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HomeMy WebLinkAbout7/16/2014 - STAFF REPORTS - 1.C. VALMg Z c V N CITY COUNCIL STAFF REPORT C4�IF0aNP DATE: July 16, 2014 PUBLIC HEARING SUBJECT: NORTHWOOD-PALM SPRINGS, LLC FOR A TENATIVE TRACT MAP CONVERT 104 APARTMENTS TO FOR-SALE CONDOMINIUMS AND CREATE A ONE-LOT CONDOMIMIUM MAP ON A ROUGHLY 5.28- ACRE PARCEL LOCATED AT 1700 SOUTH ARABY DRIVE, ZONE R-3. (CASE NO. TTM 36756). FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council will review a Tentative Tract Map application (TTM 36756) for a one-lot subdivision for condominium purposes to convert an existing 104 unit apartment complex to for-sale condominiums on approximately 4.97-acres on land located at 1700 South Araby Drive. RECOMMENDATION: 1. Open the public hearing and receive public testimony. 2. Direct Staff to file with Riverside County a Notice of Exemption (NOE) from the California Environmental Quality Act (CEQA). 3. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP, CASE TTM 36756, TO CONVERT 104 EXISTING APARTMENTS TO FOR-SALE COMINIUMS THROUGH A ONE LOT SUBIDIVISION FOR CONDOMINIUM PURPOSES ON A 5.28-ACRE SITE LOCATED AT 1700 ARABY DRIVE." PRIOR ACTIONS: On December 22, 2000, the Planning Commission approved a Conditional Use Permit (Case 5.0843 CUP) and architectural application for the development of the 104-unit apartment complex. ITEM NO. C City Council Staff Report July 16, 2014-- Page 2 Case TTM 36756 The Villas Boutique Rentals On February 14, 2001, the City Council rejected an appeal and approved Resolution No. 19992 for a Conditional Use Permit and architectural application to allow the construction of a 104-unit apartment complex. On April 10, 2002, the Planning Commission recommended approval of a Tentative Parcel Map (TPM 30292) to the City Council to combine 43 parcels into one vacant 4.97-acre parcel for the development of the 104-unit apartment complex. On May 15, 2002, the City Council approved Tentative Parcel Map (TPM 30292) to combine 43 parcels into one vacant 4.97-acre parcel for the development of the 104- unit apartment complex. In 2003, a building permit was issued for the construction of the apartment complex. On June 25, 2014, the Planning Commission recommended approval of Tentative Tract Map (TTM 36756) to convert the existing apartments to 104 condominiums. BACKGROUND AND SETTING: Most Recent Ownership 09/2013 Northwood Palm Springs LLC Notifications 6/12/2014 Notice of the Planning Commission Public Hearing was sent to all tenants within the complex and all property owners within 500 feet of subject site. 6/12/2014 Email notification of the Planning Commission Public Hearing was sent to representatives of Sonora Sunrise, Los Compadres, Araby Commons and Araby Cove Neighborhood Organizations. 7/03/2014 Notice of the City Council Public Hearing was sent to all tenants within the complex and all property owners within 500 feet of subject site. 7/03/2014 Email notification of the City Council Public Hearing was sent to representatives of Sonora Sunrise, Los Compadres, Araby Commons and Araby Cove Neighborhood Organizations. Field Check May 2014 Staff visited site to observe existing conditions 02 City Council Staff Report July 16, 2014-- Page 3 Case TTM 36756 The Villas Boutique Rentals IL 117 -71 '4& Ilk, Subject Site: Southeast Corner of East Palm Canyon Drive and Araby Drive Surrounding Existing General Existing Land Use Existing Zoning Property Plan Designations - Designations Subject HDR (High Density Multi-family R-3 with Resort Overlay Zone Property Residential) Residential (Multi-Family and Hotel) North HDR Multi-family R-3 with Resort Overlay Zone Residential South HDR Multi-family and R-3 with Resort Overlay Zone & Single-family & ER (Estate Residential R-G-A(6) (Garden Apartment Residential) and Cluster Residential) East HDR Multi-family R-3 with Resort Overlay Zone Residential West HDR Single-Family R-3 with Resort Overlay Zone Residential 03 City Council Staff Report July 16, 2014 -- Page 4 Case TTM 36756 The Villas Boutique Rentals ANALYSIS: In order to convert an existing apartment building(s) to for-sale condominiums, a property owner must comply with Title 9 of the Palm Springs Municipal Code (PSMC) and various California Government Codes. Staff has provided an analysis of the proposal below. PSMC: Chapter 9.62.020 "Condominium Conversion" states the following: A tentative map, parcel map or final map involving prospective conversion of one or more existing structures or parcels into a condominium, stock cooperative, or any other form of community ownership, shall be approved only if the proposed condominium use of the property will be in conformity with the general plan and such conversion conforms to any other requirements or restrictions which may be adopted by the city council by ordinance dealing with the conversion of existing structures or parcels of land from rental units to community ownership; and further, only if any structure, parcel or design, if newly constructed as of the date of tentative map approval, could be lawfully constructed in accordance with the applicable zoning regulations, building codes and fire safety codes. A tentative map shall be required for all conversions including those of fewer than five units or parcels except for exceptions and exclusions set forth in the State Subdivision Map Act. As noted above, the project must be consistent with the (1) General Plan, (2) other city requirements / restrictions and (3) current law for constructing a multi-family residential project for individual sale. A summary of the project as it applies to each of these is provided below. 1) General Plan: The subject site is located within HDR (High Density Residential) General Plan Land Use designation. This designation allows up to 30 dwelling units per acres. Based on the property size of 4.97-acres, the project consists of approximately 21 units per acre. Thus, the project is consistent with the General Plan density. 2) Other city requirements / restrictions: No other City requirements / restrictions exist which would prevent the proposed development from being converted to for-sale units. 04 City Council Staff Report July 16, 2014 -- Page 5 Case TTM 36756 The Villas Boutique Rentals 3) Current law for constructing a multi-family residential project for individual sale: As the project was built in 2001 without any associated variances or deviations, the development could be constructed under the current zoning law, including development standards, for the R-3 zone, because there haven't been any changes in requirements. Pursuant to Section 93.06.00 of the Zoning Code, the project does include one covered parking space for each of the 104 units. California Government Code: Under Gov't Code Section 66427, there are a number of requirements that must be followed when converting an apartment building(s) to condominiums. A description of each and conformance analysis is provided below: CA Gov't Code Description Compliance 66427.1(a)(2)(A) Written notification, pursuant to Section 66452.18, of Applicant provided intention to convert, provided at least 60 days prior to to each tenant on the filing of a tentative map pursuant to Section 66452. February 10, 2014. 66427.1(a)(2)(B) Ten days' written notification that an application for a Applicant agrees to public report will be, or has been, submitted to the comply. Bureau of Real Estate, that the period for each tenant's right to purchase begins with the issuance of the final public report, and that the report will be available on request. 66427.1(a)(2)(C) Written notification that the subdivider has received the Applicant agrees to public report from the Bureau of Real Estate. This comply. notice shall be provided within five days after the date that the subdivider receives the public report from the Bureau of Real Estate. 66427.1(a)(2)(D) Written notification within 10 days after approval of a Applicant agrees to final map for the proposed conversion. comply. 66427.1(a)(2)(E) One hundred eighty days' written notice of intention to Applicant agrees to convert, provided prior to termination of tenancy due to comply the conversion or proposed conversion pursuant to Section 66452.19, but not before the local authority has approved a tentative map for the conversion. 66427.1(a)(2)(F) Notice of an exclusive right to contract for the Applicant agrees to purchase of his or her respective unit upon the same comply terms and conditions that the unit will be initially offered to the general public or terms more favorable to the tenant pursuant to Section 66452.20. The exclusive right to purchase shall commence on the date the subdivision public report is issued, as provided in Section 11018.2 of the Business and Professions Code, and shall run for a period of not less 05 City Council Staff Report July 16, 2014-- Page 6 Case TTM 36756 The Villas Boutique Rentals than 90 days, unless the tenant gives prior written notice of his or her intention not to exercise the right. PLANNING COMMISSION REVIEW: At its regular meeting of June 25, 2014, the Planning Commission reviewed the proposed condominium conversion and expressed interest and concern of the impact to affordable housing. Staff noted that this property is not part the City's affordable housing inventory and the conversion of this property would not affect the City's ability to meet the housing needs required by the State of California. (See attached meeting minutes for full discussion.) After additional questions and comments related to existing parking, easements and landscaping, the Commission recommended approval of the project subject conditions contained in the attached draft resolution. REQUIRED FINDINGS: Findings are required for the proposed subdivision pursuant to Section 66474 of the California Subdivision Map Act. If any of these findings are not met, the City shall deny approval: a. That the proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The TTM proposes one (1) lot equaling 5.28 gross acres for the purpose of a 104 unit condominium project. The site is located within the HDR (High Density Residential) General Plan Land Use designation, which allows up to 30 dwelling units per acre. The residential density is 21 units per acre and therefore consistent with the current General Plan. Therefore, the finding has been met. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed subdivision is consistent with the R-3 zone in which the property is located. The Tentative Tract Map will consist of one lot equaling roughly 230,202- square feet. The design of the proposed condominium plan is consistent with the existing development, including covered parking, and applicable zoning. Therefore, the finding has been met. c. The site is physically suited for this type of development. The site is an existing 104 unit residential complex with adequate access to streets. No OGO City Council Staff Report July 16, 2014-- Page 7 Case TTM 36756 The Villas Boutique Rentals further development of units is proposed. The surrounding neighborhood is a mix of established and newly constructed residential properties. The site is physically suited for this type of development and the finding has been met. d. The site is physically suited for the proposed density of development. The density of the existing development will not change. It is physically suited for the density of the development (104 units) with common open space, off-street parking and circulation for pedestrians and vehicles. The only difference will be the ability to sell individual units. Therefore, the finding has been met. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The California Environmental Quality Act considers these types of applications as being exempt from environmental review, pursuant to Section 15301(k) "Division of multiple- family residences into common-interest ownership...". Thus, the subdivision is not likely to cause environmental damage. f The design of the subdivision or type of improvements is not likely to cause serious public health problems. The subdivision will create a one lot parcel for the sale of individual units. There are no improvements proposed that would likely cause serious public health problems. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements across the subject property; therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. ENVIRONMENTAL DETERMINATION: The subject application has been evaluated and deemed a project under the guidelines of the California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines, the proposed project is Categorically Exempt under Section 15301(k): "Division of existing multiple family or single-family residences into common-interest ownership...where no physical changes occur which are not otherwise exempt." 07 City Council Staff Report July 16, 2014 -- Page 8 Case TTM 36756 The Villas Boutique Rentals FISCAL IMPACT: No fiscal impact. M. Margo' Wheeler, FAICP David H. Ready, lei ager Director of Planning Services Attachments: 1 . Vicinity Map 2. Draft Resolution with Conditions of Approval 3. TTM 36756 4. Site Plan (with off-street parking tabulation) 5. 6/25/2014 Planning Commission Minutes (draft) 6. Correspondence from Applicant 08 A OFyPLM Sp9' N Department of Planning Services W E }.. Vicinity Map C4<IFONN,p S A yGUALIALUVE R1 C RI C' o ' AVLKT UK T O iC J RIC W PD U J W ESCOBA DR g v 3 W PE) 7 R3 PDUJ R3 0 SSA R3 9 OY yF O RGA6 RGA6 RGA6 w RGA6 RIB RGAB Legend s TA{V 'IR kyyy Sits 500R Site Radius RIB w O Zoning RMHP Parcels RIB RIB RIA CITY OF PALM SPRINGS CASE NO: TTM 36756 DESCRIPTION: To consider an application by Northwood-Palm Springs, APPLICANT: Northwood-Palm Springs, LLC LLC, owner for a Tentative Tract Map to convert 104 apartments to for-sale condominiums and create a one lot, condominium map of 104 units. The roughly 5.28-acre site is located at 1700 Araby Drive, Zone R-3, Section 25. 09 �' RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING A TENTATIVE TRACT MAP, CASE TTM 36756, TO CONVERT 104 EXISTING APARTMENTS TO FOR-SALE COMINIUMS THROUGH A ONE LOT SUBIDIVISION FOR CONDOMINIUM PURPOSES ON A 5.28-ACRE SITE LOCATED AT 1700 ARABY DRIVE." WHEREAS, Northwood-Palm Springs LLC ("Applicant') has filed an application with the City pursuant to Chapter 9.62 of the City's Municipal Code (Maps) and Section 66474 of the State of California Subdivision Map Act, for a Tentative Tract Map proposing one lot for 104 condominiums at 1700 Araby Drive, Zone R-3, Section 25; and WHEREAS, a notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case TTM 36756 was given in accordance with applicable law; and WHEREAS, on February 26, 2014, a public meeting on Case TTM 36756 was held by the Planning Commission in accordance with applicable law; and WHEREAS, at said meeting the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the Staff report, and all written and oral testimony presented and voted 7-0 to recommend approval of the Tentative Tract Map by Resolution, subject to Conditions of Approval; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider TTM 36756 was given 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 has been determined to be Categorically Exempt as a Class 1 exemption (Division of existing multiple family or single-family residences into common-interest ownership...where no physical changes occur which are not otherwise exempt) pursuant to Section 15301(k) of the CEQA Guidelines; 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 staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: 10 Resolution No. Page 2 SECTION 1. Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is exempt from CEQA review as the proposal meets the Class 1 Exemption under Section 15301(k), whereby the project conforms to the following: "division of existing multiple family or single-family residences into common-interest ownership...where no physical changes occur which are not otherwise exempt." SECTION 2. Pursuant to Municipal Code Chapter 9.64 (Maps) and the State of California Subdivision Map Act Section 66474, the City Council finds as follows: a. That the proposed Tentative Tract Map is consistent with all applicable general and specific plans. The TTM proposes one (1) lot equaling 5.28 gross acres for the purpose of a 104 unit condominium project. The site is located within the HDR (High Density Residential) General Plan Land Use designation, which allows up to 30 dwelling units per acre. The residential density is 21 units per acre and therefore consistent with the current General Plan. Therefore, the finding has been met. b. The design and improvements of the proposed Tentative Parcel Map are consistent with the zone in which the property is located. The proposed subdivision is consistent with the R-3 zone in which the property is located. The Tentative Tract Map will consist of one lot equaling roughly 230,202- square feet. The design of the proposed condominium plan is consistent with the existing development, including covered parking, and applicable zoning. Therefore, the finding has been met. c. The site is physically suited for this type of development. The site is an existing 104 unit residential complex with adequate access to streets. No further development of units is proposed. The surrounding neighborhood is a mix of established and newly constructed residential properties. The site is physically suited for this type of development and the finding has been met. d. The site is physically suited for the proposed density of development. The density of the existing development will not change. It is physically suited for the density of the development (104 units) with common open space, off-street parking and circulation for pedestrians and vehicles. The only difference will be the ability to sell individual units. Therefore, the finding has been met. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The California Environmental Quality Act considers these types of applications as being 11 Resolution No. Page 3 exempt from environmental review, pursuant to Section 15301(k) "Division of multiple- family residences into common-interest ownership...". Thus, the subdivision is not likely to cause environmental damage. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The subdivision will create a one lot parcel for the sale of individual units. There are no improvements proposed that would likely cause serious public health problems. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements across the subject property; therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby approves Case TTM 36756; a Tentative Tract Map one lot subdivision for 104 condominiums at 1700 Araby Drive; subject to the attached conditions set forth in Exhibit A. ADOPTED this 16th day of July, 2014. David H. Ready, Y 9 City Manager ATTEST: James Thompson, City Clerk 12 Resolution No. Page 4 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California 13 Resolution No. Page 5 EXHIBIT A Tentative Tract Map 36756 Northwood Palm Springs LLC 104-unit Condominium Conversion at the Southeast Corner of East Palm Canyon Drive and Araby Drive 1700 Araby Drive July 16, 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. PROJECT CONDITIONS: 1 . Smart meters shall be installed and continuously maintained for all common landscaping. 2. Applicant shall meet all State laws regarding relocation. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case TTM 36756, except as modified by the conditions below. ADM 2. Reference Documents. The Final Map shall be consistent with approved Tentative Tract Map, date stamped May 6, 2014 on file in the Planning Division. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. 14 Resolution No. Page 6 ADM 4. Minor Deviations. The Director of Planning or designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case TTM 36756. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. Time Limit on Approval. Approval of a Tentative Tract Map (TTM) 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 and City Council upon demonstration of good cause. ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of Palm Springs may be appealed in accordance with Municipal Code Chapter 2.05.00. Permits will not be issued until the appeal period has concluded. ADM 9. 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 15 Resolution No. Page 7 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 10. CC&R's. Prior to recordation of a final Tentative Tract Map or issuance of building permits, the applicant shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning for approval in a format to be approved by the City Attorney. The draft CC&R package shall include: a. The document to convey title b. Deed restrictions, easements, of Covenant Conditions and Restrictions to be recorded. c. Provisions for joint access to the proposed parcels, and any open space restrictions. d. A provision, which provides that the CC&R's may not be terminated or substantially amended without the consent of the City and the developer's successor-in-interest. 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 11. 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. Note: these fees may change upon City Council approving updates to the current fee schedule. ADM 12. 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 and roadway closures for special events. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. ADM 13. Notice to Tenants. The applicant shall provide all tenants with a copy of the Conditions of Approval for this project. POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the Palm Springs Municipal Code. 16 Resolution No. Page 8 BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. ENGINEERING DEPARTMENT CONDITIONS The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. ON-SITE ENG 1. Dedicate an easement for the right of ingress and egress for service and emergency vehicles and personnel over the proposed private travel way. ENG 2. All easements of Record that have been recorded on said property are to remain in place, all access to easements (vehicular, utility, bike path or other) to remain accessible. MAP ENG 3. A Final Tract Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. ENG 4. 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 (Parcel) Map by the City Council, or in the absence of a Final (Parcel) Map, shall be submitted and approved by the City Attorney prior to issuance of Certificate of Occupancy. ENG 5. 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 17 Resolution No. Page 9 data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. END OF CONDITIONS 18 IN Tit On OF PALM SPRINGS � ,. 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OWNER APPLICANT: INo)w3- a aDPA1 INCOME PROJECT AREA: /' X L1MR MIT NUMBER ';.. ® ` \ XCFINK40SPIlY"(S.LLC 75110116 5F NI RY'v.- EME OI1 rOR WART AN)SEMAE PPDKS NW N}lF W 1EM3S NO � NOR NNETa STREET Sill 4n Im FS EXISTING RLax WNL ELECTRICITY. RFeI AXD CpMaRLA1MF MR,,TIME,IAUIIENNI2S IN FAME OF COSTA MCL,G ME S:XIBMNI_ DESERT WATER AGENCY.A POIC AGENCY,IR ACCESS OM RENMFD.ARIL X.. \ F)SRIL KIFA IIXE GIDtlMA ICdSI W AS Da1KX7 NO X61-EKE5 NOTES - -S - UETK SEVER IK ISO)MIST MONTS EMM © MI FAAILNI FOR P19L U%lY PFPoYS RESERHD BY M OR a PAIN LEGAL DESCRIPTION' ENQTEER /SURVEYOR: MUtTP1l EW91 YIPS MAY BE Fill,M MCIFDN4 NiN .- 1- [M1OG RIDROE W(%G 92M SERIIrs ORM IN nsENT NO..2002-3596N,RECORDED JUNE M.M.a ow MORN,(uo 11E vAunsax MAP mi. (NOD)9 Tnm, mw Ew a1M1u RECORDS' A FORAM a PAfN11 AS SNOMI BY PAROFL MAP NO M.M K Ott OF PNY 413 WACRAY MW 1' p NI EA4,MmT Fce UIXRONOM Eucasc N0 1FIFPMRM MIS AIF VftN COUNTY a 91CRYF.STATE a CNiORNK AS 9UIW BY MAP FEED AM 6. SINgNIA1LIRE].CA QN6 36756 $GNOO MSTIML.'T: IfHMRNAMES NID F"Th PFPJSE.S N FAVOR OF GIMURMA FIE M,IN PONT,XU. M PARES 64 AND 65 a PN.CFL MA N 111E MFCL OF K COUNTY (NOR)W-74G CONDCMNIUI NOTE: POWER COPANr,ANp CNMOMA WAILA N9,flfP,MAC CaFAXr,RL0.Y6fD Y.1r RECORDER a SIA mw, THE PR l 5.MOMMMIN FM}ECT AS OFRED N PRELIMINARY 5,1961•M a"mi,PA(92.a aPMLL RECORDS �e SEC"TEN't I351 a K OH CAE NO SECAIN 6G27 a K 9P0 G51 TSPINICS.CALI CIIIIA 9 62 © Nlp E15EYCM1 FOR BJS 9EL1FA ARE)&R9]Rr MKS RQUN4 PFaSndIN ASSESSORS PARCEL NDIEFRS: SIIBOMBMI YM TICE R6 ONCE IS IRY9aCO AS A ?D-POISE .. PNY 416- CMIrC/�NA 9Yt62 WOES IN FAM a Ott a P"SPRN ,IN PRIMMER'WA 2C 2`Mi9. 510-050 ➢m ff THE ME CWRE'MOY F9 AN M IOU IM16 MORBY K DYN[RS ()EO)416-CON RESMER APLL 16,M4,OF OFFM RECgOi 51D-060.01 WRFESI M THE MW]1 AREAS 11111LL IN TLMN PIUIX © r GSEM AN gI FOOT MCYGE PATH PAFa£5,NIDNING RMI C OTEA AM 5,0.060-03I MI[FEaSXrf MR6 NW U9UTt EA41O,15 FEET NET N FAROE,GE M GET a PA,4NNCS IN WSIRWJIt Ma 510.aA-D.0 nq LIME lol 1-02765q,II MED MRL 16,2ON.Of M OEM&REDS. �l Q A © uI EAm1ENI FOR SRnux Nn PEDErn6AN IN FA OR a M a"a PAL, CITY OF PALMSPRMCS S9"MYL N NSIRIMIENT NO.M4-Dne5=t RECCIOEO N 16.mW IF O LARD ENTID&RECORDS R TENTATTYE OH AN EASEMENT TOM Mi PANT BUS SHELTER ARD PfESMAN IN FAYOR a M q D• IP MY Im Ix TR4NSWCif TRACT MAP NO. 36756 OTY a PA3M SPRRICB N ,,M[HT w.s005-0776A15%RECORDED "���' 9PRSKR 1D NOS,a amu scams axNIC srAaJ I•=a i2. E ._ SITE P 'N 19 H9 M4CNAY ORNE IQ MLWT a EASEMENT NSIROIEXI NO 97-1R6949,RECORDED MAY 14.IN7,OF 4 U'1'M M'N a M(NM ME fl73 D51[ SPN BOiIURIN1q.fA BX6B WM R. Mi 2V: I¢- a 1G -__.. _.-"__ FA SM,MUM n[Sa NN INM1 a4-7.M NLA 1M/1J�AI4 A9 STOMA '� tat tan IN TEE CITY 6 PALM SPRINGS CWy OF RIVERSIDE, STATE OF CALIFORNIA HRAPI ROAD TENTATIVE TRACT NC. 3�?5I'd g IN IIMR STOIC A POR➢ON OF PARCEL 1 AS 410MN BY PARCEL NO NO. 3029Z IN 1,E CITY OF PALM SPRINGS,MINTY OF RINLRNDE, STATE Of CAUFORNIA,AS SIIONN BY Yfr SITE MAP RIID AP10.6,2004,N BOON 2oa.PALES 64 AM 55 OF PARCEL MAPS.N THE OFFICE OF M COUNTY RECORDER OF SAID COMITY. FOR CONDOMINIUM PURPOSES w EscDM.ON j TRANSTECH APRIL 2014 ARM 1411W _-_-----.---------_--------- NCANIY MAP COURTS DATA TABLE UNEDATATABLE �_� MTV SCItf VAOE DELTA R.MWA IfNDM 1NNYIIT IRE MEANING IENOIN n 2 vur w xwr it's u x 41ns4r W Nsr __ - C] gry5"N' aw 61.15' Y ' L2 I14'lf IT I C4 5t%W 1ww YAM EAST PALM CANYON DRIVE C3 www 1 1ST' I DY _/ u Y19'aY 1116 N22.10' 6Ew' / ------ - --- __ I / [ --- ------------ ------------------------------------------- ------��\,RI < — ' LOT 1 +� •., uTE1TIE4 NATEIt IEYRI 100 AT 1 S 6Ex cow E AWRYT,N� POQ SR9 41 CNfwNA 9ll6A RI SERUM CITY R PAM&MINDS woo EMT / C P iNOJIIE CMIYpI YAY ` R IA NM'"4rN 9a➢9'� PAM SITTINGS, CALIFORNIA TRAIL---- a n6m] R66 R , EIx11RR CAIYCIRU GAS CCYb.WY P.O.ON IDN FLOW ZW'\/ �2. uNA9DS a 92323 4n-= A /� n l.•=�- f r �V�� c � I t300I� G1)v °m-:`l I fb`W'. ZONING r&MOTS OF ff= \ / / PAGE'S b4 �. J l\ PRoxcr. Pa (MA.e-rwRr Rsmvlw) wwa rxraaA�Svc QA Ax FAfflflff FDR NI UIWdAwIA m LINE O2 WAVER PPE ONES AND `\ PN1lSYIRYS.CA 9II61 Cttg1115,AN,„CWRA1 AMPORS.N FAVOR M PAM MINGS WATER (� co„wY,A CORPmADM.MlOR%D INN.14.W.x MICA 26N PAE 423 DINNER /APPLICANT: PROJECT AREA: / 6 OPM,RECDR02 NW ONIOOI PAM SPRIG£UC ® `SEWAGE \ ]TOO MOTE STREET SIRE An FA055 MA[AE 5109 AM sr DECTRM7tt: AN TYRANT Id WARR NR GE TIMBRES AMR, N IFPIRRNONSS O EIfC1R ,Aw CBtlANCAVO1 WGITS AND AFIMTQ4W:C5,R FAVOR OF W'iiA YCG,G.9M16 Yx1N061 GVIIOb11A FgSIN DESERT ICIER MlMY.A NBIC MERCY.ITS W=SS tlG RECORDED A)K 24 ` MIS NEST TOWHEE me m As OOPMP2R NO 2003-bwcc NOTES: IKON,G 921M © AN EASEMRIT FER PJHIC U UTY PURPOSES RESEM w 111E GOT OF PALM I FL_A1 DESCRIPTNRI: ENGINEER /SURVEYOR: 11TIRE FINAL 1A°5 MAY R RED IN M'Iaw.VYS AM ' smNa x YSIRIMENI x0.20A-ss%u.RECaROm AR za 2002,E iRANSRa Gtt wONNNE AND THE 416GMSNM Mw MT. 1DA199MTMe OFPN]A REMGS A PORT)I 6 PNK6 I AS 51,I,RY PMM NO N6 M2,IN ME 01Y A PNM 413 MM1lAY NOW SCHOOL Qp AN EASEMENT TOR MWRCAWw EIECW AM TELEPHONE MRS A]p SIRING;MIT OF RIVERSIDE STAR OF COUFORNA.AS SNOOPY BY NO FRED ONE 6. SAN BEBIADDIYO.G. RION gDRCT',. AINABIDWKES µ,„®„INK PDXVSES,„RVYfl 6 w"A BECRR 2C04,N BC4Y.MN,PAES w Alp 65 a PLAIT mm S N M OFFICE OF RY COUNTY (wY)yw2 CONDOMINIUM NOTE: PRELIMINARY PAM I�NBIRDT OFFICES Ppf,,D]MPANI,AND C OffllA NARR AND SEIEAIX COMPANY,REIGNED MY I(IYRER E SAO ox O, TINS 1`ry.(LI OF A CONDOMINIUM OON PNI)SU AS W21„ N�.2%1,PM 92 6 RFINO KOOKS. 4CINR1 1]51 E RE ITM RACT 6p YCRGN 6642]6 M 9w FAST 1GS.CAV CMM.g MY ASSESSOR'S PARCEL NUMBERS: CONDOMMO Mw A TFO MN N S MONEE AsE 4-30-20i4 PAM 41t- GIWMMA 9m2 © ARD EMM RT FOR NIS 9EIRR AND MYFS y IRS,NRUDRp aESRMN cCNR MW%K1EC1 FOR IN UNITS RELfBY P[DiWERs (iwl x6-w20 '. AEFSS R FAVOR E ow IT PAM 3wIGC x MUNRO Na'M-02i6519. slo-Dw-akl E DE IMIs E MI GRAD NLL xE0 NI UMCLU RECtlNFO wF316,m.OF EFOFO IdCCPL2. 510.06o-w1 NlTMST R ME D]YMLN AREAS MAIN WIN NBY flM10E 510-w0-N2 DE"DEAARY Aiss AM MILLING FAAMEMIS TOM OR © NY EMMERT FM RCYaf PAN PMPOSES INCLUDING R M1ESS A19 510i 0-033 pt\A Owls MIw SN RECORDED EAKR PE CIIY PNN 3AMOF x IXSWKIEI xa � 2w1-0zMDRECORDED TIME Is.2oa m IRmms,E Oau © M EASEMENT FPi sEE A,AID PEESMM„AM A OR orc E PALM ^ CITY OF PALM SPRINGS. ¢ANq x NSNTMENT x0.M4-0276541,SECONDED AAR 16,2W4,OF l ` �1�/J/I/ ETEAL REtawa ` J�. DR"`'* � �/�{� `p TENTATNE QN AN GffNNI FOR ORE PARL ITS 91RRR ANNO PERST NAM IN FAVOR OF WE MY V . w Ig * ./ �2p TRANsTEcH TRACT MAP NO. 367W 20 AYE Ptt E PALM SEPIM,S,x IRLWFRI No 2 OS-O22w5a RECob4D P- 4PR1HR 3a 4MS OF ooy RECORDS dMMI[Stllp 1'-q M RMCENNNS. NE Q GRATA 0 EASEMENT I4RKME„1 M0.Bi-166949,F2C D MAY 14,1932,E ¢GOP NM)fl 0.V.WG Pli 512] ML SAME 2EIUTARDNO.G N. NAWIT WG GVG 9Q[ Y In EWAWM we AIF]4 mis 1%9)6B1-R1w EGA M�DfAl4 AT RCN 161 IRA p�aYON OFM / PAt-M 141 142 l44 145 48 IQ 1 1 !1 IY 153 IK 1S! 1 1Y IY 159 la, - ... .. ]! ( . . . / _ � _m AwCQO AAll y9]929y 1(O Maggio 99. YBIb M71 7}. A�]7271 )989 - 6A 1]Y ,e �9 \ \]\{1 IAA 9 4UYEW9 SPAlFS vm l" [9YEPm PACE! E CO 9!PACE! C7) .,.. . . ! 9 COYFIFD 9'ACFS l91 A A b9 \0 1} i._14\s 14 - 29 31 38 40 42 44 5 60 s ° 7 13 �$ 37 39 41 43 57 15 17 127 q� 48 50 52 s 3-'. 0��, = ' 53 63 P I I �05 I I �sOh \ = 1 BR, 1 BA (48 EACH) I = 2 BR, 2 BA (56 EACH) C = COMPACT PARKING SPACE I II III UNITS UNITS UNITS 1/1 24 1/1 16 1/1 8 2/2 16 2/2 24 2/2 16 TOTAL 40 65-104 TOTAL 40 25-64) TOTAL 24 1-24 PARKING PARKING PARKING UNCOVERED 16 (39,40,59-61, 62,71, UNCOVERED 24 (15, 29, 30, 80, 81, 100, UNCOVERED 16 (1, 8, 120A, 129, 130- 157-165) 101, 111, 112, 142-156) 141) COVERED 40 (31-38,43-50, 51-58, COVERED 42 (14, 17-28, 82-99, COVERED 24 (2-7, 9-13, 116-120, 63-70,72-79) 102-109, 113-115) 121-128) PUBLIC WORKS ENGINEERING DISABLED 2 (41,42) DISABLED 2 (16, 110) DISABLED 2 (UP FRONT) CFFY OF PALM SPFdNG3 VISITOR 2 UP FRONT VISITOR 2 UP FRONT VISITOR 2 (UP FRONT EXUrW SITE PLAN TOTAL 60 TOTAL 70 TOTAL 44 PRELIMINARY "JNAOKAY0F1� 11iE VILLAB OUTIOUE LIVING SAN BERNr1RL)IAA'A CA 93409 YOT FOR CGN$TRUCT ION 190D13B1-"� I II III I.—___MARCH 27, 2014 — tlUA W. AIL 9EEf: Nl WA3/Y7/2019 SbIE'1a10' 1 9f f A ]4797 21 Planning Commission Minutes June 25, 2014 CE-CHAIR HUD said a wouldlike o see a ing a In n Canyon Way. He supports a 2-way street and would like to see this important edge tudied by the Tribe and City. COMMIS ONER WEREMIUK commented that the City will review against adopted guidelines. ACTION: Reco end adoption of the MND and approval of the proposed Section 14 Specific Plan Upd to the City Council. ,Q s Motion: Chair Donen Id, seconded by Commission chko and unanimously carried on a roll call vot AYES: Commissioner Ca dine, Commissi Klatchko, missioner Lowe, Commissioner Klatch Commissi oberts, Comm ner Weremiuk, Vice-Chair Hudson and air Do F/ F COMMISSIONER CALERDINE prop ed f s of a potential road Calle Alvarado to Tahquitz Canyon with non-s ndard 1-way and have that brought back to the Planning Commission f re de ent. yFj. CHAIR DONENFELD AND COMMI N TCH cepted the amendment. 3A. KEITH ZIMM A T IVE P EL MAP, VARIANCE AND ADMINIST E MIN ODIF TION TO BDIVIDE A 0.62-ACRE LOT INTO TH ESIDEN LOTS H REDUC LOT WIDTHS; LOCATED ADJACENT R UE, UTH OF S NY DUNES ROAD AND NO OF A NE R-1-D (C E NOS. TPM 36562, D 7 AMM). (D AC Continue y 9, Motion: ommission oberts, seconded by Commissioner C rdine and unanimou arried on oil call vote. AYES: Com i Calerdine, Commissioner Klatchko, Commissioner owe, Commi r Roberts, Commissioner Weremiuk, Vice Chair Hudson nd 3B. NORTHWOOD-PALM SPRINGS, LLC FOR A TENATIVE TRACT MAP CONVERT 104 APARTMENTS TO FOR-SALE CONDOMINIUMS AND CREATE A ONE-LOT CONDOMIMIUM MAP ON A ROUGHLY 5.28-ACRE PARCEL LOCATED AT 1700 SOUTH ARABY DRIVE, ZONE R-3. (CASE NO. TTM 36756). (DN) 22 3 Planning Commission Minutes June 25, 2014 ASSOCIATE PLANNER NEWELL presented the proposed project. He noted that Admin. Condition #9 is not required for this project. COMMISSIONER ROBERTS questioned were the City stands with affordable housing needs. DIRECTOR WHEELER gave information from our Housing Element consultant regarding affordable housing. COMMISSIONER WEREMIUK said this does not mentio a relocation. Do they meet requirements? DIRECTOR WHEELER responded yes. COMMISSIONER CALERDINE asked about t t turn traffic sig m Araby Drive onto East Palm Canyon. He noted that I pe is grown on Ven There is a movement issue and proposed a study. CHAIR DONENFELD opened the public hearing.. ' 1*0 DAVID MLYNARSKI, APPLICANT; are in ment with staffs conditions. They see it as benefit to project by ng r occu It has been well received by occupants. There being no furth ea s the Hearing was closed. COMMISSIONE BERTS he has cerns about removing any rentals from the city's affordable ing., 02 COMMI R questioned ie number of parking spaces. DA LYNARSKI, " IC+ .,x ,said 160 parking spaces for 104units. They covered some spaces that Po not. COMMIS R WERE K asked about utilities. DAVID MLYNS ponded that he needs to check utilities. They have gone through along proc ith housing. RANDY FRIEND, APPLICANT, said it was built 10 years as condos and noted the gas and electric are separately metered. COMMISSIONER WEREMIUK asked how water is metered. DAVID MLYNSARSKI said it is group metered. Units have patios and balconies. No useable turf. 23 4 Planning Commission Minutes June 25, 2014 COMMISSIONER WEREMIUK asked what the terms are. RANDY FRIEND, APPLICANT, said they are honoring all leases. ASSOCIATE PLANNER NEWELL distributed the parking plan. COMMISSIONER KLATCHKO recollected that this originally was designed as condominiums and is appropriate. COMMISSIONER WEREMIUK inquired about a smart She is concerned with loss of rental housing stock. ACTION: Approve and recommend approval to t y Council, ct to conditions. Motion: Commissioner Klatchko, se d by Vice Chai dson and unanimously carried on a roll call vote. AYES: Commissioner Calerdine, Commis atchko, Commissioner Lowe, Commissioner Roberts" issioner ,miuk, Vice-Chair Hudson, Chair Donenfeld °, 1A DIRECTOR WHEELER said this will forty e C ouncil. LOW TAURA AS AN I GRAIL PART OF A 20-ROOM HOTEL IN NEW IC s A E HORIZON HOTEL LOCATED AT 105 T PA O SE 3.0313 MAA). ASS E PLA L presented the proposed project as outlined in the sta ort. VICE-C HUDSON a ` d abou ndscaping and signage. COMMISSIO KLAT O asked about erior dining and shade structure. COMMISSIONER RTS had concerns about s ing and asked about hours of operation. DIRECTOR WHEELER responded 7am - midnight. CHAIR DONENFELD opened the public hearing: STEVE HERMANN, APPLICANT, addressed the details of operation for the hotel 24 5 (71 JUSTTIFICATION LETTER TENTATIVE TRACT NO. 36756- 1770 S. ARABY WAY RECEIVED PALM SPRINGS, CA �) S 2014 -kViCES The following p brief description of the application submitted on behalf of the proposed subdivision'for condominium purposes' for the subject property located at 1700 S.Araby Drive. Project Description: The subject property is a 4.18 acre parcel developed with 104 multi-family dwelling units. The current project was approved by the City of Palm Springs Planning Commission on December 13, 2000 and the City Council on February 14,2001(CUP No. 5,0843). Subsequent to the approval and conditional to the CUP, Parcel Map No. 30292 was approved by the City (April 10,2002 PC and May 15,2002 CC). The approval of the final parcel map secured all necessary public right-of-ways,easements and public improvements, i.e. bus shelter, bike path and sidewalk accordingly. At the time the project was developed the landowners held only a 'leasehold' interest in the property which is the primary purpose that the units were not offered as a'for sale'property. The property owners have since acquired the fee title to the subject property and the property directly adjacent to the south and desire to offer the existing 1 and 2 bedroom units 'for sale' subject to the applicable rules and regulations. The project owners have been working with Chicago Title, Department of Real Estate (BRE), FHA and other underwriters to provide proper documentation for the vesting and transfer of title on the units to perspective buyers. The underlying parcel(s)for condominium purposes was established in 1960(prior to enactment of the Subdivision Map Act) per a Record Of Survey(RS) that established condominium units across the subject property and that property to the immediate south. Half of the units were built and are occupied today. The subject property was never constructed upon until 2002, however the units were not offered for sale, but for rent. Market conditions have improved and it is the desire of the owners to offer those units for sale as the units to the south were sold. The project owners are in the process of filing the condominium plan with BRE and FHA along with the vesting deed and proposed project budgets. Other facts/details: 1. The subject property is less than 5 acres in net area (4.18 net acres). 2. The subject property has provided all public dedications,fronts on a public right-of-way and has all utilities installed and available to the units. 3. The subject property is a 1-Lot map(PM 30292). 4. No new parcels are being created. Tentative Tract Map No. 36756—Northwoods-Palm Springs, LLC Page 1 25 5. A condominium plan will be filed with the BRIE for processing accordingly. 6. All necessary notices to tenants have been mailed (60-day notice was sent in February 2014), subsequent notices to tenants and perspective tenants to follow. Information: The existing project consists of the following: • Number of dwelling units—104 0 48 1 bedroom/ 1 bath 0 56 2 bedroom/2 bath • There is 1 full time property manager. All other services are contracted or managed by the corporate office staff. • There is currently 1 lot. Proposed is 1 lot. • Proposed units will be offered forsale as'air-space'ownership with exclusive use areas e.g.patios, balconies, parking spaces, air conditioning units. • Units for sale shall be offered to existing occupants/renters. • Relocation expenses are being offered for those tenants choosing not to purchase a unit. Findings: The findings necessary for approving a Tentative Tract Map(TTM) include those outlined in Section 66474 of the Map Act: (a) That the proposed map is consistent with applicable general plan. The subject property is designated as H-43/21(High Density Residential)on the City's General Plan Land Use Map and R-3(Multiple-family Residential and Hotel Zone) pursuant to the Zoning Map. The proposed zoning and land use fits within the range of uses allowed with these categories and was found to be consistent at the time of construction. The proposed 'conversion'via a 1-Lot map of the 104 rental units into 104 for sale units is therefor in harmony with the various elements and objectives of the City of Palm Springs General Plan and is not detrimental to existing uses specifically permitted in the zone which the proposed use is located (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The subject property is designated as H-43/21 (High Density Residential)on the City's General Plan Land Use Map and R-3 (Multiple-family Residential and Hotel Zone) pursuant to the Zoning Map. The proposed 1-Lot Map is compatible with the General Plan and existing land uses to the south, north (across Palm Canyon Drive)and east,as well as future uses of vacant land to the west(across Araby Drive, which could be developed with a variety of high density residential uses pursuant to the City's General Plan and Zoning Ordinance. Tentative Tract Map No. 36756— Northwoods-Palm Springs, LLC Page 2 2 (c) That the site is physically suitable for the type of development. The subdivision map is being requested to allow for the sale of the existing units. All necessary public improvements have been completed in accordance with the requirements of the R-3 zone and complies with all performance and development standards. All dedications and public improvements have been made. Thus, the project is compatible with the surrounding neighborhood. (d) That the site is physically suitable for the proposed density of development. The subject property is designated as H-43/21(High Density Residential)on the City's General Plan Land Use Map and R-3 (Multiple-family Residential and Hotel Zone) pursuant to the Zoning Map. The proposed subdivision will not create any new parcels. The proposed map has been designed similar to the underlying parcel map and performance standards of the R-3 Zone. Thus,the project is compatible with the surrounding neighborhood. (a) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. A Categorical Exemption pursuant to the standards of Section(s) 15332 and 15301, Class 1(K) of the California Environmental Quality Act(CEQA). (f) That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision map has been designed for the purpose of'for sale'of the existing units. All public improvements were designed and constructed in accordance with the applicable statutes and conditions of approval by the City of Palm Springs City Engineer and Fire Department. The subdivision is consistent with the development patterns in the area. (g) That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will he substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. The proposed subdivision map will not conflict with the existing traffic flow adjacent to the property or with access to utilities required to the serve the subdivision and the immediate area. The existing project has contributed to the improvement of these circumstances via dedication of exclusive easements for bikeways and pedestrians, in addition to,extension of dry utility systems. Tentative Tract Map No. 36756—Northwoods-Palm Springs, LLC Page 3 27 Tenant 60-Day Notice of Intent to Convert to Condominiums To the occupant(s)of 1700 South Araby Drive, Palm Springs, CA units 1 through 104 inclusive: The owner(s) of the building at 1700 South Araby Drive plans to file a Tentative Map or Map Waiver with the City of Palm Springs to convert this building to a condominium. You shall be given notice of each hearing for which notice is required pursuant to sections 66451.3 and 66452.5 of the Government Code, and you have the right to appear and the right to be heard at any such hearing. February 10, 2014 (Signature of Owner or Owner's agent) Date I, JoAnn Fox, declare that I mailed a true copy of this notice in the US mail in a sealed envelope with postage addressed to the tenants'. Executed on Monday, February 10, 2014 Served by: 28 CITY OF PALM SPRINGS PUBLIC HEARING NOTIFICATION Date: July 16, 2014 Subject: TTM 36756 Northwood-PalmSprings, LLC AFFIDAVIT OF PUBLICATION I, Cynthia A. Berardi , 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 July 5, 2014. 1 declare urder penalty of perjury that the foregoing is true and correct. r �- Cynthia ' erardi, CMC Deputy City Clerk AFFIDAVIT OF POSTING I, Cynthia A. Berardi, 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 and on July 3, 2014. 1 declare under penalty of perjury that the foregoing is true and correct. Cynthia A. erardi, CMC Deputy City Clerk AFFIDAVIT OF MAILING 1, Cynthia A. Berardi, 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 July 3, 2014, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (376 notices) I declare un er penalty of perjury that the foregoing is true and correct. Cynthia A. 156rardi, CMC Deputy City Clerk 29 ON PETE MORUZZI PALM SPRINGS MODERN COMMITTEE x � P.O. BOX 4738 PALM SPRINGS, CA 922634738 CITY OF PALM SPRINGS CASE TTM 36756 PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS xVERJ ATTN SECRETARY/TTM 36756 506 W. SANTA CATALINA ROAD PO BOX 2743 PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92263-2743 CIA MS MARGARET PARK, DIRECTOR RI PATRICIAHSTHISTORIC PR AGUA CALIENTE BAND OF CAHUILLA TRIBAL HISTORIC PRESERVATION .'AGl1� NTE" I�:��OAHU -_- . OFFICER MOM 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 �r, po ATTN:JOSEPH ONTIVEROS errr.i� oirunon r �mmDc PARALEGAL CULTURAL RESOURCES MANAGER pA A Asµ eTor r nn.1 moffilaw P.O. BOX 487 i ne RANGHnc ne ei Qi ini ieoni ie nine SAN JACINTO, CA 92581 87107 MR RANDALL J. FRIEND MR GARY MILLER S5 NORTHWOODS-PALM SPRNGS, LLC MILLER ARCHITECTURE INTERIORS 3100 BRISTOL STREET, STE. 425 1177 IDAHO STREET, STE. 200 COSTA MESA, CA 92626 REDLANDS, CA 92374 MR SHAWN BURCH TRANSTECH STB LANDSCAPE ARCHITECTS, INC. 413 MACKAY DRIVE 15 SOUTH 5 STREET REDLANDS, CA 92373 SAN BERNARDINO, CA 92408 ��G 510-060-030-033 502-343-004 502-343-005 NORTHWOODS PALM SPRINGS RICHARD L FRIEDMAN CM PROP CORP 3100 BRISTOL ST#425 3009 TANYA CT 3130 S BARONA RD COSTA MESA CA 92626 SACRAMENTO CA 95826 PALM SPRINGS CA 92264 502-343-006 502-343-007 502-343-008 ROBERT A RESTIVO JOEL R H&KAREN L SPENCER LAWRENCE P ULRICH 2955 AVERY DR C 412 OLIVE AVE#202 P 0 BOX 5355 PALM SPRINGS CA 92264 HUNTINGTON BEACH CA 92648 PALM SPRINGS CA 92263 502-343-009 502-343-010 502-343-011 KAMI CLARK JAMES ALLAN SHERIDAN SHEILA L&SHANNON SPANGLER 1775 DIMOND DR 2965 AVERY DR 39125 BUD CT JUNEAU AK 99801 PALM SPRINGS CA 92264 FREMONT CA 94538 502-343-012 502-343-013 502-343-014 J CRAIG BRINKMAN STUART M BERGER ROBERT DAVID&ADRIANA PAULINA TROGMAN 5964 CRITTENDEN DR 875 LA PLAYA ST#376 2965 AVERY DR E CINCINATTI OH 45244 SAN FRANCISCO CA 94121 PALM SPRINGS CA 92264 502-343-015 502-343-016 502-343-017 MILE 1&KATICA ERCEG GERALD L ANTALI CK DOUGLAS JAMES QUALLS 1653 CRAIG PL 2985 AVERY DR A 2985 AVERY DR B SAN PEDRO CA 90732 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 502-343-018 502-343-019 502-343-020 WILLIAM DUBORD MICHAELSPEARING STEPHEN FICK 23870 STAR CT 501 1949 BEACH AVE 808 BROADWAY NO #4G AUBURN CA 95602 VANCOUVER,V66 122,CANADA NEW YORK NY 10003 502-343-021 502-343-022 502-343-023 C NANCY FISHER ANNA L&CHARLES W CAIN ALLEN H GREEN 4824 UPTON AVE 2995 AVERY DR A 18 PINE RD MINNEAPOLIS MN 55410 PALM SPRINGS CA 92264 RANDOLPH MA 2368 502-343-024 502-343-025 502-343-026 KENNETH H CONRAD MICHAEL L GREEN DIANE K HALL 2995 AVERY DR C 2025 E 71ST ST#215 26411 PALISADES DR PALM SPRINGS CA 92264 TULSA OK 74136 CAPISTRANO BEACH CA 92624 502-343-027 502-343-028 502-343-029 PAUL D THOMPSON PHILIP HAMPSON MAXINE E BASSETT 1655 BEVERLY DR C 12 RIVERVIEW DR 5276 PINA PALM SPRINGS CA 92264 TORONTO,ON M4N 2B9,CANADA LAGUNA WOODS CA 92637 502-343-030 502-343-031 502-343-032 MELANIE SAUNDERS JAMES C MORTON DAVID BRYON&GAYLE JEAN MCGINN DAINS 21882 VISO LN 1202 W PARK 34814 CALLE DEL SOL MISSION VIEJO CA 92691 ANAHEIM CA 92801 CAPISTRANO BEACH CA 92624 502-343-033 502-343-034 502-343-035 KENNETH C BUMGARNER CHARLES P&KIMI L WARNER JERRY E&PATRICIA F HOULDSON 2950 ESCOBA DR C P 0 BOX 229 P 0 BOX 5077 PALM SPRINGS CA 92264 RANCHO SANTA FE CA 92067 PALM SPRINGS CA 92263 502-343-036 502-343-037 502-343-038 OMAR GHULAM PETER A MENDIARA MONUMENTAL LIFE INSURANCE CO 1354 LOS ROBLES DR 6415 WESTOVER DR 4333 EDGEWOOD RD PALM SPRINGS CA 92262 OAKLAND CA 94611 CEDAR RAPIDS IS 54299 502-343-039 502-343-040 502-343-041 JANIE CLARA HUGHES MYERS GERRY COFFEY PATRICIA VILLEGGIANTE 2950 ESCO BA DR 2950 ESCOBA DR 615 PRAGUE ST PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 SAN FRANCISCO CA 94112 502-343-042 502-343-043 502-343-044 FRANK&PA CIA A VILLEGGIANTE ROBERT E&KAREN E LINDBLOM RUSSELL C&SHELLEY A KENNEDY 2950E BA OR L 2950 ESCOBA DR M 2950 ESCOBA DR N PALWSPRINGS CA 92264 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 502-343-045 502-343-047,048 510-030-017,018/160-015 MARTHAJ MEYERHOFF SHELDON APPEL CO RIVERSIDE COUNTY FLOOD CONTROL 2950 ESCOBA DR 0 2924 1/2 MAIN ST 1995 MARKET ST PALM SPRINGS CA 92264 SANTA MONICA CA 90405 RIVERSIDE CA 92501 510-030-019 510-030-020,021 510-031-001 P LOS COMPADRES A CO 17834 BURBANK INV PARTNERSHIP MICHAEL W SANTO 1849 SEL CIELO RD 22231 HWY 102 161 SCIVIC DR#8 PALM SPRINGS CA 92262 CALABASAS CA 91306 PALM SPRINGS CA 92262 510-031-002 510-031-003 510-031-004 JOHN W COOPER ALBERT&LEAH PATRICK INJIIIAN MARION YV NE SCHMIDT 1881 ARABY DR 2 1881 S ARABY DR 3 1881 S ABY DR 4 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 PA SPRINGS CA 92264 510-031-005 510-031-006 510-031-007 IRVING L SCHWARTZ BEATRICE MESHEKOW JEFFREY S LEMANSKY 48 BRIDGEGATE DR 9505 KIRKSIDE RD 624 N ORANGE DR SAN RAFAEL CA 94903 LOS ANGELES CA 90035 LOS ANGELES CA 90036 510-031-008 510-031-009 510-031-010 JOHN S SWEET JACK&SOFIA MORDEN ARBETH L SACKETT 7 HEATHER WAY 208 15TH DR#32 531 ENCINITAS BLV NO #121 MILL VALLEY CA 94941 BAYSIDE NY 11360 ENCINITAS CA 92024 510-031-011 510-031-012 510-031-013 USE DELLAGATTA ROGER L&SHEILA L DANNEN JEAN M STRAUB 1881 ARABY DR 11 P 0 BOX 1015 1635 SAN SILVESTRO DR PALM SPRINGS CA 92264 CRESCENT LAKE OR 97733 VENICE FL 34292 /// / —3, /l(Z 107-��.c �PI 510-031-014 510-031-015 510-031-016 BRIAN L DANNEN ROBERT YeARREN 1 BAKER EARL PETE WHEELER NELSON 22515 SW FAIROAKS CT 124 AL AVE 1881 ARABY DR 16 SHERWOOD OR 97140 N PORT BEACH CA 92262 PALM SPRINGS CA 92264 510-031-017 510-031-018 510-031-019 GORDON A&MELDIA M WEISGERBER DAVID B BLOOM LARRY BAILOR 5103 109A AVE NW 156 N LUCERNE BLV 1881 ARABY DR 19 EDMONTON,AB T6A 151,CANADA LOS ANGELES CA 90004 PALM SPRINGS CA 92264 510-031-020 510-031-021 510-031-022 MARY N&RAYMOND A LANGSTON LESLIE BLEICH DARRYL K&DOROTHY F HAVRELOCK 9318 NE LEVEE RD 2140 SW DEWITT ST 5107 109 A AVE NW PORTLAND OR 97211 PORTLAND OR 97239 EDMONTON,AB T6A 151,CANADA 510-031-023 510-031-024 510-031-025 RICHARD LASER BURTON H WEINBERGER MARY MIZE 1881 ABY DR 23 3391 BANDIT CIR 2935 SW HAMILTON ST PAWM SPRINGS CA 92264 HUNTINGTON BEACH CA 92649 PORTLAND OR 97239 510-031-026 510-031-027 510-031-028 NICHOLAS C HALE MARY PAMPUCH EDWARD F&CAROL A REILEY 620 E CHURCH ST 4616 NATALIE DR 1782 GRASS CREEK ORLANDO FL 32801 SAN DIEGO CA 92115 SAN DIMAS CA 91773 510-031-029 510-031-030 510-031-031 DARRYL KEITH&DOROTHY FAY HAVRELOCK THOMAS M&PAULINE Y ROBINS TIMOTHY C&KELLY B LANE 5107 109 A AVE NW 17416 REVELLO DR 3207 FREEMAN ST EDMONTON,AB T6A 151,CANADA PACIFIC PALISADES CA 90272 SAN DIEGO CA 92106 510-031-03 510-060-02 510-060-029/070-031 CO CO C 'NA MMG H INGS NORTHWOODS PALM SPRINGS 1238 ILSHIRE BLV P 0 4138 3100 BRISTOL ST#425 LO ANGELES CA 90025 PA SPRINGS CA 92263 COSTA MESA CA 92626 510-070-001 510-070-002 510-070-003 JIMMY A&TRACY VERRETT DAVID L MCFARLAND JOHN DAVID&CATHERINE GILMOUR 1750 ARABY DR P 0 BOX 69363 1752 ARABY DR PALM SPRINGS CA 92264 WEST HOLLYWOOD CA 90069 PALM SPRINGS CA 92264 510-070-004 510-070-005,0 510-070-006 ARNOLD BECKER JOE V&BE A KENNEDY DAVID BRAMWELL 7641 WILLOW GLEN RD 22792 ELLANA 1707 SUFFOLK ST SW LOS ANGELES CA 90046 MISS[ N VIEJO CA 92691 CALGARY,AB T3C 2N3,CANADA 510-070-007 510-070-008 510-070-00 THOMAS G MARTIN DAVID ALLAN ARMSTRONG M ALIC VEY 1242 MASSELIN AVE 1764 ARABY DR 176 _ABY DR LOS ANGELES CA 90019 PALM SPRINGS CA 92264 P^SPRINGS CA 92264 510-070-010 510-070-012 510-070-013 JOE RESCIGNANO ADAM K C SKI DAVID WEINBERG 1766 ARABY DR 240 M ST 49 450 N ROSSMORE AVE PALM SPRINGS CA 92264 LAG A BEACH CA 92651 LOS ANGELES CA 90004 510-070-014 510XBET 510-070-016 RICHARD&FELISSA ROSE GERO SHIAVID S ROSS DOUGLAS ERENBERG 87 MEADOW LN 177 15318 WHITTFIELD AVE HILLSDALE NY 12529 PAL 92264 PACIFIC PALISADES CA 90272 510-070-017 510-070-018 510-070-019 GREGORY J COX EDWARD GOMEZ CHARLES D HOPKINS 3248 BLAIR DR 1092 BUCKINGHAM UN 3635 E HOWELL ST LOS ANGELES CA 90068 NEWPORT BEACH CA 92660 SEATTLE WA 98122 510-070-020 510-070-021 510-070-022 CRAIG P NN CORY ROBBINS SUSAN N KEATING P 0 3639 1790 ARABY DR 5411 36TH AVE S DIEGO CA 92163 PALM SPRINGS CA 92264 SEATTLE WA 98126 510-070-023 510-070-024 510-070-025 JAMES R HARLAN KARI1 HOVLAND JANICE L DARSA 844 MILLWOOD AVE 258 CROSS RD 252 TAPPAN ST VENICE CA 90201 OAKLAND CA 94618 BROOKLINE MA 2445 510-070-026 510-070-027 510-070-028 LEIGH TIULIUS SUSAN A LEON IS MATTHEW JAMES WINDER 34942 CAM CAPISTRANO 1515 N ASTOR NO #8A 1604 24TH AVE CAPISTRANO BEACH CA 92624 CHICAGO IL 60610 SEATTLE WA 98122 510-070-029 510-070-030 510-160-014 OSCAR W&LOLA B MOORE CHARLOTTE HELLER PALM CANYON FARMS P O BOX 2163 9157 AIRDROME ST 800 S HWY 225 GRANITE BAY CA 95746 LOS ANGELES CA 90035 REDONDO BEACH CA 90277 502-310-050 510-330-001 510-330-002 DONALD P CRASNICK EDMUND G NUNEZ 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LAURELMONT DR 2833 AMATISTA CT 2851 ATISTA CT LOS ANGELES CA 90046 PALM SPRINGS CA 92264 PAL,W SPRINGS CA 92264 510-350-036 510-350-037 510-350-038 CRAIG ROBINSON RODNEY PETER&CHARLOTTE G CALLAHAN LARRY M&KAREN R BERKOWITZ 12050 GUERIN ST#303 2864 AMATISTACT 580 W STEVENS RD STUDIO CITY CA 91604 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 510-350-039 510-350-040 510-350-042 DENNIS ROGERS BRIAN TRACY STEWART WILLIAM&ANNE MCCARTHY YOST 2828 AMATISTA CT 2810 AMATISTA CT 1795 MIRO CT PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-350-04 510-350-044 510-350-045 RDBERT NGE RLES APRIL 2011 TRUST HASTINGS ROBERT CH ALLEN D MCMILLEN 1798 IRO CT 1787 MIRO CT 1820 BASQUE CT P SPRINGS CA 92264 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-350-046 510-350-047 510-350-048 GEORGE D FOSCARDO ROBERT H&BETTY JANE GONZALES RICHARD COBB 1808 BASQUE CT 29562 ALTATERRA 3192 E BOGERT TRL PALM SPRINGS CA 92264 LAGUNA NIGUEL CA 92677 PALM SPRINGS CA 92264 510-350-049 510-350-050 510-350-051 GEORGE LOUIS BOEHLER GERALD KBORDEWICK INGS 1801 BOULEVARD HOL 1803 BASQUE CT 1815 BASQUE CT 1828 PINTURA CIR PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-350-052 510-350-053 510-350-054 JAMES P COYNE PAUL M DEGEORGE NHUT VUONG 480 OSPREY DR 9352 CANDLEWOOD DR 6162 STONEBRIDGEAVE SAINT PETERSBURG FL 33711 HUNTINGTON BEACH CA 92646 WESTMINSTER CA 92683 510-350-055 510-350-056 510-350-057 RICHARD E NORRIS NEIL P BURTON GARY MICHAEL VANDEVENTER 1630 N MAIN ST#164 243 LAUTNER UN 4075 SONRIENTE RD WALNUT CREEK CA 94596 PALM SPRINGS CA 92264 SANTA BARBARA CA 93110 510-350-058 510-350-059 510-350-061 KENN P CROSS JOSHUA S&BEVERLY J MANKINI SAMUEL C&DONNA M LEFORE 1788 ZAFIRO CT 1776 ZAFIRO CT 54103 LEFORE RD PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MILTON FREEWATER OR 97862 510-350-062 510-350-063 510-350-064,065,066 BET/IlAENS KENNETHHWONG PI NTURA HOM EOWNERS ASSN 701VAST 4 CALLE DEL NORTE 3535 INLAND EMPIRE BLVD H 91801 RANCHO MIRAGE CA 92270 ONTARIO 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GARCIA 2985 SEARCHLIGHT LN 2975 SEARCHLIGHT LN 2965 SEARCHLIGHT LN PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-360-024 510-360-025 510-360-026 JACQUELINE VINKLER JAMESA&CAROLINE E THOMA EDWARDJ MCMAHON 2955 SEARCHLIGHT LN 17831 9TH AVE 2935 SEARCHLIGHT LN PALM SPRINGS CA 92264 POULSBO WA 98370 PALM SPRINGS CA 92264 510-360-027 510-360-028,045 510-360-029 RICHARD PAUL MATGEN ALFREDO V ENRIQUEZ WILLIAM J MISENHIMER 255 KING ST#328 2923 CANDLELIGHT LN 2942 SEARCHLIGHT LN SAN FRANCISCO CA 94107 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-360-030 510-360-031 510-360-032 RICHARDA TRICIAI NEUMER TERRY LANE GATEWOOD DONALD PITMAN 2952 SE HLIGHT LN 2962 SEARCHLIGHT LN 3727 7TH AVE#9 PAL RINGS CA 92264 PALM SPRINGS CA 92264 SAN DIEGO CA 92103 510-360-033 510-360-03 510-360-035 DARRYL&CECILIA PONICSAN ALAN& HLEEN FINKLE 1 BRUCE TOMINELLO 2982 SEARCHLIGHT LN 505 STER ST 3002 SEARCHLIGHT LN PALM SPRINGS CA 92264 SP RFISH SO 57783 PALM SPRINGS CA 92264 510-360-036 510-360-037 510-360-038 MICHAEL E HAMILTON BONNIE WALLACE BARRY W DENNIS 3013 CANDLELIGHT LN 3003 CANDLELIGHT LN 1955 WILLOW RD PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 HILLSBOROUGH CA 94010 510-360-039 510-360-040 510-360-041 JOEL R LEHRER MAURICE&HELEN GRATTON MARK D&WANDA G RAMOS 6415 RANCHO PARK DR 2973 CANDLELIGHT LN 405 LOCK DR SAN DIEGO CA 92120 PALM SPRINGS CA 92264 APTOS CA 95003 510-360-042 510-360-043 510-360-044 MICHAEL S W EINSTEIN ALAN&JUDY SEARLE MICHAEL A BLEA 2953 CANDLELIGHT LN 2943 CANDLELIGHT LN 2933 CANDLELIGHT LN PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-360-046 510-360-047 510-360-048 MICHAELT ANESE ROBERT D SWANSON GLEN HALL 2402 N RK 1883 TORCHLIGHT LN 1879 TORCHLIGHT LN SA ANA CA 92706 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-360-049 510-360-050 510-360-051 MURRAY A JOHNSTONE VAROUJ J JEBIAN BRIAN STEPHEN ORISEK 546 WOOD AVE#2G 2920 CANDLELIGHT LN 17575 MIREVAL RD j BAINBRIDGE ISLAND WA 98110 PALM SPRINGS CA 92264 LOS GATOS CA 95030 510-360-052 510-360-053 510-360-054 LARRY GARRETT ROBERT WILLIAM JONES WILLIAM H SHAW 2940 CANDLELIGHT LN 2950 CANDLELIGHT LN 2960 CANDLELIGHT LN PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-360-055 510-360-056 510-360-057 STEVEN C RANDEL JIM 1&CYNTHIA LEE BROWN PIERRE A MONNEY 2970 CANDLELIGHT LN 2980 CANDLELIGHT LN 2990 CANDLELIGHT LN PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 510-360-058 510-360-059 510-360-060 LLOYD FAMILY TRUST MILES HA ETCHUM TOOD FAUCHER 3000 CANDLELIGHT LN 3010 DLELIGHT LN 3020 CANDLELIGHT LN PALM SPRINGS CA 92264 PA SPRINGS CA 92264 PALM SPRINGS CA 92264 510-360-061 510-360-062-069 510-360-070 JOSEPH P OMALLEY LUMINAIRE COMMUNITY ASSN ALBERT O LISSOY P 0 BOX 1593 P 0 BOX 2242 2922 DAWLER ST RANCHO MIRAGE CA 92270 PALM SPRINGS CA 92263 SANTA ANA CA 92705 510-031-023 510-070-009 RICHARD GLASER M ALICE HOVEY RETURNED MAIL 1374 MALAGA CIRCLE 900 E SATURNINO ROAD,APT. 135 TTM 36756 PALM SPRINGS,CA 92264 PALM SPRINGS, CA 92262 510-070-012 510-330-012 510-330-029 ADAM K CETINSKI JAMES M GREER DONA MARY WILCOMB 1558 CABILDO CIRCLE 6923 NE 170T"STREET P.O. BOX 419 PALM SPRINGS,CA 92264 KENMORE,WA 98028 KENO,OR 97627 510-350-043 510-350-035 510-350-062 ROBERT C LANGE LARRY D&BONNIE K BEALL BETSEY L STEVENS 5284 VAN PETTEN DRIVE 10 COLGATE DRIVE 2820 PINTURA CIRCLE NORTH TRAVERSE CITY, MI 49685 RANCHO MIRAGE,CA 92270 PALM SPRINGS,CA 92264 510-360-030 RICHARD&PATRICIA NEUMER 3826 N 154T"DRIVE GOODYEAR,AZ 85395 Tiy 3 6�sd (,�o��i wao .� Ps L�el > � s/2-312011 Q Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#vds104 1700 S.Araby Drive Unit#001A 1700 S.Araby Drive Unit#002A Palm Springs, CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Cannizzaro,Teri Driscoll, Erin Villa Boutique Re als Villa Boutique Rentals Villa Boutique Rentals 1700 S.Arab rive Unit#003A 1700 S.Araby Drive Unit#004A 1700 S.Araby Drive Unit#005A Palm Sp gs, CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Ro , Maintenance Allen, Barry Ritualo, Kamille Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#006A 1700 S.Araby Drive Unit#007A 1700 S.Araby Drive Unit#OO8A Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Wilder, Israel Malbrough, Mary Kuhn, Patricia Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#009A 1700 S.Araby Drive Unit#010A 1700 S.Araby Drive Unit#012A Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Citron, Leslie Newsom, Howard Prout, Daniel Villa Boutique Re tals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Ara Drive Unit#014B 1700 S.Araby Drive Unit#015B 1700 S.Araby Drive Unit#016B Palm S ngs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Ko al, Phil Navarro,yesenia Brown,Torea Villa Boutique tals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Ar Drive Unit#017B 1700 S.Araby Drive Unit#018B 1700 S.Araby Drive Unit#019B Palm S ings,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Rau er,Jim Valdez,Cecilia Macleod, Duncan Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#020B 1700 S.Araby Drive Unit#022B 1700 S.Araby Drive Unit#023B Palm Springs, CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Paugh,Tracy Rock, Lashae Johnson, Patricia Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#025C 1700 S.Araby Drive Unit#027C 1700 S.Araby Drive Unit#028C Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Shulman, Elaine Salvador, Luisa Hon,Virginia Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#030C 1700 S.Araby Drive Unit#031C 1700 S.Araby Drive Unit#032C Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Brousseau, Debbie Nolan,Theresa Porter,Lori Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#033C 1700 S.Araby Drive Unit#034C 1700 S.Araby Drive Unit#036C Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Kelley, Megan Sahagian,Tania Orozco,Susana Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#037D 1700 S.Araby Drive Unit#038D 1700 S.Araby Drive Unit#039D Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Pelaez, Mylene Lopez, Randy Janini,Tamara Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#0400 1700 S.Araby Drive Unit#041D 1700 S.Araby Drive Unit#042D Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Delao, Brunilda Castillo, Monica Hurtado,Valente Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#043D 1700 S.Araby Drive Unit#044D 1700 S.Araby Drive Unit#045D Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Prevallet, Brittany McCrite, Matt Mcewen,Thomas Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#046D 1700 S.Araby Drive Unit#047D 1700 S.Araby Drive Unit#048D Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Woulff, lolanthe Bogart,Christopher Vargas,Aleena Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#050D 1700 S.Araby Drive Unit#051D 1700 S.Araby Drive Unit#052D Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Shewmaker,Thomas Cser, Melody Thomas, Mark Tyler Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#053E 1700 S.Araby Drive Unit#054E 1700 S.Araby Drive Unit#055E Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Lujan,Jacinto Aguilar,Gabriel Brown,Steven Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#056E 1700 S.Araby Drive Unit#057E 1700 S.Araby Drive Unit#058E Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Kelly,Susan Williams, Brenda Omnes,Alicia Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#059E 1700 S.Araby Drive Unit#060E 1700 S.Araby Drive Unit#061E Palm Springs, CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Mauck,Chelsey Towner, Randy Navarro,Ana Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#062E 1700 S.Araby Drive Unit#064E 1700 S.Araby Drive Unit#065F Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Beltran,Victor Minasian,Ani Schmidt, Phillip Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#066F 1700 S.Araby Drive Unit#067F 1700 S.Araby Drive Unit#068F Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Meisl,Julie Citron, Eve Klomhaus, Robert �•Ti�Y 367�6 � Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#069F 1700 S.Araby Drive Unit#072F 1700 S.Araby Drive Unit#073F Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Abaya,Tristan Rodriquez, Leo Byer,Calvin Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#074F 1700 S.Araby Drive Unit#075F 1700 S.Araby Drive Unit#077G Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Lukowski, Mary Breen, Lisa Miller, Deborah Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#078G 1700 S.Araby Drive Unit#08OG 1700 S.Araby Drive Unit#081G Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Sainz,Sophia Becker, Glen Beam,Jeremy Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#082G 1700 S.Araby Drive Unit#083G 1700 S.Araby Drive Unit#084G Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Lictawa, Miguel Boehm, Eric Scott, Bryan Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#085G 1700 S.Araby Drive Unit#086G 1700 S.Araby Drive Unit#089G Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Allen, Mary Delayo,Victor Kiem,Jeanne Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#090G 1700 S.Araby Drive Unit#091G 1700 S.Araby Drive Unit#092G Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Cutkelvin,Devon Raasveld,Carol Hill, Richard Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#093H 1700 S.Ar Drive Unit#094H 1700 S.Araby Drive Unit#095H Palm Springs,CA 92264 Palm ings,CA 92264 Palm Springs,CA 92264 Dura,Christine G ves, Duane Tucker,Carol Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#096H 1700 S.Araby Drive Unit#097H 1700 S.Araby Drive Unit#098H Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Sollars, Michelle Casanova, Ed Vertuno,Ashley Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#099H 1700 S.Araby Drive Unit#100H 1700 S.Araby Drive Unit#10111 Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Mills,Maria Garcia, Natasha Gabrielson,Angela Villa Boutique Rentals Villa Boutique Rentals Villa Boutique Rentals 1700 S.Araby Drive Unit#102H 1700 S.Araby Drive Unit#103H 1700 S.Araby Drive Unit#104H Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs,CA 92264 Moore,Bernie Pinkus, EIIaRose Perz,Gilbert Cindy Berardi From: Joanne Bruggemans Sent: Thursday, July 03, 2014 2:29 PM To: Sonora Sunrise; Los Compadres;Araby Commons;Araby Cove Cc: David Newell; Cindy Berardi Subject: CC PHN 07 16 14 TTM 36756 Attachments: CC PHN TTM 36756.pdf Morning— Please find the attached Public Hearing Notice of the City Council for July 16, 2014 of the proposed project within a Y2 mile of your neighborhood organization. Thank you, J Joanne Bruggemans City of Palm Springs Planning Services Department 3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262 Phone: (760) 323-8245 Fax: (760) 322-8360 Email: ioanne.bruggemans palmspringsca-gov 1 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 36756 NORTHWOOD-PALMSPRINGS, LLC 1700 SOUTH ARABY DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of July 16, 2014. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of the hearing is to consider an application by Northwood-Palm Springs, LLC, for a Tentative Tract Map to convert 104 apartments to for-sale condominiums and create a one lot condominium map of 104 units. The roughly 5.28-acre site is located at 1700 Araby Drive, Zone R-3, Section 25. ENVIRONMENTAL DETERMINATION: The proposed project has been evaluated pursuant to the guidelines of the California Environmental Quality Act (CEQA) and has been deemed "Categorically Exempt" under CEQA Section 15301(k). REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m. and 6:00 p.m. Monday through Thursday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by 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 David A. Newell, Associate Planner, at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760) 323-8245. ?James Thompson, City Clerk 30 w tp PLM Sp'y N Department of Planning Services w E Vicinity Map C,llro0.tl�P Y RiC RIC 0 AVEKY UKT 0 RIC J RIC W PD J W ESCOBA DR z U W PD s R3 R3 PD& C t.A 3 R3 9'7j C9 yf O RGAB yip w RGA6 RGAB R1 B RGA8 MORONGO TR. Legend Site T N IR MID 11 O 500ft Site Radius RIB 1 w Q Zoning RMHP Panels ',. RIB RIB R1A CITY OF PALM SPRINGS CASE NO: TTM 36756 DESCRIPTION: To consider an application by Northwood-Palm Springs, APPLICANT: Northwood-Palm Springs, LLC LLC, for a Tentative Tract Map to convert 104 apartments to for-sale condominiums and create a one lot condominium map of 104 units. The roughly 5.28-acre site is located at 1700 Araby Drive. 31 The Desert Sun Certificate of Publication 750 N Gene Autry Trail Palm Springs, CA 92262 760-778-4578/Fax 760-778-4731 2014 JiJL -9 W1 Cr 03 State Of California ss: County of Riverside Advertiser: No Itol NOTICE OF PUBLIC HEAgING `I 'C6 COUNCIL CITY OF PALM SPRINGS/LEGALS CITY-OF PALM SPRINGS, PO BOX 2743 TENTATIVE TRACT MAP 36756 NORTHWOOD-PALMSPRINGS LLC PALM SPRINGS CA 922632 1700 SOUTH.ARABY OHIVE NOTICE IS HEREBY GIVEN that the Clty Council public hearing atalns rppme Springs of Juls.y 16,2014o1Tha unciil Chamber.Council 1% all b ins 3200 E sf Tahqu t 2000442372 canyon Way,Palm Springs , .The purpose of the hearing is to cpnsltler an eppli 'canon a NodhWood Palm Springs LLC, foe a. -foe selevcantlptm Pew an tl create ePonamloi icon- -dpmI i map of 104 units The.roughly 5 2n-acre site Is located at 1700 Araby have, one R 3,. Semlon 25 1 am over the age of 18 years old, a citizen of the United D"P"wRMRwning a.,;,•, States and not a party to, or have interest in this matter. 1ti1GNbTISP hereby certify that the attached advertisement appeared in said newspaper (set in type not smaller than non panel) I in each and entire issue of said newspaper and not in any t n _ (ter-�•" " supplement thereof on the following dates,to wit: P r . Newspaper: .The Desert Sun 7/5/2014 ' OF qL 9P I GS M; .G1ce6\ ,1,i °may"*M^"^^a^a•w ., �, ENVO MENTAL hBfERMINATI6+N The Po- Posed project has been evaluated pursuant to Waimea of the Calikmla Envlronmr ual t to the AAcc(CEOA)and has been deemed"Categorically li I acknowledge that 1 am a principal clerk of the printer of Exempl'unEer CEQA'Secnon 15307(k) The Desert Sun, printed and published weekly in the City :REVIEW OR PROJECT..INFORMATION The P P y Y staff report and other suppoNng documents re of Palm Springs, County of Riverside, State of California. ai City�Heis getjxeinrre a olaabblle f e 00 tic Pay y w The Desert Sun was adjudicated a newspaper of general 6:00 a Monde through Thuratlay/Please Cori+: circulation on March 24, 1988 b the Superior Court of the tact,thsoffoeof�neCity Clerkat y P (760,)-323-8204 if you would like to schedule'an County of Riverside, State of California Case No. aPppPhlment to review these documents. 191236. COMMENT ON THIS APPLICATION: Response 10 this Police may be made verbally at the Public He,Ong and/or m willing before me hearing.Wrh-. ten comments may be.made to the City Council by I declare under penalty of perjury that the foregoing is true letter pprmail or hand delivery)to. t James Thompson City Clerk. and correct. Executed on this 5th day of July, 2014 in 3200 E.Tahqui de on way t' Palm Springs CA2262 r.: Palm Springs, rfornia Any challenge of`Ihe proposetl pro'ect in court :n be)imRed to rersmg only those issues raised or in at. or p,PucurrahPond6nce 61Nereltl¢the Cnotity Clark at, a prior To,the ppublic heaong'(Govemment Code SPegion 65009joj[2]) interested aPPetl ntty mill be given at saidbeadng for ail rig this caN my he Seri heard. teC to Questionsav ,IJewell, Associate Planner,at(760)323 a245. De Springs, Mre Si heoesda ayuua can eeta gone�podavgrllame al N ll a de Palm Spdngs y pOetle. bier can Nadine Fleger telafono,(76'D1328-6245' 1 I IV/ L .+ James Thompsgn,City Clerk ubll etl:7 4 -.�