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Home My WebLink About11/16/2005 - STAFF REPORTS (27) CFPpLM SAR i2 u in I.P CITY COUNCIL STAFF REPORT PUBLIC HEARING MEETING OF NOVEMBER 16, 2005 Application I.D.: Case No. 5.1056, PD 314, TTM33575 Application Type: Tentative Tract Map and Planned Development District Location: Northeast corner of South Palm Canyon Drive and Mesquite Ave, Section 23. Applicant: Palm Canyon 102 L.P. APN: 508-172-007 Zoning: C-1 Retail Business Zone General Plan Designation RC Resort Commercial Environmental Determination A Mitigated Negative Declaration From: David H. Ready, City Manager By: Craig A. Ewing, Director of Planning Services PROJECT DESCRIPTION Palm Canyon 102, LP ("Applicant") has filed an application with the City pursuant to Section 92.04.00 of the Zoning Ordinance and 9.62 of the Municipal Code, for a Planned Development District, and a Tentative Tract Map to allow 26 live work units, 80 attached townhouses and 15,000 square feet of commercial, the create a residential and commercial map of approximately 11.71 acres. CITY COUNCIL RECOMMENDATION 1. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS APPROVING CASE NO. 5.1056, PD 314 TTM 33575 AN APPLICATION BY PALM CANYON 102 L.P. FOR A MIXED-USE Item No. .!'1. City Council Staff Report November 16, 2005 Case 5.1056, PD314, TTM 33575 DEVELOPMENT CONSISTING OF 26 LIVE-WORK UNITS, 80 TWO-STORY ATTACHED TOWHOMES AND 15,000 SQUARE FEET OF RETAIL SPACE LOCATED ON 11.71 ACRES BOUND BY THE TAHQUITZ CREEK CHANNEL TO THE NORTH, RANDOM ROAD TO THE EAST. 2. That the City Council adopts a Mitigated Negative Declaration and associated Mitigation Monitoring Program. PRIOR ACTIONS The project was reviewed by the Planning Commission which adopted a favorable recommendation to City Council on October 12, 2005 (by a vote of 5-0). The Planning Commission included a condition to provide additional parking for the units at the north end of the project by removal of a unit or re-arrangement of the site plan. On July 25, 2005, the AAC reviewed the project and forwarded a favorable recommendation to the Planning Commission. ADJACENT LAND USES Table 1.0 Zoning and General Plan Designation and Adjacent Land Uses Orientation I Land Use General Plan / Zoning Designation North Vacant GP-_W /Watercourse South Commercial GP-RC /Commercial SFD GP-L4 /SFD East Multi-Family GP-H 43/21 /Multi-family Multi-Family GP-M-15 / Multi-family SFD GP-L4 /SFD West Commercial GP-RC / Commercial Analysis The proposed development is located at the northeast corner of South Palm Canyon Drive and Mesquite Avenue. The project is described in detail in the attached Planning Commission staff report. The proposed mixed-use development is consistent with the intended land use for this zone, per Sections 92.12.00 (C-1) and 92.04.00 (R-3) of the Zoning Ordinance and the General Plan designation of RC (Resort Commercial) for the subject property. To the north is the Tahquitz Creek Channel, to the south is some commercial development and single family residential, to the west is South Palm Canyon Drive, a car dealership, restaurant, and entitled timeshare project, and to the east is a church, small hotels, and single family residential. Therefore, the proposed retail/residential development is consistent with surrounding land uses. City Council Staff Report November 16, 2005 Case 5.1056, PD314, TTM 33575 The subject property is currently vacant but in the 1960s, was formerly the site of a supermarket, drug store, and restaurant, which have since been demolished. The property is approximately 11.71 acres with a lot width of approximately 570 feet and lot depth of approximately 650 feet. Staff notes that the developer recently acquired the single parcel of land (APN #508-172-007), consisting of 0.58 acres, located at the northwest corner of the project site. In December of 2003 the Planning Commission made recommendations the City Council on this site. The City Council approved the development. The Huddle Springs project did not continue with development. PLANNED DEVELOPMENT DISTRICT The General Plan Planned Development Districts (PDD) and Zoning Ordinance Section 94.03(B)(5) states that: ".-the Planned Development District is designed to provide various types of land use, which can be combined in compatible relationship with each other as part of a totally planned development. It is the intent of this district to insure compliance with the General Plan and good Zoning practice while allowing certain desirable departures from the strict provisions of specific zone classifications. The advantages, which are intended to result from the application of the planned development district, are to be insured by the adoption of a precise development plan with a specific time limit for commencement of construction." While the Planning Commission supported the overall project concept the site plan, it conditioned its approval on modifications to the site plan to increase the number of on- site parking spaces at the north end. The applicant submitted addition parking for the Mesquite Development Plans, as a attachement.While a specific number of additional parking spaces was not identified by the Commission, staff believes that between three and six additional spaces would fufill the Commission's objectives. The applicant shows seven parking spaces. NOTIFICATION The public hearing notice for the proposed project was published in the Desert Sun newspaper. All property owners within 400' of the project site have been notified of the public hearing. As of the writing of this report, staff has received no inquiries or comments. City Council Staff Report November 16, 2005 Case 5.1056, PD314, TTM 33575 FISCAL IMPACT: No Fiscal Impact // Crai win , AI P Director of PI g Services Thomas Wilson, J� Assistant City Manager David H. Ready, City Meer Attachments: 1. Vicinity Map 2. Draft Resolution and Conditions of Approval 3. Mesquite Development Plans 4. Planning Commission Staff report 10/12/05 5. Copy of Initial Study and Mitigated Negative Declaration Department of Planning Services " Vicinity Map W .�rL � � I O CALLE ROCA I- d o SUNNY DUNES RD 1Ni7USTRIAL p,� °J- N RIVgRSfD�p�� w 3 RIR516E 6R t SAN LO RENZO RD / � J MESQUITE AVE w 0 0 o _ z m r4VDr U O Z Legend OCOTILLO AVE Palm_Springs_Parcels ® site 4 ( F 1 _ 400 Feet 1 MOR.ONGO RD CITY OF PALM SPRINGS CASE NO: 5.1056 PD-314 DESCRIPTION: TTM 33575 A 11.71 acre Planned Development of 106 residential units, APPLICANT: PALM CANYON 102, LP one common lot, a recreation center, two pools, and 15,000 MESQUITE VILLAGE sq.ft. of retail space at 850 & 990 South Palm Canyon Drive, Zone C1, Section 23. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS APPROVING CASE NO. 5.1056—PD-314 TTM 33575 - AN APPLICATION BY PALM CANYON 102 L.P. FOR A MIXED-USE DEVELOPMENT CONSISTING OF 26 LIVE-WORK UNITS, 80 TWO-STORY ATTACHED TOWHOMES AND 15,000 SQUARE FEET OF RETAIL SPACE LOCATED ON 11.71 ACRES BOUND BY THE TAHQUITZ CREEK CHANNEL TO THE NORTH, RANDOM ROAD TO THE EAST. WHEREAS, Palm Canyon 102 L.P has filed an application with the City pursuant to Section 94.03.00 of the Zoning Ordinance and 9.62 of the Municipal Code, for a Planned Development District, and a Tentative Tract Map to allow 26 live work units , 80 attached townhouses and 15,000 square feet of commercial , the create a residential and commercial map of approximately 11.71 acres bound by Tahquitz Creek Channel to the north, Random Road to the east, Mesquite Avenue to the south, and South Palm Canyon Drive to the west, Zone C-1, Section 23; and WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider the application for Case 5,1056, PD 314, and TTM33575 was given in accordance with applicable law; and WHEREAS, Case 5.1056 and TTM33575 approval is subject to the approval of Case 5.1065 by the City Council; and WHEREAS, on October 12, 2005, a public hearing on the application for Case No. 5.1056, PD 314 and TTM 33575 was held by the Planning Commission and made a recommendation to City Council to approve the project, (5-0, 2 absent); and WHEREAS, a Mitigated Negative Declaration of environmental impacts was drafted for this project pursuant to requirements of the California Environmental Quality Act (CEQA) and routed for the required 20-day public review period, which ended September 24, 2005. Although the project could have significant environmental impacts, mitigation measures were incorporated into the project as conditions of approval, and potentially significant impacts were reduced to less than significant levels; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project Resolution No. Page 2 including, but not limited to, the staff report, and all written and oral testimony presented THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. 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 further finds that with the adoption of the proposed Mitigated Negative Declaration (MND), potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance. The City Council further finds that the modifications to the proposed General Plan Amendment will have the same or less impact than the project analyzed in the MND and that no new impacts were identified nor were new mitigation measures identified. SECTION 2. The General Plan Amendment as follows would allow the residential and commercial land uses as proposed in PDD-314 specific for the project site. SECTION 3. Pursuant to Government Code Section 66474 (Subdivision Map Act), the City Council finds that with the incorporation of those conditions attached in Exhibit A and Exhibit B: 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan as proposed for amendment in Section 1. The General Plan designation for the site is RC Resort Commercial. The General Plan, as proposed for amendment, allows residential and commercial development. The applicant is proposing 26 live work units, 80 attached town-houses and 15,000 square feet of commercial; therefore the proposed project is consistent with the General Plan. 2. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the City Council Resolution No. Page 3 finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements will be constructed to the standards of the General Plan and Conditions of Approval associated with TTM 33575. 3. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The project proposes the creation of a residential and commercial map of approximately 11.71 acres. The proposed development is a mix of residential and commercial development, as permitted under the General Plan. The subject property is surrounded by Tahquitz Creek Channel, single-family residences, multiple-family residences, and Commercial. 4. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The design of the proposed subdivision is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. A Mitigated Negative Declaration has been prepared and with the incorporated mitigation measures, any environmental impact can be reduced to less than significant. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must comply with the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. 6. 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. The applicant will be required to construct on and off-site improvements. Therefore the design and the type of improvements proposed will not conflict with easements acquired by the public at large. Resolution No. Page 4 SECTION 4. The City Council finds that the Planned Development District may be established through procedures of the conditional use permit as set forth in Section 94.02.00(B). 1. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code; The Planned Development Districts is a residential and commercial development, where the density does not exceed the General Plan requirements and the site is compatible with the existing or potential development of the surrounding neighborhoods. 2. That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located; The Planned Development District will add to the housing stock available. Thereby the Planned Development District is desirable for the community and is in harmony with various elements of the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located 3. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood; The Planned Development District site is approximately 11.71 acres and will consist of 26 live work units and 80 attached town- houses and 15,000 square feet of commercial. The Planned Development District site is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood 4. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use; The Planned Development District fronts Palm Canyon Drive, Mesquite Ave. and Random Road. Palm Canyon Drive is a major Resolution No. Page 5 thoroughfare that is fully developed and Mesquite Ave. is a Collector Street. Both Palm Canyon Drive and Mesquite Ave. have the capacity to carry the type and quantity of traffic to be generated by the proposed use. 5. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. ADOPTED THIS 16th day of November, 2005. David H. Ready, City Manager ATTEST: James Thompson, City Clerk Resolution No. Page 6 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 Resolution No. Page 7 EXHIBIT A Case No. 5.1056-PD-314-TTM 33575 November 16, 2005 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 Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1056, Planned Development District 314 (PD 314) and Tentative Tract Map 33575 (TTM 33575) 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 judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and Resolution No. Page 8 debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County. 5. Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees shall be submitted. 6. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial or industrial projects, 1/4% for new residential subdivisions, or 1/4% for new individual single-family residential units constructed on a lot located in an existing subdivision with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning Services and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 7. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The applicant shall submit a property appraisal to the Planning Services Department for the purposes of calculating the Park Fee. The Park Fee shall be payable prior to the issuance of building permits. 8. As the property is Indian trust land, fees as required by the Agua Caliente Band of Cahuilla Indians Tribal Council shall be paid prior to consideration of this project by the Planning Commission. Environmental Assessment 9. 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 as follows: Resolution No. Page 9 10. The developer shall reimburse the City for the City's costs incurred in monitoring the developer's compliance with the conditions of approval and mitigation monitoring program, including, but not limited to inspections and review of developers operations and activities for compliance with all applicable dust and noise operations, and cultural resource mitigation. This condition of approval is supplemental and in addition to normal building permit and public improvement permits that may be required pursuant to the Palm Springs Municipal Code. CC&R's 14. 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 Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 15. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $10,000 or the review of the CC&R's by the City Attorney. A $250 filing fee shall also be paid to the City Planning Department for administrative review purposes. 16. The CCR's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. Additional Permits 17. The applicant/developer/property owner shall be required to design and construct a custom bus shelter, which is consistent with the project architecture. The bus shelter design shall comply with Sunline Transit bus shelter design criteria and shall be submitted to Sunline Transit for review and comment prior to City review and approval. The property owner shall maintain the bus shelter for the life of the project, unless a separate maintenance agreement between the property owner and Sunline Transit is entered into. This condition modifies Engineering Condition No 18. Cultural Resources 18. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. Resolution No. Page 10 19. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitors) 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 Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, 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 Services Department prior to final inspection. Final Design 20. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, Department of Public Works, and Department of Parks and Recreation, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 21. The final development plans shall be submitted in accordance with Section 94.03.00 of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring program, site cross sections, property development standards and other such documents as required by the Planning Commission. Final development plans shall be submitted within two (2) years of the City Council approval of the preliminary planned development district. 22. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. Resolution No. Page 11 Public Safety CFD 23. The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. GENERAL CONDITIONS/CODE REQUIREMENTS 24. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 25. The Tentative Tract Map and Planned Development approval shall be valid for a period of two (2) years. Once constructed, the conditional use permit, provide all conditions of approval have been complied with, does not have a time limit. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 26. The appeal period for a Planned Development District 314 (PD 314) and Tentative Tract Map 33575 (TTM 33575) application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 27. In accordance with Planning Commission Resolution No. 1503, dated November 18, 1970, the developer is required to plant palm trees (14 feet from ground to fronds in height) 60 feet apart along the entire frontage of Palm Canyon Drive. 28. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 29. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 30. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. Resolution No. Page 12 31. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 32. All materials on the flat portions of the roof shall be earth tone in color. 33. All awnings shall be maintained and periodically cleaned. 34. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 35. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 36. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 37. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 38. The street address numbering/lettering shall not exceed eight inches in height. 39. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 40. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 41. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 42. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 43. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 44. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. Resolution No. Page 13 45. The project shall comply with the City of Palm Springs Transportation Demand Management (TDM) Ordinance which establishes transportation demand management requirements for the City of Palm Springs. Refer to Chapter 8.4 of the Municipal Code for specific requirements. 46. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 47. The applicant shall provide all tenants with Conditions of Approval of this project. 48. Loading space Facilities shall be provided in accordance with Section 9307.00 of the Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to issuance of building permits. 49. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 50. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 51. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 52. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 53. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 54. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 55. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. Resolution No. Page 14 56. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 57. Concrete walks with a minimum width of two (2)feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11)feet wide. 58. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. Waste Disposal 59. Trash cans shall be screened from view and kept within fifty (50) feet of the street. POLICE DEPARTMENT 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE 1. Comply with all fire regulations. ENGINEERING DEPARTMENT 1.See attachment"B" Resolution No. Page 15 EXHIBIT"B" The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 2. Encroachments of buildings or other structures within the public right-of-way shall require approval of an Encroachment Agreement or Encroachment License by the City Engineer and/or City Council (as required). The applicant shall apply for an Encroachment Agreement or License, as necessary, prior to issuance of a building permit for buildings or structures that encroach within the public right-of-way. 3. Submit street improvement plans prepared by a California registered civil engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of building permit. SOUTH PALM CANYON DRIVE 4. Dedicate an additional 10 feet to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line corner cut-back at the southwest corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 5. Dedicate additional right-of-way as needed concentric with the back of the sidewalk adjacent to the proposed bus turn-out. 6. The existing palm trees located along the South Palm Canyon Drive frontage shall be relocated and transplanted by the applicant in conjunction with the associated street widening; or the applicant may furnish and install new Washingtonia filifera palm trees along the South Palm Canyon Drive frontage, at equal spacing, as approved by the Director of Planning. The applicant shall be responsible for installation of a new irrigation and electrical system for the palm trees to the satisfaction of the City Engineer. 7. New or transplanted palm trees shall be guaranteed for a period of 90 days from the date of acceptance by the City Engineer. Any palm trees that fail during the 90-day landscape maintenance period shall be replaced with a new palm tree of similar trunk diameter and Resolution No. Page 16 height to the satisfaction of the City Engineer, and shall be subject to a subsequent 90-day landscape maintenance period. 8. Remove the existing curb and gutter located 36 feet east of centerline and replace with an 8 inch curb and gutter located 38 feet east of centerline along the entire frontage, with a 35 feet radius curb return at the northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Provide a transition between the proposed main entrance and the Tahquitz Creek Bridge, acceptable to the City Engineer, to provide for the reduction in roadway width from the proposed 38 feet to the existing roadway width at the bridge. 9. Remove the existing cross-gutter located across the east leg of the South Palm Canyon Drive and Mesquite Avenue intersection and construct a new 8 feet wide cross-gutter in accordance with City of Palm Springs Standard Drawing No. 200 and 206, as necessary to facilitate the required street improvements. 10. Construct a new 35 feet wide street intersection for the Main Entry with the centerline of the Main Entry aligned with the existing driveway access to Rock Garden Cafe on the west side of South Palm Canyon Drive. The Main Entry shall consist of a divided entry with one entrance lane and one exit lane (14 feet wide each), and a landscaped median (8 feet wide), for a total width of 35 feet, or as otherwise approved by the City Engineer or required by the Fire Marshall. The Main Entry shall be constructed as a 35 feet wide driveway approach, in accordance with City of Palm Springs Standard Drawing No. 205. The median at the Main Entry shall not be constructed within the public right-of-way. 11. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located approximately 460 feet north of the centerline of Mesquite Avenue, as shown on the approved site plan. Access shall be limited to right-turn in and right-turn out only. 1 2. Construct a Type C curb ramp meeting current California State Accessibility standards on each side of the Main Entry and secondary entry driveway approaches in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. 13. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. The sidewalk shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. 14. Construct a Type A curb ramp meeting current California State Accessibility standards at the northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue in accordance with City of Palm Springs Standard Drawing No. 212. 115. Construct a 14-feet wide landscaped median island along the entire frontage. Provide a 50 feet long southbound left turn pocket, and a 50 feet long northbound left turn pocket at the Main Entry (aligned with the existing access to Rock Garden Cafe) with 90 feet long Resolution No. Page 17 bay tapers; and a 200 feet long southbound left turn pocket at Mesquite Avenue with a 90 feet long bay taper. The left turn pockets shall be designed in accordance with Section 405 of the current edition of the Caltrans Highway Design Manual, as approved by the City Engineer. The median shall be constructed as necessary to pass stormwater runoff from the west side to the east side of South Palm Canyon Drive, as may be determined during final engineering design, subject to the review and approval by the City Engineer. 16. Submit landscaping and irrigation system improvement plans for review and approval by the City Engineer and Director of Planning. The irrigation system shall be separately metered from the parkway landscaping to be maintained by the applicant, for future use by the City upon acceptance of the landscaping by the City. The plans shall be approved in conjunction with the street improvement plans for the median and prior to issuance of a building permit, unless otherwise allowed by the City Engineer. 17. All median landscaping shall be shall be guaranteed for a period of 90 days from the date of acceptance by the City Engineer. Any landscaping that fails during the 90-day landscape maintenance period shall be replaced with similar plant material to the satisfaction of the City Engineer, and shall be subject to a subsequent 90-day landscape maintenance period. 18. Construct a 170 feet long by 12 feet wide bus turn out on the east side of South Palm Canyon Drive, north of Mesquite Avenue. Construction of a bus stop shelter shall be required, with a design compatible to project architecture as approved by Sunline Transit Agency and the Director of Planning. Bus stop furniture and other accessories, as required by Sunline Transit Agency, shall be provided by the applicant, as necessary. 19. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 20. Install a catch basin of appropriate size to accommodate the stormwater runoff tributary to the existing low point along South Palm Canyon Drive (between the Tahquitz Creek bridge and Mesquite Avenue). Install a storm drain connection pipe (HDPE pipe as allowed by the City Engineer) from the catch basin extending north within the South Palm Canyon Drive right-of-way, to a new outlet in the Tahquitz Creek. The public storm drain shall not be connected to or extended on-site. The applicant shall coordinate with Riverside County Flood Control District (RCFC) for review and approval of a new outlet structure into the Tahquitz Creek immediately downstream from the Tahquitz Creek bridge. Submit storm drain improvement plans for review and approval by the City Engineer and RCFC. MESQUITE AVENUE 21. Dedicate an additional right-of-way of 4 feet concentric with the back of the new sidewalk adjacent to the proposed 175 feet long westbound right-turn lane at the intersection with South Palm Canyon Drive and Mesquite Avenue, extending from South Palm Canyon Drive to the Mesquite Avenue driveway, as required by the City Engineer. Resolution No. Page 18 22. Remove the existing curb and gutter located 20 feet north of centerline and replace with a 6 inch curb and gutter located 26 feet north of centerline from South Palm Canyon Drive with an appropriate transition to 20 feet north of centerline adjacent to and west of the Mesquite Avenue driveway. The curb and gutter shall be constructed in accordance with City of Palm Springs Standard Drawing No. 200, The street shall be widened to provide a 20 feet wide eastbound lane, a 12 feet wide shared left-turn/through lane, and a 14 feet wide dedicated right-turn lane. 23. Construct a 28 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located approximately 295 feet east of the centerline of South Palm Canyon Drive, as shown on the approved site plan. 24. Construct a Type C curb ramp meeting current California State Accessibility standards on each side of the driveway approach in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. 25. Construct an 8 feet wide sidewalk from Palm Canyon to the driveway and a 5 foot sidewalk east of the driveway in accordance with City of Palm Springs Standard Drawing No. 210, 26. Construct a Type A curb ramp meeting current California State Accessibility standards at the northwest corner of the intersection of Mesquite Avenue and Random Road in accordance with City of Palm Springs Standard Drawing No. 212. 27. 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 or existing gutter to clean sawcut edge of pavement where required. 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. 28. All broken or off grade street improvements shall be repaired or replaced. RANDOM ROAD 29. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 30. Construct a 20 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the driveway approach shall be located approximately 305 feet north of the centerline of Mesquite Avenue, aligned with San Lorenzo Road. Access shall be limited to emergency access only. The access shall be gated and locked with a "Knox box', with access provided as required to the Fire Department. Resolution No. Page 19 31. All broken or off grade street improvements shall be repaired or replaced. ON-SITE PRIVATE STREETS 32. The on-site layout of streets and parking spaces is subject to further review and approval by the City Engineer. Adjustment of proposed street alignments, and deletion or relocation of proposed parking spaces may be required during review of construction plans for on- site improvements during final engineering, as required by the City Engineer. Approval of the preliminary site plan does not constitute approval of the on-site layout of streets and parking spaces as proposed. 313. Dedicate an easement extending from back of curb to back of curb to the City of Palm Springs for service and emergency vehicles and personnel access over the private streets. 34, All two-way on-site streets shall be a minimum of 24 feet wide (as measured from curb face or edge of travel way). 35. All on-site streets shall be constructed with concrete wedge curbs and cross-gutters as necessary to accept and convey on-site stormwater runoff to the on-site storm drain system, in accordance with applicable City Standards. 36. Construct pavement with a minimum pavement section of 2'/z inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 37. Parking shall be restricted along both sides of the on-site streets, as necessary to maintain a minimum 24 feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the private streets as necessary to enforce parking restrictions. The Home Owners Association (HOA) shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions (CC&R's) required for the development. 38. Proposed parking spaces located on Lot "E" shall be deleted. Lot "E" shall be provided as a minimum 20 feet wide emergency access driveway to Random Road, as required by the Fire Marshall. SANITARY SEWER 39. All sanitary facilities shall be connected to the public sewer system. 40. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 41. An on-site private sewer system shall be constructed to collect sewage from the development and connect to the existing public sewer system. Sewer plans shall be Resolution No. Page 20 submitted to the Engineering Division for review and approval. Private on-site sewer mains shall conform to City sewer design standards, including construction of 8 inch V.C.P. sewer main and standard sewer manholes. A profile view of the on-site private sewer mains is not necessary provided sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Connection of the on-site private sewer system to the public sewer main shall be made as a standard lateral connection into the existing public sewer mains located in Mesquite Avenue and Random Road in accordance with City of Palm Springs Standard Drawing No. 405. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on- site private sewer mains, are subject to separate review and approval by the Building Division. GRADING 42. Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer or qualified Architect to the Engineering Division for review and approval. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Precise Grading and Paving Plan. b. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of the approved tentative tract map; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 43. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 44. 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 approval of a Grading Plan. 45. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the Resolution No. Page 21 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. 46. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Grading Plan. 47. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties' (RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 48. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to Palm Springs Master Storm Drain Line 29 through an on-site storm drain system. Stormwater runoff may not be released directly to Storm Drain Line 29 or adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). 49. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. 50. The on-site storm drain system, including storm drain pipe sizing, catch basin sizing and other specifications for construction of required on-site storm drainage improvements shall be finalized in a Hydrology Report, subject to review and approval by the City Engineer, for this development. 51. Submit storm drain improvement plans for all on-site private storm drain improvements for review and approval by the City Engineer. 52. Construct storm drainage improvements, including but not limited to, catch basins and storm drain lines, for drainage of the development into Storm Drain Line 29, subject to the review and approval by the City of Palm Springs and Riverside County Flood Control District(RCFC). 53. The applicant shall construct Palm Springs Master Storm Drain Line 29 from the Tahquitz Creek outlet extending up Random Road to Mesquite Avenue. The applicant shall coordinate with Riverside County Flood Control District (RCFC) for the design and installation of Storm Drain Line 29, including associated catch basins and storm drain connector pipes, along both sides of Random Road up to the intersection with Mesquite Avenue. The construction of Storm Drain Line 29 shall be completed prior to issuance of a Resolution No. Page 22 certificate of occupancy, unless otherwise allowed by the City Engineer. 54. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7,271.00 per acre in accordance with Resolution No. 15189. Any design and construction costs associated with the construction of Storm Drain Line 29 may be credited against drainage implementation fees otherwise due. The applicant shall coordinate the credit of drainage implementation fees with the City and Riverside County Flood Control District (RCFC) through approval of a Cooperative Agreement between the applicant, the City of Palm Springs, and RCFC, prior to issuance of building permits. In the event construction of Storm Drain Line 29 is not completed prior to an application for building permits, the drainage implementation fee applicable to any building permit(s) shall be paid, with the fee(s) being added to the total costs related to the construction of Storm Drain Line 29 for which credit of drainage implementation fees will be considered. 55. All on-site storm drain systems shall be privately maintained by a Homeowners Association (HOA). Provisions for maintenance of the on-site storm drain systems acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. GENERAL 56. 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. 57. All proposed utility lines shall be installed underground. 58. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. A detailed plan approved by the owner(s) of the affected utilities depicting all above ground facilities in the area of the project to be undergrounded, shall be submitted to the Engineering Division prior to approval of any grading plan. The existing overhead utilities across the north property line meet the requirement to be installed underground. Utility undergrounding shall be shall be completed prior to issuance of a certificate of occupancy. Resolution No. Page 23 59. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. 60. 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 drawing file) and DXF (AutoCAD ASCII drawing exchange file). 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. 61. 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 certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 62. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 63. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 64. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 65. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Engineer for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be provided with the first submittal of the final map, and shall be approved by the City Engineer prior to approval of the Final Map. 66. 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 (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). 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. Resolution No. Page 24 TRAFFIC 67. The applicant shall install traffic calming measures as approved by the City Engineer and the neighborhood, including but not limited to, an entrance statement, monument sign, or other features, at the intersection of Mesquite Avenue and Random Road. 68. Relocate and modify the existing traffic signal at the intersection of South Palm Canyon Drive and Mesquite Avenue, in conjunction with the associated widening of South Palm Canyon Drive. The applicant shall submit traffic signal modification plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall be installed and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. 69. Install a traffic signal at the intersection of South Palm Canyon Drive and the Main Entry. The applicant shall submit traffic signal installation plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall be installed and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. The applicant shall be responsible for 100% of the cost to design and install the traffic signal; however, the applicant's fair share cost of this improvement is 50%. Any other developer's fair share costs that the City may receive for this traffic signal may be reimbursed to the applicant subject to the terms of a reimbursement agreement, up to a maximum of 50% of the total cost. 70. If reimbursement of costs associated with traffic mitigation measures 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 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, and its approval is not guaranteed nor implied by this condition. 71. Install traffic striping and signage improvements at the intersection of South Palm Canyon Drive and Mesquite Avenue to provide a 12 feet wide westbound left-turn lane, and a 14 feet wide exclusive westbound right-turn lane. Parking shall be prohibited along the north side of Mesquite Avenue, west of the Mesquite Avenue driveway. Submit traffic striping and signage plans to the City Engineer for review and approval. Required traffic striping and signage improvements shall be completed prior to issuance of a certificate of occupancy. 72. A minimum of 48 inches of clearance shall be provided on public sidewalks for handicap accessibility. 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 South Palm Resolution No. Page 25 Canyon Drive, Mesquite Avenue, and Random Road frontages of the subject property. 73. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, and striping associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 74. Submit traffic striping plans for South Palm Canyon Drive and Mesquite Avenue, prepared by a California registered civil engineer, for review and approval by the City Engineer. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. 75. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the secondary driveway on South Palm Canyon Drive and the Mesquite Avenue driveway, in accordance with City of Palm Springs Standard Drawing Nos. 620-625. 76. Install stop controls at on-site street intersections, as required by the City Engineer. 77. A decorative street light shall be provided as park of the Mesquite Avenue and Random Road intersection traffic calming program, to the satisfaction of the Director of Planning and City Engineer. The applicant shall be responsible for providing and maintaining electrical service to the decorative street light. 78. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 79. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. a 111 i5 t` ^� r e nuur„ cxuirt; J A� r osuurs f i� l U s E - \ U II U,1 n NI's aneiBMF o Ci , Y-- i r In C G r S y ■ t 1 v J, ji __'7T I A r r r SGUITE AVE _— — - —_— _--_— - — MESQUITE / SOUTH PALM CANYON Symphony Development I OJMR Architects I A-15UNIT5 UNITS 2DU US c-08 UNITS -+ - 3- --0e uNrrs G 09 UNITS H-'1 UNITS ., ! 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I t I ✓ ---�- V ----------------------- J ENTMY 12 7 z Roof 2nd Floor 3rd Floor 0 Roof 2nd Floor 3rd Floor MESQUITE / SOUTH PALM CANYON Symphony Development I OJMR Architects DATE: October 12, 2005 TO: Planning Commission FROM: Director of Planning and Zoning CASE NO. 5.1056 - PD-314 TTM 33575 - AN APPLICATION BY PALM CANYON 102 L.P. FOR: PLANNED DEVELOPMENT DISTRICT 314 (PD-314) AND TENTATIVE TRACT MAP 33575 (TTM 33575) FOR THE PALM CANYON 102 L.P., A MIXED-USE DEVELOPMENT CONSISTING OF 26 LIVE-WORK UNITS, 80 TWO-STORY ATTACHED TOWHOMES AND 15,000 SQUARE FEET OF RETAIL SPACE LOCATED ON 11.1 ACRES BOUND BY THE TAHQUITZ CREEK CHANNEL TO THE NORTH, RANDOM ROAD TO THE EAST, MESQUITE AVENUE TO THE SOUTH, AND SOUTH PALM CANYON DRIVE TO THE WEST, ZONE C-1, SECTION 23. RECOMMENDATION That That the Planning Commission recommend that the City Council adopt a Mitigated Negative Declaration and approve: PD-314 and TTM 33575 for the Palm Canyon 102 L.P., a mixed-use development consisting of 26 live-work units, 80 two-story townhomes, and 15,000 square foot retail. The project site is located on approximately 11 acres bound by Tahquitz Creek Channel to the north, Random Road to the east, Mesquite Avenue to the south, and South Palm Canyon Drive to the west, Zone C-1, Section 23. The applicant is Huddle Springs Development, LLC. BACKGROUND The proposed development is located at the northeast corner of South Palm Canyon Drive and Mesquite Avenue. The proposed mixed-use development is consistent with the intended land use for this zone, per Sections 92.12.00 (C-1) and 92.04.00 (R-3) of the Zoning Ordinance and the General Plan designation of RC (Resort Commercial) for the subject property. To the north is the Tahquitz Creek Channel, to the south is some commercial development and single family residential, to the west is South Palm Canyon Drive, a car dealership, restaurant, and entitled timeshare project, and to the east is a church, small hotels, and single family residential. Therefore, the proposed retail/residential development is consistent with surrounding land uses. The subject property is currently vacant but in the 1960s, was formerly the site of a supermarket, drug store, and restaurant, which have since been demolished. The property is approximately 11 acres with a lot width of approximately 570 feet and lot depth of approximately 650 feet. The developer has also recently acquired the single parcel of land (APN #508-172- 007), consisting of 0.58 acres, located at the northwest corner of the project site. In December of 2003 the Planning Commission made recommendations the City Council on this site. The City Council approved the development. The Huddle Springs project did not continue with development. The project will include development consisting of 26 live-work units, 80 two-story townhomes and 15,000 square foot retail. The project is laid out with the residential component located on the western portion of the site and the commercial component on the eastern portion of the site. The AAC reviewed the project and gave a recommendation to Planning Commission on July 25, 2005. The townhouses range in size from 1,541 square feet to 2,000 square feet. The live-work unit range in size from 1,364 square feet to 1,066 square feet, work area range from 700 square feet to 338 square feet. Parking is provided at grade and below grade. Table 1: Surrounding General Plan Designations, Zoning, and Land Uses General Plan Zoning Land Uses North W W Tahquitz Creek Channel South RC, L4 C-1, R-2, R-1-C Single Family Residential, Offices, Mesquite Avenue East H 43/21, M15, L4 R-3, R-2, R-1-C Single Family Residential, Hotels, Church, Random Road West RC C-2, PD-260, C-1 Car dealership, Vacant land - entitled timeshare project, Restaurant, South Palm Canyon Drive ANALYSIS The proposed development is located in an area with residential and commercial uses. In addition, the General Plan designation of Resort Commercial for the property encourages active retail and hotel uses. The site design allows the project to transition from commercial uses to the residential uses that are located on Random Road and Mesquite Avenue. The developer has proposed 15,000 square feet of retail space. The Planned Development District is an appropriate mechanism for consideration of the project because it allows flexibility in property development standards while also allowing for the mixed use development. If the project is divided between the residential component and the commercial component, it complies with all development standards of the R-3 and C-1 zones. Staff supports the modifications to setbacks and building height. Table 2:Zoning Requirements and Proposals Allowed/Required Proposed R-3 C-1 Residential Commercial Building Setbacks: Front(S. Palm Cyn. Dr.) 25 feet 5 feet 10 feet 20-35 feet; Side Front (Mesquite Avenue) 20 feet 5 feet 22 feet 20-feet Rear(Random Road) 32 feet 5feet 20 feet Side (Tahquitz Creek Channel) 32 feet 0 feet 10 feet Open Space 45% 50% of 45% setback areas Building Height 24 feet 30 feet 23 to 33 feet Density -241 units 107 units The proposed building setbacks are consistent with what could be allowed in the R-3 and C-1 zone standards. The increase in building height to 32 feet is to allow for architectural roof projections. Despite the request for increased building height, the residential units will not exceed two stories. The project is sensitive to the surrounding residential development demonstrated by the large setbacks adjacent to Random Road and Mesquite Avenue. In addition, the entire commercial component of the project is located on the western portion of the property, closer to South Palm Canyon Drive in order to allow the transition to the residential uses surrounding the eastern portion of the project site. Based upon the R-3 standards and the General Plan designation of Resort Commercial, the property has a maximum allowable density of 241 dwelling units (21 units/acre). The proposal will include development consisting of 26 live-work units, 80 two-story townhomes. The project is consistent with the General Plan designation of Resort Commercial, which allows a maximum density of up to 43 units/net acre for visitor serving residential uses and encourages a mix of land uses. The project proposes to provide parking consistent with the ratios established in Section 93.06.00 of the Palm Springs Zoning Ordinance. The project has been designed to provide enclosed and surface parking at the eastern portion of the property and surface and below grade parking for the commercial component on the western portion of the property. The parking analysis is shown in Table 3. Table 3: Parking Required and Proposed Required Proposed Residential 26-Live/work units= 36.25 spaces 55 assigned covered spaces 80-Townhouses 1.5 = 120.00 spaces 160 assigned garage spaces Guest units= 26.50 spaces 30 open quest spaces TOTAL 182.75 spaces 245 spaces Commercial 15,000sf retail/300 sf= 50 spaces p 54 spaces TOTAL 243spaces 299 spaces The proposal will be compatible with surrounding land uses because the property is in an area that is surrounded by commercial and residential development. The subject property is located in the South Palm Canyon Redevelopment Project Area, part of the Merged Redevelopment Project No. 1. The project is consistent with the South Palm Cainyon Redevelopment Plan, which includes some of the following goals: • Eliminate Physical, Social, and Environmental Deficiencies by the elimination of environmental deficiencies including small and irregular lots and deteriorated public improvements; • Assemble and Consolidate Land suitable for modern integrated development with improved pedestrian and vehicular circulation; and • Stimulate Economic Development by strengthening the economic base of the Project Area and the community by the installation of needed site improvements to stimulate new commercial expansion, employment, and economic growth. Possible resolutions include shifting the driveway or building a wall and landscaping for the property owners. The final details shall be included as part of the final development plans. The project is also required to provide a bike path along the Tahquitz Creek Channel, as shown on the General Plan Circulation Map. The developer should consult with Riverside County Flood Control and Water Conservation District for permission to use the flood easement for the bike path; otherwise, the bike path shall be constructed on-site. ENVIRONMENTAL ASSESSMENT AND NOTIFICATION Adopted Mitigated Negative Declaration of environmental impact was prepared for the proposed General Plan Amendment and project is included as an attachment to this report. The Environmental Assessment was distributed to local agencies and interested parties. In completing the environmental assessment, staff found that there may be some potentially significant impacts such as air quality, cultural resources, noise, and transportation/traffic. The impacts to air quality and noise are the result of short-term construction and grading activities. The impacts to cultural resources are the result of the project site's proximity to an area know to contain significant archaeological resources. Appropriate mitigation has been proposed in order to reduce impacts to cultural resources to a less than significant level. Impacts resulting from project traffic were analyzed in a traffic study completed for the development. The traffic study recommended that the developer make a contribution towards traffic calming measures for the neighborhood. Upon completion of the Environmental Assessment, staff found that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because of the mitigation measures described in the Adopted Mitigated Negative Declaration. All property owners within four hundred (400) feet of the subject property as well as interested persons have been notified. ATTACHMENTS 1. Vicinity Map 2. Environmental Assessment 3, Resolutions 4. Conditions EXHIBIT A Case No. 5.1056-PD-314-TTM 33575 October 12, 2005 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 Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1056, Planned Development District 314 (PD 314) and Tentative Tract Map 33575 (TTM 33575) 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 judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County. 5. The project is located in an area defined as having an impact on fish and wildlife as defined in Section 711.4 of the Fish and Game Code; therefore a fee of$1,314.00 plus an administrative fee of $50.00 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to Council action on the project. 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. 6. The project is located in an area defined as having an impact on fish and wildlife as defined in Section 711.4 of the Fish and Game Code and an Environmental Impact Report is being prepared on the project; therefore a fee of $914.00 plus an administrative fee of $50.00 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to Council action on the project. 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. 7. Prior to issuance of a building permit, Fringe Toed Lizard Mitigation fees shall be submitted. 8. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial or industrial projects, 1/4% for new residential subdivisions, or 1/4% for new individual single-family residential units constructed on a lot located in an existing subdivision with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning Services and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 9. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The applicant shall submit a property appraisal to the Planning Services Department for the purposes of calculating the Park Fee. The Park Fee shall be payable prior to the issuance of building permits. 10. As the property is Indian trust land, fees as required by the Agua Caliente Band of Cahuilla Indians Tribal Council shall be paid prior to consideration of this project by the Planning Commission. Environmental Assessment 11. 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 as follows: 12. The developer shall reimburse the City for the City's costs incurred in monitoring the developer's compliance with the conditions of approval and mitigation monitoring program, including, but not limited to inspections and review of developers operations and activities for compliance with all applicable dust and noise operations, and cultural resource mitigation. This condition of approval is supplemental and in addition to normal building permit and public improvement permits that may be required pursuant to the Palm Springs Municipal Code. CC&R's 13 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 Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 14. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $10,000 or the review of the CC&R's by the City Attorney. A $250 filing fee shall also be paid to the City Planning Department for administrative review purposes. 15. The CCR's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. Additional Permits 16. The applicant/developer/property owner shall be required to design and construct a custom bus shelter, which is consistent with the project architecture. The bus shelter design shall comply with Sunline Transit bus shelter design criteria and shall be submitted to Sunline Transit for review and comment prior to City review and approval. The property owner shall maintain the bus shelter for the life of the project, unless a separate maintenance agreement between the property owner and Sunline Transit is entered into. This condition modifies Engineering Condition No 53. (For bus shelters) Cultural Resources 17. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 18. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, 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 Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, 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 Services Department prior to final inspection. Final Design 19. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, Department of Public Works, and Department of Parks and Recreation, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 20. The final development plans shall be submitted in accordance with Section 94.03.00 of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring program, site cross sections, property development standards and other such documents as required by the Planning Commission. Final development plans shall be submitted within two (2) years of the City Council approval of the preliminary planned development district. 21. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. Public Safety CFD 22, The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. GENERAL CONDITIONS/CODE REQUIREMENTS 23. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 24. The Conditional Use Permit approval shall be valid for a period of two (2) years. Once constructed, the conditional use permit, provide all conditions of approval have been complied with, does not have a time limit. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 25. The appeal period for a Planned Development District 314 (PD 314) and Tentative Tract Map 33575 (TTM 33575) application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 26. In accordance with Planning Commission Resolution No. 1503, dated November 18, 1970, the developer is required to plant palm trees (14 feet from ground to fronds in height) 60 feet apart along the entire frontage of Palm Canyon Drive. 27. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 28. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 29. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 30. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 31. All materials on the flat portions of the roof shall be earth tone in color. 32. All awnings shall be maintained and periodically cleaned. 33. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 34. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 35. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 36. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 37, The street address numbering/lettering shall not exceed eight inches in height. 38, Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 39. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 40. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 41. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 42. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 43. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 44. The project shall comply with the City of Palm Springs Transportation Demand Management (TDM) Ordinance which establishes transportation demand management requirements for the City of Palm Springs. Refer to Chapter 8.4 of the Municipal Code for specific requirements. 45. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 46. The applicant shall provide all tenants with Conditions of Approval of this project. 47, Loading space facilities shall be provided in accordance with Section 9307.00 of the Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to issuance of building permits. 48. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 49. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 50. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 51. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 52. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 53. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 54. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 55. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 56. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11)feet wide. 57. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. Waste Disposal 58. Trash cans shall be screened from view and kept within fifty (50)feet of the street. POLICE DEPARTMENT 59. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 60. Prior to any construction on-site, all appropriate permits must be secured. FIRE 61. Comply with all fire regulations. ENGINEERING DEPARTMENT See attachment "B" EXHIBIT"B" The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 2. Encroachments of buildings or other structures within the public right-of-way shall require approval of an Encroachment Agreement or Encroachment License by the City Engineer and/or City Council (as required). The applicant shall apply for an Encroachment Agreement or License, as necessary, prior to issuance of a building permit for buildings or structures that encroach within the public right-of-way. 3. Submit street improvement plans prepared by a California registered civil engineer to the Engineering Division. The plan(s) shall be approved by the City Engineer prior to issuance of building permit. SOUTH PALM CANYON DRIVE 4. Dedicate an additional 10 feet to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line corner cut-back at the southwest corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 5. Dedicate additional right-of-way as needed concentric with the back of the sidewalk adjacent to the proposed bus turn-out. 6. The existing palm trees located along the South Palm Canyon Drive frontage shall be relocated and transplanted by the applicant in conjunction with the associated street widening; or the applicant may furnish and install new Washingtonia filifera palm trees along the South Palm Canyon Drive frontage, at equal spacing, as approved by the Director of Planning. The applicant shall be responsible for installation of a new irrigation and electrical system for the palm trees to the satisfaction of the City Engineer. 7. New or transplanted palm trees shall be guaranteed for a period of 90 days from the date of acceptance by the City Engineer. Any palm trees that fail during the 90-day landscape maintenance period shall be replaced with a new palm tree of similar trunk diameter and height to the satisfaction of the City Engineer, and shall be subject to a subsequent 90-day landscape maintenance period. 8. Remove the existing curb and gutter located 32 feet east of centerline and replace with an 8 inch curb and gutter located 38 feet east of centerline along the entire frontage, with a 35 feet radius curb return at the northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue in accordance with City of Palm Springs Standard Drawing No. 200 and 206, Provide a transition between the proposed main entrance and the Tahquitz Creek Bridge, acceptable to the City Engineer, to provide for the reduction in roadway width from the proposed 38 feet to the existing roadway width at the bridge. 9. Remove the existing cross-gutter located across the east leg of the South Palm Canyon Drive and Mesquite Avenue intersection and construct a new 8 feet wide cross-gutter in accordance with City of Palm Springs Standard Drawing No. 200 and 206, as necessary to facilitate the required street improvements. 10. Construct a new 35 feet wide street intersection for the Main Entry with the centerline of the Main Entry aligned with the existing driveway access to Rock Garden Cafe on the west side of South Palm Canyon Drive. The Main Entry shall consist of a divided entry with one entrance lane and one exit lane (14 feet wide each), and a landscaped median (8 feet wide), for a total width of 35 feet, or as otherwise approved by the City Engineer or required by the Fire Marshall. The Main Entry shall be constructed as a 35 feet wide driveway approach, in accordance with City of Palm Springs Standard Drawing No. 205. The median at the Main Entry shall not be constructed within the public right-of-way. 11. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located approximately 460 feet north of the centerline of Mesquite Avenue, as shown on the approved site plan. Access shall be limited to right-turn in and right-turn out only. 12. Construct a Type C curb ramp meeting current California State Accessibility standards on each side of the Main Entry and secondary entry driveway approaches in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. 13. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. The sidewalk shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. 14. Construct a Type A curb ramp meeting current California State Accessibility standards at the northeast corner of the intersection of South Palm Canyon Drive and Mesquite Avenue in accordance with City of Palm Springs Standard Drawing No. 212. 15. Construct a 14-feet wide landscaped median island along the entire frontage. Provide a 50 feet long southbound left turn pocket, and a 50 feet long northbound left turn pocket at the Main Entry (aligned with the existing access to Rock Garden Cafe) with 90 feet long bay tapers; and a 200 feet long southbound left turn pocket at Mesquite Avenue with a 90 feet long bay taper. The left turn pockets shall be designed in accordance with Section 405 of the current edition of the Caltrans Highway Design Manual, as approved by the City Engineer. The median shall be constructed as necessary to pass stormwater runoff from the west side to the east side of South Palm Canyon Drive, as may be determined during final engineering design, subject to the review and approval by the City Engineer. 16. Submit landscaping and irrigation system improvement plans for review and approval by the City Engineer and Director of Planning. The irrigation system shall be separately metered from the parkway landscaping to be maintained by the applicant, for future use by the City upon acceptance of the landscaping by the City. The plans shall be approved in conjunction with the :street improvement plans for the median and prior to issuance of a building permit, unless otherwise allowed by the City Engineer. 17. All median landscaping shall be shall be guaranteed for a period of 90 days from the date of acceptance by the City Engineer. Any landscaping that fails during the 90-day landscape maintenance period shall be replaced with similar plant material to the satisfaction of the City E=ngineer, and shall be subject to a subsequent 90-day landscape maintenance period. 18. Construct a 170 feet long by 12 feet wide bus turn out on the east side of South Palm Canyon Drive, north of Mesquite Avenue. Construction of a bus stop shelter shall be required, with a design compatible to project architecture as approved by Sunline Transit Agency and the Director of Planning. Bus stop furniture and other accessories, as required by Sunline Transit Agency, shall be provided by the applicant, as necessary. 19. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 20. Install a catch basin of appropriate size to accommodate the stormwater runoff tributary to the existing low point along South Palm Canyon Drive (between the Tahquitz Creek bridge and Mesquite Avenue). Install a storm drain connection pipe (HDPE pipe as allowed by the City Engineer) from the catch basin extending north within the South Palm Canyon Drive right-of-way, to a new outlet in the Tahquitz Creek. The public storm drain shall not be connected to or extended on-site. The applicant shall coordinate with Riverside County Flood Control District (RCFC) for review and approval of a new outlet structure into the Tahquitz Creek immediately downstream from the Tahquitz Creek bridge. Submit storm drain improvement plans for review and approval by the City Engineer and RCFC. MESQUITE AVENUE 21. Dedicate an additional right-of-way of 4 feet concentric with the back of the new sidewalk adjacent to the proposed 175 feet long westbound right-turn lane at the intersection with South Palm Canyon Drive and Mesquite Avenue, extending from South Palm Canyon Drive to the Mesquite Avenue driveway, as required by the City Engineer. 22. Remove the existing curb and gutter located 20 feet north of centerline and replace with a 6 inch curb and gutter located 26 feet north of centerline from South Palm Canyon Drive with an appropriate transition to 20 feet north of centerline adjacent to and west of the Mesquite Avenue driveway. The curb and gutter shall be constructed in accordance with City of Palm Springs Standard Drawing No. 200. The street shall be widened to provide a 20 feet wide eastbound lane, a 12 feet wide shared left-turn/through lane, and a 14 feet wide dedicated right-turn lane. 23. Construct a 28 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. The centerline of the driveway approach shall be located approximately 295 feet east of the centerline of South Palm Canyon Drive, as shown on the approved site plan. 24. Construct a Type C curb ramp meeting current California State Accessibility standards on each side of the driveway approach in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. 25. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 26. Construct a Type A curb ramp meeting current California State Accessibility standards at the northwest corner of the intersection of Mesquite Avenue and Random Road in accordance with City of Palm Springs Standard Drawing No. 212. 27. 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 or existing gutter to clean sawcut edge of pavement where required. 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. 28. All broken or off grade street improvements shall be repaired or replaced. RANDOM ROAD 29. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 30. Construct a 20 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the driveway approach shall be located approximately 305 feet north of the centerline of Mesquite Avenue, aligned with San Lorenzo Road. Access shall be limited to emergency access only. The access shall be gated and locked with a "knox box", with access provided as required to the Fire Department. 31. All broken or off grade street improvements shall be repaired or replaced. ON-SITE PRIVATE STREETS 32. The on-site layout of streets and parking spaces is subject to further review and approval by the City Engineer. Adjustment of proposed street alignments, and deletion or relocation of proposed parking spaces may be required during review of construction plans for on-site improvements during final engineering, as required by the City Engineer. Approval of the preliminary site plan does not constitute approval of the on-site layout of streets and parking spaces as proposed. 33. Dedicate an easement extending from back of curb to back of curb to the City of Palm Springs for service and emergency vehicles and personnel access over the private streets. 34. All two-way on-site streets shall be a minimum of 24 feet wide (as measured from curb face or Edge of travel way). 35. All on-site streets shall be constructed with concrete wedge curbs and cross-gutters as necessary to accept and convey on-site stormwater runoff to the on-site storm drain system, in accordance with applicable City Standards. 36. Construct pavement with a minimum pavement section of 2'/ inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 37, Parking shall be restricted along both sides of the on-site streets, as necessary to maintain a minimum 24 feet wide clear two-way travel way. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the private streets as necessary to enforce parking restrictions. The Home Owners Association (HOA) shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions (CC&R's) required for the development. 38. Proposed parking spaces located on Lot "E" shall be deleted. Lot "E" shall be provided as a minimum 20 feet wide emergency access driveway to Random Road, as required by the Fire Marshall. SANITARY SEWER 39. All sanitary facilities shall be connected to the public sewer system. 40. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 41. An on-site private sewer system shall be constructed to collect sewage from the development and connect to the existing public sewer system. Sewer plans shall be submitted to the Engineering Division for review and approval. Private on-site sewer mains shall conform to City sewer design standards, including construction of 8 inch V.C.P. sewer main and standard sewer manholes. A profile view of the on-site private sewer mains is not necessary provided sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Connection of the on-site private sewer system to the public sewer main shall be made as a standard lateral connection into the existing public sewer mains located in Mesquite Avenue and Random Road in accordance with City of Palm Springs Standard Drawing No. 405. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. GRADING 42. Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer or qualified Architect to the Engineering Division for review and approval. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. a, A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Precise Grading and Paving Plan. b. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of the approved tentative tract map; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 43. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 44. 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 approval of a Grading Plan. 45. 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. 46. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Grading Plan. 47. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert(Phone: 760-776-8208). DRAINAGE 48. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to Palm Springs Master Storm Drain Line 29 through an on-site storm drain system. Stormwater runoff may not be released directly to Storm Drain Line 29 or adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). 49. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. 50. The on-site storm drain system, including storm drain pipe sizing, catch basin sizing and other specifications for construction of required on-site storm drainage improvements shall be finalized in a Hydrology Report, subject to review and approval by the City Engineer, for this development. 51. Submit storm drain improvement plans for all on-site private storm drain improvements for review and approval by the City Engineer. 52. Construct storm drainage improvements, including but not limited to, catch basins and storm drain lines, for drainage of the development into Storm Drain Line 29, subject to the review and approval by the City of Palm Springs and Riverside County Flood Control District (RCFC). 53. The applicant shall construct Palm Springs Master Storm Drain Line 29 from the Tahquitz Creek outlet extending up Random Road to Mesquite Avenue. The applicant shall coordinate with Riverside County Flood Control District (RCFC) for the design and installation of Storm Drain Line 29, including associated catch basins and storm drain connector pipes, along both sides of Random Road up to the intersection with Mesquite Avenue. The construction of Storm Drain Line 29 shall be completed prior to issuance of a certificate of occupancy, unless otherwise allowed by the City Engineer. 54. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7,271.00 per acre in accordance with Resolution No. 15189. Any design and construction costs associated with the construction of Storm Drain Line 29 may be credited against drainage implementation fees otherwise due. The applicant shall coordinate the credit of drainage implementation fees with the City and Riverside County Flood Control District (RCFC) through approval of a Cooperative Agreement between the applicant, the City of Palm Springs, and RCFC, prior to issuance of building permits. In the event construction of Storm Drain Line 29 is not completed prior to an application for building permits, the drainage implementation fee applicable to any building permit(s) shall be paid, with the fee(s) being added to the total costs related to the construction of Storm Drain Line 29 for which credit of drainage implementation fees will be considered. 55. All on-site storm drain systems shall be privately maintained by a Homeowners Association (FICA). Provisions for maintenance of the on-site storm drain systems acceptable to the City Engineer shall be included in Covenants, Conditions and Restrictions (CC&R's) required for this project. GENERAL 56. 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. 57. All proposed utility lines shall be installed underground. 58. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. A detailed plan approved by the owner(s) of the affected utilities depicting all above ground facilities in the area of the project to be undergrounded, shall be submitted to the Engineering Division prior to approval of any grading plan. The existing overhead utilities across the north property line meet the requirement to be installed underground. Utility undergrounding shall be shall be completed prior to issuance of a certificate of occupancy. 59, All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. 60, 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 drawing file) and DXF (AutoCAD ASCII drawing exchange file). 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. 61. 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 certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 62. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 63. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 64. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 65. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Engineer for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be provided with the first submittal of the final map, and shall be approved by the City Engineer prior to approval of the Final Map. 66. 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 (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). 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 67. The applicant shall install traffic calming measures as approved by the City Engineer and the neighborhood, including but not limited to, an entrance statement, monument sign, or other features, at the intersection of Mesquite Avenue and Random Road. 68. Relocate and modify the existing traffic signal at the intersection of South Palm Canyon Drive and Mesquite Avenue, in conjunction with the associated widening of South Palm Canyon Drive. The applicant shall submit traffic signal modification plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall be; installed and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. 69. Install a traffic signal at the intersection of South Palm Canyon Drive and the Main Entry. The applicant shall submit traffic signal installation plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall be installed and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. The applicant shall be responsible for 100% of the cost to design and install the traffic signal; however, the applicant's fair share cost of this improvement is 50%. Any other developer's fair share costs that the City may receive for this traffic signal may be reimbursed to the applicant subject to the terms of a reimbursement agreement, up to a maximum of 50% of the total cost. 70. If reimbursement of costs associated with traffic mitigation measures 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 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, and its approval is not guaranteed nor implied by this condition. 71. Install traffic striping and signage improvements at the intersection of South Palm Canyon Drive and Mesquite Avenue to provide a 12 feet wide westbound left-turn lane, and a 14 feet wide exclusive westbound right-turn lane. Parking shall be prohibited along the north side of Mesquite Avenue, west of the Mesquite Avenue driveway. Submit traffic striping and signage plans to the City Engineer for review and approval. Required traffic striping and signage improvements shall be completed prior to issuance of a certificate of occupancy. 72. A, minimum of 48 inches of clearance shall be provided on public sidewalks for handicap accessibility. 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 South Palm Canyon Drive, Mesquite Avenue, and Random Road frontages of the subject property. 73, All damaged, destroyed, or modified pavement legends, traffic control devices, signing, and striping associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 74. Submit traffic striping plans for South Palm Canyon Drive and Mesquite Avenue, prepared by a California registered civil engineer, for review and approval by the City Engineer. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. 75. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the secondary driveway on South Palm Canyon Drive and the Mesquite Avenue driveway, in accordance with City of Palm Springs Standard Drawing Nos. 620-625. 76. Install stop controls at on-site street intersections, as required by the City Engineer. 77. A decorative street light shall be provided as part of the Mesquite Avenue and Random Road intersection traffic calming program, to the satisfaction of the Director of Planning and City Engineer. The applicant shall be responsible for providing and maintaining electrical service to the decorative street light. 78. Construction signing, lighting and barricading shall be provided for on all projects as required by C'tlty Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 79. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. C PUBLIC VIEWING COPY RETURN TO PLANNING SERVICES COUNTER- #1 NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION LEAD AGENCY: The City Of Palm Springs 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 CONTACT PERSON: Norm Canchola - 760-323-8245 PROJECT TITLE: Mesquite Village, Case#5.1056 PROJECT LOCATION: 850 and 990 South Palm Canyon Drive, Palm Springs, CA (APNs 508-172-005, 508-172-006, 508-172-007) PROJECT DESCRIPTION: The proposed project is a mixed-use multi-family development on approximately 11.71 acres. The project site is located in the northwest quadrant of the intersection of South Palm Canyon Drive and Mesquite Avenue. The project is immediately south of the Tahquitz Creek Flood Control Channel. The proposed project includes 24 live-work units located along South Palm Canyon Drive, 43 two-story attached townhomes, 20 three-story attached loft/townhomes, 20 two-story semi-attached townhomes, a common area including a recreation center, two pools and approximately 5.25 acres of open space. The open space will incorporate walking paths throughout the development. The project proposes a total of approximately 15,000 square feet of retail space. Access to the project site will be from two access points along South Palm Canyon Drive from the west and one access point on Mesquite Avenue from the south. The residential portion of the proposed project includes 241 parking spaces, 212 of which will be covered. The commercial portion of the proposed project includes 69 parking spaces, all of which are uncovered. The project includes a PD request to allow for minor variations in setback and building height requirements. FINDINGS/DETERMINATION: The City has reviewed and considered the proposed project and has determined although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. The City hereby prepares and proposes to adopt a Mitigated Negative Declaration for this project. PUBLIC REVIEW PERIOD: A 20-day public review period for the Draft Mitigated Negative Declaration will commence on August 24, 2005 through September 12, 2005 at 5:00 p.m. for interested individuals and public agencies to submit written comments on the document. Any written comments on the Negative Declaration must be received at the above address within the public review period. In addition, you may email comments to the following address: normC(@ci.palm-sprinas.ca.us. Copies of the Mitigated Negative Declaration and Initial Study are available for review at the above address and at the City library. PUBLIC MEETING: This matter has been tentatively set for public hearin on September 14, 2005. /� Date: � � �57 Signature: Nor Canchola, Interim Planning Director CASE: 5.1056 PROJECT DESCRIPTION: A 10.21 acre Planned Development of 106 residential units, one common lot, a recreation center, two pools, and 15,000 sq. ft. of retail space at 850 & 990 APPLICANT: PALM CANYON 102, L.P. South Palm Canyon drive, Zone C1, Section 23. > w cc > z Q Z Z z RAMON ROAD v u � z a z_ SUNNY DUNES ROAD TAHQUITZ CREEK CHANNEL Project S.RIVERSIDE DR. Site fi11111111V<----RANDOM RD. MESQUITE AVE. 0 w V) 2 z 0 z Z E.PALM CANYON DR. p- INITIAL STUDY / MITIGATED NEGATIVE DECLARATION Mesquite Village Q A�M Sp p Prepared by i2 a O The City of Palm Springs * tico q August 2005 RAORATED q�/FORN,P 215 10 _ _ _ _ _ _ _ _ _ _ _ _ San Bernardino County 62 Riverside County Riverside* —•— —•— •Desert r� 60 Banning Ca, Hot Springs �•� 91 Moreno Valley 111 Project S ite Catl- dra •� Palm City •� 15 SPfings • Palm Desert • 74 RancFro • Indio �._ Sun Henet Mirage • • City Indian La Quirtla 10 Wells • • 215 111 / Lake 74 Elsinore Nwiem Hot 371 Salton Tertecula SPnrx)s � Sea->>:?::;:`s.-<}fi';c.. • —.—. 79 ��•� ._._._.___ .—._._...._._._. ._._.—...—_— San Diego County _ 215 0 n m I Source: Endo Engineering �3 Q FIGURE I Scueiw Mites N PROJECT VICINITY MAP � I I w o z � O Lu z RAMON ROAD v u � z a 0 z SUNNY DUNES ROAD TAHQUITZ CREEK CHANNEL Project €, r , ,r,, .��. g0tl'A��i��uG ��„F S,RIVERSIDE DR. Site a�=O,'taj{A'€a t f ti�RANDOM RD. MESQUITE AVE. 0 W Ln z Z) 0 Ln z E.PALM CANYON DR. a N Q FIGURE 2 PROJECT LOCATION MAP as � �x jjf �jlr A a t it /7_ i MY q�t1r.� l r%z°1' r i -iAir a t frlf�fJ !t lf�L��trf u i/ f �flltiI --I';- �"E � _ �� !� 1 1 `v a 0 m Source:Sanborn,A/E Inc. Q Scu=w Fea[ N FIGURE � Tentative Tract Map MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ENVIRONMENTAL CHECKLIST FORM 1. Project title: Mesquite Village 2. Lead agency name and address: City of Palm Springs 3200 P.Tahquitz Canyon Way Palm Springs, CA 92262 3. Contact person and phone number: Norm Canchola, Interim Director of Planning Services (760) 323-8245 Al. Project location: 850 and 990 South Palm Canyon Drive, Palm Springs, CA (APNs 508-172-005, 508-172-006, 508- 172-007) :i. Project sponsor's name and address: Palm Canyon 102, LP 100 Wilshire Blvd. Suite 1845 Santa Monica, CA 910401 6. General plan designation: RC (Resort Commercial) The Resort Commercial land use designation provides for resort hotels, including a broad range of convenience and tourist commercial services principally serving resort clientele; these services include restaurants, entertainment and retail uses. Commercial recreation and entertainment facilities are closely associated with this designation, but should be designed to be compatible with neighboring development and to assure safe and adequate access from the highway and off-street parking. 7. Zoning: C-1 The present zoning for the site is Retail Business (C-1). The C-1 zone is intended as a business district, primarily retail business in character, with related hotels, service, office, cultural and institutional uses. Hotels and resort hotels are allowed subject to the R-3 zone standards. 8. Description of project: The proposed project is a mixed-use multi-family development on approximately 1 1.71 acres. The project site is located in the northwest quadrant of the intersection of South Palm Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-1 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Canyon Drive and Mesquite Avenue. The project is immediately south of the Tahquitz Creek Flood Control Channel. The proposed project includes 24 live-work units located along South Palm Canyon Drive, 43 two-story attached lownhomes, 20 three-story attached loft/townhomes, 20 two-story semi- attached lownhomes, a common area including a recreation center, two pools and approximately 5.25 acres of open space. The open space will incorporate walking paths throughout the development. The project proposes a total of approximately 15,000 square feet of retail space. Access to the project site will be from two access points along South Palm Canyon Drive from the west and one access point on Mesquite Avenue from the south. The residential portion of the proposed project includes 241 parking spaces, 212 of which will be covered. The commercial portion of the proposed project includes 69 parking spaces, all of which are uncovered. The project includes a PD request to allow for minor variations in setback and building height requirements. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North—Tahquitz Creek Channel; zoned W (Watercourse) South —Single Family Residential, Offices, Mesquite Ave.; zoned L4 (Low Density Residential 3- 4 units/acre)/ C-1, R-2, R-1-C. East — Single Family Residential, Hotels, Church, Random Road; H43/21 (High Density Residential 15-21 units/acre), L4 (Low Density Residential 3-4 units/acre)/R-3, R-2, R-1-C West — Vacant land- approved timeshare project, car dealership, restaurant, South Palm Canyon Drive; zoned C-2 PD-260, C-1. 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement). a. Palm Springs Police Department b. Palm Springs Fire Department c. Palm Springs Building Inspector d. Riverside County Environmental Health Department e. Southern California Gas Company Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-2 A MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils Hazards & Hazardous ❑ Materials ElHydrology Nater Quality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance Mesquite Village,Initial Study/Mitigated Negative Declaration August2005 1.0-3 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the ® environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed pro�j,ct, nothing further is required. 6 ZZlu'r Signature Date Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-4 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g,, the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. 'Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more 'Potentially Significant Impact' entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from 'Potentially Significant Impact' to a "Less Than Significant Impact:' The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures "Earlier Analyses,"as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-5 MESQUITE VILLAGE/INITIAL STUDYiMITIGATED NEGATIVE DECLARATION 8) This is only 4 suggested form, and lead agencies are free to use different formals; however, lead agencies should normally address the questions from ]his checklist that are relevant to a projeci's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significant. Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-6 K MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant. Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic El ❑ ❑ vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock El Eloutcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its ❑ ❑ ® ❑ surroundings? d) Create a new source of substantial light or glare that would adversely affect day or ❑ ❑ ® ❑ nighttime views in the area? c-b) No Impact. The project will not affect a scenic vista or substantially damage scenic resources or trees, rock outcroppings, or historic buildings within a state scenic highway. The project is not located on a state scenic highway and is surrounded by urban development on all 4 sides. In addition, the project has been designed to be sensitive to the surrounding residential community by locating the commercial uses along South Palen Canyon Drive and the residential uses towards the eastern portion of the property. The project complies with all property development standards of the C-1 and R-3 zones for the commercial and residential components, respectively. The only relief being requested is for an increase in building height up to 32 feet for some roofline projections. The maximum allowable building height in the C-1 zone and R-3 zones are 30 feet and 24 feet, respectively. c-d) Less than Significant. The project may have the potential to affect the existing visual character of the surroundings due to the site being vacant for an extensive period of time. The project meets all property development standards of the C-1 zone, with the exception of some minor additions to building height for some roof and window vertical extensions. Overall, the project responds to the residential and small hotel uses on the south and east of the property while being consistent with the commercial frontage of South Palm Canyon Drive. Some commercial uses are also being proposed for the project that could potentially be a new source of light and glare. However, all lighting will be required to comply with Section 93.21.00 of the Zoning Ordinance. Therefore, the project will have a less than significant impact on the visual character of the site and surroundings and light and glare in the neighborhood. Mesquite Village,Initial Study/Mitigated Negative Declaration August2005 1.0-7 } MESQUITE VILLAGE/INITIAL STUDYIMITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact II. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997), prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared ❑ ❑ ❑ pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural ❑ ❑ ❑ use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or ❑ ❑ ❑ nature, could result in conversion of Farmland to non-agricultural use? a) No Impact. The Farmland Mapping and Monitoring Program of the California Resources Agency has not designated this area as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. No impact to farmland would occur. b) No Impact, No Williamson Act Contracts are located on the parcel comprising the project site. Furthermore, no Williamson Act Contracts are located in the immediate vicinity of the project site (Williamson Act Contracts) of the Palm Springs General Plan EIR (Palm Springs, 1992). Therefore, no impacts to Williamson Act Contracts would occur. c) No Impact. The proposed project site is located in an urban area surrounded by an existing urban land uses. Implementation of the proposed project would therefore not result in conversion of farmland to non-agricultural uses. There will be no impact to agricultural land. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-8 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the ❑ ❑ ® ❑ applicable air quality plan? b) Violate any air quality standard or contribute ❑ ❑ ® ❑ substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an El ❑ applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial ❑ ❑ ❑ pollutant concentrations? e) Create objectionable odors affecting a ❑ ❑ ❑ substantial number of people? a,b) Less than Significant with Mitigation Incorporated. The applicable air quality plan for the project area is the 2003 Air Quality Management Plan (2003 AQMP. CEQA requires that projects be consistent with the applicable AQMP. The proposed project will conform to the SCAQMD 2003 AQMP. The SCAQMD CEQA Air Quality Handbook indicates in Chapter 6 that the SCAQMD considers a project to be less than significant if its impact is mitigated below the identified thresholds. Additionally, the project site is located in the Coachella Valley, which is under the recently adopted 2002 Coachella Valley PM10 State Implementation Plan. The CVPMIoSIP requires the development and implementation of a dust control plan for all grading activities in the Coachella Valley requiring a grading permit. A dust control plan shall be submitted by the developer to the Building Department, prior to issuance of any grading permits. This project will, during the short-term period of construction, have the potential of exposing nearby properties to higher levels of dust emissions normally expected to occur during construction activities. However, construction of this project will be regulated between the regular Cty-permitted working hours of 7:00 A.M. to 7:00 P.M., Monday through Friday, and 8:00 A.M. to 5:00 P.M. on Saturday. Emissions associated with construction include any demolition, grading or excavating activities. Dust emissions also vary depending on the level of activity, the specific operations and weather conditions. Since the project is located in the Coachella Valley, which has significant problems with PM10 generation, a dust control plan will need to be developed and implemented in accordance with the 2002 Coachella Valley PM10 State Implementation Plan, Mesquite Village, Initial Study/Mitigated Negative Declaration August2005 1.0-9 MESQUITE VILLAGE/INITIAL STUDYIMITIGATED NEGATIVE DECLARATION The project is not antipipated to conflict with or obstruct implementation of 2003 AQMP. There will be no impact. The Federal and California State Ambient Air Quality Standards for important pollutants are summarized in Table 1 and described in detail below. TABLE 1 FEDERAL AND STATE AMBIENT AIR QUALITY STANDARDS Pollutant Averaging Time Federal Primary State Standard Standard Ozone(03) 1-Hour 0.12 ppm 0.09 PPM 8-HOUR 0.08 ppm -- Carbon Monoxide (CO) 8-Hour 9.0 ppm 9.0 ppm 1-Hour 35.0 ppm 20.0 ppm Annual 0.05 ppm -- Nitrogen Oxide(NO„) 1-Hour -- 0.25 ppm Annual 0.03 ppm -- Sulfur Dioxide(S02) 24-Hour 0.14 ppm 0.05 ppm 1-Hour -- 0.5 ppm Annual 50 pg/m3 30 pg/m3 PM10 24-Hour 150 ug/m3 50 pg/m3 Annual 15 pg/m3 PM 25 24-Hour 65 pg/m3 Lead 30-Day Avg. 1.5 pg/m3 Month Avg. 1.5 pg/m3 Source: California Air Resources Board, 'Ambient Air Quality Standards, January 25, 1999. ppm=pads per million pg/m3=Micrograms per Cubic Meter Ozone(03)is the most prevalent of a class of photochemical oxidants formed in the urban atmosphere. The creation of ozone is a result of complex chemical reactions between hydrocarbons and oxides of nitrogen in the presence of sunshine. Unlike other pollutants, ozone is not released directly into the atmosphere from any sources. The major sources of oxides of nitrogen and reactive hydrocarbons,known as ozone precursors,are combustion sources such as factories and automobiles, and evaporation of solvents and fuels. The health effects of ozone are eye irritation and damage to lung tissues. Carbon Monoxide(CO)is a colorless,odorless, toxic gas formed by incomplete combustion of fossil fuels. CO concentrations are generally higher in the winter, when meteorological conditions favor the build-up of directly emitted contaminants. CO health warning and emergency episodes occur almost entirely during the winter. The most significant source of carbon monoxide is gasoline-powered automobiles, as a result of inefficient fuel usage in internal combustion engines. Various industrial processes also emit carbon monoxide. Nitrogen Oxides (NOx) the primary receptors of ultraviolet light initiating the photochemical reactions to produce smog. Nitric oxide combines with oxygen in the presence of reactive hydrocarbons and sunlight to form nitrogen dioxide and ozone. Oxides of nitrogen are contributors to other air pollution problems including: high levels of fine particulate matter, poor visibility and acid deposition. Sulfur Dioxide(SO2)results from the combustion of high sulfur content fuels Fuel combustion is the major source of S02, while chemical plants, sulfur recovery plants,and metal processing are minor contributors. Sulfates result from a relation of sulfur dioxide and oxygen in the presence of sunlight. S02 levels are generally higher in the winter than in the summer(when sunlight is plentiful and sulfate is more readily formed). Particulate Matter (PM10 and PM2.5) consists of particles in the atmosphere as a by-product of fuel combustion, through abrasion such as tire wear,and through soil erosion by wind. Particulates can also be formed through photochemical reactions in the atmosphere. PM10 refers to finely divided solids or liquids such as soot, dust, and aerosols which are 10 microns or less in diameter and can enter the lungs. Fine particles are those less than 2.5 micrometers in diameter and are also referred to as PM2.5. Lead is found in old paints and coatings, plumbing and a variety of other materials. Once in the blood stream, lead can cause damage to the brain, nervous system, and other body systems. Children are most susceptible to the effects of lead. The South - County Air Basin and riverside County portion of the Salton Sea Air Basin are in attainment for the federal and State standards for lead. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-10 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION The SCQAMD has established significance thresholds for operational and construction- related emissions. Daily and quarterly thresholds are established. Since a project's quarterly ernissions are determined by averaging over a 3-monih period (including only actual working days), it is possible to not exceed the quarterly thresholds while exceeding the daily thresholds shown in Table 2. TABLE 2 EMISSIONS SIGNIFICANCE THRESHOLD CRITERIA(POUNDS/DAY) Pollutant CO ROG NOx s0 PMgo Operational Emissions Pounds/Day 550 55 55 150 150 Construction Emissions Pounds/Day 550 75 100 150 150 Source: SCQAMD, CEQA Air Quality Handbook,November 1993 Projects in the Coachella Valley with peak(highest daily)operation-related emissions that exceed any of these emissions thresholds should be considered significant. The project's proposed land use is consistent with the existing City General Plan and Zoning. When adopted in 1993, the City Council adopted a Statement of Overriding Consideration regarding air quality. This statement acknowledges that it is not feasible to reduce City-growth impacts to air quality to a level of insignificance at this time. The project will also be consistent with the South Coast Air Quality Management District CEQA Air Quality Handbook. Construction of the proposed project will result in the disturbance of the entire site that could generate dust. The project developer will be required to complete a Stormwater Pollution Prevention Plan SWPPP/PM10 Plan that must be prepared and implemented to the satisfaction of the City Building and Safety Department. The Plan must be consistent with the approved AQMD standards intended to minimize health hazards. The following mitigation measures will ensure that potential impacts to air quality are reduced to less than significant levels. MITIGATION MEASURES 1. Prior to beginning construction activities, the project proponent of the building contract will develop and submit a dust control plan to the City's Building Department, in accordance with the 2002 Coachella Valley PMio State Implementation Plan. 2. The project shall comply with Palm Springs Municipal Code Title 8, Chapter 8.50 — Fugitive Dust and Erosion Control. 3. Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation systems needed to water these plans shall be installed as soon as possible to maintain the ground cover and minimize blow sand. 4. The contractor will ensure that all construction equipment is properly serviced and maintained. All construction equipment shall be maintained in good operating condition to reduce operational emissions. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-11 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 5. During construction, the site shall be watered and equipment cleaned in the morning and evening. 6. During construction, all trucks leaving the site shall be washed off to reduce fugitive dust from being tracked onto local roadways. This measure requires the removal of particulate matter from equipment prior to movement on paved streets to control particulate emissions. As part of the conditions of grading permit approval, the construction crew shall wheel wash construction equipment and cover dirt in trucks during onsite hauling. Haul trucks leaving the site also are required to have a minimum freeboard distance of 12 inches, or to cover payloads. c-e) No Impact. With the incorporation of construction related mitigation measures, the proposed project would not result in any significant air quality impacts and therefore would not contribute to a cumulatively considerable net increase of any: criteria pollutants or ozone precursors, substantial pollutant concentrations and/or objectionable odors. Mesquite Village, initial Study/Mitigated Negative Declaration August 2005 1.0-12 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, ❑ ❑ ❑ policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, ❑ ❑ policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands, as defined by Section 404 of the Clean Water Act (including, but not ❑ Ellimited to, marsh, vernal pool, coastal wetlands, Cl etc.), through direct removal, filling, hydrological interruption or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or ❑ ❑ ❑ migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community El El ElConservation Plan, or other approved local, regional or state habitat conservation plan? a) No Impact. The project will not have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service. The proposed project site is located in a developed, urban area of Palm Springs, and no sensitive habitat occurs onsite. Therefore, the project would not result in impacts to endangered, threatened, or rare species or their habitats. b) No Impact. The site is not identified as having any natural community [hat could be affected by the project. Therefore, the project would not have an adverse effect on any riparian habitat or other sensitive natural community. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-13 MESQUITE VILLAGE(INITIAL STUDYIMITIGATED NEGATIVE DECLARATION c) No Impact. Section 404 of the Clean Water Act regulates the dredge and/or fill of waters and wetlands of the United States, specifically relating to how these activities may cause an adverse effect to, or loss of, federal wetland/water resources. Regulatory responsibility falls under the jurisdictional authority of the U.S. Army Corps of Engineers (ACOE). Under Section 404, any development or activity which may result in temporary or permanent impacts to these federally-protected resources must prepare a Pre-Construction Notification for review, and potential permitting, by the ACOE. The site does not contain any wetland areas or waters. Therefore, no impact to federally protected wetlands as defined by Section 404 would occur. d) No Impact. The project site is located within an existing urban area and is currently vacant. There are no wildlife corridors on or through the project site, and the proposed project will not interfere with the movement of any species or biological resource. No impact is anticipated. e) No Impact. The project does not propose any removal or disturbance of sensitive biological resources or landmark trees. Therefore, no conflicts with local policies or ordinances protecting biological resources would occur. f) No Impact. The City of Palm Springs does not have an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or Stale habitat conservation plan. Therefore, the project would have no impact on these types of plans. Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-14 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the ❑ significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the ® El of an archaeological resource 11 pursuant to § 15064.5? c) Directly or indirectly destroy a unique ❑ ® ❑ ❑ paleontological resource or site or unique geological feature? d) Disturb any human remains, including those ❑ ® ❑ ❑ interred outside of formal cemeteries? a-d) Less than Significant with Mitigation Incorporated. The site has been previously graded. As defined in CEQA 15064.5, no significant historic resources exist on this site. The General Plan for the City of Palm Springs indicates there should be no impact to prehistoric archeological resources as a result of this project. The Archeological Research Unit at the University of California, Riverside, conducted a survey in 1993 that included the proposed project site. At that time there were no rock shelters, lithic workshops, milling features or seasonal habitation areas noted within the vicinity of the proposed site. The Agua Caliente Band of Cahuilla Indians utilized a vast territory beyond the bounds of the existing reservation. The possibility of finding human remains does exist in this area. In accordance with Public Resources Code 5.097.94, if human remains are found, the Riverside County Coroner must be notified within 24 hours of the discovery. If the coroner determines that the remains are not recent, the coroner will notify the Native American Heritage Commission in Sacramento to determine the most likely descendent for the area. The designated Native American representative then determines in consultation with the property owner the disposition of the human remains. Due to the proximity of Tribal lands, there is the potential for previously undiscovered cultural resources to be discovered during project construction and site grading activities. Tribal interests in such previously undiscovered resources prescribes the following Conditions of Approval, which shall be incorporated into the entitlement process as,mitigation measures. Mitigation Measures 1. An archeologist qualified according to the Secretary of Interior's Guidelines shall perform a record search of the proposed project area, to be conducted prior to the initiation of construction. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-15 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 2. A Cultural Resources Monitor, designated by the Agua Caliente Cultural Resource, Office, shall be present during all ground-disturbing activities. Should buried deposits be encountered, the Cultural Resources Monitor shall have the authority to halt construction and notify a Qualified Archaeologist (Secretary of the Interior's Standards and Guidelines) to prepare a mitigation plan for submission to the City, State Historic Preservation Officer and the Ague Caliente Cultural Resource coordinator for approval and any repatriation of cultural materials be done in cooperation with the Ague Caliente Band of Cahuilla Indians. Implementation of the mitigation measures identified above will reduce potential impacts to cultural resources to less than significant. Mesquite Village, initial Study/Mitigated Negative Declaration August 2005 1.0-16 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact WI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death, involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other ❑ ❑ ❑ substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ❑ iii) Seismic-related ground failure, including ❑ El Elliquefaction? iv) Landslides? ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of El ❑ ❑ topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- ❑ ❑ ❑ or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), ❑ ❑ ❑ creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater ❑ Eldisposal systems where sewers are not available for the disposal of wastewater? a) i) No Impact. The majority of Riverside County lies within areas subject to seismic hazards. The site is not located within an Alquist-Priolo earthquake hazard zone and there are no known faults crossing the project site. However, the project site, as with virtually all sites within the state, would be vulnerable to ground shaking in the event of an earthquake. The project site and surrounding vicinity are relatively flat, eliminating the potential for landslides. The City of Palm Springs General Plan requires that the project be designed and constructed in accordance with the requirements of the Uniform Building Code (UBC). Adherence to the provisions of the UBC would reduce potential for structural damage in the event of an earthquake. Therefore, no impact would occur. Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-17 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION ii) No impact. Any major earthquake damage in the City of Palm Springs is likely to occur from ground shaking and seismically related ground and structural failures. Local soil conditions, such as topography, soil strength, thickness, density, water content, and firmness of underlying bedrock affect seismic response. Seismically induced shaking and some damage should be expected to occur but damage should be no more severe in the project area than elsewhere in the region. Therefore, no impact would occur. iii) No impact. There are no known geological hazards caused by ground failure or liquefaction which would prevent use of the site. Therefore, no impact would occur. iv) No impact. The ground is level and approval of the project would not expose people or structures to potential landslides.Therefore, no impact would occur. b) No impact. Existing codes regulate land grading and erosion control if and when construction occurs during winter months (November-March). Therefore, no impact would occur. c-d) No Impact. See items a and b, above. e) No Impact. The proposed project will be linked to the surrounding utility system including the municipal sewer systems. No septic tanks will be used. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-18 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use ❑ ❑ ❑ or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the ❑ ❑ ❑ release of hazardous materials into the environment? c,) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or ❑ El ❑ waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code §65962.5 and, as a result, ❑ ❑ ❑ would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a ❑ ❑ Elpublic use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety ❑ ❑ ❑ hazard for people residing or working in the project area? g) Impair implementation of, or physically interfere with, an adopted emergency response plan or ❑ ❑ ❑ emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to ❑ ❑ ❑ urbanized areas or where residences are intermixed with wildlands? a-l') No Impact. The proposed site is not known to contain hazardous materials. The project site is zoned and designated for residential and commercial land uses, therefore, the proposed project is not anticipated to handle, store, or transport hazardous materials. As a result, the proposed project will result in less than significant impacts related to hazardous materials. The project site is located within a quarter mile of Cahuilla School, located at the Mesquite Village,Initial5tudy/Mitigated Negative Declaration August 2005 1.0-19 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION southeast corner of Mesquite Avenue and Camino Real. However, as previously discussed above, the project will not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste. The site is not located within 2 miles of Palm Springs International Airport. Therefore, the proposed project will not expose people on the project site to safety hazards beyond that of other properties in the area. g-hj No Impact. The proposed project would not involve any use that would interfere with the City's emergency operations plan or with major emergency evacuation routes ouf of the area. With regards to wildland fires, the City's General Plan indicates that fire danger is relatively low. The City of Palm Springs Fire Department has indicated that the project area is within the 5-minute response time and travel distance from the nearest fire station. Fire sprinklers are also required based on the size of buildings. The project site is not located near a wildland fire hazard area. In addition, any plans for development will be reviewed and approved by the Fire Department prior to issuance of building permits. Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-20 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact .Incorporated Impact Impact VIII. HYDROLOGY AND WATER QUALITY, Would the project: a) Violate any water quality standards or waste ❑ ❑ discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater ❑ ❑ table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which ❑ ❑ ❑ would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially ❑ ❑ ❑ increase the rate or amount of surface runoff in a manner that would result in flooding on- or off- site? e) Create or contribute runoff water which would exceed the capacity of existing or planned ❑ ❑ ® ❑ stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? ❑ ❑ ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary ❑ ❑ ❑ or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures that would impede or redirect flood flows? ❑ ❑ ❑ i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including ❑ ❑ ❑ flooding as a result of a failure of a levee or dam? j) Inundation by seiche, tsunami or mudflow? ❑ ❑ ❑ N a-d, f) No Impact. According to a hydrology report, prepared by John Sanborn A/E, Inc., for the project, the project site is presently bounded on the east, south, and west by Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-21 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION improved public streets and by the Tahquitz Creek Channel on the north. Therefore, no offsite flows enter the project area. The site generally slopes in an easterly direction with minor sump areas centrally located. On-site flows do not concentrate to swales or channels but percolate in the sump areas or sheet flow to existing street gutters. No wells are proposed as part of this project. Proposed operations on the subject property will require a National Pollutant Discharge Elimination System (NPDES) permit from the California Regional Water Quality Control Board as the site would be considered point- source for storm water runoff due to an increase in impervious surfaces. The NPDES permits regulates general construction activities. Compliance with permit conditions will ensure that there will be no violation of water quality or waste discharge requirements. The entire project site has been identified in the City's General Plan as resort commercial. The project is for a mixed-used commercial/residential development that is not anticipated to result in an abnormal draw on local water supplies. Water demands that will be generated by the proposed project were accounted for in the General Plan EIR. The project will not result in substantial groundwater depletion or interception of any aquifer by cuts or excavations, or substantial loss of groundwater recharge capability. No significant impacts are anticipated. e) Less than Significant. The drainage design for the project consists of several sump catch basins connected by pipelines to the main storm drain collector under Random Road. The basins have been conservatively sized to capture the peak flow generated by a 100 year storm. Portions of the main collector that are not already in existence will be designed to conform to Riverside County Flood Control and Water Conservation District's (RCFCWCD) Master Drainage Plan for the Palm Springs area. Peak run-off flows for 10- year and 100-year one-hour storms were analyzed in the hydrology report prepared for the project and it was concluded that the project meets the hydrologic and hydraulic requirements set forth by RCFCWCD and the City. Therefore, the project will have a less than significant impact on the capacity of existing or planned stormwater drainage systems. g-j) No Impact. According to the FEMA Flood Insurance Rate Map (FIRM), Panels 060257 0006 D, revised July 7, 1999 and 060257 0008 C, revised June 18, 1996, the subject property is designated as Zone B, and therefore lies outside the 100 year flood hazard area. Therefore, the project could not place structures within the 100 year flood hazard area or be exposed to tsunami, seiche, or muciflow. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-22 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 11K. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? ❑ ❑ ❑ b) Conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project (including, but not limited to, the general ❑ ❑ ❑ plan, specific plan, local coastal program or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ ❑ plan or natural community conservation plan? a) No impact. The project site is surrounded by streets and the Tahquitz Creek Channel and therefore, will not physically divide an established community. The project has been designed to be sensitive to the adjacent residential neighborhood by locating the commercial uses close to South Palm Canyon Drive and the residential component towards the eastern portion of the project. In addition, the main entries into the project will be from South Palm Canyon Drive and Mesquite Avenue. b) No Impact. The project site and subject parcel are located in the South Palm Canyon Redevelopment Project Area, part of the Merged Redevelopment Project No. 1. The South Palm Canyon Redevelopment Project Area includes some of the following goals: ➢ Eliminate Physical, Social, and Environmental Deficiencies by the elimination of environmental deficiencies including small and irregular lots and deteriorated public improvements; ➢ Assemble and Consolidate Land suitable for modern, integrated development with improved pedestrian and vehicular circulation; ➢ Coordinate Future Development through the replanning, redesign, and redevelopment of undeveloped areas; ➢ Assure Commercial Vitality by strengthening of retail and other commercial functions in the area; and ➢ Stimulate Economic Development by strengthening the economic base of the Project Area and the community by the installation of needed site improvements to stimulate new commercial expansion, employment, and economic growth. The proposed project supports the goals identified above, and would not conflict with any other applicable land use plans or policies. c) No Impact. The project would not conflict with an applicable habitat conservation plan or natural community conservation plan. No impact would occur. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-23 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? a-b) No Impact. No significant mineral resources have been identified in the project area. The Palm Springs General Plan EIR (Palm Springs, 1992) has not identified any mineral resources in the planning area. Therefore, no impact to mineral resources would occur. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-24 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact :KI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the ❑ ® ❑ ❑ local general plan or noise ordinance or of applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or.groundborne ❑ ❑ ❑ noise levels? c:) A substantial permanent increase in ambient noise levels in the project vicinity above levels ❑ ❑ ® ❑ existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above ❑ ® ❑ ❑ levels existing without the project? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a ❑ ❑ ❑ public use airport, would the project expose people residing or working in the project area to excessive noise levels? f,) For a project within the vicinity of a private airstrip, would the project expose people residing ❑ ❑ ❑ or working in the project area to excessive noise levels? a, d) Less than Significant with Mitigation Incorporated. The City of Palm Springs interior noise standard is 45 dB CNEL. Roadway noise may intrude into the second story of the proposed units because they contain a high percentage of glazing in their living room/dining room/kitchen combinations. They may be affected by roadway noise from South Palm Canyon Drive, and, to a lesser extent, from Mesquite Avenue. Any structural noise mitigation to achieve the City's interior noise standard must be based upon future build-out traffic conditions. Build-out traffic was estimated by utilizing the most recent traffic counts, and "ramping" these counts up by the ratio of projected City build-out populations. The traffic projections were then converted to traffic noise using the FHWA federal highway traffic noise prediction model (FHWA-RD-77-108). The results of the analysis are as follows: TABLE 3 Mesquite Village,Initial Study/Mitigated Negative Declaration August2005 1.0-25 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TRAFFIC NOISE LEVELS dB CNEL Build-Out at 50 feet Project Perimeter Classification of Volumes from Centerline Roadway Roadway (ADT) (dB) So. Palm Canyon Drive Major Arterial 41,799 74 Mesquite Avenue Secondary 17,423 70 The building facade nearest to South Palm Canyon Drive is located 60 feet from the centerline. The "noise loading" or noise exposure at this building facade is calculated to be 73 dB CNEL. Other proposed units are located at 50 feet from file Mesquite Avenue centerline. The calculated noise exposure at these residential structures will be 70 dB CNEL. Noise reduction of-28 dB would be required to reduce the building fapade noise level of 73 dB CNEL along South Palm Canyon Drive to meet the City of Palm Springs 45 dB CNEL standard. A structural reduction of 25 dB will be needed along the Mesquite Avenue frontage. Typical noise attenuation with single-paned windows in modern frame and stucco construction is generally found to be about -20 dB. Enhanced structural features capable of achieving an additional -9 dB of noise reduction are needed for perimeter units facing South Palm Canyon, and -5 dB along Mesquite. The additional structural attenuation can be achieved through "upgraded" dual-paned windows and other enhanced noise insulation. In most residential construction, the structural noise level reduction (in dB) is almost equal to the rated sound transmission class (STC) of any open-able window. However, because the building facade contains an unusual amount of glazing, more upgraded windows will be necessary than for typical construction, particularly along South Palm Canyon. The interior noise in units proposed to font South Palm Canyon Drive and Mesquite Drive was calculated using the computerized Interior Noise Analysis model (INA, Version 3.2). The fixed glazing along South Palm Canyon was assumed to be upgraded insulated glass with a sound transmission class (STC) of 33. Similarly, the sliders were assumed to be dual- paned with upgraded seals, and with a similar STC rating of 33. Conventional fixed windows and a single-paned slider were assumed for the Mesquite frontage. When window and/or door closure is a necessary condition to meet the interior standard, the building code requires a provision of supplemental ventilation. The requirement can be met with a fresh air inlet duct on the return air plenum on the furnace fan. The recommended ventilation rate is 15 CFM fresh make-up air per person for an assumed two-person household as per Title 24 of the California Code of Regulations. During grading and construction activities, it is expected that adjacent residents may be exposed to noise levels in excess of standards established in the City's noises ordinance. However, the increase in noise levels will be temporary in nature and will only occur during the City's allowable construction hours of 7 a.m. to 7 p.m. Monday through Friday and 8 a.m. to 5 p.m. on Saturday. With the incorporation of mitigation measures during Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-26 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION construction activities and the placement of proposed mechanical equipment, the impacts will be reduced to a less than significant level. The following mitigation measures will assure that project impacts are less than significant. Mitigation Measures 1. To attenuate noise 'at the upstairs bedrooms to 45 dB CNEL or less within the residential interiors along the South Palm Canyon Drive and Mesquite Avenue frontages, use of upgraded windows with the following respective STC ratings are required on upstairs bedrooms that have a view of the roadway: Roadway Type Window/Door STC Rating South Palm Fixed Glazing 33 Canyon Sliding Glass Doors 33 Mesquite Fixed Glazing 30 Avenue Sliding Glass Doors 27 2. Supplemental ventilation is required for units along South Palm Drive and Mesquite Avenue capable of providing 30 CFM of fresh make-up air. The make-up air duct air intake should be on the side of the house away from the perimeter street. Any duct openings facing the adjacent streets should have a 90-degree elbow and have absorbent duct lining on the last five (5) feet from the opening. 3. During construction phases, the contractor shall ensure that all construction is performed in accordance with the applicable City of Palm Springs noise standards. This measure shall be added to the construction contract. 4. All internal combustion powered equipment shall be equipped with properly operating mufflers and kept properly tuned to alleviate backfires. This measure shall be added to the construction contract. 5. During construction activities, the contractor shall locate portable equipment as far as possible from the adjacent residences. This measure shall be added to the construction contract. 6. To the extent feasible, the contractor shall store and maintain equipment as far as possible from the adjacent residences. This measure shall be added to the construction contract. 7. The placement of all mechanical equipment associated with the proposed project such as HVAC systems shall be located and constructed to ensure compliance with Chapter 11.74 (Noise Ordinance) of the Palm Springs Municipal Code Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-27 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION b) No Impact,. Proposed development on the project site would not be expected to result in exposure of persons to or generation of groundborne vibration or noise levels. No sources of groundborne noise, such as pile driving, are proposed as part of the project. c) Less than Significant. The project is for a mixed-use commercial/residential project that is expected to generate noise typical of such land uses. The project site is currently vacant, and therefore, any new development on the property will result in an increase of the ambient noise levels in the project vicinity. The City of Palm Springs' noise ordinance regulates construction hours, leaf blowers, and acceptable noise levels in residential and commercial areas based on time of day. Therefore, development on the site will have a less than significant impact on ambient noise levels in the area. e-f) No Impact. The project site is not located in an airport land use plan or in the vicinity of any known private airstrips.Therefore, development on the project site would not expose people residing or working in the project area to excessive noise levels. Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-28 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant With Potentially Mitigation Less Than Significant Incorporate Significan Impact 'd t Impact No Impact XII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly(e.g., by proposing new homes and ❑ ❑ ® El or indirectly (e.g., through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of ❑ ❑ ❑ replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement ❑ ❑ ❑ housing elsewhere? a) Less than Significant. The proposed project will add approximately 106 residential units to the City of Palm Springs. According to the Palm Springs General Plan, the proposed project is consistent with the intended use of the site. Population increases associated with the proposed project were fully addressed in the General Plan EIR. This impact is considered less than significant. b, c) No Impact. No existing housing is located on the project site nor would any housing be displaced by the implementation of the proposed project. No existing residential uses occur on the project site nor would any persons be displayed by the implementation of the proposed project Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-29 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant _ Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services: a) Fire protection? ❑ ❑ ❑ b) Police protection? ❑ ❑ ❑ c) Schools? ❑ ❑ ❑ d) Parks? ❑ ❑ ❑ e) Other public facilities? ❑ ❑ ❑ a-e) No Impact. According to the City's General Plan, fire danger in the City is relatively low. According to the Palm Springs Fire Department, the proposed project is located within the 5-minute response time area but will still require the installation of an automatic fire sprinkler system. With regards to police protection, the proposed project is not anticipated to result in a significant increase in emergency calls to the project site. Therefore, the proposed project will not adversely impact police protection services. With regards to schools, the nearest school is Cahuilla School, located approximately a quarter-mile from the project site. Under State Law, school districts may impose school impact fees on residential development. Collection of this fee will serve to offset any unforeseen project-related student generation. With regards to parks, the project site is not located near a public park and therefore, no impacts to existing parks are expected to occur as a result of the proposed project. Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-30 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact ?UV. RECREATION. a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial ❑ ❑ ❑ physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities, or require the construction or expansion of ❑ ❑ ❑ recreational facilities, which might have an adverse physical effect on the environment? a-b) No Impact. The project site proposes up to 106 residential units. Potential development is not on a scale large enough to impact the use of existing neighborhood or regional parks such that substantial deterioration of the facility would occur, In addition, the proposed project does not include public recreational facilities and does not require expansion or construction of new recreational facilities as recreational amenities are provided on-site. The residential component of the project provides its own open space and recreational area amenities for the enjoyment of residents- The residential component of the project, including the live/work lofts, will also be subject to the recently adopted Pork Fee Ordinance, for payment of park fees for the purpose of acquisition and improvement of new parks and preservation of existing parks. Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-31 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XV. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial ❑ ® ❑ ❑ increase in either the number of vehicle trips, the volume-to-capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the ❑ ® El county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in ❑ ❑ ❑ location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous ❑ ❑ ❑ intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ f) Result in inadequate parking capacity? ❑ ❑ g) Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus ❑ ❑ turnouts, bicycle racks)? a-b) Less than Significant with Mitigation Incorporated. In November 2003, George Dunn Engineering finalized a traffic study for the proposed Huddle Springs Development, which was a similar mixed-use development previously proposed on the project site. That traffic study determined that the Huddle Springs Development would not have any significant capacity related intersection impacts, per the City's traffic study guidelines, but did make specific recommendations regarding local circulation and site access.The traffic study and project were subsequently approved by both the Palm Springs Planning Commission and the City Council. After the project was approved, the parcel of land at the northeast corner of the Palm Canyon Drive/Mesquite Avenue intersection was sold and a new mixed-use development plan was proposed. In the process of scoping the required traffic analysis for the newly proposed land use, George Dunn Engineering prepared a traffic forecast for the new land use and compared that to the traffic forecast for the previously proposed Huddle Springs project. That calculation showed that the newly proposed project would be expected to generate significantly less trips than the previously proposed Huddle Springs project. As such, in consultation with City staff, it was determined that a new full traffic study was not required, but a supplemental analysis would be Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-32 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION required to document the new project description, trip generation forecasts and to assess the relevance of the applicability of the recommendations made by the traffic study for the Huddle Springs Development. This updated traffic analysis is attached as Appendix A. Previously Proposed Huddle Springs Development The previously proposed Huddle Springs Development would have resulted in the construction of a mixed-use development including an 8,000SF signature restaurant, a 25,759 square foot/retail use, a building for which no use had been determined, 18 two-story living units, 40 2-bedroom condominiums and 8 three-bedroom condominiums. Project access would have been provided by driveways located on both South Palm Canyon Drive and Mesquite Avenue. The driveway on Palm Canyon Drive was to be directly across from the main entrance to the proposed Star Canyon Development on the west side of Palm Canyon Drive and was to be signalized. Newly Proposed Mixed-Use Development The newly proposed project will construct 106 residential units and 15,000 square feet of commercial area. Proposed project access on Palm Canyon Drive is to be provided by a full access driveway on the north side of the project site (at the location of the previously proposed main Huddle Springs Development driveway) and a second driveway to provide right-turn in and right-turn out movements to the south. A secondary full access project driveway will be provided on Mesquite Avenue at approximately the same location as the Mesquite Avenue driveway proposed by the Huddle Springs Development. Emergency vehicle access will be provided by a driveway on Random Road. Bollards will be placed in this driveway so that this driveway will not be used for general site access. TRIP GENERATION FORECASTS George Dunn Engineering prepared a trip generation forecast for the new project using the same Institute of Transportation Engineer's methodology used in the original analysis. The trip generation calculations for the newly proposed development were then compared to the trip generation calculation for the Huddle Springs project. The results of the calculations and comparison are provided in Table 4. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-33 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TABLE 4 PRELIMINARY TRIP GENERATE CALCULATION SUMMARY Trip Generation Rates Land Use Intensity Units Daily Weekday Weekday Weekday Weekday Weekday Weekday MD Total MD IN MD OUT PM Total PM IN PM OUT -Quality Restaurant KSF 89.95 5.57 4.57 1.00 7.49 5.02 2.47 -specialty Retail KSF 40.67 6.41 3.08 3.33 2.59 1.11 1.48 Apartments - D.U. 6.63 0.56 0.16 0,40 0.62 0.42 0.20 Condos/Townhouses - D.U, 6.63 0.51 0.09 0.42 0.83 0.47 0.36 Forecasl Trip Generatlon Original Huddle S rin s Pro ect Land Use Intensity Units Daily Weekday Weekday Weekday Weekday Weekday Weekday MD Total MD IN MD OUT PM Total PM IN PM OUT Restaurant/Retail Uses -Quatty Restaurant 8.00 KSF 1 720 1 45 37 8 60 40 20 _SPeCI01tv Retail 50.759 KSF 12,064 '325 156 169 131 57 75 Residential Uses Apartments 18.000 D.U. 119 1 10 3 7 1 11 7 4 Condos/Townhouses 48.000 D.U. 1 318 1 24 4 20 40 23 17 Total Tri s 3,222 4rM 200 205 242 127 116 Forecast Trl Generation New Pro ect Land Use Intensity Units Daily Weekday Weekday Weekday Weekday Weekday Weekday MD Total MD IN MD OUT PM Total PM IN PM OUT -Specialty Retail 18.000 KSF 732 115 55 60 47 20 27 Condos/Townhouses 103.000 D.U. 683 53 9 44 85 49 37 Total Trips 1,415 168 64 104 132 69 63 Change in Trip Generation -237 -135 -101 -110 -58 -52 1,807 The calculations show that the newly proposed development will generate less than half the daily trips forecast for the former Huddle Springs Development. The lower trip generation forecast can be attributed to the reduction in the on-site commercial restaurant uses from approximately 59,000 square feet to commercial specialty retail uses of 18,000 square feet. This decrease dwarfs the trip generating impact of the increase in residential units from 64 under the proposed Huddle Springs Development plan to 106 units under the new plan. INTERSECTION ANALYSIS SUMMARY Table 5 shows the results of the level-of-service calculations that were presented in the traffic study for the previously proposed Huddle Springs Development. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-34 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TABLE 5 LEVEL OF SERVICE CALCULATION SUMMARY FOR THE PREVIOUSLY PROPOSED HUDDLE SPRINGS DEVELOPMENT MIDDAY PEAK HOUR Year2006 Year2006 Year2020 Existing "No "With Year 2020 "With Conditions Project" Project" "No Project" project" (Year 2003) Conditions Conditions Conditions Conditions Intersection belay-LOS Delay-LOS Delay-LOS Delay-LOS Delay-LOS 1.Palm Canyon Drive/Ramon Road 16.7 sec.-B 18 3 sec -B 19.0 sec.-B 22.9 sec.-C 24.2 sec.-C 2, Indian Canyon Drive/Ramon 20.4 sec.- 20.9 sec - 20.9 sec.-C 23.0 sec.-C 23.2 sec.-C Road C C 3. Palm Canyon Drive/Sunny Dunes 15 5 sec.-B 15 7 sec.-B 16.1 sec.-B 18.0 sec.-B 18.9 sec.-B Road 4. Palm Canyon Drive/Mesquite 9.2 sec.-A 9.2 sec.-A 9.5 sec.-A 9.4 sec.-A 9.8 sec.-B Avenue S.Mesquite Avenue/Camino Real 82 sec.-A 8.4 sec.-B 9.2 sec -A 8.9 sec.-A 9.9 sec.-A 6 Mesquite Avenue/Sunrise Way 13.0 sec.-B 15.9 sec.-B 16.7 sec.-B 17.7 sec.-B 18.6 sec.-B 7.Belardo Road/Ramon Road 8.5 sec.-A 8.6 sec.-A 8.6 sec.-A 9.2 sec.-A 9.3 sec.-A 8.Belardo Road/Sunny Dunes Road 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A 9, Palm Canyon Drive/Huddle 8.1 sec. 7.4 sec.-A Springs Dwy 'PM PEAK HOUR Year2006 Year2006 Year202O ConExisting ..No "With Year rojec "With (Year Project" Project" "No Project" Project" (Year 2003) Conditions Conditions Conditions Conditions Intersection Delay-LOS Delay-LOS Delay-LOS Delay-LOS Delay-LOS 1.Palm Canyon Drive/Ramon Road 14.3 sec.-B 15.5 sec 15 8 sec.-B 17.5 sec.-B 18.1 sec.-B 2. Indian Canyon Drive/Ramon 19.5 sec.-B 19.7 sec.-B 19.7 sec.-B 20.9 sec.-C 21.0 sec.-C Road 3. Palm Canyon Drive/Sunny Dunes 12.6 sec.-B 12.4 sec.-B 12.6 sec.-B 13.2 sec.-B 13.7 sec.-B Rood 4. Palm Canyon Drive/Mesquite 6.3 sec.-A 6.6 sec.-A 6 8 sec.-A 7.0 sec.-A 7.4 sec.-A Avenue S.Mesquite Avenue/Camino Real 7.6 sec.-A 7.7 sec.-A 8.0 sec.-A 7.9 sec.-A 8.6 se A Mesquite Village,Initial Study/Mitigated Negative Declaration August2005 1.0-35 MESQUITE VILLAGE(INITIAL STUDY/MITIGATED NEGATIVE DECLARATION 6.Mesquite Avenue/Sunrise Way 13 9 sec.-B 14.3 sec.-B 15.3 sec.-B 14.8 sec.-B 16.3 sec.-B 7.Belardo Road/Ramon Road 8.2 sec.-A 8.4 sec.-A 8.4 sec.-A 8.9 sec.-A 8.9 sec.-A 8.Belardo Road/Sunny Dunes Road 0.0 sec -A 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A 0.0 sac -A 9. Palm Canyon Drive/Huddle Springs Dwy 8.0 sec.-A 8.9 sec.-A As previously mentioned, the calculations performed for the previously proposed land use (Huddle Springs) determined that all the identified study intersections would operate at acceptable levels of service, based on the City's criteria. Since the newly proposed project will have similar project access locations as the formerly proposed project and would be expected to have the same trip distribution patterns, the newly proposed project would also have no significant intersection capacity impacts. Traffic Signal Warrant Analysis The supplemental traffic analysis performed for the proposed project also considered whether or not the proposed project's traffic contributions would be sufficient to meet Caltrans traffic signal warrants. In order to perform the warrant analysis, it is first necessary to forecast project driveway volumes for the newly proposed project. The new project trip generation forecast was used with the same trip distribution used in the original analysis. Figure 3 of Appendix A shows the trip distribution at the project driveways. Figure 4 of Appendix A shows the midday and PM forecast project trips at the project driveways. Figure 5 of Appendix A shows the forecast "no project" project driveways for the Year 2006 and Year 2020 midday and PM peak hours. Figure 6 of Appendix A shows the forecast "with project" project driveways for the Year 2006 and Year 2020 midday and PM peak hours. The forecast "with project" peak hour volumes were entered into the TRAFFIX computer model for the project's main full access driveway on Palm Canyon Drive. It was assumed that the driveway would be controlled by a stop sign. Level-of-service and traffic signal warrant calculations were performed.The results of those calculations are provided in Table 6. Peak Hour Study Scenario Delay-LOS Traffic Signal Peak Hour Traffic Signal Peak Hour Delay Warrant Met? Volume Warrant Met? Year 2006 Midday 27.0 sec:D No No Year 2006 PM 18.3 sec-C No No Year 2020 Midday 44.9 sec.-E No No Year 2020 PM 25.9 sec.D No No The table shows that the proposed full access project driveway on Palm Canyon Drive will operate at generally acceptable levels of service for stop-sign controlled intersections. Left turns may be difficult during peak travel periods. However, motorists leaving the project site could utilize the signalized Palm Canyon Drive/Mesquite Avenue intersection to make westbound left- turns onto Palm Canyon Drive, if desired. The project-generated driveway volumes are not sufficient to meet peak hour delay or volume traffic signal warrants. The following mitigation measures will ensure that potential impacts from project-generated traffic will be reduced to less than significant levels. Mesquite Village,initial Study/Mitigated Negative Declaration August 2005 1.0-36 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION i Mitigation Measures 1 . The design of the proposed parking lot layouts and site driveways shall be subject to the review and approval of the City Traffic Engineer during the development review process, to insure compliance wilt) City access and design standards. 2. The developer shall work with the City to develop a mechanism to participate in the installation of a future traffic signal, should the Star Canyon project be constructed or other area development occur outside that presently foreseen lake place and a traffic signal at this location be deemed necessary. 3. If required by the City, the project proponent shall participate in the construction of a raised median along Palm Canyon Drive adjacent to the site. 4. Stop signs shall be provided to control traffic on the project driveway approaches to Mesquite Avenue and Palm Canyon Drive. 5. The project proponent will coordinate with SunLine Transit Agency regarding the need for on- site public transit facilities. 6. The project proponent shall contribute traffic impact mitigation fees, by participahing in the TUMF program. 7. The project proponent shall participate in the neighborhood traffic-calming measure to include an entrance statement or feature at the intersection of Mesquite Avenue and Random Road with final design details to be approved in consultation with the neighborhood and the City Engineer. c-e) No impact. The project will not result in any changes to air traffic patterns or result in inadequate emergency access. The preliminary plans have been reviewed by the Palrn Springs Fire Department for compliance with emergency access requirements. The project is accessed by two main entries located on South Palm Canyon Drive and Mesquite Avenue. f) No impact. The project proposes to provide parking consistent with the ratios established in Section 93.06.00 of the Palm Springs Zoning Ordinance. The residential portion of the proposed project includes 241 parking spaces, 212 of which will be covered. The commercial portion of the proposed project includes 69 parking spaces, all of which are uncovered. g) No Impact. The mixed-use concept of the project is consistent with General Plan Policies 3.22.1., 3.22.5., 5.17.7., and 5.21.1. that encourage the type of project that is being proposed in order to provide a diversity of services to residents and visitors and provide adequate buffers and transitions from commercial to residential land uses while encouraging pedestrian or alternative traffic. Mesquite Village, Initial Study/Mitigated Negative Declaration August 2005 1.0-37 MESQUITE VILLAGE/INITIAL STUDYIMITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the ❑ El El Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of ❑ ❑ existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing El ❑ Elfacilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and El ❑ Elresources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the ❑ ❑ ❑ project's projected demand, in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid ❑ ❑ ❑ waste disposal needs? g) Comply with federal, state and local statutes and El ❑ regulations related to solid waste? 1-1 a,d-g) No impact. All utilities and services are currently provided to the subject site. Due to the nature and size of this project, there should be no impacts to utilities and service systems as a result of the project. b) Less than Significant. The Desert Water Agency (DWA) currently owns, operates, and maintains water distribution and pumping facilities within the project area. Project proponents will be required to connect to existing DWA water infrastructure to provide water to the site for construction and domestic water service. The developer will be required to comply with all rules, regulations, and other requirements of the DWA in order to provide water service to the site. Water service requirements may include, but are not limited to, upgrades, modifications, replacement, and abandonment of existing DWA facilities. These improvements may require construction within and adjacent to public rights-of-way and exiting and/or proposed easements. Construction will occur in accordance with DWA and City requirements and will not cause any significant effects upon the environment. Mesquite Village,Initial Study/Mitigated Negative Declaration August2005 1.0-38 kip MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION c) Less than Significant. The project may require construction of drainage improvements to convey storm water flows to area drainage facilities. The hydrology report prepared for the project determined that the increased storm water runoff due to development of the site would not exceed the capacity of offsite drainage systems. Additional runoff generated by increases in impervious surface will be conveyed to the storm drain system with any overages conveyed on the surface within the street right-of-way limits. Since the project is not expected to significantly alter drainage patterns in the area, area expansion of new storm water drainage facilities would not be required as part of the project. Mesquite Village, Initial Study/Mitigated Negative Declaration August2005 1.0-39 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wild-life population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? "Cumulatively considerable" means that the incremental effects of a project ❑ ❑ Elare considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. c) Does the project have environmental effects that will cause substantial adverse effects on human ❑ ❑ ❑ beings, either directly or indirectly? a) No Impact. The proposed project would not degrade the quality of the environment; result in an adverse impact on fish, wildlife, or plant species including special status species, or prehistoric or historic cultural resources because project components do not include any construction or development on areas that are not identified as sensitive. Prehistoric or historic cultural resources would not be adversely affected because no archeological or historic resources are known to exist in the project areas. The project is proposed to occur on a previously graded and developed site, and does not propose any construction, development or grading activities in which cultural or historic resources would be anticipated to be discovered. Further, project implementation includes compliance with appropriate procedures for avoiding or preserving artifacts or human remains if they are discovered. b) No Impact. The project would be consistent with the City's General Plan and would not create any significant impacts. All project impacts would be reduced by adhering to basic regulatory requirements and/or conditions of approval, as well as mitigation measures identified in this environmental document. c) No Impact. The proposed project would not have any direct or indirect adverse impacts on humans. Therefore, the proposed project would not have any direct or indirect adverse impacts on humans. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-40 MESQUITE VILLAGE/INITIAL STUDY/MITIGATED NEGATIVE DECLARATION REFERENCES 1) City of Palm Springs. City of Palm Springs Daft Environmental Impact Report, December 1992. 2) City of Palm Springs. City of Palm Springs General Plan. 1992. 3) City of Palm Springs. City of Palm Springs Zoning Code. 2004. 4) City of Palm Springs. Huddle Springs Initial Study. 2003. 5) South Coast Air Quality Management District. CEQA Air Quality Handbook. 1993 6) U.S. Code of Federal Regulations, Title 33, Chapter 26, Subchapter IV, "Clean Water Act" 1994 7) Government Code Section 65962.5(f), "Hazardous Waste and Substances Statement" 8) George Dunn Engineering. Traffic Analysis for Newly Proposed Use at the Former Huddle Springs Project Site. March, 2005. 9) Giroux & Associates. Noise Analysis for Mesquite Village. 2005. Mesquite Village,Initial Study/Mitigated Negative Declaration August 2005 1.0-41 l R Memorandum To: Mr. Jay M. Reynolds,ALA, OJMR Architects 501 South Fairfax Avenue, Suite 202 Los Angeles, CA 90036 Telephone: (323) 931-1007 FAX: (323) 931-0109 E-mail: iav@ojmrarehitects.net From: George Dunn, P.E. Date: March 29, 2005 Re: Supplemental Traffic Analysis for a Proposed Mixed-Use Development on a Site for the Previously Proposed Huddle Springs Development P4021 INTRODUCTION In November 2003, George Dunn Engineering finalized a traffic study for the proposed ? Huddle Springs Development, which was located at the northeast corner of the Palm Canyon Drive/Mesquite Avenue intersection. That traffic study determined that the Huddle Springs Development would not have any significant capacity related intersection impacts, per the City's traffic study guidelines, but did snake specific recommendations regarding local circulation and site access. The traffic study and project were subsequently approved by both the Palm Springs Planning Commission and the City Council. After the project was approved, the parcel of land at the northeast corner of the Palm Canyon Drive/Mesquite Avenue intersection was sold and a new mixed-use development plan was proposed. Figure 1 shows the project site. In the process of scoping the required traffic analysis for the newly proposed land use, George Dunn Engineering prepared a traffic forecast for the new land use and compared that to the traffic forecast for the previously proposed Huddle Springs project. That calculation is provided later in this memorandum and showed that the newly proposed project would be expected to generate significantly less trips than the previously proposed Huddle Springs project. As such, in consultation with City staff it was determined that a ,new full traffic study was not required but a supplemental analysis would be required to document the new project description, trip generation forecasts and to assess the relevance of the applicability of the recommendations made by the traffic study for the Huddle Springs Development. This memorandum serves as the required supplemental traffic analysis for the project site located at the northeast corner of the Palm Canyon Drive/Mesquite Avenue intersection. jraffic Analysis for Newly Proposed Use at the Fortner Huddle Springs Project Site Prepared for OJMR Architects March 29,2005 George Dunn Engineering 1 o C G p p O T - T C U C N C m U W U � E m n. O Ramon Rd 0 o o m o O K m ° _ oc m c m U 0 U ft .00 Camino Parocela `m m ,p a 3� ?G 0 7 O Sunny Dunes Rd. Industrial PI. Riverside Dr. r x a San Lorenzo Rd '' Mesquite Ave. CO of 0 c E m U LEGEND Project Location N `'°�` W,[ Palm Canyon Drive/Mesquite uite Avenue Mixed-Use Development Figure 1 �� 1vt Y 9 P 9 Project Location P4021 n I'; �_'�.')�t■1�.,y�.yred'c,., L?ly�pfy�i�■�■p,Y�tf p��: PROJECT DESCRIPTIONS Previously Proposed Huddle Springs Development The previously proposed Huddle Springs Development would have resulted in the construction of a mixed-use development including an 8,000SF signature restaurant, a 25,759 square foot/retail use, a building for which no use had been determined, 18 two-story living units, 40 2-bedroom condominiums and 8 three-bedroom condominiums. Project access would have been provided by driveways located on both South Palm Canyon Drive and Mesquite Avenue. The driveway on Palm Canyon Drive was to be directly across from the main entrance to the proposed Star Canyon Development on the west side of Palm Canyon Drive and was to be signalized. Newly Proposed Mixed-Use Development The newly proposed project will construct 103 residential units and 18,000 square feet of commercial area. Proposed project access on Palm Canyon Drive is to be provided by a full access driveway on the north side of the project site (at the location of the previously proposed main Huddle Springs Development driveway) and a second driveway to provide right-turn in and right-turn out movements to the south. A secondary full access project driveway will be provided on Mesquite Avenue at approximately the same location as the Mesquite Avenue driveway proposed by the Huddle Springs Development. Emergency vehicle access will be provided by a driveway on Random Road. Bollards will be placed in this driveway so that this driveway will not be used for general site access. Figure 2 shows the new project site plan. TRIP GENERATION FORECASTS George Dunn Engineering prepared a trip generation forecast for the new project using the same Institute of Transportation Engineer's methodology used in the original analysis. The trip generation calculations for the newly proposed development were then compared to the strip generation calculation for the Huddle Springs project. The results of the calculations and comparison are provided in Table 1. Traffic Analysis for Newly Proposed Use at the Former Huddle Springs Project Site Prepared for OJMR Architects 3 March 29, 2005 George Dunn Engineering i r _ / it LU J /6, s , Fffr7F N Palm Canyon Drive/Mesquite Avenue Mixed-Use Development Figure 2 1 „� Project Site Plan nozi 1, Table 1 - Preliminary Trip Generation Calculation Summar TRIP GENERATION RATES Weekday Weekday Weekday Weekday Weekday Weekday Land Use Intensity Units Daily L4DTotal MD IN MDOUT PMTotal PM IN PM OUT Quality Restaurant(Land Use 831) KSF 89 95 5.57 4.57 100 749 1 5.02 2.47 Specialty Retail(Land Use 814) KSF 4067 6.41 300 393 259 111 148 A artments(Land Use 220) DU 663 056 016 0.40 0.62 0.42 020 Condaminmms/Townhouse(End Use 231) DU 6.63 051 009 042 083 047 0.36 FORECAST TRIP GENERATION ORIGINAL HUDDLE SPRINGS PROJECT Weekday Weekday Weekday Weekday Weekday Weekday Lind Use InLensl Units Dail MD Total MD IN MD OUT PMTotal PM IN PM OUT Restaurant/Retail Uses Quality Restaurant(Land Use 831) 8 000 KSP 720 45 37 8 60 40 20 S ecral Retail(Land Use 814) 50 759 KSF 2 064 325 156 169 131 57 75 Residential Uses A artments(Land Use 220) 18 000 D U III 10 3 7 11 7 4 Condomimums/Townhouse(Land Use 231J 48 000 D.U. 310 24 4 20 40 23 17 TOTAL TRIPS 3 222 404 200 205 242 127 116 FORECAST TRIP GENERATION NEW PROJECT Weekday Weekday Weekday Weekday Weekday Weekday Land Use Intense Units d782 MD Total MD IN MD OUT PM Total PM IN PM OUT S eeial Rand Land Use 814) 18 000kKSF 115 55 60 47 20 27 Condomhnms/Tawnhouse(Land Use 231) 103 000D.U. 53 9 44 85 49 37 TOTAL TAll'S 168 64 104 132 69 63 CHANGE IN TRIP GENERATION -237 -135 -101 -110 -58 -52 Per Midday Trip Generation,the AM Peak Hour of the Generator Rates were used. The calculations show that the newly proposed development will generate less than half the daily trips forecast for the former Huddle Springs Development. The lower trip generation forecast can be attributed to the reduction in the on-site commercial restaurant uses from approximately 59,000 square feet to commercial specialty retail uses of 18,000 square feet. This decrease dwarfs the trip generating impact of the increase in residential units from 64 under the proposed Huddle Springs Development plan to 103 units under the new plan. FORMER HUDDLE SPRINGS INTERSECTION ANALYSIS SUMMARY Table 2 shows the results of the level-of-service calculations that were presented in the traffic study for the previously proposed Huddle Springs Development, Traffic Analysis for Newly Proposed Use at the Former Huddle Springs Project Site Prepared for OJMR Architects 5 March 29, 2005 George Dunn Engineering Table 2- Level-of-Service Calculation Summary for the Previously Proposed Huddle Springs Development Midday PEAL{HOUR Existing Year 2006"No Year 2006 Year 2020"No Year 2020 Conditions Project" "With Project' Project" "With Project' (Year 2003) Conditions Conditions Conditions Conditions Intersection Delay-LOS Delay-LOS Delay-LOS Delay-LOS Delay-LOS 1. Palm Canyon Drive/Ramon Road 16.7 sec.-B IM sec.-B 19.0 sec.-B 22.9 sec,-C 24.2 sec.-C 2. Indian Canyon Drive/Ramon Road 20.4 see,-C 20.9 sec.-C 20.9 sec.-C 23.0 sec,-C 23.2 sec.-C 3. Palm Canyon Drive/Sunny Dunes Road 15,5 sec.-B 15.7 see,-B 16A sec.-B 18.0 sec,-B 18.9 sec.-B 4. Palm Canyon Drive/Mesquite Avenue 9.2 sec.-A 9.2 sec,-A 9.5 sec.-A 9A sec,-A 9A sec.-B 5. Mesquite Avenue/Camino Real 8.2 sec.-A 8.4 sec.-B 9.2 sec.-A 8.9 sec.-A 9.9 sec.-A B. Mesquite Avenue/Sunrise Way L3 o sec.-B 16.9 sec.-B LVI sec,-B 17.7 sec.-B 18.6 sec.-B sec,7. Belardo Road/Ramon Road 8.5 -A 8.6 sec.-A 8,6 sec.-A 9.2 sec.-A 9.3 sec.-A 8. Belardo Road/Sunny Dunes Road 0.0 sec.-A 0.0 sec.-A 0.0 sec. 0.0 sec.-A 0.0 sec.-A 9. Palm Canyon Drive/Huddle Springs Dwy _ 8.1 sec.-A 7.4 sec.-A PM PEAK HOUR Existing Year 2006"No Year 2006 Year 2020"No Year 2020 Conditions Project" "With Project" Project' "With Project" (Year 2003) Conditions Conditions Conditions Conditions Intersection Delay-LOS Delay-LOS Delay-LOS Delay-LOS Delay-LOS 1. Palm Canyon Drive/Ramon Road 14.3 sec.-B 15,6 sec.-A 15.8 sec.-B 1Z5 sec.-B 18A sec.-B 2. Indian Canyon Drive/Ramon Road 19.5 sec.-B 19.7 sec.-B 19.7 sec.-B 20.9 sec.-C 21,0 sec.-C 3. Palm Canyon Drive/Sunny Dunes Road 12.6 sec.-B 12.4 sec.-B 12.6 sec.-B 13.2 sec.-B 13,7 sec,-B 4. Palm Canyon Drive/Mesquite Avenue 6.3 sec.-A 6.6 sec.-A 6.8 sec.-A 7.0 sec.-A 7.4 sec.-A _ _) 5. Mesquite Avenue/Camino Real 1.6 sec.-A 1 7.1 sec.-A I 6.0 sec,-A 1 7.9 sec.-A 8.6 sec.-A 6. Mesquite Avenue/Sunrise Way 13,9 sec.-B 14.3 sec.-B 15,3 sec.-B 14.8 sec,-B 16.3 sec.-B 7. Belardo Road/Ramon Road 8.2 sec.-A 8.4 sec,-A 8.4 sec.-A 8.9 sec.-A 8.9 sec.-A -8. Belardo Road/Swan Dunes Road 0.0 sec.-A 0.0 sec.-A 0.0 sec.-A 0.0 see.-A 0.0 sec.-A 9. Palm Canyon Drive/Huddle S12rings Dwy 8.0 sec.-A 8.9 see.-A As previously mentioned, the calculations performed for the previously proposed land use (Huddle Springs) determined that all the identified study intersections would operate at acceptable levels of service, based on the City's criteria. Since the newly proposed project will have similar project access locations as the formerly proposed project and would be expected to have the same trip distribution patterns, the newly proposed project would also have no significant intersection capacity impacts. PALM CANYON DRIVE/MAIN ACCESS DRIVEWAY LEVEL-OF-SERVICE AND TRAFFIC SIGNAL WARRANT ANALYSIS As part of the supplemental traffic analysis, the City has requested that a traffic signal warrant analysis be performed at the project's Palm Canyon Drive main entrance to see if the project's alone (without the Star Canyon Project) would be sufficient to meet Caltrans traffic signal warrants. In order to perform the warrant analysis, it is first necessary to forecast project driveway volumes for the newly proposed project. Traffic Analysis for Newly Proposed Use at the Former Huddle Springs Project Site Prepared for OdMR Architects 6 March 29,2005 George Dunn Engineering Y S, Inbound Trip Distribution 35 �5% 3 PROJECT SITE 0 m 0 10% 13% J t37% Mesgw.Ave Outbound Trip Distribution - f 25% + 7% v 3 PROJECT SITE n d 0 20% Mesgmle Ave 10� �38% N g it " Palm Canyon Drive/Mesquite Avenue Mixed-Use Development Figure 3 lzmmmm Project Driveway Trip Distribution PA021 , t MOW I 11c] The methodology used to forecast project trips was the same used in the original analysis. The new project trip generation forecast was used with the same trip distribution used in the original analysis. Figure 3 shows the trip distribution at the project driveways. Figure 4 shows the midday and PM forecast project trips at the project driveways. Figure 5 shows the forecast"no project" project driveways for the Year 2006 and Year 2020 midday and PM peak hours. Figure 6 shows the forecast "with project" project driveways for the Year 2006 and Year 2020 midday and PM peak hours. The forecast "with project" peak hour volumes were entered into the TRAFFIX computer model for the project's main full access driveway on Palm Canyon Drive. It was assumed that the driveway would be controlled by a stop sign. Level-of-service and traffic signal warrant calculations were performed. The results of those calculations are provided in Table 3. Table 3 —Palm Canyon Drive Full Access Driveway "With Project" Level-of- Service and Traffic Signal Warrant Anal sis Summar Peak Hour Study Delay-LOS Traffic Signal Traffic Signal Scenario Peak Hour Delay Peak Hour Volume Warrant Met? Warrant Met? Year 2006 Midday 27.0 sec. —D No No Year 2006 PM 18.3 sec.—C No No Year 2020 Midday 44.9 sec. —E No No Year 2020 PM 25.9 sec. -D No No The table shows that the proposed full access project driveway on Palm Canyon Drive will operate at generally acceptable levels of service for stop-sign controlled intersections. Left- turns may be difficult during peak travel periods. However, motorists leaving the project site could utilize the signalized Palm Canyon Drive/Mesquite Avenue intersection to make westbound left-turns onto Palm Canyon Drive, if desired. The project-generated driveway volumes are not sufficient to meet peak hour delay or volume traffic signal warrants. Attachment A contains the TRAFFIX output that summarizes the calculations. Mesquite Avenue Roadway Geometry/Traffic Calming The previous traffic study included the following recommendation, which was intended as part of an overall strategy to provide traffic calming: South Palm Canyon Drive shall be improved to City design standards, with half-widths constructed adjacent to the project site, as required by the City of Palm Springs. South Palm Canyon Drive is designated a Major Thoroughfare. It is recommended that Mesquite Avenue be reclassified from a Secondary Thoroughfare to a Collector Road adjacent to the project site and that the north side of the roadway be widened to provide for an 11-foot westbound shared through/left-turn lane and an exclusive 13-foot wide right-turn lane. The length of the right-turn lane shall be at least 225 to accommodate forecast queuing demand. The final design should be reviewed and approved by the City. Traffic Analysis for Newly Proposed Use at the Former Huddle Springs Project Site Prepared for OJMR Architects 7 March 29, 2005 George Dunn Engineering FpPAMSA A. City ®f Palm Springs 2 Ar C V N Office of the City Clerk 3200 E.Tahquitz Canyon Way • Palm Springs, California 92262 "<orspreo^ Tel: (760) 323-8204 • Fax: (760) 322-8332 • Web: www.ci.palm-spnngs.ca.us q<�FoeN AFFIDAVIT OF MAILING NOTICES I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing consider a proposed project located in the northwest quadrant of the intersection of South Palm Canyon Drive and Mesquite Avenue, Zone C-1, Section 23, the project includes 26 live-work units located along South Palm Canyon Drive, 80 attached townhomes, a common area including a recreation center, two pools and approximately 5.25 acres of open space, on November 16, 2005. A copy of said notice was mailed to each and every person set forth on the attached list on the 4th day of November, 2005, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California, I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 4th day of November, 2005. //DAMES THOMPSON City Clerk Post Office Box 2743 0 Palm Springs, California 92263-2743 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE # 5.1056 PD-314, TTM 33575 MESQUITE VILLAGE 850 AND 990 SOUTH PALM CANYON DRIVE (APNs 508-172-005, 508-172-006, 508-172-007) NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of November 16, 2005. 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 proposed project is a mixed-use multi-family development on approximately 11.71 acres. The project site is located in the northwest quadrant of the intersection of South Palm Canyon Drive and Mesquite Avenue, Zone C-1, Section 23. The project is immediately south of the Tahquitz Creek Flood Control Channel. The proposed project includes 26 live-work units located along South Palm Canyon Drive, 80 attached townhomes, a common area including a recreation center, two pools and approximately 5.25 acres of open space. The open space will incorporate walking paths throughout the development. The project proposes a total of approximately 15,000 square feet of retail space. Access to the project site will be from two access points along South Palm Canyon Drive from the west and one access point on Mesquite Avenue from the south. The residential portion of the proposed project includes 241 parking spaces, 212 of which will be covered. The commercial portion of the proposed project includes 69 parking spaces, all of which are uncovered. The project includes a PD request to allow for minor variations in setback and building height requirements. ENVIRONMENTAL DETERMINATION: The City has reviewed and considered the proposed project pursuant to the California Environmental Quality Act (CEQA) guidelines and has determined, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. The City hereby prepares and proposes to adopt a Mitigated Negative Declaration for this project. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this matter are available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the public hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (mail or hand delivery)to: James Thompson, City Clerk City of Palm Springs 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 If any individual or group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at or prior to the meeting. Notice of Public Hearing is being sent to all property owners within four hundred (400) feet of the subject property. An opportunity will be given at said hearings for all interested persons to be heard. Questions regarding this case may be directed to Norm Canchola, Planning Services Department, (760)323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger(760)323-8245. J mes Thompson, City Cle < Department of Planning Services IN Vicinity Map WEE �ilI6 TKO Q _ [Y CALLE ROCA z o K w m j +7`-Ir�z^i\/IJII SUNNY DUNES RD INDUSTRf,gL pL NR/v'�RSlDE I w 3 RIVI;RSIDr DR 1 t SAN LORENZO RD MESQUITE AVE 0 0 o z rr � w Q PALO VERDE AVE U z Legend U OCOTILLO AVE Palm_Springs_Parcels a ® Site 1 400 Feet w MORONGO RD O z � U CITY OF PALM SPRINGS CASE NO: 5.1056 PD-314 DESCRIPTION: TTM 33575 A 11.71 acre Planned Development of 106 residential units, APPLICANT: PALM CANYON 102, LP one common lot, a recreation center, two pools, and 15,000 MESQUITE VILLAGE sq.ft. of retail space at 850 & 990 South Palm Canyon Drive, Zone C1, Section 23. NEIGHBORHOOD COALITION REPS Public Hearing Notice MS APRIL HILDNER MR TIM HOHMEIER Case 5.1056 PD-314,TTM 33575 (TAHQUITZ RIVERS ESTATES) '�I ` (DEEPWELL ESTATES) Mesquite Village 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA CC Meeting- 11.16.05 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MS ROXANN FLOSS MR STEVEN PERRIN MS SHERYL HAMLIN (BEL DESIERTO NEIGHBORHOOD) (DEEPWELL RANCH) (HISTORIC TENNIS CLUB AREA) 930 CHIA ROAD 1334 INVIERNO R\DRIVE 565 WEST SANTA ROSA DRIVE PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 MR JOHN HANSEN MS MALLIKA ALBERT MS DIANE AHLSTROM (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION) (MOVIE COLONY NEIGHBORHOOD) PO BOX 252 2241 NORTH LEONARD ROAD 475 VALMONTE SUR PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR KENT CHAMBERLIN MR BOB MAHLOWITZ MS PAULA AUBURN (TENNIS CLUB AREA) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISE/VISTA CHINO AREA) 373 MONTE VISTA 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BILL SCOTT MS. SEIMA MOLOI MR BOB DICKINSON (OLD LAS PALMAS NEGIBORHOOD) (DESERT HIGHLAND GATEWAY) VISTA LAS PALMAS HOMEOWNERS 540 VIA LOLA 359 W. SUNVIEW AVENUE 755 WEST CRESCENT DRIVE PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92262-1459 PALM SPRINGS CA 92262 MR PETE MORUZZI MR TOM LENIHAN imODCONI hhiD PALM SPRINGS MODERN COMMITTEE 611 S. PALM CANYON, #178 HISTORIC SITE REP fI PO BOX 4738 PALM SPRINGS, CA 92264 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE NO-5 1056 PLANNING&ZONING DEPT MRS JOANNE BRUGGEMANS VERIFICATION NOTICE I 1 I ATTN SECRETARY 506 W SANTA CATALINA ROAD PO BOX 2743 PALM SPRINGS CA 92262 PALM SPRINGS, CA 92263-2743 MS MARGARET PARK AGUA CALIENNTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA INDIANS 11 I I I 1 INDIANS SPONSORS-APPLICANT (6) 650 E TAHQUITZ CANYON WAY PALM SPRINGS CA 92262 CASE 5.1056 CASE 5.1056 CASE 5,1056 MR DAVID HILLIARD MR JAY REYNOLDS SANBORN A/C INC PALM CANYON L01 LP OJMR ARCHITECTS 1227 SOUTH GENE AUTRY TRAIL#C 100 WILSHIRE SUITE 845 501 SOUTH FAIRFAX AVE#202 PALM SPRINGS CA 92265 SANTA MONICA CA LOS ANGELES CA 90036 CASE 5.1056 CASE 5.1056 CASE 5.1056 TKD ASSOCIATES SUITE K2 GEORGE DUNN ENGINEERING EARTH SYSTEMS SOUTHWEST 41-750 Rancho Las Palmas Drive 1941 PASEO PELOTTA 79-811 B COUNTRY CLUB DRIVE Rancho Miracle, CA 92270 PALM SPRINGS CA 92262 INDIO CA 92203 508 163 010 508 172 011 508 311 001 Desert Water Agency Riverside County Flood Conn Ronald&Leamu Dale PO Box 17,10 1995 Market St 253 E Mesquite Ave Palm Springs,CA 92263 Riverside,CA 92501 Palm Springs,CA 92264 508 311 002 508 311 028 508 311 029 Bill&Sandra Hoppe Walter Vance James Henderson R T Macdonald 266 E Palo Verde Ave 256 E Palo Verde Ave 271 E Mesquite Ave Palm Springs,CA 92264 Palm Springs,CA 92264 Palm Springs, CA 92264 513 250 032 513 300 006 513 300 007 Riverside County Flood Cont Fey Family Investments Limited Partner Fey Family Investments Limited Partner 3133 7tlu St 2000 S Madrona Dr 2000 S Madrona Dr Riverside,CA 92507 Palm Springs,CA 92264 Palm Springs,CA 92264 513 300 030 513 300 031 513-250-020 George Marantz&Dianne Marantz George Marantz&Dianne Marantz Tenant 6 Palomino Rd 211 W Mesquite Ave 710 S. Belardo Road Palm Springs, CA 92264 Palm Springs,CA 92264 Palm Springs, CA 92264 513-300-022 Tenant 1109 S. Palm Canyon Drive Palm Springs, CA 92264 Jam and Smudge Free Printing -'Y--fo,,c36 yll-3/y = &�/ www.averycom � fJi z�J�i;> © AVERY@ 5960TM Use AWv ry®TEMPLATE 5960TM T rY,' 33s7� or1-800-GO-AVERY 1f �� _ 508-161-002 508-162-001 508-162-002 Riverside County Flood Cont Whitehead Prop Whitehead Prop 1995 Market St 4511 Sunny Dunes Rd B 4511 Sunny Dunes Rd B Riverside, CA 92501-1719 Palm Springs, CA 92264-1553 Palm Springs, CA 92264-1553 508-162-003 508-162-004 508-162-005 Lynn Shapiro Charles H Fuller Whitehead Prop 1666 20Th St 100 PO Box 5629 4511 Sunny Dunes Rd B Santa Monica, CA 90404-3818 Palm Springs, CA 92263-5629 Palm Springs, CA 92264-1553 508-162-008 508-162-009 508-162-010 Michael W Rice Michael W Rice Jeffery A & Roni Spoelder 158 Desert Lakes Dr 158 Desert Lakes Dr 864 N Riverside Dr Palm Springs, CA 92264-5521 Palm Springs, CA 92264-5521 Palm Springs, CA 92264-8137 508-162-011 508-162-012 508-162-013 Frank M Wenzel Fore Partners Lynn Shapiro 551 E Industrial P1 PO Box 2108 1666 20Th St 100 Palm Springs, CA 92264-8145 Bremerton, WA 98310-0245 Santa Monica, CA 90404-3818 508-163-001 508-163-002 508-163-007 David & Geraldine Lyons Robert Arzano June B Shayne 487 E Valmonte Norte 1200 Del Paseo Way 2496 E Santa Ynez Way Palm Springs, CA 92262-6034 Palm Springs, CA 92262 Palm Springs, CA 92264-8651 508-163-008 508-163-009 508-171-001 Pow Ents Inc Jeannette Hyland Martin A Ruderman PO Box 44856 982 Stone Canyon Rd 16653 Calle Brittany Tacoma, WA 98444-0856 Los Angeles, CA 90077-2914 Pacific Palis, CA 90272-1967 508-171-002 508-171-005 508-171-006 Michael M & Sara Sack John & Kathe Polos Fairfield Resorts Inc 16653 Calle Brittany 777 S Palm Canyon Dr 8427 S Park Cir 500 Pacific Palis, CA 90272-1967 Palm Springs, CA 92264-8126 Orlando, FL 32819-9060 508-171-007 508-171-008 508-171-009 Riverside County Flood Cont John & Kathe Polos Riverside County Flood Cont 1995 Market St 777 S Palm Canyon Dr 1995 Market St Riverside, CA 92501-1719 Palm Springs, CA 92264-8126 Riverside, CA 92501-1719 508-172-005 508-172-007 508-172-008 Olympic Barrington Partnersh= Olympic Barrington Partnersh= Riverside County Flood Cont 9229 Sunset Blv 625 9229 Sunset Blv 625 1995 Market St West Hollywood, CA 90069 West Hollywood, CA 90069 Riverside, CA 92501-1719 508-172-009 508-172-010 508-172-012 Olympic Barrington Partnersh: Riverside County Flood Cont Riverside County Flood Cont 9229 Sunset Blv 625 1995 Market St 1995 Market St West Hollywood, CA 90069 Riverside, CA 92501-1719 Riverside, CA 92501-1719 w0965 A7�3A1d IN%J w A113AV-09-008-! w096S I!jege6 al zas!yifi ® oriGane•nmm�n aoidea a6eu�as a is eftmnoanue uoissaadwi Jam and Smudge Free Printing www.avery.com AVERYp 5960Tm Use Fevery @ TEMPLATE 5960TM 1-800-GO-AVERY IN 508-181- 016 508-181-017 508-191-002 Roman Wilson Thomas J Battaglia Evan R & Phyllis Mclennan 2825 E Tahquitz Canyon Way D: 28851 Avenida Diosa 621 S Riverside Dr Palm Springs, CA 92262-6908 Cathedral Cit, CA 92234-3706 Palm Springs, CA 92264-8162 508-191-003 508-191-004 508-191-005 Aruba Apartments Llc Virginia Durbin Michael D Hough 1800 Smoke Tree Ln 6516 Easy St 735 S Riverside Dr Palm Springs, CA 92264-1606 Carlsbad, CA 92009-1035 Palm Springs, CA 92264-8170 508-191-011 508-191-012 508-191-013 San Gregorio X Cc Scott Neil Carl F & Wencke Martin 425 Via Chico 650 E San Lorenzo Rd 24351 La Hermosa Ave Palos Verdes , CA 90274-1309 Palm Springs, CA 92264-8108 Laguna Niguel, CA 92677-2110 508-191-015 508-192-022 508-192-023 15t Church Of Christ Scienti: Michael C Green James E Duke 605 S Riverside Dr 555 E San Lorenzo Rd 641 E San Lorenzo Rd Palm Springs, CA 92264-8150 Palm Springs, CA 92264-8107 Palm Springs, CA 92264-8107 508-192-024 508-192-036 508-192 37 Tortuga .Del Sol Lionel & Martha Chesworth Marg agy 715 E San Lorenzo Rd 680 E Mesquite Ave 33 5Th Ave Palm Springs, CA 92264-8109 Palm Springs, CA 92264-8413 w York, NY 10016-5000 508-192-038 508-192-039 508-192-040 Gregory E & Marie Freed Marilyn L Tyler Michael C Green 3475 N Los Coyotes Diagonal 570 E Mesquite Ave 555 E San Lorenzo Rd Long Beach, CA 90808-2919 Palm Springs, CA 92264-8471 Palm Springs, CA 92264-8107 508-291-003 508-291-004 508-291-005 Patrick D Lacroix James Crippan Lynda J Kerney 1558 Curran St 145 E Mesquite Ave 1317 S Calle Palo Fierro Los Angeles, CA 90026-2036 Palm Springs, CA 92264-8469 Palm Springs, CA 92264-8494 508-291-007 508-291-010 508-291-011 Michael E Flannery Barbara T Woods Barbara Woods PO Box 399 205 E Mesquite Ave 205 E Mesquite Ave Palm Springs, CA 92263-0399 Palm Springs, CA 92264-8410 Palm Springs, CA 92264-8410 508-291-013 508-291-014 508-291-015 Steven E Kelley Jonathan D & April Hildner Frank Bryan 10866 Fruitland Dr 241 E Mesquite Ave 249 E Mesquite Ave Studio city, CA 91604-3508 Palm Springs, CA 92264-8410 Palm Springs, CA 92264-8410 508-291-016 508-291-019 508-291-020 Robert D Winkler Jennifer L Kurzon William R Walker 4868 Proctor Rd 11456 Laurelcrest Dr 216 E Palo Verde Ave Castro Valley, CA 94546-1450 1 Studio City, CA 91604-3871 Palm Springs, CA 92264-8422 A83AV-09-008-1, 3w09651!jege6 a!zasmin ICY%1 Dw0965 ®A SAv WQ3-AJaA2-M M awdei a6euias P is afiwinonnue uoissaldwi Jam and Smudge Free Printing sib www.averycom a AVERY@ 596ow Use!very'®TEMPLATE 5960M 1-800-GO-AVERY 508-291-021 508-291-022 508-291-023 Alfred E Marohl Gaetan R Choquette Susan Colburn *M* 206 E Palo Verde Ave 190 E Palo Verde Ave 172 E Palo Verde Ave Palm Springs, CA 92264-8422 Palm Springs, CA 92264-8480 Palm Springs, CA 92264-8480 508-291-024 508-291-025 508-291-026 Neal B Wilson Timothy E Malki Daniel Getti 166 E Palo Verde Ave 2185 E 7Th St PO Box 343 Palm Springs, CA 92264-8480 Los Angeles, CA 90023-1001 Burson, CA 95225-0343 508-291-027 508-291-028 508-291-029 Steven L & Pamela Zeasman Jerold J Harris Erminia Verlengia 3507 SW Hanford St 8830 Rangely Ave 1080 S Palm Canyon Dr Seattle, WA 98126-2228 Los Angeles, CA 90048-1717 Palm Springs, CA 92264-8332 508-291-032 508-291-033 508-291-034 Edward Proffitt Jacquelyn T Storm Steven B & Janet Reid 185 E Mesquite Ave 248 E Palo Verde Ave PO Box 4317 Palm Springs, CA 92264-8469 Palm Springs, CA 92264-8422 Palm Springs, CA 92263-4317 508-291-035 508-291-036 508-292-001 Todd R Dickey Everett R Martin James F Bigley 800 Westbourne Dr 225 E Mesquite Ave 322 E Desert Willow Cir W Hollywood, CA 90069-4602 Palm Springs, CA 92264-8410 Palm Springs, CA 92262-2223 508-292-002 508-292-003 508-292-004 J Fugate Rena Maynard Magad F Taha PO Box 22845 135 E Palo Verde Ave 157 E Palo Verde Ave Oklahoma City, OK 73123-1845 Palm Springs, CA 92264-8491 Palm Springs, CA 92264-8491 508-292-005 508-292-00 508-292-007 Gregg Selleck Herbert,,Rafetto {° H B Ashley 1175 E El Alameda 236seo Del Rey 185 E Palo Verde Ave Palm Springs, CA 92262-5817 Pa 4 aSprings, CA 92264-9543 Palm Springs, CA 92264-8491 508-292-008 508-292-009 508-292-010 Holly A Fiene Lynn D Howell Lynne Doyle 228 STh Pl 2819 Franklin Ave E 227 E Palo Verde Ave Manhattan Bea, CA 90266-5730 Seattle, WA 98102-3020 Palm Springs, CA 92264-8421 513-250-003 513-250-014 513-250-031 Fairfield Resorts Inc Chevrolet Mac Magruder Fairfield Resorts Inc 8427 S Park Cir 500 999 S Palm Canyon Dr 8427 S Park Cir 500 Orlando, FL 32819-9060 Palm Springs, CA 92264-8134 Orlando, FL 32819-9060 Durner: ihezr: �/ *** 87 Printed *** syr„P�dr� �2VQ�a�h'1G'N+ Jo�✓1 �4,1"lbO rn 1 182'g Lei G r0.h�ye. 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