn __- 60-2"_ ---- 6'3"—, per•ty me ' SEE SWET PL I FOR PRELIMINARY PLANTING PALLET -�iMicatc Location Of N1aw 6'-a'C.MU.Gorden wall llnAer Snmrcnn W.rmit �••r�^^ 78 r!!SllAlYrdr �YlOQl�S le� aQIY!llwr.f � waYla slwwlrrlr. - � rrrrrw rw■�wrrrsrr.�:�- rrrsrrSar �.; ri r r !lrrrwl��lwrr arr Exterior Material Legend MIKE MENDOZA b28`74000 wrY�e��YlsYwrQ!!lrs���� !!! r rrsrrrlrrsr jWmght lw FrontMINE FiM. •' Elevation ...�! __ a gruT�T�T�T�•_•••rrrr���� .�6 ige & Entrance Elevation E_ Y �w�wL�...I..�.w Q .:•• lama:� �Yr�Yiwwe��arrsYE s7r,w! ��_� r' • fill w —. I. 1u -0 - I S • • • Elevation Mr. Henrik Artonian Owe Glendale,CA 91208 net I- Lot _ ^ ® DriveSan Rafael Palm Springs,CA 92262 =r�wlrrOorQrY•sr■SYTi•r!r�r!r�!rra!wr wSS.iImSr�sa■�Srei}i�S�S os- n . utilities ' " - Notes Exterior Elevations Metals � rrarr•rYlwrrwrsrrrYr■�YrYrSrYrYrQrrr76-Doors and Windows 9- R R.. RECEIVED Rear •" Elevation1016 A1 .06 i'I_iI �I� _I//��•' `N���/ice /_ �� �N®is■I�Ed� _ AI la � .•��1�� �■y II__ AI�A ~�� - : •�'� �, III:a�� —rz�.�`� � � ' IA . w• i a eel\ . • , ram.,. a �_ ■® Iffo F,• • • ...... IA[OIO O�OIOIO re,10,61"OIOlO.9 ...�N ..... asl.i��g•[S'. _ ....IS • •/u, I I'"�i� lel eel ell For Drainage am Ili !.__•• � a �I . • -'n •`_• II sio 1 _ - j ... „ �►:e�ll i __... W111 . \A Omit , ®� .I l It DrainageFor ..................................... h ® ...,�e.e•o Z r w . �i• e a t—"- ® —,'.� U ■ = • 1 � I�� ��, n, i: it '° •�=1 � I i III !!Ir i q ���� f•►."'- 'ii �i� �i•• 'Iwo�� P � • • � • r d.�. • ell...... . ....................... 11 .....0 .. : I ] [ i .............I�lv' rj•�o r ■.................................. <J •., : . _ l . .L r �I [ i07 [010��Y �)I •_�_I �•1 eel_ eel "- �,0]•1 a• iii 11•r __ ... H _ se �• ee �_ � T;T. es �O o .l MI! III Dui i I p �_ _ _ �rc�e�el lw� i. _ l� � �� �oQ t�L _ _ _-i�J i:•i� I I ati • G n� 'I � _ 1 -Spatial ARCHITECTURAL p cWwu.a.m......,..,w ...r«—- .,mn.•+.....w,r.,.r..n..-r...», MIKE MENDOZA G. par. rr..m..v.rrf...W,mrwunuf.. "Y^•°r•'_, «.�r..rrm,r��.,drrr.q.r_r=ram r Design Principal _ °01r d.ar«„x,avN'.ml•a.=f.vr«.dam umrr_wp__s•v P. 2-EXt0nOf6 3 _"'I`iu`r""'�',r.._r«""Www"f•erg'6r.�ws+sY.,p1°"rr.'�nw„�sarwr`.p0n°e Dwn loO.BO%,CA W24 ww Spnrye 0 G E - F Wm Phone:1.7 2761813 FF _. §wn mara«rrr a.r.wWw.rn.. rrtlr.ar. §gip .. `""""° =am."'.r"'rur.°�..f. 'n's�'°° :..,m+.r.a_nY..._._w.«...+...+.Y.+fdY.wrrm.,«,n. ( 80) �•' f...= '°1F°°,•.'ay nwe..mwr,nw.n,rw.r.•.w rw.....+rwrs— Fax 1{760)2884M �. »' '.n �' re...+w +•i.sd ..w'.'•"'w.`. l Vistaam' ss .de. sM_mar a.irlur rrw ,.r'r=wr'rraee�,d'igr"�"'..�ee�'0"®n•r..w"d` •w.,r•rr � r..a. fB'a: iu ww..ea E - kcan.r,.r.daw eras .•..r .a+.r.n....wrrnrr,.•rn_..rr.rf,rnrr.. Ir..eM lriaa, p=,.ew.nm 7w ..o. r,...«..:..r�,.....+.r..,rr...«...+..,a.rarmr+w. r M .e4uf ,'6"ryxr. m_Mrrarar.wmrr Wuwwwar»wsrwwww.rrwr•.r.. ,r�r1`irn��ri. B 4 $9: _ _ _ _ __ _(� ew O_ _ _ u _ __ ®n.ss..,.rn»rr.M1rac.e, oa-n.r.r.wr..rrtlr..wrrwrb.mwawrs»�w«md .�n"r"�°"""+'"�•« «r"'r'Y, wi.«.<rr.yd,arrwmnrrryn dwy,rb«r.r.,•wvrsa«we,. �yr.vnr.mn.�.•r — ,, 3-Interiors I (E) ''.. 1 pa,ernrp.*Mau..e. .w.wfer� .br«m»•.•,r.�d..dmd.wsdw,rd.»r>d•yd,arr n`"•d•;M.W,ti•,Mr•I,r_M.�•M._...r.,_.tl_d,...r,rr �W «MWrrrrrbrr.rm a_ rr°""ar.d_ WW.r.rr.rdrM ea 4r.,oI. u Revisions Date �- Unit 'A' oq ®rr��1«_r Yv.«tq_mrl_.yab..r,q••,q_ddmrsw,a,w P.ml«+r YYr,Q,rl Pwabv mWIDI° � r`s..rrmu rr w.rru. .rr.r.arr_rrr«•«,Mnml Mn«4tl«r.K.W,«ddmwn.v_M1 » (Ad (9' U U =' rra.wWd._.rr_rmr nrr,�r.r...r.mr.......•.+,rrrm_.m rr.r.Y rerrrm..•.'er rw•rmmr �rw C j �< _— -- _� pea.,Yauvru....r.ewr ue.«. �.�'.wrs«'»'°'r�"'.�.•`a�.,..+:.Y.','r�,rri.'.".>..rd.s.rm,...«.ew« —� .. .. 4-Openings :� «'.:drr .r� :�=w,-.m. .• w n r P"« A,w 7•� re.r.r ..+a. Revbions Dale ..`.R9`,� ap ri{i rwma o�.•v,vam�wwa�,d .m. ac.a�mvro. eb�,»..aw�r.�r.rsr.wwr.�,..rr.:w._..w.»......r..�«.r ... .a.. ....nn �ur.m...,.r.......drw ar,Wcw..e. Q nsabs ,.....«.....,.......r+......«.,nm....w„...m.....«...r.. vW.+'c w..W. a ern.ma .+3 r^ o n"��� a� 1 d.�e.._o.rd f..r..rr.nr.dwr:rr_._wr "m"Ya e•..v.• a ou,ame " awe (n61 •r,4Y +- Q .t4.n Gi�- 'I �I`.iVuil:•V..V°�•.i�e+�.+r_�rr — wY.�Ferlr„rr"�. - C :L mrwmawrar .."'w:«.vn � ,n..d._r...�d..r..r.r.r._..._r--..n...n "`r�� .... ,rrrr...M1rYm.rRrr.r...rr .r..wWrr.,mm.Ww ~'- _r..wrrr_-Yrd.r•__tl.rYro w a Fl« ea aMrw._rw_a nd..mr.nw•®nrr«,n.«.._.n•,..rr•rr_wwr..r�• emeM1emlerme.e,naw�1' ia_`r�a�y r„nw.n.tly.,nw. P-'yet uew Iin unsavwxw. aY4ww' °T - pl°6 r, waemMv«„fmr•w„fr/dVm Wr.na,M.MwIVMIY.+nMrYM.MwyO - _ ry dlc _ry,p Y.ypYFn«ov.erfd Yw,awYMr., re _ ��r�'srn�vfq•,ra�°.fF"wrw,•q.IPMbv w.4•m•®_v�.yw_"�'svmw`awp,nwyr,r•pw4�nrr•r __ , dtlr+,W.re.rrrrwrer.r�r.rw•ntlrr,xMR,+,m«nvY.ati 5-Appliances tlwb. mrmrw, .. (1n\ .:.'"..r..e._..uw..._r Yad. mr..r_......m„.. .r...r.e.._..r..«_......�..�.....r Wq �' v�rry�nmrim�,ew.a,--r rparvav w:� "r aan".—v�rrne,ewr.rww (F)MR ._�s .' I L d _ i....,..,.......,awtY..r..r........,tl....dr.r..r,a W.d v.a,«•.r..•m vr..r..e amen.. " �.«'�"......arrrerr...r..�a...._tl..wb.aawm..a...Mr.rw enw e..el ev a gx� �� I � ..or «mano-.r�vtlWo-rr,.r,erWm.re. �..rrm.a.w...w,r,m.«.m_.a.•a._.w..�m.....u. ce.enam ne a-.a"'... •'nn�•••M1'd•+•�w.vm.n.e.r�..+.r��a�rrM1+rw..w-.-.nr Pit =w'„ ; •P p s 6-Cabinets and Counters ---r--^-- ^---"r— ^-^"—^--Y—r y5 F ,f { �� I' na rrYb.J..vY,,.4••rrab�v,Y,w.cabr,w."�w•e•...Yd. e`^r."� 1)�i F#��[ !<Y'rWnM �{ O .ri ewnrwaruemrm-vr"•Vfwn cwvT nr,v.a.m. .wen._ rswr.awr•rr_•me+s,rrr+s•wrwr •Cr w.rr..+,omu«e. r•••r•,tl. .rw.rr.a..wwtl�.r«nrnssmna..rr spa Maas.. c §: ,� fi E w.er..a.e.r.wWm,r.m..e_ w..".A.....r..eu�.nw.....+.d..,m•.......r.r.°.s..rre.... i''. a4n 6�0 ,i• «+AISM•V rr,w,..errrr•rrn.rurrn__r_ „nine's P.�}'v 4'^ ne.e�NIFW.rtiue6L Vnm 1. r.wrsr R aei ,a 7-Plumbing ❑ 0 I `: J mn.c.•w.nrws.rema,,.rx. ••r,.rr•••�."r•"",w,.•`••••rmwdn`.•""•'wwwrwWn.rn•Mw.nr,w+,.rrnra mL_ee'er rw,wv.N«n, E NW�Mw4,rtmCYI«a rrewwrM1wwrW«rrrrr.rwwer. 1 OIL] p Leamns,i Yurn.e.gr�",wPiyi r«.,a•m..ynvvranr�.w,r^,band.vv 0' 1 1 6' w:(m 4iv o["+"A) ,A iA. to � .rxaeW..�arermn«mrmurd are°rn . rr+w..•.rr...rnrr.r.s.w,..wmrm,..rwrn. - U n it Bar o �I of '�?. E � m°N.. saa.=eW ed__r«e,.Ww..wm„wrad.n=aW nrNr •rrM...+rw®,..-.'r..rn.rdwwY.r.,r.rY..,e.... �m i,wn+e n.m a wo.a•'.WwerM aewrrw,errww«weWrmrrebr r. �pserYwwrwrq. ewWra Mnmi v,ry.r ryaryr_ra.enrwwmww•I. �nro+fnr�,r��r.w.•......dwd r•��...ar..r.,._«.....r.r•_. yyyy ea awwmerm r�r'a ma..w ss.wemm....ewrrotl.a rmWa^new. 6; V 0 ,'.m°'LM' @.rrw e a U B I CM " "` Cf`r.tl e`erya".;.rr:rr _r�.rr,.r�r«."i.."..�sa':.�r ,wY".r"�"r'r'r."r",.'.�.�+."�w:�..ar+..^r"d•rr',•�.':r:"r'n w wr wq«n..s r«,rM1rY••a'n«wmmwwwn«ww I „... '� ,a, �wmY �=w n..."..,`"""""er,....rar.r.rwwv.r,av_rm•rr Mr. Henrik Artonian .rr..rrrr.r_.re.rrr r..r.r.rrm mm.w ww�M r ...nano•..+.-«r...rr..,n.+ 1857 Glendale, n Drive 1 _ O r.ra..rs.. _�c+r_�wnr<�n r.rs l�wm. wee^�„���w� +" Glendale CA 91206 wr w.`w:..�"....'R'.w�iw+.` `.r_r ` Phone No.1 818)955-5111 E New em.nwaavW.evaWv,wna..y. *rhrb•.•.r„rv.eb�d.ansstl«r.vYm_r. Emel �«ar lmw e«.M.e.Wdar rw�"rmm.'°":"'�r"...w•'�"-.�.«�"r.'�:`..`en'w•:�r.«. 9lendelealmealfilelxDloaal.nel 8-Mechanical f Electrical r - `« "^^-` `^•+ r ^•`"+M.*++ .+ rr." _.- Lot No.8&No.9 Floor Plan =r -«�•«- --� 155-San Rafael Drive r r�r�ne'�I=la w`..or�rrvaa.,wW.d,.awnw N,pMN.aWf..I....mdmw.m..wwro.,,,d._...r.....°... vdn«awr Wr.ca c.�ad rn«.rd«,..,.�.wwr.w_.w+_w...a,_.....wr...... Pelrtl Spfing5,CA 92262 ...,..err.r�,r«.......•�r�r«....,rw,rrr,wr.�...r pa,rr..xu.-erarr«.rnrrrrM.er«wm rwa..,Yerra_a.rr.d®ewrwearr+r m,� :w.'•'smemu"1e1r...rr:rwr�r.mr., srrxm. Plan 'A' w e.,.«.,'n„L..,.^.n.,.,.1 :::;.........•... «..._......r.„....r•. Conditioning Living Area 1,974.0 Sq.Ft w.+..wd•..m...e..mYwrr.errr..r.r.an.ewrr,r.r..ra.r Floor Plan & I [wmww.vrlmm.Le Ye,r+r rr Nvwcoe..r. �� v�._..r.�..rP Cover Garage Area: 228.0 Sq.Pt asrxv r w...,...re,r�.+Mew M1.r..•n�.....rr.r Covered Patio Area: 228.0 Sq.Ft rr""'e""""'a-""°e'e'^°"'w_"""" General Notes '•smYlwm.lr..•mwem..m.m..t Mechanical Room Area: 20.0 Sq.Ft. nr�n�m`r'-•^.r"",.""r.�rr�nr.,m.....nwe..n«...�e.-• Crr.wrw.rwmrr,rr.wwe.rrrm.e or =rr.mm w.rr«..pmuea,.nau�.awamwea ._w.ear++.._.w..,+rr....wr...yr.e,.d...Yrm,mwdaY.w. We.,Hwnr P,nlectien: Plan'B' wr.rrrarrew.wrm wr- wmmNmo,"mnn.,rr s«:m..�•.. �.a�«�.rdrsaw+.rv...n« r`•..u.a..M1bn.nrr,r....rsr.sr.a«.>o.•..mem_nz,mad.r r..•..eartl.e..er....w w.iwW a.r.rra Conditioning Living Area 1,982.0 Sq.Ft r..r Mwtlwee,.. ar`"r""=`-'r.•r.•`� aa.ar rw,m=• rr'mWerrr.aNmrw rlrmmin••Few»rvm,leee C-Car Garage Area: 436.0 Sq.Ft. z. .wd.rrrrwr n•e� ,� .w....;....«n� Cove red Patio Area: 203.0 d""'°r""r'^- ':'+-.r-�.--.rrrrnrrr.+..... e,- m.'r'iM masn_.wwwuwnmi..Inee"awer SC.FL rssw.'..assh .,oac_a,n,.,l a..a«rrn.r.wdersa,,..i.bar.ar.rn«mwmdmw.n..s. aW' »Warn. Mechanical Room Area: 18.0 Sq.Ft. nuaam.wna.mN°�,,,r..e,,.«nue,w,w.d aiww: _,r.er.waamrrlwaMWP..wmamwr �a4.r rw+wwr.•rm..re.rdn..r.,w.,�nrwwrw•-Marne-w sa,r � �Wmq•.VnwMlblWtlwrl Ybe.Nslb.: .e..i " _- rnrtl`r rr Wall Type as wtlwr a wrWN.rw« a r r.nrrrrr..r.rw_rYrwm.r rrrrr.rr =AOW YwIIe«aYvarV,rVrnirY.ml.%-eta. »`ram.rre`•,._..fWrrdn aMP N,mR.. , .rerr.=rrrmrre. `"`"rrer.rYs_ _ ••+ 0 O.C. see 5iWafisebrw.11 Cox sat, ao..r+�e�ral�rdnr,km rr°r. 2x Shd Wdl Eb'O.C.WiN SeuW Aeirlauhlkn WM Ul oee rl."N per rrr_..rrr aYrwtlrrr A1 .01 -PN�I�a:'.�rw '�'M V2 p.°MimiEeL3-GmfaKroenMe r�werw "mrw•e.aur.vavdyvweuesp•.vu.r.rrrrw a.'r°'r's�en�q•rr.�n i`la� �� ferY"d"ri«e�l,«_`�'ir�,lYiie"�,ya•rrmrea.�'.um�r.Mr ' su a.r�.`.a"wermr�w vra�wnsi e"n a+�.avu�iyra rne°N�w..unrwf�•Yern�..4eti ee.h.an•bn•wemeva �y"w'..nr'""'.+e.i� 'yB�hVr•%'91Peu^Eo:E 4VIiW 1°iM9r.Feitle to .....arm.... 2x Sfi.i W=111 "mvarerh.g.rage fr"m,h.tletllly rfrmtl tin AWleg ,•-," �i.. 1 Writ mm.selaman ro x rmn rNe faemria«n.r aNemxq. MIKE MENGO2A '' Design Principal '. P.O.BOX 892 onen Mot Sparq.,CA 9221a Plane:1-(]80)275-1818 - rzrrz yT FeR:1{780)2884008 +Y-0}t•+ MV tR fd -+1' BY<' WNINtlms:mHlliaeN.can f-11N'�•��>r 1Y51/Y >^� 'vn'r•i��au L b b m �II�III1 b Revisions Date_ 11 rr,a.an...d.U wmml6 N N f N k N a yll I g 1rS�••� �f ri t? rTf-01?-r-ss F Revisions © Dale 1/41W y fayl' , ua ll!' tsJ V( tt f..Ytn 1 efA.]e14 e w n Y-1P +I I � w.+croww s)xlata 1 O O�-O `y RrvYp M,tx O Oeil]e1B ' d,VY Y'1P ,T-11T + f-3 W q N M-tt 1? R b + b = F T b b � f-S tT f4t 1/I Yb 1T li 1 r8 V Tb 11'4 1T 17A11N• T—+ _tf-1P Y1-111? 2 LU 6 6 0 1T-11]Y' YJ' �1--fS 11'd 1Q' p ` r11'-01T 1T-11 LY f Tf fd f /81? + R R 1 h 0 - ❑ e } i � f-11' SJ}YJ�fl�f-01Q'�+ R ❑ I � I 0 a ` b _ - Pal?__ {_,'-01ff Y 5„IS Oxr Nxe s'r r-0yr sd Mr. Henrik Artonian y -ra 1N•�-rs a• 1 -__.v'- :—...>,.,- � -_..v-m Ix ter. ^ 1857 Arvin Drive R ` } Glendale,CA 91208 s O i Phone No 181a8)955-5111 E.1 glendeleallheat@sbcglobal.net t i Lot No.8&No.9 - I t 155-San Rafael Drive 7 . Palm Springs,CA 92262 o , a a... Dimension +'�- 1e'a Lz rr ealT�ly Floor Plan bf81T IT-1P 6r1nN tiManon. Dimension Floor Plan War A1 .03 rD Tn •.m� MIKE MENDOZA ��, a^• r, Design Principal P.nrma•t vuavar vra.lvlT �.« own Hot SPIo"ill CA 5120 --ol r,ea,x..Bea [SrC�r"•"'�'•'•` ram: Fax:1-(760)2884ODS u� ar"'Sw,°0v,s'.'.e°m r�••`^•e•;rR Rs� LGLTJ •. ww wema:mzfmOm'mn M Y. A n n a ®M I Ymu Rma l m / •�.wsw ❑ Ya� A �_ I �. to]qm luaactAPadle.canl ..�°•Y.:.°t::�^^X. �u. ere°m Piped Vent Fleshing Delail•^— 01 Built u Membrane �02 vmuvFT- «5 - Revisions Data ol ___. - —.�....- ..,e.•�......•�e,..— Revisions Date r _ — _ _ t l� PYwe1bN,Yn ] er{t130,e ,.{iF — �� Pa Detail 03 ROM To WaIIDNW Pl.w,eaanl.. ] opt IT a. -I al aox..a.... ICGES PMG Listing PMG-1212 w�_ d� ,•� '� I�- Root Drain WJOver Flow 05 3 Ff> ' ❑ «arP'lo,e'wn1 I li wm P.m°'o1.1 wm.. wcxrasnlceas e _ ...•eSr •m.. ❑ �� oe O - ROOF MOUNTED ( I A POWEREDATTIC VENTILATORS PIA/P!r ��f �� I �AYYIi„e •-- — d[ Igl a � � s «.,.. TII 77 1 w 1 d s Nm T T V p Y T T Roof Plan _ Mr. Henrik Artonian in Drive Glen daI57�CA 91208 w' __ ___ Phone NO.1-818)955-5111 Rod Vent DOW .. _Joe Emai� Imo glendaWlmwt@sbeglobal.net zeeav,.,n D' Lot No.6 8 No.9 155-San Rafael Drive Palm Springs,CA 92262 ATTIC VENTILATION REQUIREMENTS !'+` SYMBOLS DWELLING&GARAGE Roof Plan & ��11-ILL exxxonrAal, .0 T»: ME pr, General Notes A MPMQ,r.WWtlutl.Tns., Me M.•s.6a0.0�Fl. e•.. a,«ary-zo,s 12 = pia . • Jplan O• .MGM•Loau„Po•.Aei v.rt Usa d Count t D50 CFM P.,Attic Ventilalora'BROAN' 0. R•artleon. le alas u,mtamN'n. 63D0.0 Actual CFM•e-15D=42 x1"-60a8 Required Net Sousa lnd s aNIV FW. FOUR PLY BUILT UP ROOFING SYSTEM Be. Rear Fou ior—i lol TABLE 1101.7 . aerwtlaarmg a�:mr m.rau.�are l.ywl:. xx. SIZING OF HORIZONTAL RAINWATER PIPING 1R Rod"'""°' NAILABLE DECK o. T .Iwal,.a»E TOTAL AREA REQUIRED=5,337.0 SQ.IN. .taloF. ,m •. Mu,ERl a.Wall mummr R-21 TOTAL AREA PROVIDED a;6,W.0 SQ.IN. mobil(Far My) 25lba,(1 Yl iyln°) c ' tlui W&b n-x R m M mo ,w „w w m Belie Sheol 1 PIy U 1. mm YD i Tm am PIy51NBk ]P119! E. PmvIO636Ga WepBmou Provide Radiant Barrier On Roof A1 .04 s ,tie aw em am 1. cap SMM 2Pl Weep SoeM el lulb ldauda ntirrsan.'mdea e su au ,rim usr aw m mn asiweweennmzllmaemwre Daad wam • mr m m arse rm rw ICCEveluelimRenodESR-1]ra F. Provilel'1M,clwµ.r awnlmWummRaor Sheathing From Factory Direct m ,ra '^• me0 —° �e �°° 1°'a° 6"°°""�19 0'"°" DO NOT Apply on Job Site a 1w ,w wm so ono mw mm TMm.I And Moisture Promrlial. G. Provtla Rad" ,BariwmGcaN EI,dc Typol. !e ]an w1 ,wm +tam woe arm wax .•'" - - _ MIKE MENDOZA Design Pmdpal v.o.Box eaz C os wC ' ]" ] " V 7Section Reference Notes ovnon.� 7s�z ss�B Faa:1{780)2884006 Insulation.R-21 lMbr Wallab Raa On calling Paf T-24 r.Mw aae,.u:mzslnp.u.cam 01�Se E. e igy aM Ac Acoudua°rat Repumnnnls. JFmming Mamben,Bee Fnnag Pore. _1. —. � ]C.M.U.W.H lW Fire Wdl Grdy Color T .rM" % err s"a°Yj`• GWbe 2x Nail Piano .Miae4%w� " Mega B Urtam I -' 9 .. � .... Bb.--No3 t Y adFrom manufacturer For DeteildldelMtbn �uMa ReNalarre Defe ml FOURPLY BUILT UP ROOFING WM ) SYSTEM � �e ---- NAILABLE DECK b b Cross Section A-A' oal PlWvood slledbn°sea stnadurel Plere. ar.va-no wl ax Steel Beam See Structural Plans. a Provde 5R"TYPe'%'Gypwm Board from Foundation m Ceiling d all Ireadaces Revisions Dale =1 d Gemga enJ Living 5peoa. r,aanr...wb. (' ... 1t Provide I'l..in Rrvsb+ x 074'"to IN to Eu: 12 i1, lwi OS Da 4a w 1] w®11 E2 TYpval Foundation see Foundation Page For Dimemiona �+'N � f ma.-xne 1 T TIII T la Mbrior N.Beming Wall See Framin,For AMrora°e Oetais 4 I 141 Faterior Plealon Y � Sae Cdor Board fw rows infwmnion. or Exbda cement pbabr apglmaon ehdl aonalat d a 1-Goal+1"EPB fbxer p w Wdl(1)or,a Coat stu¢o Syatanl moat Ni one layer d water neen°ve pa trader,havt�ae mespread index d 25 or Ida and amoketlevebad Index s [ d45g mass.Too.1wre.M.banner must he lwtelNd over the alleaming u� �� �jj n accordance wM IBC Sect.14°a.l BPS usulabon Eoord wM a nmlinel ` y�e v a.ur gid` tsar za hym)d y mBalhe:,atenad sea t-ins lzs mm)tnimess holy nn Mdlg boM te the eheeHi�. bN imulelion bard arni wafer maiMive Lbrtier moat ba pdallrvey o p N faataned b The studs hamirg.The Siu.SYatem muse Ee applied d a p Inch (B.5 mm)minmum Mitl[rme.ICC-ES Evaluator RepM ESR-t t95 161 Fbt Soffit.Drywall Finish,Haight To Be Darema.On Job she Cross Section B-B' Cdrugated Metal Sheet Roof Sections Le end: Section Gevienal Notes - w +e [ i Imp [',� of or!J a u on ;a31 io w In a'. '.n t¢ wi T Refer to Floor plan for dimension not shown. B. Refer Foundation plan for more information. C. Refer to framing plans for member sizes and layouts. / D. Typical Insulation,we Energy Calculations more information. a. Wall Insulation R 21 .. y@ b. CatlinA. Insulaaonp R-38 -21 ...... .°� �.-.< k F. Prone tl1e ear or th lenches(r acal Wall$ bove to Roof row wM.� E. a.W 26 Ga. she S Clear pace tLLear Wl�.. v a W Screed she be placed a minimum 4'Inches F j RtlM Sheathing for air flow. I�!i LI b b Mr. Henrik Artontan 1857 Arvin Drive Cross Section C-C' Glendale,CA 9120E Phone No.1�81B)gw5111 gbndeleahheat@sbcglobal.nel Bm 'U oai 1E ca m w et Ile m 14 1s w Lot No.8 8 No.9 165-San Rafael Drive Palm Springs,CA 92262 J1 Interior Elevations ill _ & General Notes a If. w��E 9 t EMnMge G.l Povn pram.. ,y 1 w�C. v ems.. airs ff rW "'eYy��.iiVVV/JJ �' n.f pMn aY WWINIL so or i II b sr.a Rune. Cross Section D-D' A 1 .05 84 Exterior Material Legend 13 141 a at 1AJ ki 1 Lz a MIKE MEND02A ' EMIBfpf W8115 SCnfxw.VeMyawN�PrpITO Lme0uC4n DB51g11 P111IGP3 P.O.B01c 892 l7110 Roof Materiel FOUR PLY BUILT UP ROOFING SYSTEM Dme Hot Sp nge,CA 9226 1 "LABLE DECK Plate:ijT60J 27S1Bi6 N TERWB. .pYX,1NiYa:ma]1t7aplD ,ytlM IN PYI 2b ltw.n.22 a0.n E� � IW EwbMbn(YM EM-1274 3Yp { ® Wq � TrmMMp MWMSPMSOon. ��w_�:��n$�r�xr^w 0LL' Ib a n b j� E F CiaraDa L\lMa `w oxn Yfaww�4wmv.v.y!/W. Y��+.MnYrn. i a� 4$ [•wF wepew,6 Daera Ravkirns Dam Wroughl Iron wa.Tw p.r PanCMRwYbw/y\ ma42me b b Front Side Elevation Light Fa . e�w rwrrwnn,barswrlP.wrrr�wrea,r,.n. 4P. O M e9 2Ai O.a as 23 !A 1_11 -1 I 18 ''11'. EA µ IMI na LMI ea `]. 2a 4 v Is 1A i1 RBvi.I Dale � I, PlRnhp RwYye a(¢� pe]1.m1e ' „ pY 0 , 4Em cE tie 12 b b Inside Garage & Entrance Elevation 1] 1/ 41 aS µ at 2.2 }a IUi p.ti ita 11 1.1 61 1t at 14A p1 E{E{sa 1 A A A �5p�5 b � "77 . b Back Yard Side Elevation +4 n.� Ms1Yne 4-Exterior Finish 1 -Spatial Mr. Henrik Artonian F 1857 Arvin Ddve pprwrrRwwor. n.nx«ruxnm«p.s.a.p Glendale,CA 91208 2a14u u aa'. 4P. }1 1I u u u Fd aaw..rex.n.ab, F+l - wwxaxru. Ea bJi r.wrx..a Tx...uaa pJ wP,Tnwm.wwwwnr.Pam glendalaairheat@sbcglobal.no NtR"-; 2-Site y. prwl..pr.roaww�w.4.a.w« Lot No.8&No.9 555 �>r.x.-xwwWwx.Pa.wa 155-San Rafael Dnve p Palm Springs,CA 92262 1`$ 3-Metals enww w. == 7FM E£o x b 4F E ©O^^'nr� wvwher,wn Exterior Elevations = A 2 wl & General Notes o aw w a,a.wb,ww...w Qi enxn owfwswrN+.uxO ayowrwxw no. svW'At6 b x�i 1�pwsawr Ornh epb xrmn u]wrr ewr elver E�wrrPwwv.wwrawo-..� Rear Side Elevation 6-Doors and Windows omr r ro�pwr ,ol. MIKE MENDOZA Site Plan Oesga Prindpal P.O.BOX 892 Dawn Hot BDdn9e,G 92240 Phone:1{/80)275-1818 FaK:1{7W)28&4008 1'�20'-9' ekwi Maw mmt7rpd.00m San Rafael Drive Tabulation Area xWna me do nr �" a = Mr.9bb KraNenebn BeKetl on Square Fee,aM Percmlege a Ksw Nua•n �N"""'nioOie" o.rew.ua+zee m vod soa.Fe. = now x Pwr.weer t{a,m assent )< o aam N.x Na: rdu Mac Nw,.aNerwaapplum. r r"V3 pb°o°c`d I P5 b nc k x�N aea'viosea °7�moea.Fe le.9o..o so.Fr x1n % u..sru NKdlv J"a rdYn FlRevisions nDale 273-42to 22'-6 28' 21'-71. 73' 41 2 1 Se - k o 957NNnO ,;P ;s ,. . '2. x ahenaa�rawrGsiaoe+R essan, �9'Nada Peaenr"en� �B'NMe cumallrr M, �y�F M54«•NM 9rrd«orroa Flsaesfronl E!J•a Htlrew:pak•b•neMO•EplopM.mr A.P.N.Number=504-121-002&003$ - - _ `^ -- - - TM Unauthorized Cha��s&Uses Palm A92282 elDma ReMMlurs Data ? aoe uer...: Lol N in and Noe Ban Rafe Ilmm°ei�Me«°PI"Iwnvdd ysmer.a9xw�pprena°' mSpdrgeG rr.p l"Mrw. (D osm.mla I. MNW Ytl1 ` - -_� :/ on,wl•bd (•� me pr�sra olerwa dare oivit°"SW INNW.1N6m.I T..e.e .E. N..hl aeMrer• asan.'e m w rra...y, rr � n _ _� e-- r—'9; r ra<wea I �Ml Mraea:.�weB�wroo-arn r�'m"a..rwa'.;ce•ru�"so1 Pm.22 Freraro lwn. Q wa,sole r C Resine"nal Mandaory Measures. YNyw : urAnl R 1b EtlM Mutl Fnea naY,brrm 1 I 1 �3i 1. 61«m wrn«dtlneW•M romntltn Mp«remtlbu A S}¢g PrtrydeM tr o,inwin ax eve al®taro ere Mpsldelvaerwmv,PW, ConffiNgINYeMv 15,9]i.08p.Fl. ff))I�+ t sS$; ddweaPnentxnanhmml datum o,e enae«more,"Nov— noon wen err'e .. ! E4¢ dniin"N6, vntotnn In dbrmm•n9M•brrn waMrer.naaaeulp xO ns^P.uee. ;.wA a3 Fl. pal mmemwrwear,rvedrl.Idwa m.�raaMw ee:ndwmnmaw P,eera a PaW N 1.T0 6y Fanartw NnOwehUnit Unit aw ayg ?! NO.1 Tymv TW°G - NO.6 k ad.naen heir.daundend da des e.dal.aem,r.ram,m Wm«en me.de uwlaadaeWr. "'of Fl. s rlsep° "dam .� rgrrye I_— e. Wl,eraeMnwelxucmwyM m•P+I,tic lwMpe sr•mm NM«I«r oelm Ilue«« MHi1M'Ir L' -- •nriaidixI me°rN.MMto Le Mato Wused.GFrer eya'em.nvtlkwdntt Itl Aru: SINO.o aV.%. 1]e baa fvlaal,a. rrermeeeo•e.ee ur ee errmapaM y c. C«rp'wn wmalnNrAr enacle°nam ww msn•a•meK«mre,w. Tee^®emn^uro Pao•shmww: 1% W vwr].Ma Unit Lot No.T �n c Unit N0.2L Banc° Lot' - �••�or•r No to J V0.7 F A.P.NN .Pc"as'evaan.i o•on•°`: wa'aa.nnbnn0wYm1'im.m.�'WAP-N.4 2 ro^.ayn.W SOF o n.aem 6.m,t+o,,a.eom6[r at.cem'i..tg wn w nwo1..tow..e.nWrrPei.ulu.: Code Re iremenb: _ I�Tr r nw.ranee+°eea.orr«omaan.rrorrr.ne..,rr.a..rwrvNr+0 0 0 0 �, ..... —2YS m,ad.n.•woWeed eF.+w.a nvnadnarawrm wn s.a.rTwa rda Pru{wt cwndy W:m: �wM•ret .-awhuw MZY :. weewrr:4r,l,sfm mm.lnpareswlre.wapaeepmn"be. «tlgr r.eaw F.L Jry= c.a c.CryY7sa'br7w1 201 GlrrvNa&rMlrp CeM m1a cahonna Erau Cato <ea� ED W13 cYlbru Ron.'c oi, NK Sbrm Wear And Ratantlon: m1e ccai a;"PrMnenpcode _ I 1� -_oleeeane MeM mmdyL3;ddi"n e.108.'t R01s fillr«Na Br•R/coM 0 of ThpeyO�e"°�'mrre Green euih iq smnd.m.Code, tuts Ca".Frn Code p a.a..M _ - L' L ULp11w TS R'A�W WATRES IDi9 fi�ieri ooa °nwMnrtld coev o Unit �-epryl - Unit �•Ir� slreW wedee«Faer l2dh,re ee,y e:dlermsve.eebe:laWnpr rea No.3 fir- °�°'�'�^� _ fwracw°r '�J '" NM mrdes artl am dwgnbwwaow abro lM capwre d'. Nlamn seu na lixw ca°w m•t.r.eppwade. N 1 N0.6 - elowmoree°nt eea rmmawmMge soap welticeaww w•rorm ewp '1 1 ��Y at Nameterel Wa naq rq tom trenab to eetlllrom Pmpx 14 uumemvlmun°at b'e i2°301e3aee'perr°es°sledt retl1vsaenlyM4wery°ux ktledet(g Mnmum Bmknreq « eme"� e.wenMe Occupancy: R-2 rarer slake every Four Feel a)AdtlNowlly me L.yoelnr Type of Construction V-B �� �i - :u; slreW�v°eieareaure.M°enmm�eooPeduvn.•r"°Pe°w ..m yp 1 I' Unit adm°nea meWet��ee,Peaded I 'Tape ' t ~ No.a ND.5 t '""° "°'""' °' "'°nd Purpose Sprinklers Required YES see mem 4 p { ° uen ' w MeM xi.r21 S ��• - r - t i. �'y� ry Companies: Residen9al Mandatory Measures'. 10'tl i'1 AP.NX Utility COrrl n18S' ,,,. :: . �t 504121-0OS _I_ Al� 7rrr r a3 Power: sowvn Edon 1' a�.".No.ed.7mm u1 id.«n tea"id"Ian„d•""re nXsanIX� o "sae: - ' m LJ r :gaenyPlrc°' 11{8800) 5 Fd'r adsmrrwt.ladrnmuawee.w.ceer aw,.. r- „ - b — . W Fm Nuoi a 1{7w)33& 7, "r sap° m `n"'"W,.d po«W db In«dnm m., Mr. Henrik Artonian T umm Wae.ereFapaJrtq mrrtl,rxiin.aw«mend W bbxip — �/a 266.W wale" DaenlvhnWAaernr ma.rammwxkpineoranoltor ftsle'ywedp«rrl p.Parry, 1857 Arvin Drive Gle- A 91208 266.00' Raperaylk _ __ z' — es Imo Gene Nen Train Imo«"«ouon em r"r,f,:l rumnm uW sae. Phone �haler.r+819868111 Paton sn ip4 G 9R291 e. Ralendon Orinedtall W,l elu eMr Ee uaKedm MYn emrm w"eran E.maI'L' Ea aacxu°w:w rolrohone t{7N1)32N97t v.w. r•sre�ar.NM, aMM'N ant.—adaV.d9 e. wive damrwaumnsaenaPuerco-elnpe ay.um,slledan 91erX1a eairhw6@9hog oDe.nel rr r r1__ _ s x `'asL MnY Swe,em CYMrJseu GKnperry panporde e°'"0,slwn,sonar d«"Cwdla"rreltod. sad or Nelinad 1, a9n,ca 23'-1le 73'4'. -- - 8 -10 84-8z — 23-2 Telin*ow 1{900)•27-2m0 L«p.mewmaMW a ened d.nm Wem me.a e a e. .m Lade Tv. Wemen-L•Ne Road Rwra In W or.ooaon loni sea Lot No.8&No.9 IMo.CAM01 Finish Floor = 000.00 155-San Rafael Drive Ta w '.1{Bw)3WU1w rsia`eh°°"'1�7e0)310.2u5 Pad Elev. = 000.00 Palm Springs,CA 82262 srnod oiemn Pdm sP.ge sdad unlrw DeMe B90 Eert Telquh Canyon Wq sle.rm.. PaM Soney1 9 B'679 ftioSon o Bum" &sarD If Finish Floor d dwelling is not above upstream Site Plan Pe,ne Asarelrrz Cenlen Palm9Peps&KmapoionWDPW. manhole provide Backwatern shall no P.C.rg o. & General Notes 9m0 Ewl .CAm L+naWn Wq Fixtures above such elevation shall not discharge Pa. Numb CA i m101 a27.3 through the backwater valve North Runmo 170))S m$A5 FY NumW:1{7W)122A980 slAea Addaw.wanpahYv9p.n,us Im .,r.rlm,e Lat No.13 LUNo,14 Lot No,13 Note: o,.Wr ar MwMMau AP.NJ A.P.N.# A.P.N.# E0a-121-000 5W-121-0 56a-121-007 • • Above eelop Elevation Must Se Of treet unless eyr 9, Know whars below. Engine Top a Curb r Crown q Street Vn ass 1 Engineered Design Provides Equivalent Call 811 before you dig. Protection.(1805 CSC Ord.amendment) • Minimum 50%Front Yard Landscaping eaaa,".. a LarMscaps To City Standards sting Block Walls so be of Sound All Cms Ieuclioo and 8r high from PPropossd Site Side. S P.0 1 [ IN THE CRY OF PALM SPRINGS,COUNTY OF RIVERSIDE,STATE OF CALIFORNIA - PRELIMINARY GRADING PLAN FOR PROPOSED CONDOMINIUM PLAN FOR TRACT NO 37039 BEING LOTS 8&9 OF VISTA DEL MONTE TRACT PER MB 018,PAGE 77 LOCATED AT SECTION 3,TOWNSHIP 4 SOUTH,RANGE 4 EAST,SAN BERNARDINO MERIDIAN MAY 2015 w WFNL rR SURFACE BASN CAPACITY-2.397 CU-FT PUtFORATED 20FT LORD SAV-SIIIRFACE SURFACE BASIN CAPACITY-Z,]9]N-FT RETENTCH PIPE AND GRAVEL VDD SPACE SlORAM-1,2]4 CU-FT,PIPE WART-587.3 PERFORATE)ZCii LONG SUB-SURFACE / I4gRT 0.lO In TOTAL STORAGE VO-UME-1,671 CU-R RETENTION PIPE AND CRAWL MD SPACE T yy YE PRELIMNART STORAGE-1,27{W-FT,PIPE INVERT-W7,5 SIINCILWA I RYDROLOGY PLAN FOR DETAILS TOTAL SIMACE VOLUME-1,B71 W-FT SIFPOA PxE / Y SEE PREWNARY Q HYDROLOGY PLAN FOR CETAILS a EXIST EP Exll/ __ - �__ _� _ -'T - i r - - OWNER 8 a s a-a a a u SS,a $�. SSN BS" \S 5S. 55.- MODERN DEVELOPMENT L-C. a 8 / sE4 MNRL ) r 129 E UNDEN AVE / a P PROPO- n+�RT _ BURBANK CA 91502 N Tcfiazs OR AY- _ - C6] 02.03 m� T� mRA FAEL DRIVE VICINITY MAP (EP�603s blW) ��B (EP602.2!) N e PCB�1�.55 PROP. 6 Rom` 7 "`�-� rolm) (EPfiot.3e �, cLne tr (meDo.]s ,\ LEGAL DESCRIPTION c -.-- _ GUTTER _�ExIs1�P� LOTS e s 9 OF wsTA DEL uoNTE TRACT PER ue 16/n LEGEND 4 Fs6o1.66 w -"- - BOUNDARYSEN ASSESSOR'S PARCEL NO. - yF. �• - EXIST. FENCE -- MRNs]R R/W FL602.DB 46 2b". TC602.24 - wssv - �FLfi01.74 FG6oZ.6 / kNM�NM 5M-T21-DD2 k -003 - EXIST. UNDERGROUND N CABLE PROPOSED / _x - w-, - PROPOSED / SCWEALEN�, T _- -- �__-_ -_ \ t - _�•@ / OMIT HALF BLOCK UTILITIES: - -"' - EXIST. UNDERGROUND TELEPHONE LINE y x =10 - SCREEN fc603.6 FOR DRAINAGE B_oTtt»A-600.00 / Q - �- EXIST. UNDERGROUND ELECTRIC UNE OMIT HALF BLOCK /- 1 r ,BASSIN RIM -�1 - BASK RI -- I�6po'puE PER ELECTRIC: SOUTHERN CALIFORNIA EDISON FOR DRAINAGE G60.1 . 2. TCBO2.6±' TC602R41 TRACT NAP COTIUCi: AMBER N. WRIGHT -# r- r EXIST. SEWER L1NE FG60a.9 Q FL602J4 2: FL-1A / FGS04.0 (760) 202-4250 - ' .. PROPOSED ` �'/ / - I! 12ID // PROPOSED " " . n EXIST. WATER LINE RET/SCREEN 1 r �. 2 �� I 600.2 599.90, _-_-_. I I RET/SCREEN GAS: TACT. 1IBW-427-22W Wqy ,. o __�. • J, - o WALL -N c, c� EXIST. WATER ONE FF504S o-. FF604.5 a P 1ELEPNONE: TEmzoN coLwANr EXIST. WALL TG603.6 1 A9 _ A�6D4.1J CONTACT: LARRY MOORE - - EXIST. CONTOUR a P 604.0 Tcs03.6 (760) n8-3MO /�.a Y - ) 1 \ WATER DESERT WATER AGENCY PROP. CONCRETE 1 / CONTACT: DOWIE RANDALL p EXIST. FIRE HYDRANT OMIT HALF BLOOM ry „ a3 0 - J - ry DMR HALF MOCK (760)]z]-ae71 EXT 148 ® EXIST. WATER VALVE FOR DRANAGE/ \ ry n FOR DAWNADE / \ C6E% O &5t 1 o I 1 N CABLE: THE THE WARNERDALES CABLE EXIST. SEWER MANHOLE �B W 4 $� TG60.T B (750)CONTACT: DALE SCRIVNER / o F�6 4.70 - Kr 1 FF604.70 P o C / (760)eA-5452 n o p � © EXIST. 1v CABLE BOX �rcyb3.6 a PAD& 2 / PA0604.2 a ' 1 \ # J- ENGINEER ® EXIST. IRRIGATSEWER VALVE F '/ 1 504.2 FOMOTOR ENGINEERING EXIST. $EWER DLFANUIIT .2 \ FG604.2_ fG6oa.2 1 Y 225 SPRY CIVIC CALIFORNIASATE 1-5 CLEAR MTH TG603.B T .6 / ? _ CLEAR PATH PALM SPRINGS.(7 0)3I R 97263 QQ MR CONDITIONING UM FOR DRNTIAGE iG604.0 - T ,O TCeO{.0 1 FOR DRAINAGE TELEPHONE: (760J J2J-IB{2 roW4_ ' 1 \ m I FAX: U60)323-1742 �n " _R'. 0 EXIST. TELEPHONE �% H _ ) FG604.4 \ rvo .dry I` FGfi044 RF604.4 EMAIL: PNWPWFCMOTOR.COM E%IST. MLTIY$IRVCNRE m \ m w u 1 m l PHILLi K. FOMOTdt, R.C£. 47264 \ / m FF604T9 -- ' :LL -- --- FF604,9 FG / 13 CaZ- EXIST. HEDGE o PADS .4 \ PA0609 o mIro604.o a� - p GROSS AREA STORM WATER ROW DIRECTION 60 1\ iG4. \\ L !4 2 75X II \\ - \\ a _ _ GROSS AREA=53,179 SF = 1.22 ACRE EXIST EXISTING 00' 14.00 \ `�\ �\ ¢ MB MAP BOOK 4 \ OWrt BATS BLOCK LAND USE O EXISTING \� T \\ m m \\ 1 FOR DRAINAGE EXISTING: VACANT TG TC TOP OF CURB TE own HA BLOL1f 1 nn o FOR DRAINAGE FF605.0 ! `m" I i�X �$ ,P$ �, II \ ��� i1 PROPOSED: RESOENTAL PROP PROPOSED Tcfioa.l \ \ PAD504.5 "CI�'`' "� \ ` Jo T(G604a EARTHWORK SO STORM DRAIN D W j ( _ - '- „ PAD604.5 a I RAW CUT: 930 CY FL FLOW ONE AC 0�3 LSD51 .I. m 5 ) \vm + - / r I / RAW FILL: IOW CY ACRE4 A RH RETAINING HEIGHT O / 3: OF CURB FACE �..� F al 00 m BC BACK OF CURB \ HP - - �� P� - - - � 4.5 "I n EP EDGE OF PAVEMENT O.afi 1 ; o.6R� RPy __ m PROP WALL ` ` o w HEFT M CATCH BASIN 1 s WIDTH 1LK PONTPaMT / \ PROPOSED /T________ ____P��� \ �-___� -_--_- _-r N"fif\ � S u 2{" 9" PROPOSED TRASH /FqR T215e \ 1 PROPOSED / _-- 6• It e 1 \ '// \\ RET/SCREALELN EflBlpgypE/ S ENCLOSURE \ I RET/SCREEN / ONE AND CURVE 1 1/4" z 1 \ lL \ _/ '" \\ 1 W� I DATA OF THIS PoWT1 1 a AC.PAVEMENT RI8Lrr�� \� \/ R.1/2/2iT/VL Si�N WNl I 3/8"UP R-3" ` 53'. / '\ •' FF AN, F «' R=1 R-1/2' �RHc n.1'-,7'lt ml- (o.e'-2.x•)E 1r ,r FXL6T aNIBR LLN n ' u' . NDRrH SECTION "C-C" SECTION "D-D" RKP AC. PNS M T WEDGE CURB NOT 70 NOT T WAE PAVW? D 20 mpwor3o 9 a ( CAN v •,'.-- - Z scuE Y=2D• NOT TO SDIIU �Tl gib 0° PRELIMINARY E1031RN,� _--' PAaDsm " • N"VOPm� . - PROP ws °vxTN"�GE PREPARATION DAM' 11/17/2015 °A"°WN' sDENAx _ cwRe N0. REVISIONS APPROVED DATE �pMemy� FOMOTOR em OF PALM SPRINGS, STATE of cALIFOgNLA .. ENGINEERING PRELIMINARY GRADING PLAN CUR RA SECTION "A-A" SECTION "B-B" _ g' 4i$MR , FOR PROPOSED p. INTERIOR STREET-TYPICAL SECTION 225 S. CHIC DRNE. SUITE 1-5 O SAN RAFAEL ROAD xm TO wvL * N W11P'W PAW SPRINGS, CA 922U CONDOMINIUM TRACT ON 37039 a xm TD scNE 4'L nw LOTS a W.9 a VISTA DE.MCNIE TRACT h rxN PER MB Is. PAGE 77 1 SHEETS (780) in-1842 FA% (]60) J2J-17{2 APN: 504-121-CO2 S -003 The Desert Sun - 750 N Gene Autry Trail Certificate of Publication Palm Springs, CA 92262 RECEIVED 760-778-4578/Fax 760-778-4731 CITY OF PALM SPRING 4 State Of California ss: 2111 NOV —9 AM 9: 09 County of Riverside JC, ICTY CLERK L,p. Advertiser: CITY OF PALM SPRINGSILEGALS PO BOX 2743 PALM SPRINGS CA 92263 Order# 0001711494 I 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 pariel) in each and entire issue of said newspaper and not in any supplement thereof -..� •• . ., "i'04` NO 1604: NOTICE OFPUBLIC HEARING On the f010W1ng dates, t0 wit: CITY COUNCIL CITY OF PALM SPRINGS , I TENTATIVE PARCEL MAP 37039 ' 155 WEST SAW RAFAEL ROAD Cas'e;TrM V034 3ol Newspaper:The Desert Sun NOTICE IS HEREBY GIVEN that the CTy Council of the city of Palm 5pnn-g California will hold a pubbc hearing atits meeting bf Nci ep"ber i6 2016.4The C27rty C"PtIl nid&ing begun at 500 ptii' m the Council Chamber at piy'Hall,.-- 11�5�2016 3200East Tahquitz Canyon Way,PalmSpbogs $, ,. -:-.; The purpose of the shearing is So consider an application 6y Modern'UeveI' menhfgr a Tentative OTract Map to create a one lotcondom,.ip ,{nap of lit .. A(B)units: The proles[is locked'of'.155;West San+6 Pr Road�Zo e'R `5ea o 4 Ins .. I acknowledge that I am a principal clerk of the printer of The Desert Sun, printed and �r £i .. " ' '" -•' 6� published weekly in the City of Palm Springs, County of Riverside, State of California.The Desert Sun was adjudicated a Newspaper of •'� Cx „cl „ " 'I •� general circulation on March 24, 1988 by the Superior Court of the County of Riverside, I _ State of California Case No. 191236. 1 — Pux, ixm that the b s I declare under coal of perjuryh t h , ENVIRONMENTAL-DETER p ERN1INATION MT ET The tai q4 s}eyAd(Cd A)andlgct:for foregoing is true and correct. Executed on comphence fli t1sp il:t Is Environmental Qyal •AEt heF l and=has dof 9 9 CeErmined }hat }(te P o ect Is ateyor¢ally ecerpptrp.tithe pequlrg eats of this 6th day of NOVEMBER, 2016 in Palm ��°�J:'+�t59f:'Sob' ,F!!:1533z�(IInFiII�Developmen�` YpjenS(zL -I El2�nes:"I tEWYV_gf:�y CT ,FORM/� ON IThe staff report and other sUppdttinSprings, Calif a. t�,= f eTqI�er•aglog o'(r r(1 51`Sre arailable farallbe• pun p�''BRO`Q ra apd E OO,p rrI MondayZthPpugh:Thursday.Pleasect f mrerYl�at'Q60)323 ez04 rf YAl wo h1 like to xheMM WIN eylew h�—se;,I cements n1yr+..:ye,yvy-4.. N T(t P.1 N,,Respouse to this notice may be made verbal Yy t1f'g IIcFHeaYrny$(rNor�n Witing before the hearing Written comments � .bS 15,ie am y in r,ffss{r�iy;435�n<A Dy �it_e�� er paJ g gov,�o r�WYev(foa{I gf,Ildnd*eJiyery)to I �'q" ny" a ,r2vr Mho &d r 4 4 1 Ja�asY)�12mPso0: 1 IR ?M cs z'� a tti! Irma Rnta� EmaTih�Hj4z SanyoO'WaY s t I . sessssr``Tt � p 3pr ngs CA 92267�4 ti.�t f gay r n l Jprgpofg�,.br eR m spurt rnay6a Imhed to P8Isingniy es ai d${flip Np correspa l a, anpg described m this notice pr m wntten .i ndenw deJ lger�d p{o ha Gty[Jerk at for the i 4bl earin (Government Codp�ectlohb5�$[ t21)J `�SfBWgr3 g Decl t An° 4I 4AIJY 11r, 9i an aX id t,eaiing fq frst%R s efons tb be heaz �Q rtj ns eg3rdin245h `4ie race be dlre'2{ ,Ro'S„ [aniS*AiI -4r`flssocl Sre a" i 'sca ov e �d al"'�"•n, s . 2�