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°q,,FOR % City Council Staff Report
DATE: November 19, 2014 PUBLIC HEARING
SUBJECT: SIERRA OAKS PARTNERS, LLC, FOR A TENTATIVE TRACT MAP TO
SUBDIVIDE AN APPROXIMARELY 20-ACRE VACANT PARCEL INTO
40 SINGLE-FAMILY RESIDENTIAL LOTS AND 10 LETTERED LOTS
LOCATED AT 655 WEST RAMON ROAD, (CASE NO. TTM 36738)
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The City Council to consider a proposed Tentative Tract Map (TTM36738) to subdivide
an approximately 20-acre parcel into 40 single-family residential lots and 10 lettered
lots, ranging from 14,214 square feet to 19,031 square feet in size. The subject property
is located along the south side of Ramon Road and about 275 feet west of Belardo
Road. The Planning Commission considered the project at its public hearing meeting of
October 22, 2014, and with a 6-0-1 vote recommended approval to the City Council.
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, RE-
ADOPTING A MITIGATED NEGATIVE DECLARATIOIN AND
APPROVING TENTATIVE TRACT MAP 36738 FOR THE
CREATION OF A 40-LOT SUBDIVISION ON APPROXIMATELY
20-ACRE LAND LOCATED ALONG THE SOUTH SIDE OF
RAMON ROAD AND ABOUT 275 FEET WEST OF BELARDO
ROAD, ZONE R-1-C, SECTION 22".
ITEM NO.1L2_
City Council Staff Report November 19,2014
TTM 36738
Page 2 of 7
BACKGROUND AND SETTING:
Related Relevant City Actions by Planning, Fire, Building, etc...
6/13/2007 The Planning Commission adopted a Mitigated Negative Declaration and
recommended approval of Tentative Tract Map 34938 for a proposed 34-lot
subdivision to the City Council.
7/18/2007 The City Council adopted a Mitigated Negative Declaration (MND); approved a
change of zone request from R-1-A to R-1C, and approved Tentative Tract Map
34938 for the subdivision of the approximately 20-acre parcel into 34 single-
family residential lots and 11 lettered lots for Palm Ridge, LLC.
10/22/2014 The Planning Commission re-adopted a Mitigated Negative Declaration and
recommended approval of Tentative Tract Map 36738 for a proposed 40-lot
subdivision to the City Council.
Most Recent Ownership
4/15/2014 Sierra Oaks Partners, LLC
Notifications
9/11/2014 Community Outreach
Sign Posted — Not required for this Tract Ma
Field Check
June 2014 Staff visited site to observe existing conditions
Site: South of Ramon Road, approximately 275 feet west of Belardo Road.
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Proposed Site Aerial Map
ANALYSIS:
Surrounding Existing General Plan Existing Land Existing Zoning
Property Designations Use Designations
Site Estate Residential; 2 du/acre Vacant R-1-C
North Estate Residential; 2 du/acre SFR R-1-A
South Estate Residential; 2 du/acre Vacant R-1-A
East High Residential; 30 du/acre Vacant R-3 IL
West Estate Residential; 2 du/acre SFR R-1-A
02
City Council Staff Report November 19,2014
TTM 36738
Page 3 of 7
General Plan & Zoning:
The existing General Plan designation of the property is Estate Residential; this
designation allows a maximum of two units per acre. The Existing zoning designation is
R-1-C; this zoning designation allows the development of single-family residential with a
minimum lot size of 10,000 square feet, with a minimum lot width and minimum lot
depth of one hundred feet (100'). Properties to the north, west, and south are all
designated Estate Residential. Property to the east is designated High-Density
Residential. The development of the subject property at a slightly higher density would
provide a transition between the higher density residential to the east and the lower
density to the west and south. The proposed subdivision would be in character with the
surrounding property to the west, north and south by developing single-family
residences.
TTM 36738
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LOT AREA SUMMARY
LOT AREA LOT AREA LOT AREA LOT AREA
1 15600 14 14214 26 16641 38 15605
2 75600 15 16041 27 14814 39 15605
3 15600 16 17241 28 15600 40 15605
4 17214 17 15414 29 15600 A 65239
5 19031 18 16200 30 15600 B 5194
6 17231 19 1 16200 31 15600 C 5255
7 15421 20 16200 32 15600 D 5313
g 16200 21 15000 33 15600 E- 2682
9 16200 22 15000 34 14814 F 29491
10 15200 23 15000 35 16641 G 29491
11 15000 24 14214 36 16636 H 29491
12 15000 25 16041 37 14826 1 29491
13 15000 J 45744
LOTS 1-40 ; RESIDENTIAL LOTS LOT A ; DRAINAGE/ RETENTION
LOT A ; DRAINAGE/ RETENTION LOTS F-1 ; PUBLIC STREETS
03
City Council Staff Report November 19,2014
TTM 36738
Page 4 of 7
Tentative Tract Map:
The proposed tentative tract map is a request for the creation of 40 new single-family
residential lots and 10 lettered lots (Lettered Lots A — J). The lettered lots are for the
development of public streets, drainage ways, and retention basins within the new tract.
The subject property is approximately 20 acres; the gently sloping vacant parcel is
located south of Ramon Road about 275 feet west of Belardo Road. The proposed lots
are designed for single-family detached homes with lots ranging from 14,214 to 19,031
square feet in size. The average lot size is 14,384 square feet within the subdivision. As
proposed, the lot depth and width is consistent with the requirements of the applicable
R-1-C zoning designation.
In 2007, the City Council adopted a Mitigated Negative Declaration; approved a change
of zone request from R-1-A to R-1-C, and approved Tentative Tract Map 34938 for the
subdivision of the property into 34 single-family residential lots and 11 lettered lots.
Also, in 2007, the City Council denied a proposal for a General Plan Amendment that
would have changed the existing general plan designation from L-2 (2 units per acre) to
L-4 (4 units per acre). In its decision, the Council found that "it would not be in the public
interest nor promote good planning in that the requested change would allow density
that would exceed the established density of existing development in the neighborhood.
The Council further found that the requested amendment was not necessary because
the proposed 34-lot subdivision conforms to the general plan designation at the time".
The interpretation is that the proposed 34 lots on 20 gross acres amounts to 1.7 units
per acre and is within the two units per acre limitation of the L-2 designation.
Landscape Plan:
There are no architectural plans submitted at this time however, the applicant has
submitted conceptual landscape and planting plans for the Ramon Road frontage and
entrance into the subdivision. The conceptual landscape plan illustrates proposed
pedestrian walkways and transitioning of the future subdivision into the existing
surrounding land uses.
Access:
The primary access into the new tract will be from four private cul-de-sacs (Lettered
Lots F, G, H & 1) along Ramon Road. These cul-de-sacs will provide internal circulation
within the subdivision. There are no existing street improvements within the subject
property at this time, however all the proposed private streets and access within and
around the tract are designed to meet the City's standards. The proposed streets are
thirty six feet (36') wide with seven feet (7') wide sidewalks on each side.
Planning Commission Review:
At its public hearing meeting of October 22, 2012, the Planning Commission reviewed
the proposed subdivision project. With a vote of 6-0-1, (Commissioner Hudson, absent)
recommended approval to the City Council with the following condition of approval:
• The applicant to provide a pedestrian access on the south side of the property.
• The applicant to submit landscape plans for the proposed retention basin.
• The applicant to add more shading trees to the proposed landscape plan.
04
City Council Staff Report November 19,2014
TTM 36738
Page 6 of 7
Currently, the applicant is not proposing any single-family residential development
within the proposed subdivision. The applicant has indicated to staff that preparations
are underway to submit architectural application for the site. Proposed future housing
units on the property will have to comply with the uses and development standards as
outlined within the R-1-C zoning designation when submitted. Also, there are no
perimeter walls or fences being proposed at this time; the height of any future walls or
fences must comply with the required standards for single-family residential uses.
REQUIRED FINDINGS:
Findings are required for the proposed subdivision pursuant to Section 66474 of the
Subdivision Map Act. These findings and discussions of the project as it relate to these
findings follows:
a. The proposed Tentative Tract Map is consistent with all applicable general
and specific plans.
The General Plan designation of the project site is Estate Residential; single-family
residential development in this designation is permitted; as proposed, the gross density
is consistent with the General Plan. The proposed project will comply with the General
Plan, there is no specific plan covering the site.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
The project site is suitable for the development of single-family homes. The proposed lot
sizes and dimensions are consistent with the R-1-C zoning district. The site slopes
gently from the southwest to the northeast and can accommodate building pads,
external and internal streets, drainage, and all utilities. Adequate access is proposed
from Ramon Road.
C. The site is physically suited for this type of development.
The site slopes gently from the southwest to the northeast. Single-family residential
development either exists or is planned for property to the north, west, and south.
Property to the east is planned for multi-family residential development. Therefore, the
entire area is planned for residential development and this project fits within that
scheme.
d. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
A Mitigated Negative Declaration has been prepared for this project and that document
found that with mitigation measures all potential environmental impacts can be reduced
to a level less than significant.
e. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
05
City Council Staff Report November 19,2014
TTM 36738
Page 6 of 6
Storm drainage, sanitary sewer, water, streets and all utilities are readily available to the
site and all have capacity to accommodate the project. The subdivision has been
designed so that each lot has necessary infrastructure to adequately serve the lots and
all subsequent houses on the lots will be required to meet City of Palm Springs
standards, therefore the project will not cause public health problems to the area or the
City as a whole.
f. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
There are no known public easements or accesses across the subject property,
therefore the design of the subdivision will not conflict with easements acquired or
required by the public at large, for access through or use of the property.
ENVIRONMENTAL DETERMINATION:
A Peer review of the previously adopted Mitigated Negative Declaration (MND), was
conducted according to the California Environmental Quality Act (CEQA) Guidelines.
The review of the CEQA document concluded that "There is no substantial new
information that would affect the analysis of the proposed project, or result in
substantially greater impacts than previously studied. No mitigation measures are
infeasible, and all mitigation measures applied to the 2007 project will apply to the
proposed project. Therefore the proposed project does not require additional
environmental review under the CEQA provision. (See Attachment 4)
NOTIFICATION:
A notice to all property owners within 500 feet radius of the property was published in
the Desert Sun per City Ordinance. As of the writing of this report, staff has received a
letter, phone calls and comments regarding this proposal.
FISCAL IMPACT:
None to the City; however, upon the completion of the housing units at the site,
additional property taxes will be generated to the City's revenue.
Flinn Fagg, AICP 1 David H. Ready
Director of Planning Services City Manager
Attachments:
1. Vicinity Map
2. Draft Resolution with Conditions of Approval
3. Minutes from the Planning Commission hearing of 10.22.14
4. Environmental Document Review Analysis
5. Letter from a property owner
6. Reduced Copies of TTM 36738 & Landscape plan 06
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CITY OF PALM SPRINGS
CASE NO: TTM 36738 DESCRIPTION: To consider an application by
Sierra Oaks Partners, LLC, for the creation of a
APPLICANT: Sierra Oaks Partners, LLC 40-lot single family residential subdivision and 10
lettered lots, ranging from 14,214 square feet to
19,031 square feet in size. The subject property is
located along the south side of Ramon Road and 7
about 275 feet west of Belardo Road.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF PALM SPRINGS, CALIFORNIA, RE-ADOPTING A
MITIGATED NEGATIVE DECLARATIOIN AND
APPROVING TENTATIVE TRACT MAP 36738 FOR
THE CREATION OF A 40-LOT SUBDIVISION ON
APPROXIMATELY 20-ACRE LAND LOCATED ALONG
THE SOUTH SIDE OF RAMON ROAD AND ABOUT 275
FEET WEST OF BELARDO ROAD, ZONE R-1-C,
SECTION 22.
WHEREAS, Sierra Oaks Partners, LLC ("Applicant') has filed an application with
the City pursuant to Section 94.07.00 of the Zoning Ordinance for Tentative Tract
Map (TTM 36738) to allow the creation of a 40-lot subdivision; and
WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as
required by the subdivision requirements of the Palm Springs Municipal Code,
with the request for their review, comments and requirements; and
WHEREAS, notice of the public hearing of the City Council of the City of Palm
Springs, California to consider TTM 36738 was given in accordance with
applicable law; and
WHEREAS, on October 22, 2014, a public hearing on the application was held
by the Planning Commission in accordance with applicable law; and
WHEREAS, the proposed project is considered a "project' pursuant to the terms
of the California Environmental Quality Act ("CEQA"), and Mitigated Negative
Declaration (MND) was prepared for this project and was been distributed for
public review and comment in accordance with CEQA; and
WHEREAS, pursuant to Government Code Section 66412.3, the Planning
Commission has independently considered the effects of the proposed
subdivision, Tentative Tract Map 36738, on the housing needs of the region in
which Palm Springs is situated and has balanced these needs against the public
services needs of its residents and available fiscal and environmental resources;
and
WHEREAS, on November 19, 2014, a public hearing on the application for the
project was held by the City Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including, but
not limited to, the recommendation of the Planning Commission, the staff report,
and all written and oral testimony presents.
08
City Council Resolution
TTM 36738 November 19,2014
Page 2 of 3
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
Section 1 :
A Mitigated Negative Declaration (MND) was previously completed in compliance
with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The
City Council found that with the incorporation of proposed mitigation measures,
potentially significant environmental impacts resulting from this project will be
reduced to a level of insignificance. The City Council independently reviewed and
considered the information contained in the MND prior to its review of this Project
and the MND reflects the City Council's independent judgment and analysis.
Section 2:
Findings are required for the proposed subdivision pursuant to Section 66474 of
the Subdivision Map Act. These findings and discussions of the project as it
relate to these findings follows:
a. The proposed Tentative Tract Map is consistent with all applicable
general and specific plans.
The General Plan designation of the project site is ER (Estate Residential);
single-family residential development in this designation is permitted. The
proposed project will comply with the General Plan, there is no specific plan
covering the site.
b. The design and improvements of the proposed Tentative Tract Map
are consistent with the zone in which the property is located.
The project site is suitable for the development of single-family homes. The site
slopes gently from the southwest to the northeast and can accommodate building
pads, external and internal streets, drainage, and all utilities. Adequate access is
proposed from Ramon Road.
C. The site is physically suited for this type of development.
The site slopes gently from the southwest to the northeast. Single-family
residential development either exists or is planned for property to the north, west,
and south. Property to the east is planned for multi-family residential
development. Therefore, the entire area is planned for residential development
and this project fits within that scheme.
d. The design of the subdivision is not likely to cause environmental
damage or substantially and avoidably injure fish, wildlife, or their
habitats.
09
City Council Resolution
TTM 36738 November 19,2014
Page 3 of 3
A Mitigated Negative Declaration was previously prepared for this project and
that document found that with mitigation measures all potential environmental
impacts can be reduced to a level less than significant. There are no known fish,
wildlife or other habitats at the site.
e. The design of the subdivision or type of improvements is not likely to
cause serious public health problems.
Storm drainage, sanitary sewer, water, streets and all utilities are readily
available to the site and all have capacity to accommodate the project. The
subdivision has been designed so that each lot has necessary infrastructure to
adequately serve the lots and all subsequent houses on the lots will be required
to meet City of Palm Springs standards, therefore the project will not cause
public health problems to the area or the City as a whole.
f. The design of the subdivision or type of improvements will not conflict
with easements, acquired by the public at large, for access through or
use of the property within the proposed subdivision.
There are no known public easements or accesses across the subject property,
therefore the design of the subdivision will not conflict with easements acquired
or required by the public at large, for access through or use of the property.
Section 3:
The City Council hereby re-adopts the Mitigated Negative Declaration for
Tentative Tract Map 36738 and directs staff to file the associated Notice of
Determination (NOD).
Section 4:
The City Council hereby approves Tentative Tract Map 36738 subject to the
conditions of approval attached as Exhibit A.
ADOPTED this 19th day of November, 2014.
David H. Ready, City Manager
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
James Thompson, City Clerk
i0
RESOLUTION NO.
EXHIBIT A
TENTATIVE TRACT MAP 36738 FOR A 40-LOT SINGLE-FAMILY RESIDENTIAL
SUBDIVISION LOCATED SOUTH OF RAMON ROAD AND EAST OF BELARDO
ROAD.
November 19, 2014
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
36738; except as modified with the approved Mitigation Monitoring Program
and the conditions below;
ADM 2. 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 3. Tentative Map. This approval is for Tentative Tract Map 36738 located at
Ramon Road date stamped 9.22.14. This approval is subject to all applicable
regulations of the Subdivision Map Act, the Palm Springs Municipal Code,
and any other applicable City Codes, ordinances and resolutions.
ADM 4. 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
Palm Springs, its legislative body, advisory agencies, or administrative
officers concerning Case TTM 36738. 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
11
Tentative Tract Map 36738 November 19,2014
Final Conditions of Approval
Page 2 of 19
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 5. 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 6. Time Limit on Approval. Approval of the Tentative Tract Map (TTM36738)
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. Extensions of time may be approved
pursuant to Code Section 9.63.110. Such extension shall be required in
writing and received prior to the expiration of the original approval.
ADM 7. 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 8. 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 114% for residential projects with first $100,000 of total
building permit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be reviewed and
approved by the Director of Planning and Zoning and the Public Arts
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 9. 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
, z
i
Tentative Tract Map 36738 November 19,2014
Final Conditions of Approval
Page 3 of 19
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 10. 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 11. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of
building permits, the applicant shall submit a draft declaration of covenants,
conditions and restrictions ("CC&R's") to the Director of Planning for approval
in a format to be approved by the City Attorney. The draft CC&R package
shall include:
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
c. Provisions for joint access to the proposed parcels, and any open space
restrictions.
d. A provision, which provides that the CC&R's may not be terminated or
substantially amended without the consent of the City and the developer's
s u ccesso r-i n-i me rest.
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 12. 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 13. 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
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Tentative Tract Map 36738 November 19,2014
Final Conditions of Approval
Page 4 of 19
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 14. Community Facilities District (CFD) The Project will bring a significant
number of additional residents to the community. The City's existing public
safety and recreation services, including police protection, criminal justice, fire
protection and suppression, ambulance, paramedic, and other safety services
and recreation, library, cultural services are near capacity. Accordingly, the
City may determine to form a Community Facilities District (CFD) under the
authority of Government Code Section 53311 et seq, or other appropriate
statutory or municipal authority. Developer agrees to support the formation of
such assessment district and shall waive any right to protest, provided that the
amount of such assessment shall be established through appropriate study and
shall not exceed $500 annually per dwelling unit or dwelling unit equivalency
unit, subject to an annual consumer price index escalator. The district shall be
formed prior to sale of any lots or a covenant agreement shall be recorded
against each parcel, permitting incorporation of the parcel in the district.
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.
ENV 3. Mitigation Monitoring. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the negative declaration or EIR
will be included in the plans prior to Planning Commission consideration of
the environmental assessment. Mitigation measures are defined in the
approved project description.
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.
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Tentative Tract Map 36738 November 19,2014
Final Conditions of Approval
Page 5 of19
ENV 5. 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. Outdoor Lighting Conformance. Exterior lighting plans, including a
photometric site plan showing the project's conformance with Section
93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance,
shall be submitted for approval by the Department of Planning prior to
issuance of a building permit. Manufacturer's cut sheets of all exterior lighting
on the building and in the landscaping shall be included. If lights are proposed
to be mounted on buildings, down-lights shall be utilized. No lighting of
hillsides is permitted.
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.
PLN 4. Prior to recordation of the final subdivision map, the developer shall submit for
review and approval the following documents to the Planning Department
which shall demonstrate that the project will be developed and maintained in
accordance with the intent and purpose of the approved tentative map:
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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.
FIRE DEPARTMENT CONDITIONS
These Fire Department conditions may not provide all requirements. Detailed plans are
still required for review.
FID 1 These conditions are subject to final plan check and review. Initial fire
department conditions have been determined on the site plan dated May
7, 2014. Additional requirements may be required.
FID 2 Fire Department Conditions are based on the 2013 California Fire Code.
Three 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.
FID 3 Fire department access roads/driveways shall be provided so that no
portion of the exterior wall of the first floor of any building will be more than
150 feet from such roads.
FID 4 Security Gates (CFC 503.6): A Knox key operated switch shall be
installed at every automatic gate. Secured automated vehicle gates or
entries shall utilize a combination of a Tomar StrobeswitchTM, or approved
equal, and an approved Knox key electric switch when required by the fire
code official. The installation of security gates across a fire apparatus
access road shall be approved by the Fire Chief. Where security gates are
installed, they shall have an approved means of emergency operation.
The security gates and the emergency operation shall be maintained
operational at all times. Electric gate operators, where provided, shall be
listed in accordance with UL 325. Gates intended for automatic operation
shall be designed, constructed and installed to comply with the
requirements of ASTM F 2200 and an approved Knox key electric switch.
Approved security gates shall be a minimum of 14 feet in unobstructed
drive width on each side with gates in the open position.
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FID 5 Private streets shall have a minimum width of at least 20 feet, pursuant to
California Fire Code 503.2.1 however, a greater width for private streets
may be required by the City engineer to address traffic engineering,
parking, and other issues. The Palm Springs Fire Department
requirements for two-way private streets, is a minimum width of 24 feet,
unless otherwise allowed by the City Engineer. No parking shall be
allowed in either side of the roadway. The following text, developed in
concert with Engineering, Planning, and Fire is proposed as alternative
text for the Circulation Element, page 4-5:
• Local. Primarily provides access to individual parcels of land. Minimum right-
of-way is 50 feet. In Estate, Very Low and Low Density Residential
neighborhoods, street widths may be reduced to 28 feet (curb face to curb
face) provided that 1) additional off street parking is provided as determined by
the City Engineer, the Fire Chief and Director of Planning, 2) rolled or wedge
curb is provided such that vehicles may park partially out of the traveled way,
and 3) pedestrian pathways or sidewalks, separated from the curb by a
minimum five foot parkway, are provided.
• Private Streets. Private streets provide access to individual parcels of land in
planned development communities approved with privately maintained access.
Access may be restricted. Private street widths shall be established based on
a hierarchy of primary and secondary streets and parking conditions such that
uninterrupted traffic flow, pedestrian safety, and emergency access is
assured.
• Private Primary Streets are typically the main access street in a private
development or main 'ring road'. Private Primary Streets may provide access
to individual parcels in a planned development as well as receive traffic from
Secondary Private Streets or other parcels that do not front the street. Private
Primary Streets shall be either a minimum of 32 feet wide (curb face to curb
face) to accommodate on-street parking on one side and emergency access,
or 36 feet wide (curb face to curb face) with on-street parking on two sides.
• Private Secondary Streets provide access to individual parcels in a planned
development and do not receive traffic from other streets or other parcels that
do not front that street. Private Secondary Streets may range in width from 28
to 32 feet (curb face to curb face) provided that 1) additional off-street (guest)
parking is provided in the area of the Secondary Street as determined by the
Planning Commission, 2) rolled or wedge curb is provided such that vehicles
may park partially out of the traveled way, and 3) pedestrian pathways or
sidewalks, separated from the curb by a minimum five foot parkway, are
provided. If all three of these conditions are NOT provided, private secondary
streets shall be a standard minimum 32 feet with parking on one side only.
• Designated fire lanes in private developments shall be not less than 24 feet
wide (curb face to curb face) with no parking on either side.
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• Reduced Roadway Width: Areas with reduced roadway width (such as entry
and exit gates, entry and exit approach roads, traffic calming areas) that are
under 36 feet wide require red painted curb to maintain minimum 24 foot clear
width. Red curb shall be stenciled "NO PARKING' and "FIRE LANE" with white
paint.
Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provisions for the turning around of fire apparatus. The
City of Palm Springs has two approved turn around provisions. One is a cul-de-
sac with an outside turning radius of 45 feet from centerline. The other is a
hammerhead turnaround meeting the Palm Springs Public Works and
Engineering Department standard dated 9-4-02.
FID 6 Surface (CFC 503.2.3). Fire apparatus access roads shall be designed
and maintained to support the imposed loads of fire apparatus (73,000 lbs.
GVW) and shall be surfaced so as to provide all-weather driving
capabilities.
FID 7 Fire Hydrant Flow and Number of Fire Hydrants (CFC 508.5): Fire
hydrants shall be provided in accordance with CFC Appendix B, Fire Flow
Requirements for Buildings, for the protection of buildings, or portions of
buildings, hereafter constructed. The required fire hydrant flow for this
project is 750 gallons per minute (with fire sprinklers) (CFC Appendix B)
and one available fire hydrant must be within 250 feet from any point on
lot street frontages. (CFC Appendix C)
FID 8 Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1):
Operational fire hydrant(s) shall be installed within 250 feet of all
combustible construction. They shall be installed and made serviceable
prior to and during construction. No landscape planting, walls, or fencing is
permitted within 3 feet of fire hydrants, except ground cover plantings.
FID 9 NFPA 13D 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 13D, 2010 Edition, as modified by local
ordinance.
FID 10 Fire Severity Zone (CBC 701A): Subject property is located in a "very
high fire" severity zone and subject to applicable building code
requirements in Chapter 7A.
ENGINEERING DEPARTMENT
Before final acceptance of the project, all conditions listed below shall be completed to
the satisfaction of the City Engineer.
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STREETS
1. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
3. The applicant shall be required to construct asphalt concrete paving for streets in
two separate lifts. The final lift of asphalt concrete pavement shall be postponed
until such time that on-site construction activities are complete, as may be
determined by the City Engineer. Paving of streets in one lift prior to completion
of on-site construction will not be allowed, unless prior authorization has been
obtained from the City Engineer. Completion of asphalt concrete paving for
streets prior to completion of on-site construction activities, if authorized by the
City Engineer, will require additional paving requirements prior to acceptance of
the street improvements, including, but not limited to: removal and replacement
of damaged asphalt concrete pavement, overlay, slurry seal, or other repairs, as
required by the City Engineer.
RAMON ROAD
4. Dedicate abutters rights of access to Ramon Road along the entire frontage
adjacent to Lots 1, 10, 11, 20, 21, 30, 31 and 40; vehicular access to Ramon
Road shall be prohibited.
5. Remove the existing asphalt concrete berm located approximately 18 feet south
of centerline and construct 6 inch curb and gutter located 18 feet south of
centerline along the entire frontage, in accordance with City of Palm Springs
Standard Drawing No. 200.
6. Construct new street intersections with 25 feet radius curb returns, spandrels,
and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard
Drawing No. 200 and 206.
7. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
8. Construct a Type A curb ramp meeting current California State Accessibility
standards at the corners of the street intersections with Ramon Road in
accordance with City of Palm Springs Standard Drawing No. 212.
9. Construct pavement with a minimum pavement section of 2'/2 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
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Final Conditions of Approval
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proposed gutter to clean sawcut edge of pavement in accordance with City of
Palm Springs Standard Drawing No. 110. Additional pavement removal and
replacement, or grind/overlay from the Ramon Road centerline 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.
10. Remove the existing neighborhood traffic calming "speed humps" and replace
with new traffic calming "speed humps' in conjunction with the widening of
Ramon Road. Final engineering and other details associated with the adjusted or
replaced traffic calming improvements shall be subject to the review and
approval by the City Engineer.
11. Construct off-site street improvements between Cahuilla Road and Belardo Road
as necessary to release off-site stormwater runoff conveyed through the property
and released onto Ramon Road. Remove the existing asphalt concrete berm
located approximately 18 feet south of centerline and construct 6 inch curb and
gutter located 18 feet south of centerline along the entire frontage, including a 25
feet radius curb return and spandrel and the west half of a 6 feet wide cross-
gutter at the southwest comer of Ramon Road and Belardo Road, in accordance
with City of Palm Springs Standard Drawing No. 200. 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 in accordance with City of Palm Springs Standard Drawing No. 110.
Additional pavement removal and replacement, or grind/overlay from the Ramon
Road centerline 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.
12. Costs associated with design and construction of the off-site street improvements
from Cahuilla Road to Belardo Road may be reimbursed pursuant to a
Reimbursement Agreement approved by the City Council, in accordance with
City policies. Following completion and acceptance of the off-site street
improvements by the City Engineer, if reimbursement is requested in writing by
the applicant, the applicant shall submit a formal request for preparation of a
Reimbursement Agreement and a $2,500 deposit for City staff time associated
with the preparation of the Reimbursement Agreement, including City Attorney
fees. The applicant shall be responsible for payment of all associated staff time
and expenses necessary in the preparation and processing of the
Reimbursement Agreement with the City Council, and shall submit additional
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Final Conditions of Approval
Page 11 of 19
deposits as necessary when requested by the City, which are included in the
amount that may be reimbursed to the applicant through the Reimbursement
Agreement. The Reimbursement Agreement is subject to the City Council's
review and approval at a Public Hearing, and its approval is not guaranteed nor
implied by this condition.
PUBLIC STREETS
13. Construct 6 inch curb and gutter, 18 feet from centerline along both sides of the
streets, with 25 feet radius curb returns and spandrels at all street intersections,
in accordance with City of Palm Springs Standard Drawing No. 200 and 206.
14. Construct a 6 feet wide cross-gutter across the intersection of Lot J with Lot F —
Lot I, with a flowline 18 feet south of and parallel with the centerline of Ramon
Road; in accordance with City of Palm Springs Standard Drawing No. 200 and
206.
15. Construct full cul-de-sacs in accordance with City of Palm Springs Standard
Drawing No. 101, curb portion only. A minimum curb radius of 43 feet shall be
constructed throughout the cul-de-sac bulb.
16. Construct driveway approaches in accordance with City of Palm Springs
Standard Drawing No. 201.
17. Construct a 5 feet wide sidewalk behind the curb along the frontage of all streets
in accordance with City of Palm Springs Standard Drawing No. 210.
18. Construct a minimum pavement section of 2Y2 inches asphalt over 4 inches
crushed miscellaneous base with a minimum subgrade of 24 inches at 95%
relative compaction, or equal, within all on-site private streets in accordance with
City of Palm Springs Standard Drawing No. 110 and 300. If an alternative
pavement section is proposed, the proposed pavement section shall be designed
by a California registered Geotechnical Engineer using "R" values from the
project site and submitted to the City Engineer for approval.
SANITARY SEWER
19. All sanitary facilities shall be connected to the public sewer system. New laterals
shall not be connected at manholes.
20. Submit sewer improvement plans prepared by a California registered civil
engineer to the Engineering Division. The plans shall be approved by the City
Engineer prior to issuance of any building permits.
21. Construct an 8 inch V.C.P. sewer main across the street frontages located 5 feet
from centerline or as required by the City Engineer, and connect to the existing
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Final Conditions of Approval
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public sewer system in Ramon Road. All sewer mains constructed by the
applicant and to become part of the public sewer system shall be digitally video
recorded prior to acceptance of the sewer system for maintenance by the City. A
computer disc of the video recording shall be provided to the City Engineer for
review. Any defects of the sewer main shall be removed, replaced, or repaired to
the satisfaction of the City Engineer prior to acceptance.
22. Pay a sewer assessment fee in accordance with the terms of the Sewer
Reimbursement Agreement between the City of Palm Springs and Great
Western Savings & Loan Association, Sewer Agreement No. 1465. The fee shall
be paid prior to issuance of a building permit.
GRADING
23. Submit a Grading Plan prepared by a California registered civil engineer to the
Engineering Division for review and approval. A Fugitive Dust Control Plan shall
be prepared by the applicant and/or its grading contractor and submitted to the
Engineering Division for review and approval. The applicant and/or its grading
contractor shall be required to comply with Chapter 8.50 of the City of Palm
Springs Municipal Code, and shall be required to utilize one or more "Coachella
Valley Best Available Control Measures' as identified in the Coachella Valley
Fugitive Dust Control Handbook for each fugitive dust source such that the
applicable performance standards are met. The applicant's or its contractor's
Fugitive Dust Control Plan shall be prepared by staff that has completed the
South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive
Dust Control Class. The applicant and/or its grading contractor shall provide the
Engineering Division with current and valid Certificate(s) of Completion from
AQMD for staff that have completed the required training. For information on
attending a Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please
contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control
Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook,
shall be submitted to and approved by the Engineering Division prior to approval
of the Grading plan. The Grading Plan shall be approved by the City Engineer
prior to issuance of a grading permit.
a) 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 Tentative Tract Map; a copy of current
Title Report; a copy of Soils Report; and a copy of the associated Hydrology
Study/Report.
24. Prior to issuance of grading permit, the applicant shall provide verification to the
City Engineer that the $2,731.00 per acre fee has been paid in accordance with
the Tribal Habitat Conservation Plan (THCP).
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Final Conditions of Approval
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25. Prior to approval of a Grading Plan, the applicant shall obtain written approval to
proceed with construction from the Agua Caliente Band of Cahuilla Indians,
Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall
contact the Tribal Historic Preservation Officer, Richard Begay (760-883-1368),
or the Tribal Archaeologist, Patty Tuck (760-883-1368), 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.
26. A National Pollutant Discharge Elimination System (NPDES) stormwater permit,
issued from the California Regional Water Quality Control Board (Phone No. 760-
346-7491) is required for the proposed development. A copy of the executed
permit shall be provided to the City Engineer prior to issuance of a grading
permit.
27. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c),
the applicant shall post with the City a cash bond of two thousand dollars
($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand
relating to this property and development.
28. 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.
29. 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. 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
30. 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,
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Tentative Tract Map 36738 November 19,2014
Final Conditions of Approval
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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).
31. 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.
32. Prior to issuance of any grading or building permits, the property owner shall
record a "Covenant and Agreement" with the County-Clerk Recorder or other
instrument on a standardized form to inform future property owners of the
requirement to implement the approved Final Project-Specific Water Quality
Management Plan (WQMP). Other alternative instruments for requiring
implementation of the approved Final Project-Specific WQMP include: requiring
the implementation of the Final Project-Specific WQMP in Home Owners
Association or Property Owner Association Covenants, Conditions, and
Restrictions (CC&Rs); formation of Landscape, Lighting and Maintenance
Districts, Assessment Districts or Community Service Areas responsible for
implementing the Final Project-Specific WQMP; or equivalent. Alternative
instruments must be approved by the City Engineer prior to issuance of any
grading or building permits.
33. Prior to issuance of certificate of occupancy or final City approvals (OR of "final"
approval by City), the applicant shall: (a) demonstrate that all structural BMP's
have been constructed and installed in conformance with approved plans and
specifications; (b) demonstrate that applicant is prepared to implement all non-
structural BMP's included in the approved Final Project-Specific WQMP,
conditions of approval, or grading/building permit conditions; and (c) demonstrate
that an adequate number of copies of the approved Final Project-Specific WQMP
are available for the future owners (where applicable).
34. Prior to issuance of certificate of occupancy or final City approvals (OR of "final"
approval by City), the applicant shall:
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Final Conditions of Approval
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a. Demonstrate that all structural BMPs have been constructed and installed in
conformance with approved plans and specifications;
b. 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
c. Demonstrate that an adequate number of copies of the approved Final
Project-Specific WQMP are available for the future owners (where
applicable).
DRAINAGE
35. 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, as described in the Preliminary
Hydrology and Hydraulic Report for Tentative Tract Map 34938 (Palm Ridge),
prepared by Stantec Consulting, Inc. as revised in April, 2007. Final retention
basin sizing, storm drain pipe sizing, drywell sizing, and other specifications for
construction of required on-site storm drainage improvements shall be finalized in
the final hydrology study and approved by the City Engineer.
36. Direct release of on-site nuisance water shall not be permitted to Ramon Road.
Provisions for the interception of nuisance water from entering Ramon Road from
Lot F — Lot I shall be provided through the use of a minor storm drain system that
collects and conveys nuisance water to the on-site retention basins or
landscaped areas within Lot A, and in only a stormwater runoff condition, pass
runoff directly to Ramon Road through parkway or under sidewalk drains.
37. Submit storm drain improvement plans for all on-site storm drainage facilities for
review and approval by the City Engineer.
38. Off-site stormwater runoff shall be accepted and conveyed along the southerly
property line, in an open channel. An on-site private storm drain system shall
intercept and convey off-site stormwater runoff within the open channel, and
through the site into the on-site retention basin (Lot A), as described in the
Preliminary Hydrology and Hydraulic Report for Tentative Tract Map 34938
(Palm Ridge), prepared by Stantec Consulting, Inc. as revised in April, 2007.
39. Reserve an easement over Lot A which shall be used for drainage purposes.
40. The on-site private storm drain system shall be privately maintained by a
Homeowners Association (HOA). Provisions for maintenance of the on-site storm
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Final Conditions of Approval
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drain system acceptable to the City Engineer shall be included in Covenants,
Conditions and Restrictions (CC&R's) required for this project.
41. This project may be required to install measures in accordance with applicable
National Pollution Discharge Elimination System (NPDES) Best Management
Practices (BMP's) included as part of the NPDES Permit issued for the
Whitewater River Region from the Colorado River Basin Regional Water Quality
Control Board (RWQCB). The applicant is advised that installation of BMP's,
including mechanical or other means for pre-treating stormwater runoff, may be
required by regulations imposed by the RWQCB. It shall be the applicant's
responsibility to design and install appropriate BMP's, in accordance with the
NPDES Permit, that effectively intercept and pre-treat stormwater runoff from the
project site, prior to release to the City's municipal separate storm sewer system
("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required,
such measures shall be designed and installed on-site; and provisions for
perpetual maintenance of the measures shall be provided to the satisfaction of
the City Engineer, including provisions in Covenants, Conditions, and
Restrictions (CC&R's) required for the development.
42. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212.00 per acre per Resolution
No. 15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
43. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing, grinding,
paving and/or overlaying existing asphalt concrete pavement of off-site streets as
required by and at the discretion of the City Engineer, including additional
pavement repairs to pavement repairs made by utility companies for utilities
installed for the benefit of the proposed development (i.e. Desert Water Agency,
Southern California Edison, Southern California Gas Company, Time Warner,
Verizon, etc.). Multiple excavations, trenches, and other street cuts within
existing asphalt concrete pavement of off-site streets required by the proposed
development may require complete grinding and asphalt concrete overlay of the
affected off-site streets, at the discretion of the City Engineer. The pavement
condition of the existing off-site streets shall be returned to a condition equal to or
better than existed prior to construction of the proposed development.
44. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project,
the applicant shall be responsible for coordinating the scheduled construction
with the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation
Officer or Tribal Archaeologist. Unless the project site has previously been
°�s
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Final Conditions of Approval
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waived from any requirements for Tribal monitoring, it is the applicant's
responsibility to notify the Tribal Historic Preservation Officer, Richard Begay
(760-883-1368), or the Tribal Archaeologist, Patty Tuck (760-883-1368) for any
subsequent phases or elements of construction that might require Tribal
monitoring. If required, it is the responsibility of the applicant to coordinate
scheduling of Tribal monitors during construction, and to arrange payment of any
required fees associated with Tribal monitoring. Tribal monitoring requirements
may extend to off-site construction performed by utility companies on behalf of
the applicant (e.g. utility line extensions in off-site streets), which shall be the
responsibility of the applicant to coordinate and arrange payment of any required
fees for the utility companies.
45. All proposed utility lines shall be installed underground.
46. All existing utilities shall be shown on the improvement plans required for the
project. The existing and proposed service laterals shall be shown from the main
line to the property line.
47. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG
(AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and
PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of
the digital data to be submitted to the City may be authorized, upon prior
approval of the City Engineer.
48. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing "as-
built" information and returned to the Engineering Division prior to issuance of a
final certificate of occupancy. Any modifications or changes to approved
improvement plans shall be submitted to the City Engineer for approval prior to
construction.
49, Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to maintain
an appropriate sight distance per City of Palm Springs Zoning Code Section
93.02.00, D.
50. All proposed trees within the public right-of-way and within 10 feet of the public
sidewalk and/or curb shall have City approved deep root barriers installed in
accordance with City of Palm Springs Standard Drawing No. 904.
MAP
51. 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
27
Tentative Tract Map 36738 November 19,2014
Final Conditions of Approval
Page 18 of 19
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.
52. 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.
53. 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 exchange file) ), and PDF (Adobe Acrobat
6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to
be submitted to the City may be authorized, upon prior approval of the City
Engineer.
TRAFFIC
54. Install a street name sign, 36 inch stop sign, stop bar, and "STOP" legend at all
street intersections (as necessary) in accordance with City of Palm Springs
Standard Drawing No. 620 through 625.
55. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the development.
Minimum clearance on public sidewalks shall be provided by either an additional
dedication of a sidewalk easement (if necessary) and widening of the sidewalk,
or by the relocation of any obstructions within the public sidewalk along the
Ramon Road frontage of the subject property.
56. 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.
57. 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
1) 8
41
Tentative Tract Map 36738 November 19,2014
Final Conditions of Approval
Page 19 of 19
accordance with Part 6 "Temporary Traffic Control' of the California Manual on
Uniform Traffic Control Devices (MUTCD), dated January 13, 2012, or
subsequent editions in force at the time of construction.
58. This property is subject to the Transportation Uniform Mitigation Fee which shall
be paid prior to issuance of building permit.
END OF CONDITIONS
u9
Planning Commission Minutes
October 22, 2014
3B. SIERRA OAKS PARTNERS, LLC, FOR A TENTATIVE TRACT MAP TO
SUBDIVIDE AN APPROXIMATELY 20-ACRE VACANT PARCEL INTO 40
SINGLE-FAMILY RESIDENTIAL LOTS AND 10 LETTERED LOCATED AT 656
WEST RAMON ROAD, ZONE R-1-C (CASE TTM 36738). (ER)
Principal Planner Robertson provided background information and presented the
proposed project as outlined in the staff report.
The Commission asked technical questions pertaining to the density, access points on
Ramon Road and approval process.
Vice-Chair Klatchko opened the public hearing:
TODD CUNNINGHAM, applicant, Woodbri acific G president, emphasized
that this project is consistent with the ge Ian and zoni de; and spoke about
the input they've received from the borhood associate focus groups and
neighborhood meetings. He provided deta rtainin o elimina f the long walls,
enhancing walkability and connectivity to do wn strian cir on, large lots,
high-quality architecture, prese of views a caping on Ram Road.
JOHN GIANDELONE, resides ons, he is not in opposition to
development; however, expressed c ern a re g undeveloped land (south
area of the proposed ment); p lems i rea homeless encampments
and lack of access fire.
RON HALLERAN, es at a Cany spoke about this plan eliminating the
common are round a vidin buffer. He expressed concern with the
height, d to r he'
KEN FALCON, es a west proposed development, questioned the
height o existing sto
les site.
JIM HARLA ides in th istoric Tennis Club area, said that these homes will be
lovely but they no c xt with the long walls and urged the Commission to
approve a concept roje
FRANK TYSON, Histon ub Tennis Club Neighborhood Organization, chair, thanked
the developer for reaching out to the community and requested correction on the height
of the story poles.
TODD CUNNINGHAM, applicant rebuttal, addressed public testimony concerns relating
to the access points, surrounding gated communities, timeline of development, height of
the story poles and buffer for the canyon homes.
There being no further appearances the public hearing was closed.
6 30
Planning Commission Minutes
October 22, 2014
Commissioner Calerdine commented and/or asked questions regarding:
• The vertical elevation on the meandering sidewalk; (constant rise)
• The treatment for the retention basin (on the east end of the property). (Open
space maintained by the HOA and landscaped per City requirements.)
• Requested a basin plan to come back for Commission review;
• Access to the south acreage to the south and suggested an easement and/or
pedestrian access provided between the two sites.
Commissioner Roberts asked questions and/or comm on the following:
• Do the current story poles reflect the actu yes)
• Suggested exporting the rocks for off-si hing. 'tigation measures prohibit
rock crushing on-site)
Commissioner Middleton spoke in favor o motion noting that is a very attractive
project and commended the applicant in hing to the borhood. She
suggested more shade trees an ess palm tr ggested a ark if there is
space (towards the east side).
Commissioner Roberts disagreed ut g park a this not a PDD or a gated
community and people n get out a alk gs.
Commissioner W k a for a c r t ntion basin to come back for
the Commission' view courag edestrian connection); and supports
Commissioner Middle req to add shade trees rather than palm trees.
Co ine a th ery inventive project and particularly
appr s the fron ba rd rota the mountain views.
ACTION: a-adopt th 'tigat gative Declaration and recommend approval to
the City Co with the a condi s:
1. Pedestrian ac oint o e of the streets to the property to the south.
2. Submit landscap retention basin.
3. Incorporate more s es in the landscape plan.
Motion: Commissioner Roberts, seconded by Commissioner Lowe and unanimously
carried 6-0-1 on a roll call vote.
AYES: Commissioner Calerdine, Commissioner Lowe, Commissioner Middleton,
Commissioner Roberts, Commissioner Weremiuk, Vice-Chair Klatchko
ABSENT: Chair Hudson
7 31
r 'I
L -A TERRA NOVA PLANNING & RESEARCH, INC.
July 31, 2014
Mr. Edward Robertson
Principal Planner
City of Palm Springs
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262
RE: Evaluation of"The Ridge" Environmental Review Requirements under CEQA
Dear Edward:
This letter is written to respond to your request for an evaluation of the environmental
review requirements for Tentative Tract Map (TTM) 36738. The project is location on
the south side of Ramon Road, west of Belardo Road. The site consists of 20f acres of
currently vacant land, on which a residential subdivision is proposed. The Tentative Tract
Map would result in 40 single family home lots, as well as lots for a retention basin and
streets. The site is designated Low Density Residential (4 units per acre) on the General
Plan Land Use Map, and Zoned R-I C (10,000 square foot minimum lot size).
The City has determined that the proposed TTM is a project under CEQA. However, the
City has requested independent evaluation of whether additional CEQA review is
necessary, or whether the previous environmental review for the project is sufficient in
this case.
Project History
In 2007, the City reviewed and ultimately approved Tentative Tract Map 34938. That
Map was proposed for the same site as the currently proposed Map, and consisted of 34
single family residential lots, as well as lots for retention, common open space and
streets. The City determined at the time that TTM 34938 was a project under the
California Environmental Quality Act (CEQA), and caused an Initial Study to be
prepared. The Initial Study found that the project could have a significant impact on the
environment, but that those impacts could be reduced to less than significant levels with
the imposition of mitigation measures. As a result, a Mitigated Negative Declaration was
prepared. The City ultimately adopted the Mitigated Negative Declaration and approved
TTM 34938. After approval, no activity occurred on the site.
Differences between the two Projects
The 2007 TTM proposed 6 fewer lots than the currently proposed TTM. The currently
proposed TTM therefore increases site density by 16%. The 2007 TTM proposed two
access points onto Ramon Road — one on the western edge of the site, and one on the
42635 MELANIE PLACE, SUITE 101, PALM DESERT, CA 92211 (760) 341-4800
32
Mr.Edward Robertson
July 31,2014
Page 2 of 5
eastern edge of the site, opposite Cahuilla Road. The currently proposed TTM proposes
four cul-de-sacs onto Ramon Road, spaced evenly along the property frontage. Finally,
the 2007 TTM proposed two common area lots on the southwest and southeast comers of
the site, and a retention basin on the northeast comer of the site. The currently proposed
TTM includes a widened parkway along Ramon Road, and a retention basin along the
entire length of the eastern boundary of the site.
Current CEQA Considerations
CEQA provides specific guidance on subsequent review of projects under CEQA
Guidelines Section 15162. The following analysis considers the provisions of this Section
on a categorical basis, to determine whether subsequent environmental review is required
in this case.
Section 15162 prescribes that no subsequent review is necessary unless:
"Substantial changes are proposed in the project which will require major revisions of
the previous...negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects. "
The proposed project is consistent with the 2007 TTM. The proposed project will consist
of the same type of land use as the previous project, and although the proposed project
will increase density on the site, the increase is not considered significant, particularly
since the project is consistent with both the General Plan and Zoning designations and
standards applicable to the parcel.
The proposed project will result in the same level of site disturbance as the previously
approved project. That is to say that the entire site will be graded, excavated and
constructed upon. Therefore, the potential impacts associated with site disturbance for the
currently proposed project will be equivalent to those of the previously approved project.
The Initial Study considered impacts associated with site disturbance under all CEQA
categories, and identified potentially significant impacts associated with air quality,
biological resources, cultural resources, hydrology and water quality, land use and
planning, noise, and public services. The Initial Study included mitigation measures in
each of these categories that reduced impacts to less than significant levels. The currently
proposed project will be required to implement these mitigation measures, and therefore
will adequately mitigate impacts in these categories.
The proposed project will increase the total number of housing units from 34 to 40 on the
site. The Initial Study included an analysis of the traffic impacts associated with 34 single
family homes. The proposed project has the potential to add 60 average daily trips to the
roadway system. The proposed project will, as with the previous project, improve its half
width of Ramon Road to its ultimate right of way. Ramon Road at this location operates
at an acceptable level of service, and is anticipated to continue to operate at an acceptable
level of service in the long term. The project is consistent with the General Pan land use
33
Mr. Edward Robertson
July 31,2014
Page 3 of 5
designation assigned to the site, and therefore has been considered in traffic analyses
prepared for the build out of the General Plan's land use plan.
As it relates to other impacts, including categories such as aesthetics and visual resources,
geology and soils, hazards and hazardous materials, traffic, recreation and utilities and
service systems, the proposed project will generate equivalent impacts to those previously
analyzed. The addition of 6 lots will neither significantly increase nor change the impacts
analyzed in the 2007 Initial Study. The character and intensity of the project, as well as
its basic layout, will not substantially alter the environment, or be substantially different
from that previously analyzed.
The proposed project will neither result in a new significant effect, nor will it result in a
substantial increase in the severity of previously identified significant effects. Therefore,
the proposed project does not require further environmental review under this CEQA
provision.
"Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous ...Negative Declaration
due to the involvement of new significant environmental effects or a substantial increase
in the severity of previously identif ed significant effects;"
The proposed project occurs in a portion of the City that has seen little or no development
since 2007. The economic downturn essentially stopped most development in the City.
The status and condition of lands surrounding the proposed project is the same as
occurred in 2007—
• there has been no change in the character of the neighborhood;
• lands to the north remain developed with single family homes;
■ lands to the west and southeast remain developed as single family homes; and
• lands to the south and southwest remain vacant.
There have been no major changes in the regulatory environment associated with
development in the City, the neighborhood or the project site. The City may impose
conditions of approval that vary somewhat from those previously applied to the project,
but any of these changes will be consistent with current regulations, and do not represent
a substantial change in circumstances. No revisions of the previous Initial Study are
necessary to accommodate these standard requirements or conditions of approval.
Therefore ther r proposed project does not require additional environmental review under
this CEQA provision.
"New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous ...Negative
Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous
...negative declaration;
� 4
Mr.Edward Robertson
July 31,2014
Page 4 of 5
(B) Significant effects previously examined will be substantially more severe than
shown in the previous (negative declaration);
(C) Mitigation measure or alternatives previously found not to be feasible would in
fact be feasible, and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure or
alternative;
(D) Mitigation measures or alternatives which are considerably different from those
analyzed in the previous (negative declaration) would substantially reduce one or
more significant effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative.
As described above, the City has not implemented any significant new regulatory
processes since the adoption of the 2007 Initial Study. That Study identified the potential
for presence of Casey's June Beetle on the site. At the time of the analysis, the species
was being considered for listing by the US Fish and Wildlife Service as an endangered
species, but no action had been taken. Since approval of the 2007 project, the Service has
listed the species, and has established critical habitat areas for the species, as well as
determining study areas outside of the known critical habitat, where additional analysis is
necessary. That process has resulted in specific determinations and mapping of the
species' occurrence. The proposed project is located more than a mile northwesterly of
either the critical habitat boundary or the study area boundary for the species. There is no
evidence in the record that the species is believed to occur in the vicinity of the project.
Therefore, the previously identified potential impact associated with biological resources
no longer exists, and the impact has been eliminated.
At the time of the approval of the 2007 project, the Agua Caliente Band of Cahuilla
Indians was beginning the implementation of its Tribal Habitat Conservation Plan. Since
that time, the project has been completed, and mitigation has been confirmed. The project
site will be subject to the mitigation fees required under the Plan, but is not within a
conservation area. The previously adopted Initial Study included mitigation measures
associated with the Plan, which will be implemented should the current project be
approved. No new information associated with the Plan exists, and no new analysis is
required.
Finally, since the approval of the 2007 Initial Study, certain standards relating to
hydrology and drainage, particularly those associated with the National Pollution
Discharge Elimination System (NPDES) have changed. The City will apply these new
standard requirements and conditions of approval to the proposed project, as part of the
approval process. These standards do not substantially change the analysis or mitigation
measures addressed in the 2007 Initial Study, and therefore do not constitute substantial
new information.
Consequently, there is no substantial new information that would affect the analysis of
the proposed project, or result in substantially greater impacts than previously studied. No
mitigation measures are infeasible, and all mitigation measures applied to the 2007
35
Mr.Edward Robertson
July 31,2014
Page 5 of 5
project will apply to the proposed project. Therefore, the proposed project does not
require additional environmental review under this CEQA provision.
Conclusion
Based on the analysis provided above, the City can make a finding that the proposed
project does not require any further environmental review, consistent with CEQA
Guidelines 15162(b).
Thanks you for giving us the opportunity to be of service. Should you have any questions
or require further information,please feel free to contact me.
Sincerely,
4i� _ �. .
Nicole Sauviat Criste
Principal
36
nr ?V
;4.
6[ PELF{ SI
K. Eugene Holly
480 West Ramon Road T014OCT 15 AM 10: 59
Palm Springs, CA 92204 J M F s r"u C`&b C:'
CITY eLE K
760-325-6559
October 13, 2014
James Thompson, City Clerk
3200 East Tahquitz.Canyon Way
Palm Springs, CA 92262
Attention: Planning Commission
Gentlemen:
This letter is in reference to Case No. TTM 36738 (development
south of West Ramon Road). Arguably, I am one of the most affected by
this new planned development. I say new because it deviates from the
plan of the original developer. It was made very clear at the city council
meeting that approved the original developer's plan that if the property
was sold the new developer would continue with the plan approved at
that meeting.
What was to be a large lot upscale development (34 homes) has now
been turned into a 50 lot group of tract homes with five different floor
plans. West Ramon Road is to be widened (cost to the city?) to
accommodate the increased traffic. The original plan did not include
street widening since most of the traffic from the development would
enter and exit at Cahuilla and West Ramon.
I urgently request that this new plan be disapproved.
Sincerely yours,
A
K. Eugene Holly 37
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
TENTATIVE TRACT MAP 36738 FOR A 40-LOT SINGLE-FAMILY RESIDENTIAL
SUBDIVISION LOCATED SOUTH OF RAMON ROAD AND WEST OF BELARDO ROAD
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will
hold a public hearing at its meeting of November 19, 2014. The City Council meeting begins at
6:00 m, in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs,
P � Y Y
California.
The purpose of this hearing is to consider an application by Sierra Oaks Partners, LLC, for the
creation of a 40-lot single family residential subdivision (TTM 36738) and 10 lettered lots,
ranging from 14,214 square feet to 19,031 square feet in size. The subject property is located
along the south side of Ramon Road about 275 feet west of Belardo Road. The project site is
approximately 20 gross acres in size.
ENVIRONMENTAL DETERMINATION: An environmental assessment in addition to a Mitigated
Negative Declaration (MND) has been prepared for this project under the guidelines of the
California Environmental Quality Act (CEQA) and will be reviewed by the City Council at the
hearing. Members of the public may view this document at the Planning Services Department,
City Hall, 3200 East Tahquitz Canyon Way, Palm Springs.
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 am
and 6:00 pm, 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 letter (for mail or hand delivery) to:
James Thompson, City Clerk
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Any challenge of the proposed project in court may be limited to raising only those issues raised
at the public hearing described in this notice, or in written correspondence delivered to the City
Clerk at, or prior to, the public hearing (Government Code Section 65009[b][2]).
An opportunity will be given at said hearing for all interested persons to be heard. Questions
regarding this case may be directed to Edward.O. Robertson, Principal Planner, at (760) 323-
8245.
Si necessita ayuda conesta carta, porfavor Ilame a la Ciudad de Palm Springs puede hablar con
Nadine Fieger telefono (760) 323-8245.
mes Thompson, City Clerk g
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CITY OF PALM SPRINGS
CASE NO: TTM 36738 DESCRIPTION: To consider an application by
Sierra Oaks Partners, LLC, for the creation of a
APPLICANT: Sierra Oaks Partners, LLC 40-lot single family residential subdivision and 10
lettered lots, ranging from 14,214 square feet to
19,031 square feet in size. The subject property is 3 9
located along the south side of Ramon Road
about 275 feet west of Belardo Road.
CITY OF PALM SPRINGS
PUBLIC HEARING NOTIFICATION
0
Date: November 19, 2014
Subject: SIERRA OAKS PARTNERS LLC —TTM 36738
AFFIDAVIT OF PUBLICATION
I, Kathie 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 8, 2014.
11 declare under penalty of perjury that the foregoing is true and correct.
III J
Kathie Hart, MMC
Chief Deputy City Clerk
AFFIDAVIT OF POSTING
I, Kathie 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 6, 2014.
1 declare under penalty of perjury that the foregoing is true and correct.
Kathie Hart, MMC
Chief Deputy City Clerk
AFFIDAVIT OF MAILING
I, Kathie 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 6, 2014, in a sealed envelope, with postage
prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (117 notices)
I ,declare under penalty of perjury that the foregoing is true and correct.
`
LkAmeu
Kathie Hart, MMC
Chief Deputy City Clerk
40
The Desert Sun Certificate of Publication
750 N Gene Autry Trail
Palm Springs, CA92262
760-7784578/Fax 760-778-4731
2014 NOV 13 PM 2: 4-7
State Of California ss: A ;5 t; �,
County of Riverside CITY CLERK
Advertiser: Noma
NOTICE OF PUBLIC HEARING
CITY FLU iNes
CITY OF PALM SPRINGS/LEGALS TENTATIVE TRACT MAP 3678n FOR A 40-LOT
SINGLE-FAMILY RESIDENTIAL SUBDIVISION
PO BOX 2743 LOCATED SotlrH of RAMON ROAD AND
WESTOFBELAF ROAD
PALM SPRINGS CA 922632 NOTICE 15 HEREBY GIVMEpNs that 9M
Council of the Oly of Patin SPmeaBn Calve mla,
hold a public searingg�et its of NeverMaI
19.2014.The L5y=11 n*" ne at I"e:00
ppm,in the Council Chembor at 19200
EatTallgielx Canyon Way,Palm IS ,Upon
2000491061 nN
Tire pWuww of this heemig 1s to consider an ap-
PaceWnbYBNmaOaksPa re,LLC,kx the cre-
ation of a 4040t single tamps roaldentldl sub lyl-
son rM SS73B)and 10 TNmred late, ranging
Iroln 14.214 ortaapm ttoo 18,031 square feet m
w 0&e�n% abaa feat wasp of
Believe,Rood.The project site Is approximately 20
1 am over the age of 18 years old, a citizen of the United gross Was size.
States and not a party to, or have interest in this matter. I
hereby certify that the attached advertisement appeared
in said newspaper (set in type not smaller than non panel)
in each and entire issue of said newspaper and not in any ^
supplement thereof on the following dates,to wit:
Newspaper: .The Desert Sun
Ile
J.i/e/2014
Y➢u6wno^r��uc c'�����iwrw
ENVIRONMENTAL 0E:7ERMINATNYN: An
emkoomamal esseoemem in atlditlon too
MMpet-
I acknowledge that I am a principal clerk of the printer of ad NBDetive Declaration (MIND) has been pre-
ooayeeedd far ON under the0u IaNkres m the
The Desert Sun, printed and published weekly in the City Celllamle ronmemai Quality Act ICE ON and
win be revlevred by the COY Council al th heerl"g.
of Palm Springs, County of Riverside, State of California. Members of the pudic may view this doarmard
The Desert Sun was adjudicated a newspaper of general �P&hruWyp Services WayDepa,
Palm Clry Nell,3200
hquit Carryon Way,Palm Springs.
circulation on March 24, 1988 by the Superior Court of the REVIEW OF PROJECT INFORMATION
County of Riverside, State of California Case No. The ateflyf rT arid other sup hi doplmems
191236, rshal ppgly�NMondey n the ourrss 8:00 exam
contact tint dints of the Cly CMrk ahu t(7�323-
I declare under penalty of perjury that the foregoing is true review you
ddw oOka to
mems.hetluN an opppNarrent
and correct. Executed on this 8th dayof November, 2014 COMMENT ON THIS APPLICATION: Re-
a0mee fo 80 notice may be made vabely m+he
in Palm Springs, ia. Written to pairing andlor in writing before the hm-
Courid by NOW(for mmailnts loorr hand ddalhrery)tin.CIO'
James Thompson
MCN rk
Sado T � y
Palm Springs. 162.
tz
AM challenge of the Pfaposad PmbU fo caul
meY bs limited to ralsin9 only Nose raised
at tl1e public hearing disci hed m tl1N notice,or In
written co reepondenca delivered to the Cis Clark
Dec ar is Signatu (1 cauime es monN6s oe9[1221) �ad� (Government
• 1�• 1 An opportunity will be ghen M said heating
gref0oaar en
rr� mgtethla ow, be Yy bee ento to dimcted ro Edward 0..R�
1N Edson,Pmdpai Planner,at(7e0)323-8245rr
3l nemseiN soda oonepa cede podevor tlemae
din0el�egartel�no I7ahebNr con Ne-
James Thompson,City clerk
PUDlhlred:1118fl4
City of Palm Springs
Office of the City Clerk
{ 3200 E. Tahquitz Canyon Way • Palm Springs, CA 92262
Tel: (760) 323-8204 • Fax: (760)322-8332 • TDD: (760)864-9527 • Web: www.palmspringsca.gov
November 6,2014
Ms. Claudia Salgado
Bureau of Indian Affairs Fax To: Brenda Diaz
P. O. Box2245 (760)416-2687
Palm Springs, CA 92263
RE: City Council Meeting—November 19, 2014
Public Hearing Notice, Case TTM 36738,Sierra Oaks Partners, LLC
Dear Ms.Salgado:
The City Council will be conducting a public hearing at 6:00 p.m. on November 19, 2014,to
consider a 40-lot single family residential subdivision and 10lettered lots, ranging from 14,214 square
feet to 19,031 square feet in size.
I have enclosed copies of the notice for distribution and your file; however, please advise if
additional notices are required.
APN Allotment
Number
513-280-005 10B
513-280-010 5B
513-280-013 5B
513-280-015 513
513-280-017 5B
513-280-018 5B
513-290-004 3B
Thank you for your continuous assistance and support. Please feel free to contact me at (760)
323-8204 if there are any questions or concerns.
Sincerely,
U -a�
Kathie Hart, MMC
Chief Deputy City Clerk
Encl: Public Hearing Notices and Envelopes (12 copies)
Post Office Box 2743 0 Palm Springs, California 92263-2743
�Elew�000-slsoR REps
CdSB TAM 9138 AiIObG`OIiA l[ND MR PETE MORUZZI
MR! 'HISTORIC SITE REP
PALM SPRINGS MODERN COMMITTEE
RM �1 P.O. BOX 4738
. ., .m . .. PALM SPRINGS, CA 92263-4738
CITY OF PALM SPRINGS CASE TTM 36738
.' f PLANNING SERVICES DEPARTMENT MRS. JOANNE BRUGGEMANS
R1FTITI�OTI € z 9Y� gTTN SECRETARY!TTM 36738 506 W. SANTA CATALINA ROAD
PO BOX 2743 PALM SPRINGS, CA 92262
PALM SPRINGS, CA 92263-2743
MS PATRICIA GARCIA
MS MARGARET PARK, DIRECTOR TRIBAL HISTORIC PRESERVATION
AGUACAIx`Mt-':TBjiND 91<'GAHUILLA AGUA CALIENTE BAND OF CAHUILLA OFFICER
IIIAfVSmb :' 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
SOBOBA BAND OF LUISENO INDIANS
ATTN:JOSEPH ONTIVEROS — � c
+� nTTni_ torn Po PARA' c^ei
CULTURAL RESOURCES MANAGER 7424.g RIGHARP C.
cToc�rt�T nnnrnnnr
P.O. BOX 487
SAN JACINTO, CA 92581 r ^e 27407 ne Pe ni i i❑ nr con re nine
n�am
T, MR STEVE CARROLL
n: SIERRA OAKS PARTNERS, LLC HANNOUCHE ARCHITECTS
I 27285 LAS RAMBLAS, STE. 230 20250 SW ACACIA STREET,#130
MISSION VIEJO, CA 92691 NEWPORT BEACH. CA 92660
CA ENGINEERING PROFESSIONAL DESIGN ASSOCIATES HANNOUCHE ARCHITECTS
3002 DOW AVENUE, STE. 122 1793 W.ARROW HIGHWAY 20250 SW ACACIA ST., STE. 145
TUSTIN, CA 92780 UPLAND, CA 91786 NEWPORT BEACH, CA 92660
110 (vo u5
513-270-013 513-270-014 513-270-015
HERMAN AHLERS HERMAN AHLERS HERMAN AHLERS
9731 ORIENT EXPRESS CT 9731 ORIENT EXPRESS CT 9731 ORIENT EXPRESS CT
LAS VEGAS NV 89145 LAS VEGAS NV 89145 LAS VEGAS NV 89145
513-280-006 513-202-012 513-212-002
HERMAN AHLERS CASA REAL ESTATE LTD PARTNERSHIP PALM SPRINGS TREATMENT CENTERS
9731 ORIENT EXPRESS CT 415 S BELARDO RD 5409 MARYLAND WAY#320
LAS VEGAS NV 89145 PALM SPRINGS CA 92262 BRENTWOOD TN 37027
513-193.018 513-291.032 513-193-022
ALICE R SLEIGHT ALLAN FRIEDMAN ANDRE&HELENE G FRENKENBERG
P 0 BOX 170 639 E BIG CANYON OR 625 LINDA VISTA OR
PALM SPRINGS CA 92263 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262
513-211-009 513-270-007 513-193-027
ANDREW S MILLER LIVING TRUST ANDREW T&DIANE D JESSUP ASHLEY ANN E IBARI
424 S MONTE VISTA OR 599 FERN CANYON DR 521 LIND ISTA DR
PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 PALM RINGS CA 92262
513-193-051 513-291-028 513-291-025
BARBARA CACIOLO TRUST BARBARA M LYONS BERNICE E GREENE
670 W RAMON RD P 0 BOX 247 106 RAVENHILL RD
PALM SPRINGS CA 92262 THOUSAND PALMS CA 92276 ORINDA CA 94563
513-291-031 513-291-033,034 513-291-035
BRIAN P&KERRI L SULLIVAN CANYON GATE CANYONS H EOWNERS ASSOC
320 S BIG CANYON DR 610 S BELARDO RD#1200 71 TA ITZ Cy
#23
PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 PAL PRINGS CA 92262
513-270-016 513-260-033 513-193-050
CARMINE J&PATRICIA L COPPA CAROL E HENNEMAN FAMILY TRUST CHARLES B LONG
505 FERN CANYON DR 590 CAMINO CALIDAD 680 W RAMON RD
PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262
513-193-023 513-291-02 513-193-028,029
CHRISTOPHER G CA ELL CRAIG ANTHAM CRYSTAL BAY HOLDINGS
4771 CROMW AVE 194 M ST P 0 BOX 5482
LOS ANGEL CA 90027 SPTAUL MN 55102 INCLINE VILLAGE NV 89450
513-270-003 513-270-011 513-193-015
DANIEL PAUL NICODEMO DAVID D KOBS DAVID W HEARST 1R TRUST
566 FERN CANYON DR P 0 BOX 183 11455 EL CAMINO REAL #305
PALM SPRINGS CA 92264 HENDERSON CO 80640 SAN DIEGO CA 92130
513-211-011 513-270-006 513-213-007,012,015
DEENA E&DORE DAVID BRAND DIANE D JESSUP DILLER ASSOC
1111 N FLORES ST#3 599 FERN CANYON DR P 0 BOX 5009
WEST HOLLYWOOD CA 90069 PALM SPRINGS CA 92264 BELLEVUE WA 98009
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513-291-013 513-291-015 513-291-026
DOUG DENBOER EQUITY TRUST CO FREDERICK B AXELROD
72152 NORTH5HORE ST#G 74923 HIGHWAY 111 NO 4130 627 E BIG CANYON DR
THOUSAND PALMS CA 92276 INDIAN WELLS CA 92210 PALM SPRINGS CA 92264
513-193-005 513-291-012 513-193-011
FRITZIE VONJESSEN GARY R&NANCY L CAMPBELL GEARHART LAND/CAPITAL LLC
416 PATENCIO RD 2620 N PALMS VERDERS DR 511 W MERCER PL#101
PALM SPRINGS CA 92262 ROLLING HILLS CA 90274 SEATTLE WA 98119
513-291-001 513-213-014 513-260-031
HANS&HILDA KONING BASTIAAN FAMILY HMS-PALM SPRINGS IZHAK SHAMOUILIA
TRUST 555 SSUNRISE WAY#200 3660 WILSHIRE BLV #530
15256 DE LA CRUZ DR PALM SPRINGS CA 92264 LOS ANGELES CA 90010
RANCHO MURIETA CA 95683
513-291-018 513-211-013 513-291-023
JACOB P RUYTER JAMES DUN &JAMES EDWARD SCURLOCK JAMES E SILER
1301 SPRING ST#17F P O BO 96 P 0 BOX 7528
SEATTLE WA 98104 PALM, RINGS CA 92263 SAN DIEGO CA 92167
513-211-003,008 513-291-017 513-193-008,037
JAMES R HARLAN JAMES W&CONNIE FINCH SILVA JERRY STERGIOS
432 5 MONTE VISTA DR 16541 PEALE UN 3500 SPRING HILL RD
PALM SPRINGS CA 92262 HUNTINGTON BEACH CA 92649 PETALUMA CA 94952
513-193-041 513-193-001 513-213-005
JOHN A&LYNNE B MONTOSH JOHN P&JANET N BEARDSLEY 1P MORGAN CHASE BANK NATL ASSN
600 LINDA VISTA DR 115 SW ASH ST#500 1111 POLARIS PKWY#1J
PALM SPRINGS CA 92262 PORTLAND OR 97204 COLUMBUS OH 43240
513-193-040 513-193-035 513-270-001
JUDITH A ELMORE K EUGENE&MARGERY A HOLLY KATARINA KRANZ
2914 CLIFF DR 480 W RAMON RD 500 FERN CANYON DR
NEWPORT BEACH CA 92663 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264
513-291-024 513-193-038 513-211-007
KATHLEEN ADAMS KATRINA B HEINRICH STEINBERG KELLY&JACEE WOLF
634 E BIG CANYON DR P 0 BOX 1845 450 S MONTE VISTA DR
PALM SPRINGS CA 92264 RANCHO MIRAGE CA 92270 PALM SPRINGS CA 92262
513-211-004 513-250-005,029 513-270-005
KENNETH D&JEANETTE S KNOTT KENNETH D&MADELYN HINSVARK KENNETH FALCON
111 MILTON CT 770 LA MIRADA RD 1076 W BLV
BOULDER CITY NV 89005 PALM SPRINGS CA 92264 LOS ANGELES CA 90019
513-260.035 513-193-049 513-291-011
KENNETH S JERVIS LARRY L&SHARON KRAMER LARRY M&SHARON A HALPERN
10841 PARAMOUNT BLV #200 1909 EL CAMINO REAL 22647 VENTURA BLV NO #532
DOWNEY CA 90241 REDWOOD CITY CA 94063 WOODLAND HILLS CA 91364
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513-291-014 513-291-029 513-193-012
LESLIE SHEPPARD LIVING TRUST MARIA CELIA C MAFFEIS MARK W NELSON
2151 GUY ST 11231 BRIARCLIFF LN P O BOX 12945
SAN DIEGO CA 92103 STUDIO CITY CA 91604 SALEM OR 97309
513-291-027 513-212-003 513-211-002
MARY ANN ROJO MELVYN HABER MICHAEL C&ERIKA MARINI
315 N BIG CANYON DR 200 W RAMON RD 1506 PRISCILLA LN
PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 NEWPORT BEACH CA 92660
513-193-014 513-291-010 513-550-010
MICHAEL HORN TRUST NANCY A STELLING PALM SPRINGS PROMENADE
4505 LUCILLE DRQ 359 S BIG CANYON DR 555 S SUNRISE WAY#200
SAN DIEGO CA 92115 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264
513-193-013 513-193-007 513-260-032
PAMELA LYFORD PAMELA MOFFITT GREEN PATRICIA A VERFUERTH
8845 OVERLAKE DR 421 SANTA ROSA DR 594 CAMINO CALIDAD
MEDINA WA 98039 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264
513-291-020 513-193-002 513-193-036
PAUL ROWLAND&LINDA HAMMOND PAULA 1 CONE PEYO MICHAELS
316 N BIG CANYON DR 1438 OAKHORNE DR 28812 ALTA LAGUNA BLV
PALM SPRINGS CA 92264 HARBOR CITY CA 90710 LAGUNA BEACH CA 92651
513-260-034/270-004 513-270-010 513-193-010
RAYMOND L COCHRAN RICHARD A WOUTZ RK MILLER INV CO INC
570 S FERN CANYON DR 563 FERN CANYON DR 1450 LA PERLA AVE
PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 LONG BEACH CA 90815
513.270-002 513-291-016 513-193-048
ROBERT M&YNID D FINSTEN ROBERT P&CONSTANCE L MANDIC ROGER E TOPHAM
P 0 BOX 3340 16242 TISBURY CIR P 0 BOX 3010
PALM SPRINGS CA 92263 HUNTINGTON BEACH CA 92649 PALM SPRINGS CA 92263
513.291-022 513-193-025 513-193-009
ROGER SAGE RONALD B&MARY K GRECO RONALD D&REBECCA A IAMELE
P 0 BOX 8501 650 W RAMON RD 420 PATENCIO RD
NEWPORT BEACH CA 92658 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262
513-291-019 513-550-004,005 513-291-002
RONALD F HALLERAN ROSE COTTAGE PS LLC ROSSAN LL WILLIAMS
324 N BIG CANYON DR 307 NORTHSHORE RD 2606 ARFIELD ST
PALM SPRINGS CA 92264 LAKE OSWEGO OR 97034 SE LE WA 98112
513-270-009 513-550-001 513-291-030
RUTH LUCAS&ILENE BRENDA BLOCK S CITY OF PALM SPRIN STANLEY C HARAZIM
575 FERN CANYON DR P 0 BOX 2743 P 0 BOX 9040
PALM SPRINGS CA 92264 PALM SPRINGS CA 92263 RANCHO SANTA FE CA 92067
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513-193-006 513-290-014 513-270-008
STEVEN E SIMONIAN SUN THOMAS DIGIAMMATTEO
1118 5 TREMAINE AVE 410 S BEVERLY DR 566 FERN CANYON DR
LOS ANGELES CA 90019 BEVERLY HILLS CA 90212 PALM SPRINGS CA 92264
513-193-033,034 513-193-030,031,032 513-193-026
THOMAS L&CAROLYN 5 TUCKER THOMAS LEON&CAROLYN SUE TUCKER TRIPLE HOLDINGS LTD
5701 SUNMIST DR 5701 SUNMIST DR 1165 LESLIE ST
YORBA LINDA CA 92886 YORBA LINDA CA 92886 ONTARIO,BC M3C 21<8 CANADA
513-280-005,010,013,015,017,018/290-004
USA 513
US DEPT OF THE INTERIOR
WASHINGTON DC 21401
513-193-023 513-211-013
RETURNED MAIL CHRISTOPHER CALDWELL JAM ES DUNCAN &JAM ES E.SCURLOCK
TTM 36738 6250 HOLLYWOOD BOULEVARD 3224 E MADISON STREET
UNIT 111 SEATTLE,WA 98112
LOS ANGELES, CA 90028
513-291-002
ROSSANN JILL WILLIAMS
BIG CANYON DRIVE,#E
PALM SPRINGS, CA 92264
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TENTATIVE TRACT 36738 STREET SECUMS
CITY OF PALM S]PRI11TS y 1
y5 ( P.�Eui
GENERAL NOTES T0POGRAPHiC SURVEY PUBLIC STREET
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CURRENT AND FUTURE PROJECTS
Brightwater — 350 homes Huntington Beach
Rancho San Juan — 155 homes San Juan Capistrano
Seven Oaks — 6,000 homes in West Bakersfield
Canyon Hills — 75 homes Chino Hills
Pacifica San Juan — 318 homes San Juan Capistrano
Monterra — 39 homes PGA West in La Quinta
Palm Canyon - +/- 80 homes in Palm Springs
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PALM SPRINGS - RAMON ROAD
40 LOTS LOCATED ON THE SOUTH SIDE OF RAMON AND EAST OF FERN CANYON
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EXTENSIVE RESEARCH AND INPUT FROM THE COMMUNITY
• Meetings with City Staff
• Meeting with the Historic Tennis Club Neighborhood
Advisory Group (Chaired by Frank Tysen) - 11/13
• Focus Groups ( Realtors and Residents)
Facilitated by Brady Sandhal
• Neighborhood Meeting at Fern Canyon Home
+/- 30 Attendees - 9/14
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CONCLUSIONS FROM RESEARCH AND MEETINGS
Meetings with City Staff
• Develop the Property consistent with current General Plan and
Zoning designations
• Eliminate Gates previously approved in 2006 (be more
consistent with Tennis Village Neighborhood)
• Eliminate the long uninterrupted wall along the south side of
Ramon as previously approved in 2006
• Enhance walkability along Ramon Road (encourage walkable
connectivity to downtown district)
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Meeting with Historic Tennis Club Advisory Group
• Eliminate Gates previously approved in 2006 (be more consistent with
Tennis Village Neighborhood
• Eliminate the long uninterrupted wall along the south side of Ramon as
previously approved in 2006
• Enhance walkability along Ramon Road (encourage walkable connectivity
to downtown district)
• Maintain large lots (minimum lot — 14,214 sf, maximum lot — 19,031 sf,
average lot — 15,771 sf)
• High quality architecture
• Maintain a varied mix of floor plans to maintain a street scene
minimizing repeats on each street
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Focus Groups
• Maintain large lots (minimum lot — 14,214 sf, maximum lot —
19,031 sf, average lot — 15,771 sf)
• High quality architecture that is modern/contemporary - sized from
3,000 sf to 3,500 sf
• Enhance walkability along Ramon Road (encourage walkable
connectivity to downtown district)
• Maximize culdesac lots — highly desirable to our focus group
participants
• Orient all homes such that the pool/entertaining areas of each
home maximize views of the mountains (south and west of the
property)
• Create a "buffer" to the 5 acres at SW corner of Ramon and
Belardo (Commercial Zoning)
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Neighborhood Meeting
• Look at wall design for the walls along Ramon Road (introduce rock on the walls
similar to adjacent Historic Tennis Village neighborhood)
• Landscaping along the south side of Ramon Road (avoid the "Palm Desert look")
Include rock / boulders indigenous to the location
• Render the landscaping along the south side of Ramon Road (per the
neighborhood meeting)
• Slurry coat Ramon Road from Belardo up to the west end of Ramon at the
completion of our project
• Address common wall construction on the west boundary (5 existing homes on
Fern Canyon)
• Maintain a varied mix of floor plans to maintain a street scene minimizing repeats
on each street
• Be sensitive to existing homeowner views and erect poles on lots 38, 39, 5 & 6
• Develop the Property to reduce homeless access to Ramon Road and the Historic
Tennis Village Neighborhood
STREET sEC710Ns
TENTATIVE TRACT 36738
CITY OF PALM SPRINGS d _ °
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The Desert Sun Certificate of Publication
750 N Gene Autry Trail
Palm Springs, CA 92262
760-778-4578/Fax 760-778-4731
1U14NOV 13 PM 2: 4�
State Of California ss: J A -S -j r
County of Riverside CITY CLERK
Advertiser: No 1774
NOTICE OR PUB�Fu1R1/10
CRY OF P C Was
CITY OF PALM SPRINGS/LEGALS TENTATYETRACTMAP sa FOR A40-LOT
SBIOLE-FAMILY RESIDENTIAL SLWVISION
PO BOX 2743 LOCATED SOUTH OF RAMON pppD AND
YmEST OF BELARDO ROAD
PALM SPRINGS CA 922632 NOTICE IS HEREBY GIVEN thin the CkIy
nCouncil
uns wale headnf m Ht California
N rrilali
ppIPm, 3200
�2014.The CJIy G�wrncA meets Me a16.
Eaa1T Carryon w the Council ay,Palm Sr at prings.Wworor-
2000491061 nl% puNoae g
pacatlon ay one 0eh1a Parlrers,LLto�C,�Cie cre
et on of a gplM single femlty regdentW sutMivl-
slon �iTT77MM Sq/88) and 10 reaemE lot& ranging
from i4,214 feet b 19.031 square fit in
size. The Droperty re Ixared along the
WA alas d RMd about 275 feel weal d
Beardo Road.The project 110 IS appradmeOelY 20
1 am over the age of 18 years old, a citizen of the United gross acres In size. -
States and not a party to, or have interest in this matter. I
hereby certify that the attached advertisement appeared ey.e...wv rra,e� www
in said newspaper (set in type not smaller than non panel)
in each and entire issue of said newspaper and not in any
supplement thereof on the following dates,to wit: a 7"
Newspaper: .The Desert Sun
11/8/2014
ENVIRONMENTAL DETERMINATION: M
erwkwff" l aseesmem In additlon to a MAIpM•
I acknowledge that I am a principal clerk of the printer of ad NgCM Declaration (MND) has hem Dro-
The Desert Sun, printed and published weekly in the City CdIDMIRia EmAthlaro manta dlm�underthe�Ct�10EOA)and
wB be revkwatl by the City Council at a heaft
of Palm Springs, County of Riverside, State of California. Members d the pubic may view this docunmt at.
The Desert Sun was adjudicated a newspaper of general the Plead n9 Services Depamner�t C%Nd1,3200
19 East Tahgez Canyon way.Palm Sp(nga
circulation on March 24, 1988 by the Superior Court of the REVIEW OF PROJECT INFORMATION
County of Riverside, State of California Case No. The stag rape and other supbring dowrreme
191236. regardlrq tlas p �ac1 are met ble rob nuNk rat
view at City Hall tween the hours of 8:00 eon
and S:oo pm Montle through Thureda .Pirates
Bs2204If jai would Me e dt"Oftoto csch"Is eCRY Clarkn eppdrrbnem
I declare under penalty of perjury that the foregoing is true to review was documents.COMM -
Be-
and correct. Executed on this 8th day of November, 2014 eporee mMiss ON may be rr�ve�N at the
in Palm Springs, ia. Inng.Warren Camnwnut may beor in made to the CRY
Council by Taper(for mail or hand delivery)to:
Jmbs Tlronpeon CRVYanClark
Way
ahqub
Pa3200 lm spngs,C'A 92282
Any chaAenge d the proposed protect in court
may be limited to raising only those fteues raised
'.. at Me public hearing described In this notice.Or in
wdpen correspondence delivered to the City Clark
Dec ar is Signatu 1 G CMode orb to 1the5694W hearing (Odvemmem
`'1 \• ��1l` "NOW
Sre Cnbe Aa eutla cone"cents,pOlar rD N:
F,, S �2ueft h
dine 9epd 3 .Jews Thompson,City Clerk
Published:1118M/