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2006-03-01 STAFF REPORTS 1B
ORDINANCE NO. AN ORDINANCE OF THE CITY OF PALM SPRINGS, CALIFORNIA, AMENDING THE ZONING MAP OF THE CITY OF PALM SPRINGS FOR A 1.14 ACRE PARCEL OF LAND GENERALLY LOCATED IN THE VICINITY OF THE SOUTHWEST CORNER OF NORTH SUNRISE WAY AND VISTA CHINO ROAD FROM THE P (PROFESSIONAL ) ZONE DISTRICT TO THE R-2 (LIMITED MULTI-FAMILY RESIDENTIAL ZONE DISTRICT. (APN: 507-100-041) CityAttorney's Summary This ordinance amends the City of Palm Springs Zoning Map for a 1.14 acre parcel of land generally located in the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road (APN: 507-100-041) from the P (Professional) Zone to the R-2 (Limited Multi-Family Residential) Zone. The City Council of the City of Palm Springs finds: A. The applicants Shaida Mansoub and Behzad Saboorian applied for an amendment to the City's Zoning Map to change the zoning of a 1.14 acre parcel of land generally located in the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road (APN: 507-100-041) from the P (Professional) Zone District to the R-2 (Limited Multi-Family Residential) Zone District. B. On February 26, 2006, at a properly noticed public hearing to consider the proposed amendment to the City's Zone Map, together with related entitlement applications associated with Case No. 5.1084, the City's Planning Commission recommended approval of the proposed amendment. C. On March 1, 2006, at a properly noticed public hearing, the City Council considered the staff report on Case No. 5.1084 and all oral and written evidence presented to the City Council. D. The proposed amendment to the Zoning Map is in conformity with the general plan and report as amended as part of Case No. 5.1084. E. The subject property is suitable for the uses permitted in the proposed zone in terms of access, size of the parcel, the relationship to similar or related uses, and other considerations deemed relevant by the City's Planning Commission and City Council. F. The proposed amendment is necessary and proper at this time and is not likely to be detrimental to the adjacent property or residents. HI. A Negative Declaration has been prepared for Case No. 5.1084, including his amendment and related entitlement in accordance with the provisions of the California Environmental Quality Act and finds, on the basis of the whole record before it, including I Ordinance No. Page 2 the initial study and any comments received, that there is no substantial evidence that the amendment to the Zoning Map will have a significant effect on the environment and that the negative declaration reflects the City's independent judgment and analysis. 'The City Council of the City of Palm Springs ordains: Section 1. The environmental assessment for Case No. 5.1084 and TTM 33853 adequately addresses the general environmental setting of the proposed zone change the negative declaration prepared in conjunction with such environmental assessment is the controlling environmental document for this zoning map amendment. Section 2. The City Council approves the Change of Zone for Case Number 5.1084 and amends the Zoning Map of the City of Palm Springs in accordance with Exhibit A to this Ordinance. Section 3. This City Clerk shall certify to the passage of this Ordinance and cause the same or a summary thereof, including Exhibit A of this Ordinance, to be published in accordance with law. Section 4. This ordinance shall become effective at 12:01 am on the thirty-first day after passage. PASSED AND ADOPTED by the City Council of the City of Palm Springs, at a regular meeting on the day of March, 2006. Mayor Attest: City Clerk i Department of Planning Services W " s �., Vicinity Map S S ` O G U fY O W X Z (n 4 m — Vista China {SH-111} y z s SANDLEWOOD DR CHIA RD Legend ; EM z Stte Q 500'Radius PASEO RAQUETA O d MEL AVE a. CITY OF PALM SPRINGS CASE NO: 5.1084 GP/CZ, DESCRIPTION: Application by Shaida Mansoub and Behzad TTM 33853 Saboorian for a General Plan Amendment, Change of Zone and a Tentative Tract Map associated with MAJ Case 3.2817 an APPLICANT: Shaida Mansoub and application for twelve residential condominiums located west of, Behzad Saboorian North Sunrise Way and south of Vista Chino Road, Zone P, Section 11, APN: 507-100-041. ti P A`M S,. .y U N * k • ~�kk i ol1AiF0 9'` cq</FORN�P City Council Staff Report DATE: March 1, 2006 PUBLIC HEARING ;DUBJECT: AN APPLICATION BY SHAIDA MANSOUB AND BEHZAD SABOORIAN, FOR A GENERAL PLAN AMENDMENT SO AS TO RE-DESIGNATE APPROXIMATELY 1.14 ACRES FROM P (PROFESSIONAL) TO M15 (MEDIUM DENSITY RESIDENTIAL 12-15 UNITS/ACRE), A CHANGE OF ZONE FROM P (PROFESSIONAL) TO R-2 (LIMITED MULTI-FAMILY RESIDENTIAL), AND A TENTATIVE TRACT MAP TO RE-SUBDIVIDE APPROXIMATELY 1.14 ACRES FOR THE DEVELOPMENT OF TWELVE RESIDENTIAL CONDOMINIUM UNITS, LOCATED IN THE VICINITY OF THE SOUTHWEST CORNER OF NORTH SUNRISE WAY AND VISTA CHINO ROAD, SECTION 11, APN: 507-100-041. FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council will consider a proposed General Plan Amendment so as to re- designate approximately 1.14 acres from P (Professional) to M15 (Medium Density Residential 12-15 units/acre), and a Change of Zone from P (Professional) to R-2 (Limited Multi-family Residential), and a Tentative Tract Map to re-subdivide the site for condominium purposes, along with the environmental assessment and negative declaration for the project. RECOMMENDATION: 1. Open the public hearing and receive public testimony. 2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION FOR CASE NUMBER 5.1084, GENERAL PLAN AMENDMENT FROM P (PROFESSIONAL) TO M15 (MEDIUM DENSITY RESIDENTIAL 12-15 UNITS/ACRE), AND CHANGE OF ZONE P (PROFESSIONAL) TO R-2 (LIMITED MULTI-FAMILY RESIDENTIAL), AND TENTATIVE TRACT MAP 33853, THE PROPOSED SUBDIVISION OF LAND FOR RESIDENTIAL CONDOMINIUM DEVELOPMENT, AND RE-DESIGNATE THE GENERAL PLAN MAP FROM P (PROFESSIONAL) TO M15 (MEDIUM DENSITY RESIDENTIAL 12-15 UNITS/ACRE), FOR APPROXIMATELY 1.14 Item No. . City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 2 of 29 ACRES, FOR THE PROPERTY LOCATED IN THE VICINITY OF THE SOUTHWEST CORNER OF NORTH SUNRISE WAY AND VISTA CHINO ROAD, ZONE P, SECTION 11." 4. Introduce for first reading_"AN ORDINANCE OF THE CITY OF PALM SPRINGS, CALIFORNIA AMENDING THE ZONING MAP FROM P (PROFESSIONAL) TO R-2 (LIMITED MULTI-FAMILY RESIDENTIAL) FOR APPROXIMATELY 1.14 ACRES, FOR THE PROPERTY LOCATED IN THE VICINITY OF THE SOUTHWEST CORNER OF NORTH SUNRISE WAY AND VISTA CHINO ROAD, ZONE P, SECTION 11". 5. Adopt Resolution No. "A RESOLUTION OF THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING TENTATIVE TRACT MAP 33853 FOR THE SUBDIVISION OF APPROXIMATELY 1.14 ACRES INTO A TWELVE RESIDENTIAL CONDOMINIUMS, COMMON RECREATIONAL SPACE A PRIVATE STREET AND ASSOCIATED LANDSCAPING, LOCATED IN THE VICINITY OF THE SOUTHWEST CORNER OF NORTH SUNRISE WAY AND VISTA CHINO ROAD, ZONE P, SECTION 11". PRIOR ACTIONS: On February 22, 2006, the project was reviewed by the Planning Commission, which adopted a favorable recommendation to City Council (by a vote of 7-0). On December 12, 2005, the Architectural Advisory Committee (AAC) reviewed the architecture and voted 6-0 to recommend approval with the following suggestions: 1. Mirror the extra exterior parking spaces found on Building B on Buildings A and C to create extra parking. The concern was that there is not adequate parking available for occupants and guests. 2. Remove the curbing. 3. Add a garden wall to Building B to block potential headlight glare from oncoming cars. ANALYSIS The project application consists of a request to amend the General Plan Land Use Map to re-designate approximately 1.14-acres from (P) Professional to (M-15) Medium Density Residential, and a request to change the zoning map to rezone the aforementioned acreage from (P) Professional to (R-2) Limited Multi-Family Residential Zone located in the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road, Section 11, APN: 507-100-041. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 3 of 29 In conjunction with the GPA and COZ, a concurrent application for a Tentative Tract Map has been filed to allow re-subdivision of the site for condominium purposes. A Major Architectural Application 3.2817 proposes twelve two-bedroom residential condominium dwellings, and recreational common area, which includes a swimming pool and spa for the 1.14-acre site. The residential project is accessed from Sunrise Way a major thoroughfare onto a proposed private street. The Zone Change requires two readings plus thirty-days before it is effective. The Tentative Tract Map includes a condition that allows it to become effective only upon completion of the zoning map amendment. A more detailed analysis can be seen in the attached Planning Commission Staff Report dated February 22, 2006. Findings in support of approving the proposed project are included in the attached draft resolution of approval. After the Planning Commission meeting, staff discovered from the revised site plan submitted for the meeting, that a five-foot wide easement must be reserved on the Final Map along the boundary of the project as necessary, to facilitate the operation and maintenance of the private on-site storm drainage system located in the rear yards, and has added this requirement as Condition #96 to the Conditions of Approval. The Engineering Dept is recommending the condition to ensure that the proposed rear yard drainage system is protected for the use of all the residents by placing it in an easement. Condition # 58 requiring a turn around for the private street is now shown on the site plan and has been removed from the Conditions of Approval. Pursuant to the California Environmental Quality Act, an Environmental Initial Study was conducted for the proposed project. A draft Negative Declaration of environmental impact was prepared for the proposed General Plan Amendment and is included as an attachment to this report. FISCAL IMPACT: IFinance Director Review: No fiscal impact. 1"M 4a Cr l A. F�wingrr{(I P omas Wilso�, Assistant City Manager Direc �of Plannin Services Development Services David H. Ready, Cit� Pa r City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 5 of 29 Department of Planning Services " W+E Vicinity Map S 0 0 U � O W z � ¢_ m Vista Chino (SH-111) w CO SANDLEWOODDR CHIA RD Legend ¢ N ® Site 4 n 500'Ratllus uJ PASEO RAQUETA 0 O MEL AVE a CITY OF PALM SPRINGS City Council Staff Report Case 5.108413.2817 TTM33853 March 1, 2006 Page 4 of 29 1. Vicinity Map 2. Draft Resolution General Plan 3. Draft Ordinance 4. Draft Resolution Tentative Tract Map 5. Conditions of Approval 6. Reduced Site Plans & Elevations 7. Planning Commission Staff report dated 02/22/06 8. Copy of Initial Study and Mitigated Negative Declaration ; City Council Staff Report Case 5.108413.2817 TTM33853 March 1, 2006 Page 6 of 29 RESOLUTION NO: j A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION FOR CASE NUMBER 5.1084, GENERAL PLAN AMENDMENT FROM P (PROFESSIONAL) TO M15 (MEDIUM DENSITY RESIDENTIAL 12-15 UNITS/ACRE), AND RE-DESIGNATE THE GENERAL PLAN MAP FROM P (PROFESSIONAL) TO M15 (MEDIUM DENSITY RESIDENTIAL 12-15 UNITS/ACRE), FOR APPROXIMATELY 1.14 ACRES, FOR THE PROPERTY LOCATED IN THE VICINITY OF THE SOUTHWEST CORNER OF NORTH SUNRISE WAY AND VISTA CHINO ROAD, ZONE P, SECTION 11. WHEREAS, The applicants Shaida Mansoub and Behzad Saboorian have filed an application for a General Plan Map Amendment to re-designate approximately 1.14 acres of land from P (Professional) to M15 (Medium Density Residential 12-15 units/acre), located in the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road, Section 11, APN: 507-100-041; and WHEREAS, the proposed map amendment would allow subdivision of land for construction of twelve residential condominiums; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.1084 GPA, a request to amend the General Plan Map, was given in accordance with applicable law; and WHEREAS, on February 22, 2006 a public hearing to consider Case No. 5.1084 GPA, a request to amend the General Plan Map, was held by the Planning Commission in accordance with applicable law; and 'WHEREAS, the proposed General Plan Amendment is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a Draft Negative Declaration has been prepared for this Project and provided to the Planning Commission on February 22, 2006, and was distributed to local agencies and interested ,parties for review between January 28, 2006 and February 18, 2006, in accordance with CEQA; and WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the public hearing on the proposed project, the Negative Declaration, along with all written and oral testimony presented, and has recommended that the City Council adopt the Negative Declaration, and approve Case Number 5.1084 consisting of a General Plan Map Amendment; and, City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 7 of 29 WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider said Case Number 5.1084; and WHEREAS, on March 1, 2006, a public hearing on the application for the project was held by the City Council in accordance with applicable law; and, WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and 'WHEREAS, in accordance with Section 15063 of the California Environmental Quality ,Act guidelines, an Initial Study was prepared which found that the proposed project could not have a significant effect on the environment; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including but not limited to the staff report, all written and oral testimony presented. 'THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY ORDAIN AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that the current environmental assessment for Case No. 5.1084 GPA adequately addresses the general environmental setting of the proposed. The City Council further finds that no significant environmental impacts will result from this project and therefore recommends adoption of a Negative Declaration for the project. Section 2: Pursuant to the General Plan designation of M15, the following development standards are required and the City Council approves: • one covered parking space per unit. Twelve covered parking spaces are required and twenty-two covered spaces are provided. • design of common space so that it is easily accessible and of sufficient size to be usable by all residents. The outdoor courtyard is the recreational portion of the proposed project. It contains a pool and spa surrounded by decorative paving and landscaping. Each condominium unit contains a private rear yard area large enough to accommodate a spa and minimal landscaping. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 8 of 29 • inclusion of entries, which convey a sense of individual identity for each condominium unit at the lowest habitable level facing a public street or courtyard. The entryway for each unit in all three buildings front on the private street, which creates a sense of harmony with the consistent design pattern. The sense of individuality will be displayed when the owner adds their own landscape plant material and outdoor accessories. • incorporation of architectural design details and elements, which provide visual character and interest, avoiding flat planar walls and box-like appearances. The area contains a variety of several architectural styles. The contemporary style of the project is harmonious in the sense that it does not stand out as a strong architectural style, but blends in with the mix. The clean lines of the building, similar landscape plant material and setback area creates harmony with the existing neighborhood. The building is designed with cut-outs, overhangs, exterior panels and trim rails that soften the linearity and mass. A variety of embellishments like block with different colors, metal siding, and colored concrete create harmony because they are similar to materials found on buildings outside of and consistent with materials proposed to be used within the development. The proposed color palette reflects colors found in the mountains and desert vegetation. Section 4. The City Council adopts the Negative Declaration for Case Number 5.10584 — GPA , and directs staff to file the associated Notice of Determination. ORDINANCE TEXT TO FOLLOW City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 9 of 29 RESOLUTION NO. "A RESOLUTION OF THE CITY OF PALM SPRINGS, CALIFORNIA APPROVING TENTATIVE TRACT MAP 33853 FOR THE SUBDIVISION OF APPROXIMATELY 1.14 ACRES INTO A TWELVE RESIDENTIAL CONDOMINIUMS, COMMON RECREATIONAL SPACE A PRIVATE STREET AND ASSOCIATED LANDSCAPING, LOCATED IN THE VICINITY OF THE SOUTHWEST CORNER OF NORTH SUNRISE WAY AND VISTA CHINO ROAD, ZONE P, SECTION 11". WHEREAS, The applicants Shaida Mansoub and Behzad Saboorian have filed an application for a General Plan Map Amendment to re-designate approximately 1.14 acres of land from P (Professional) to M15 (Medium Density Residential 12-15 units/acre), located in the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road, Section 11, APN: 507-100-041; and WHEREAS, the proposed Tentative Tract Map would allow re-subdivision of land for condominium purposes, and WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments and requirements; and WHEREAS, a Draft Negative Declaration has been prepared for this Project and provided to the Planning Commission on February 22, 2006, and was distributed to local agencies and interested parties for review between January 28, 2006 and February 18, 2006, in accordance with CEQA; and WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the public hearing on the proposed project, the Negative Declaration, including but not limited to the plans, schematic site plan, conceptual elevations, lighting plan, along with all written and oral testimony presented, and has recommended that the City Council adopt Tentative Tract Map 33334 and architectural design; and, WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm I prings to consider Case No. 5.1084 GPA, a request to amend the General Plan Map, was given in accordance with applicable law; and City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 10 of 29 WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.1084 COZ, a request to amend the Zoning Map, was given in accordance with applicable law; and WHEREAS, on February 22, 2006 a public hearing was held to consider Case No. 5.1084 GPA, and a COZ, a request to amend the Zoning Map and a request to amend the General Plan Map, was held by the Planning Commission in accordance with applicable law; and 'WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, an ordinance was prepared for two readings before Council for the approval of Tentative Tract Map 33853, and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider said Ordinance adopting the Change of Zone to allow for approval of TTM33853, was held by the City Council in accordance with applicable law; and WHEREAS, on March 1, 2006, a public hearing on the application for the project was held by the City Council in accordance with applicable law; and, WHEREAS, in accordance with Section 15063 of the California Environmental Quality Act guidelines, an Initial Study was prepared which found that the proposed project could not have a significant effect on the environment; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including but not limited to the staff report, all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY ORDAIN AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that the current environmental assessment for TTM33853 adequately addresses the general environmental setting of the proposed. The City Council further finds that no significant environmental impacts will result from this project and therefore recommends adoption of a Negative Declaration for the project. Section 2: Pursuant to Section 94.07.00, the criteria for granting a Change of Zone, the City Council finds: City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 11 of 29 1. The proposed change of zone is in conformity with the general plan map and report. Any amendment of the general plan necessitated by the proposed change of zone should be made according to the procedure set forth in the State Planning Law either prior to the zone change, or notice may be given and hearings held on such general plan amendment concurrently with notice and hearings on the proposed change of zone. The General Plan is proposed and is in conformance with the procedures in the State Law because it is proposed in conjunction with the Change of Zone and architectural review. A public notice was published in the local newspaper regarding both the environmental document and the public hearing. A public hearing will occur at both the Planning Commission and the City Council level for the amendments to the General Plan and Zoning Maps. 2. The subject property is suitable for the uses permitted in the proposed zone, in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the commission and council. The proposed project is an infill residential condominium proposal. As proposed the condominium development project is compatible with the proposed General Plan Amendment and Change of Zone designation, use, and development standards. The proposed development is located in an area comprised of a variety of uses including residential development. 3. The proposed change of zone is necessary and proper at this time, and is not likely to be detrimental to the adjacent property or resident. The residential condominium project proposal is consistent with the intent of the proposed Amendment to the General Plan Map and Change of Zone. The request for residential development is not out of place with the neighboring context, and staff believes that the requested General Plan Map Amendment and Change of Zone are reasonable requests and that this development could benefit the immediate neighborhood because by combining housing with commercial / retail uses in the urban setting, people live close to and utilize the retail and commercial services. Section 3: Additional findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. These findings, and a discussion of the project as it relates to these findings follow: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed Tentative Tract Map is consistent with the goals and objectives of the proposed M-15 Medium-Density Residential, General Plan designation which City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 12 of 29 governs the subject property. General Plan Objective 3.6b is to provide for the development of between twelve and fifteen dwelling units per acre for the M-15 designation. The overall density of the proposed development is twelve dwelling units per acre. Per Objective 3.6b, appropriate residential development includes a residential development ranging from single-family homes to garden apartments and multiple-family structures. The project proposes multi-family condominium units. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the proposed R-2 zone in which the property for the proposal is located. Development standards proposed as part of the planned development district provide flexibility in design details related to on-site parking, building arrangement, and building height. c. The site is physically suited for this type of development. The site is vacant and slightly undulating and measures approximately 1.14 acres which is large enough to accommodate the proposal applying the required development standards. d. The site is physically suited for the proposed density of development. The proposed 1.14 acre development area of project site can accommodate 12 condominium units without significant grading, the site abuts an improved public street with existing utilities, and the site is access by a major thoroughfares. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Negative Declaration prepared for the proposal adequately addresses the general environmental setting of the project and for the project and finds that the project will have no adverse impact on the environment. Jr. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed subdivision includes the provision of public water and sewer systems, a drainage design that protects the development area and an access system that provides an orderly system of internal driveways and motor courts. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 13 of 29 g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The design of the subdivision will not conflict with easements for access through or use of the property. The design of the subdivision accommodates the existing and proposed drainage way. Section 4: Pursuant to California Law, an ordinance was prepared for two readings before Council for the approval of the change of zone and a thirty day waiting period before it is effective allowing the approval of Tentative Tract Map 33853, and Section 4: The City Council approves Case Number 5.1084, Tentative Tract Map 33853 and project architectural approval. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends that the City Council approve TTM33853. ADOPTED this day of 2006. AYES: NOES: ABSENT: ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Chairman of the Planning Commission Secretary of the Planning Commission LEGAL DESCRIPTION.• IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA Ma.g II . TENTATIVE TRACT NO. 33853 = PE Los wF resrmz'14co`xsc FOR CONDOMINIUM PURPOSES PARCEL 2 OF LOT LINE AA/OSMENT NO 01-01 RECORDED APRIL 20, 2001 AS INSMUMETT OWNER/APPLICANT/DEbELOPERS DO 2C0I-160548 OF OFFICML RECORDS OF RIVERSIDE COUMY, fAVFORNM, e9rzm vemaw ALSO USING LOCITED IN WE NE QUARTER OF SEDDON 11, T.4 S.., RA£, SDI .11 "5UNRISE TOWN HOME x ssa-.eoa S" SEPTEMBER 2005 ASSESSORS PARCEL No: ACC VISTA CHINO RNO_AD scc n scare r-=zD' ._ il;:u;fl ruxu GENERAL PUN AND ZONING DATA: APN 502-100-040 l rmwu vvry ttsLrunax.([aanxEl./F ry s Lnrwa emas A.-�a GEN. PLAN PROFESSIONAL zcaxc ramwcl +r" ZONING: ?" LANtGRcw_eny a-v muss ror wxl USE DESERT AIDS PROJECT I APN 507-30-013,E SIONAL21,-022. ET AL LAND USE• :J GEN. PLAN: PROFESSIONAL lJ J F�; 3 ZONING: SEC" T/n`.rosea usc�rw m vsLmrax Turznl-I:un+rs _ " J la;f USE: PALMM SPRINGS Iry MARKET PLACE SHOPPING CENTER - UTILLDES/SCHOOL DISTRICT' il- oovc+x vxxw coaax �VNasd3_saw sa �. I� I APPROXAMTE EARTHWORK 0UAN7!/L S —_---_—__.-- __ _r__—___�_ R`µ,=„-__c � T. 47 ZONING: P" APN 50T-100-0 0. - I,v u9c nuns 3 uuvaa ii cv�c r� GEN. PLAN PROFESSIONAL , -- EASEMENTLNOTES.' USE: UNDEVELOPED (VACANT), ---- I' �m - - ILI m,���,.��,�,w.�.»r�,w�w�,�,wx L --- U) I APN 507-421-033 ...L - •: l iz GEN PLAN; LOW 4 ZONING: R-1-9" •� ________________________ _ I•.N v USE RESIDENTIAL H.CA. Nam_ -__ I_ -�_________ ar mc,w.r.•r rru„v..w.< �....., .w.w.ww.0 a, i 4Y ''-,1 m uxa Y � A .ru narwm caux crcm rwu — I A APN soT-too-D24 GEN. PLAN MEOI M 15 r. ZONING. "R-2'" - -- USE MULTI-FAMILY/DWECLINGS M h TENTATIVE TRACT SUBMITTAL � LEGEND &A3BREK47IONS, e sITE r Warner LX,nINL, engineering ^b^^ VICINITY MAP NORTH SUNRI WAY TP 6CCFO55 l STREET? THOM0.S 9POTHERS CVIOE LOORO/Ni IFS (FXIENSION EX/SPNC MEOV,N ISaGNO A TF MpMALD) at r,w,wnMn --5-- 9mv. r_ (300.EOIIiOx) My Z15`% y I I Ia 5 ux[ Z GALE aE6 C.FL - z[o rvT aae ti nEo�55i`s e5" o(Im e: ': City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 14 of 29 RESOLUTION NO. Case No. 5.1084 / 3.2817 Sunrise Condominiums In the vicinity of the southwest corner of Vista Chino Drive and Sunrise Way CONDITIONS OF APPROVAL March 1, 2006 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 5.1084 / 3.2817. 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 riot, 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 City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 15 of 29 indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 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. 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 114% 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. 5. 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. 6. Pursuant to State Law, a Change of Zone must be adopted by Ordinance, which includes two readings at different meetings and a thirty-day period before it is effective. CC&R's 7. The applicant prior to issuance of building permits shall submit three (3) sets of 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&Rs shall be submitted with a list of City Council Staff Report Case 5.108413.2817 TTM33853 March 1, 2006 Page 16 of 29 the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. 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, 8. The applicant shall submit to the City of Palm Springs, a deposit in the amount of .$2000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. 9. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. Cultural Resources 10.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. Final Design 11.Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, 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. 12.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. 13.A General Plan Map Amendment and Change of Zone Map Amendment must be approved in order to construct the residential condominiums. Public Safety CFD City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 17 of 29 14.The Project will bring 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 15.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. 16.The appeal period for a GPA, COZ, and MAJ application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 17.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. 18.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. 19.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. 20.All materials on the flat portions of the roof shall be earth tone in color. 21.All awnings shall be maintained and periodically cleaned. 22.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 City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 18 of 29 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. 23.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. 24.Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 25.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. 26.The street address numbering/lettering shall not exceed eight inches in height. 27.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. 28.Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 29.Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 30.No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 31.No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 32.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. 33.The applicant shall provide all tenants with Conditions of Approval of this project. 34.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 City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 19 of 29 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". 35.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. 36.Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 37.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. WASTE DISPOSAL 38.Trash cans shall be screened from view and kept out of view from the street. POLICE DEPARTMENT 39.Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 40.Prior to any construction on-site, all appropriate permits must be secured. FIRE 41.Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 42.Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 43.Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 20 of 29 44.Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. 45.Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 46.Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two approved turn around provisions. One is a cul-de-sac with an outside turning radius of 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. 47.Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. 48.Reduced Roadway Width: Areas with reduced roadway width (such as entry and exit gates, entry and exit approach roads, traffic calming areas) that are under 36 feet wide require red painted curb to maintain minimum 20 foot clear width. Red curb shall be stenciled "NO PARKING' and "FIRE LANE" with white paint. (901.4 CFC) ADA 49.The main entrance into each ground floor unit is required to be accessible without any stairs to allow people with mobility impairments easy access. ENGINEERING STREETS 50.Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 51.Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. SUNRISE WAY City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 21 of 29 52.Remove the existing curb and gutter located 32 feet west of centerline and replace with a 6 Inch curb and gutter located 38 feet west of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 53,.Construct a 24 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 85 feet south of the north property line. Access shall be limited to right turn ingress and egress only. 54.Remove the existing meandering sidewalk and construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 55.Remove and replace the existing curb ramp at the south side of the existing driveway .adjacent to the northeast corner of the property meeting current California State Accessibility standards in accordance with City of Palm Springs Standard Drawing No. 214. 56.Extend the existing 12-feet wide, raised, landscaped median island across the entire frontage of the property. The design shall be as required by the City Engineer, with landscaping approved by the Director of Planning. Provide a 50 feet long southbound left-turn pocket with .a 60 feet long bay taper at Sandalwood Drive. The left turn pocket shall be designed in accordance with Section 405 of the current edition of the Caltrans Highway Design Manual, as approved by the City Engineer. 57.Submit landscaping and irrigation system improvement plans for review and approval by the City Engineer and Director of Planning. The irrigation system shall be connected to the existing system within the median. 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. 58.AII 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. 59.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 Sunrise Way 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. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 22 of 29 ON-SITE 60.The on-site street shall be a minimum of 24 feet wide (as measured from curb face or edge of travel way). 61.All on-site streets shall be constructed with concrete wedge curbs, roll curbs, or standard curb to accept and convey on-site stormwater runoff to the on-site storm drain system and underground retention areas, in accordance with applicable City Standards. 62.Construct pavement with a minimum pavement section of 2Y2 inches asphalt concrete pavement over 4 inches of 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. 63.Parking shall be restricted along both sides of the on-site private street to maintain a clear 24 feet wide, 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. 64.The entry on Sunrise Way shall not be gated. Access into the development shall remain open and unobstructed, unless specifically approved in writing by the City Engineer. SANITARY SEWER 65.All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 66.Construct an on-site private sewer system 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 if sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. 67.The on-site sewer system shall connect to the sewer main in Sunrise Way with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 23 of 29 68.All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 69.Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. The Precise Grading and Paving 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 a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 70.Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 71.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 E=ngineer prior to issuance of a grading permit. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 24 of 29 72.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. 73.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 Precise Grading and Paving Plan. 74.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 75.AII stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the :site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property, as described in the Preliminary Drainage Analysis for Sunrise Townhomes (Tentative Tract 33853), prepared by Warner Engineering, dated December 7, 2005. Final underground retention basin sizing, catch basin sizing, storm drain pipe sizing, drywell sizing, and other specifications for construction of required on-site storm drainage improvements shall be finalized in the final hydrology study and approved by the City Engineer. 76.Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). 77.The applicant shall install drywell(s) to which overflow from the underground retention areas will discharge and then flow to Sunrise Way. The drywell(s) shall be appropriately sized to accommodate the expected daily overflow from the underground retention areas, as well as runoff from ordinary storm events (2-year storm events), unless otherwise approved by the City Engineer. Provisions shall be included in the Covenants, Conditions and Restrictions (CC&R's) for this development that require the routine maintenance of the drywell(s) by the Home Owners Association (HOA), including the right of the City to inspect and require the HOA to remove and replace the drywell(s) if they fail to function, causing stagnant water to accumulate .above ground. The City shall be given the right, in the interest of the public's health, safety, and welfare, to order the removal and replacement of drywell(s) in the event the HOA is non- City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 25 of 29 responsive to the City's written notice, with costs to be recovered against the HOA by the City in accordance with state and local laws and regulations. 78.The on-site underground retention areas and storm drain system shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site underground retention areas and storm drain system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 79.Submit storm drain improvement plans for all on-site storm drain system facilities for review and approval by the City Engineer. 80.Construct storm drain improvements, including but not limited catch basins, storm drain Vines, on-site underground retention areas, and drywell(s) for drainage of on-site streets as described in the Preliminary Drainage Analysis for Sunrise Townhomes (Tentative Tract 33853), prepared by Warner Engineering, dated December 7, 2005. The Final Drainage Analysis for Sunrise Townhomes (Tentative Tract 33853) shall include sizing of the on-site underground retention areas, catch basins, storm drain pipes, and drywells and other specifications for construction of required on-site storm drain improvements. 81.The applicant is advised that the proposal for on-site underground retention systems within the landscaped area adjacent to Sunrise Way may preclude the ability to install appropriate landscaping as may be required by the Planning Department. The underground retention :systems shall be designed at a sufficient depth to allow typical landscape planting, including trees, and in a manner that does not interfere with the ability of the system to receive runoff in the future. 82'.The proposed underground retention systems shall be installed on-site and not within the public right-of-way. The underground stormwater retention systems shall be sized to have a :sufficient capacity equal to the volume of increased stormwater runoff due to development of the site, as identified in a final hydrology study approved by the City Engineer. A decrease to the required retention volume may be allowed for percolation of the stormwater runoff into the underlying gravel and soil, not to exceed 2 inches per hour. Provisions for maintenance of the underground stormwater retention systems shall be included in Covenants, Conditions, and Restrictions (CC&R's) for the Home Owners Association (HOA), including reference to the fact that maintenance and/or replacement of the system may require removal of existing landscaping improvements within the landscaped area at the sole expense of the HOA. The CC&R's shall reserve the right of the City to inspect and ensure that the underground retention systems are operational, and in the event of their failure, shall provide the City the right to advise the HOA and require its repair or replacement to the satisfaction of the City Engineer. 83.The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. as'nrvr^ City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 26 of 29 GENERAL 84.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. 85.All proposed utility lines shall be installed underground. 86.In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop ,conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the north property line and on-site meet the requirement to be installed underground. 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. Undergrounding of all existing overhead utility lines shall be completed prior to issuance of a certificate of occupancy. 87.All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 88.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. 89.The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as-built' information and returned to. the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 27 of 29 90.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. 91.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 92'..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. 93.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. 94.Upon approval of the 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 rnap 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 mile). 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. 95.Relocation or abandonment of record easements across the property shall be performed in conjunction with or prior to approval of a final map. Record easements shall be extinguished, quit-claimed, relocated or abandoned to facilitate development of the subject property. Without Evidence of such, the proposed buildings encumbered by record easements are rendered unbuildable until such time as the easements are removed of record and are not an encumbrance to affected buildings. 96.A 5 feet wide easement shall be reserved on the Final Map along the boundary of the project as necessary to facilitate the operation and maintenance of the private on-site storm drainage system of rear yard areas into the proposed underground retention system. City Council Staff Report Case 5.1084/3.2817 TTM33853 March 1, 2006 Page 28 of 29 TRAFFIC 97.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 Sunrise Way frontage of the subject property. 98.Install a street name sign (if identified by a name) and a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the intersection of Sunrise Way and the entry to the development in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 991.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. 100. 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. 101. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. F KEYNOTES e aer a _r 1 HAMMER HEAD TURN-A-ROUND xrs p aFN sm-oo-o.m G ° .>ti rsmFrssmnP, tlk ., a-� 0 7,a�su�ez, aF s VSE hL0E5Cli]AI95 PPMECI E F[,.x v.rt-.�O.s. u _ vyAl SPF�NGS — n I!�— � �M�O PIXS SMOPI,NL LEM1Y£A ------------- 91TE DATA P BL co I ' �m PUN° use NLmNa�r[to En Nuxri ° �" -� � � r K Ilnn BLD VJ I .I, s - _ r �Ix w - z� Cl n � O x I CEN P N , sEN FUN avolEssmmm I ur F!s?,w-uA xo.: ItiE [IIV(2J SIOFY O!!IG[6VLLO�NL �}EMQER EL,20pi yTi 00 PROPOSED SITE PLAN mt•:rb of 0 O 1 LEGAL DESCRIPTION: PARCEL Z OF IOT UNE AUIUsmENT NO Go-Or nfcorsofo Prrsu zp.ZOOI As IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA - IFaaa us ao G'oG�` ME'ER%,of SE no :=°R f' TENTATIVE TRACT NO. 33853 OWNER APPLICANT/DfYELOPERS.• CONCEPTUAL GRADING PLAN - - ENVM AWJSOUF NIp 9flIZA0 SiFOOFINF Ixso uorvExsm a9wuE FOR CONDOMINIUM PURPOSES aMresro4 EER Nuuefm PARCEL 2 OF LOT LINE AWUSTAIENT NO. 01-01 RECORDED APRIL 20,2001 AS INSTRUMENT a `— RlEPxoNE NSA)azT-6600 NO.2001-169548 OF DEFEAT RECORDS OF RAERSIDE COUNTY, C&IFORN0. ASSESSORS PARCEL NO.' ALSO BEING LOCAIEO IN THERE QUARTER OF SECTION 11, L4 5, R 4 E, SPY ' ,011.-Cal SUNRISE TOWN HOMES"' Al'REAGE.• FEBRUARY 2006 SCALE' 1" = 2a' LRO55. I.Ii ACRES ISES9 SF. N£T' I I4 ACRES {9,559 SF (sAllE) GENERAL PLAN AND ZONING DATA: VISTA CHINO ROAD GENf/NL Fm ofsrcrunD,(EXISTING).PRGEESEDIAL cp{fR1L PLVI oEcrcNAnON(,,UPDSzRL NEvIR/s ZONING RNSIINGJ ZONING(PROGEN£RV.PIAN(AMENONENI i TCM51cf G£ZGN£) "' -%fd '%�3 sys v q,.,,. . LAND PROPOSED uR SIP(uNpeRLOPEo) PFOPOSEO R£s/pENML LONOOAIINIUM sU6pMslON(G91Ep) IZ UNnS (As PER CONLUFRENI APPLIG CU4 FOR - UTILITIES/SCHOOL OISTRICP - ELECTRIC EDUURESI CILIFORIIIi EOISON — / �- r—• / 'rzl r -$ IYP]GL SECTION (EX.H➢NG) iE!£PHUN£ I/IAM, us spumauu LVIIDRNu ccs roue Nr _. I 13 I'. �•o NORTH SUNRISE WAY (PUBLIC STREET) wATfR .1 wAUP Acfrccr CITY OF PALM SPRINGS "MAJOR THOROUGHFARE"STANDARD sEww ary of vaw sPRlrvcs AA°� -- �' \ xuE )ArP (EXTENSION OF EXISTING MEDIAN ISLAND ACROSS SITE FRONTAGE) C16Lf RUE VGRNER CHGOL OIS/RICT.' FAUI sPFIN65 UNIFIED APPROXIMATE EARTHWORK 0I1ANT17/f5.• """"` .�" PEiMFR �`: il,• '.1 �.a ! t\fp''/ �— `,P�GUT r6Z LUFIC Y Fps }� y� - >IL /. k \.. \ i/ /._ b' �\• n £RL. l96 CU furor.r. Ja LueIO m rMDSps � �' • . $- g { $ >- alrec _ 3 DO Q -so - -f LEGEND k ABBRE�IAT10NS.• VICINITY MAP =� .LIII,R �LLo , THOMAS HROIHERS CUIO£COORDINATES (2004 EDITION) M PAGE 755 QUAD F6 n PBLDG C L r: — N 1 I k fi .A 1w 5 PAD5O45 ® OF �� z TM _ _ °. °' - 1p5O.„ = C, Z TENTATIVE TRACT SUBMl77AL NO. DATE XHIBIT RE SSION �.. u CL /f'u'1ow v9 O wn >/ �'— -PROP.pELO2lllh NG rtoe0 V• r �Pu nerll UF .RI aSllo =Awllore -: molurzs uamc�mn0.os rsls[rs CL (i 1 un ImI R«. L - engineering uRE.lm. slow°., ,xUI, — --. � - � eng a��oMSF,.a�AI Rro.2o. ' rxo�pm'u¢nxs[�Fcla2,�Igll / .,I_ - • LQ SURE A xrcxx'Ar Ill v>1{s✓psxw LWf U P(W)e /4rt• _ PWA pESERt L4 9ZZ6p PIA)ey,1I£Y,D 92261 Q) (]5UJ�I-_r01 PIA)J65->6J8 V FF=S➢3B PN p50Z-pSZC KEYNOTES •,euuo rse Pun m� 0__ O — — — o,uoms o.:Qawresau ©c w+n l'>wcti z:u:ess sac: FRONT ELEVATION va•=r-o' 1 r-H`,c cwxus.�r+e,nL _ Oo O b b RIGHT ELEVATION va"=v-o p 'F Q 01 o e (D O REAR ELEVATION ve=r-o• Z - �� s ZP U) ¢ s y `IIP� �z �� - . 'yev — -- -- a �y(U o - o C25 - - - - - -- - - [� ss4o + i LEFT ELEVATION vb•.r-o 4 c A3.1 LL l ki l :i�fW In pig 0 1 Q PALMS.. �2 c U N c � �Rfo,RiEO, W CA41#:0VL PLANNING COMMISSION STAFF REPORT Date: February 22, 2006 To: Planning Commission Application I.D.: Case 5.1084 TTM33853 and Case 3.2817 ,Application Type: General Plan Amendment (GPA), Change of Zone (COZ), Tentative Tract Map (TTM), and a Major Architectural Review (MAJ) Location: In the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road Applicant: Shaida Mansoub and Behzad Saboorian APN: 507-100-041 Zoning: P-Professional General Plan: P- Professional From: Craig A. Ewing, AICP, Director of Planning Services Planner: Diane A. Bullock, Associate Planner DESCRIPTION The project application consists of a request to amend the General Plan Land Use Map to re-designate approximately 1.14-acres from (P) Professional to (M-15) Medium Density Residential, and a request to change the zoning map to rezone the aforementioned acreage from (P) Professional to (R-2) Limited Multi-Family Residential Zone located in the vicinity of the southwest corner of North Sunrise Way and.Vista Chino Road, Section 11, APN: 507-100-041. r, , Planning Commission Staff Report February 22,2006 Case 5.1084 TfM33853 Page 2 of 33 In conjunction with the GPA and COZ, a concurrent application for a Tentative Tract Map has been filed to allow re-subdivision of the site for condominium purposes. A Major Architectural Application 3.2817 proposes twelve two-bedroom residential condominium dwellings, and recreational common area, which includes a swimming pool and spa for the 1.14-acre site. The residential project is accessed from Sunrise Way a major thoroughfare onto a proposed private street. Architectural approval for the proposed project is also requested. A public hearing is required. RECOMMENDATION That the Planning Commission: 1. Recommend that the City Council approve the adoption of proposed Negative Declaration (Section 1507) in accordance with the California Environmental Quality Act (CEQA); and 2. Recommend that the City Council amend the General Plan Land Use Map for approximately 1.14 acres located in the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road, Section 11, APN: 507-100-041; and :3. Recommend that the City Council amend the Zoning Map for approximately 1.14 acres located in the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road, Section 11, APN: 507-100-041; and 4. Recommend that the City Council approve Tentative Tract Map 33853 for the subdivision of approximately 1.14 acres into a twelve residential condominiums, common recreational space a private street and associated landscaping. PRIOR ACTIONS On December 12, 2005 the Architectural Advisory Committee (AAC) reviewed the architecture and voted 6-0 to recommend approval with the following suggestions: 1. Mirror the extra exterior parking spaces found on Building B on Buildings A and C to create extra parking. The concern was that there is not adequate parking available for occupants and guests. 2. Remove the curbing. 3. Add a garden wall to Building B to block potential headlight glare from oncoming cars. BACKGROUND AND SETTING The vacant site is located on Sunrise Way, a major thoroughfare, and is surrounded by existing commercial / retail, office and residential uses. The topography of the site is Planning Commission Staff Report February 22,2006 Case 5.1084 TrM33853 Page 3 of 33 slightly undulating and does not include any significant plant material; there is no identified natural community that could be affected by the project. The Community Shopping Center at the corner of Vista Chino Drive and Sunrise Way northeast of the site includes a multitude of retail businesses used by both the surrounding residential and professional office community. "Sagewood", an existing large condominium development, is located behind the Shopping Center and east of the proposal. A small building of professional offices is located adjacent to and south of the proposal. Further south from the aforementioned offices is The Ranch Club, another large residential condominium development. The lot located to the west is presently vacant, but is part of the future Vista Sunrise Health, Housing, and Human Services Campus, which includes transitional housing units and family care center. For that project a change of zone from R-2 to (PD 281) and a General Plan Amendment from P (Professional) to M-15 (Medium Density Residential) was also approved at the same time. ADJACENT LAND USES Table 1.0 Zoning and General Plan Designation and Adjacent Land Uses Orientation Land Use General Plan Zoning North Desert Aids Project P C-1 (Central Retail (Professional) Business Zone) South Professional Offices P (Professional) P (Professional Zone) East Commercial and CSC (Commercial CSC (Commercial Shopping Center) Shopping Center) Residential L4 (Low Density PD-26 Underlying R-1 B Residential) West Currently vacant with M15 (Medium Density PD-281 development Residential) pending The proposed project is an infill residential condominium proposal. As proposed, the condominium development project requires amendments to the proposed General Plan and Zoning Map. In conjunction with the GPA and COZ, a concurrent application for a Tentative Tract Map has been filed to allow re-subdivision of the site for construction of the residential condominiums, which are all included in the application and discussed below. GENERAL PLAN AMENDMENT The proposed General Plan Amendment refers to the re-designation of approximately 1.14 acres from P (Professional) to M15 (Medium Density Residential) in order, to facilitate the construction of twelve residential condominium units. Planning Commission Staff Report February 22,2006 Case 5.1084 TrM33853 Page 4 of 33 The General Plan P (Professional) designation provides for, "...law, insurance, financial, medical and similar office and institutional uses, and associated support facilities". The General Plan M-15 (Medium-Density Residential) designation provides for, "...the development of twelve (12) and a maximum of fifteen (15) dwelling units per acres. .Appropriate residential development under this designation includes traditional single- family homes, garden apartments, mobilehome parks, multiple-family structures and hotels". The development standards for this designation include: • covering of at least one parking space per unit; • design of common space so that it is easily accessible and of sufficient size to be usable by all residents, • inclusion of entries, which convey a sense of individual identity for each condominium unit at the lowest habitable level facing a public street or courtyard; and • incorporation of architectural design details and elements, which provide visual character and interest, avoiding flat planar walls and box-like appearances. If amended, the General Plan Map will be changed to M-15 to allow residential development for the site in question instead of the existing General Plan designation for professional offices. The request for residential development is not out of place with the neighboring context because the surrounding area consists of a mix of multi-family and professional offices. Staff believes that the requested General Plan Map Amendment is a reasonable request, but is a "close call' discussed below in the analysis section of this report. CHANGE OF ZONE The proposed Zoning Map Amendment (Change of Zone) is to re-designate the site from P (Professional) to R-2 (Limited Multi-Family Residential) in order to facilitate the construction of twelve residential condominium units. The Professional Zone is intended to provide for the development of a professional district with necessary related retail commercial uses and other compatible facilities. The R-2 is intended to provide for the development of medium-density multiple family residential uses. Pursuant to Section 94.07.00 of the zoning ordinance, A. Criteria for Granting a Change of Zone, The commission in recommending and the council in reviewing a proposed change of zone shall consider whether the following conditions exist in reference to the proposed zoning of the subject property: V" Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 5 of 33 1. The proposed change of zone is in conformity with the general plan map and report. Any amendment of the general plan necessitated by the proposed change of zone should be made according to the procedure set forth in the State Planning Law either prior to the zone change, or notice may be given and hearings held on such general plan amendment concurrently with notice and hearings on the proposed change of zone. 2. The subject property is suitable for the uses permitted in the proposed zone, in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the commission and council. 3. The proposed change of zone is necessary and proper at this time, and is not likely to be detrimental to the adjacent property or resident. If amended, the Zoning Map will be changed to R-2 to allow residential development for the site in question instead of the existing zoning designation for professional offices. The request for residential development standards is not out of place with the neighboring context because the development standards for height and setbacks are similar to development pattern on the site. Staff believes that the requested Zoning Map Amendment is a reasonable request, but is a "close call" when considering residential development over professional development discussed below in the analysis section of this report. TENTATIVE TRACT MAP The application for the Tentative Tract Map is for the re-subdivision of approximately 1.14 acres into one lot for condominium purposes. The proposal is to construct twelve residential condominiums, common recreational space, a private street and associated landscaping. The residential condominium units are two stories tall and contain the required three guest parking spaces. MAJOR ARCHITECTURAL APPLICATION AND PROJECT DESCRIPTION A Major Architectural Application 3.2817 proposes construction of twelve two-bedroom residential condominium dwellings for the 1.14-acre site. Architectural approval for the proposed project is requested. RESIDENTIAL CONDOMINIUM UNITS The proposed condominiums will be located on a site measuring approximately 49,571 square feet separated into three buildings, each containing four residential units. The architectural style is contemporary. The proposed height is twenty-four feet or two- story. Each condominium has 1,635 square feet of habitable area. Each unit contains a second floor balcony. Building coverage equals 14,820 square feet or 30% leaving Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 6 of 33 50% open space comprised of paving and landscaping, and the remaining area as private street. ARCHITECTURAL ELEMENTS Fagade paint and accent colors include "Tomahawk Red ", "Rosemont Hall" "Virginia Vine" and "Casbah" similar to colors found in the native vegetation, surrounding mountains, and desert floor. Brick colors include "Canyon Rose" "Platinum", and "Bronzestone". The Concrete is a "Dune" color similar to the sand of the desert floor. Windows will be glazed a Pilkington "Grey" with the window and door frames are colored "Dark Bronze". COURTYARD AND LANDSCAPING The outdoor courtyard is the recreational portion of the proposed project. It contains a pool and spa surrounded by decorative paving and landscaping. Maximum building coverage allowed in the R-2 zone shall not exceed thirty percent of the total lot area. Water efficient landscaping is proposed. Each condominium unit contains a private rear yard area large enough to accommodate a spa and minimal landscaping. PARKING The parking on the west end at Building B is configured to allow for maneuvering of parked cars. One van accessible space is located adjacent to the common area for accessibility. In response to the Architectural Advisory Committees' concerns for guest parking, additional parking was added to Buildings A and C. The roof and balcony overhangs provide coverage for added spaces. Twelve covered parking spaces are required and twenty-two covered spaces are provided. A total of twenty-one parking spaces are required and twenty-five are provided. DEVELOPMENT STANDARDS Table 2.0 Existing and Proposed Development Standards DEVELOPMENT PROPOSED R-2 PROPOSED STANDARDS STANDARDS Lot Area 20,000 49,571 Lot Dimension width 140 feet 168 feet existing Lot Dimension depth 175 feet 294.44 feet existing Minimum Frontage on 50 feet 50 feet Dedicated/Improved street. Building Height 24 feet and two-story 24 feet and two-story Front Setback 50 feet 50 feet Coverage 30% 30% Side Yard None listed 17 feet Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 7 of 33 Rear Yard None listed 20 feet Distance between 15 feet 42 feet buildings Parking 18 condo w/ 1 covered 22 covered spaces space/unit 1 handicapped space 1 handicapped space 3 guest 3 guest Density 12 units 12 units ANALYSIS General Plan Amendment In reviewing the requested Land Use Map amendment staff considered the effect of changing the site's use from professional office to residential. Staff notes that surrounding commercial and retail services are used by either the professional or residential community, therefore, changing the General Plan would appear to have no adverse affect on the businesses. The site abuts vacant land to the rear and west at this time, which is an entitled project called the Vista Sunrise Health, Housing, and Human Services Campus. If the campus is constructed, its parking lot would abut the subject site. To the north of the proposed project, parking and the proposed County Health Clinic would be located adjacent to the site, which means that the majority of the site would be surrounded by parking and medical and professional office uses. There are no required `findings' for an amendment to the policies of the General Plan. The City may approve any change that Council determines would further the improvement of the City. The Planning Commission must first adopt its recommendation based on the same criterion. The change request can be analyzed using the outlined general plan development standards from the M-15 designation and the criteria for granting a change of zone as the required findings. The Medium-Density Residential section of the General Plan suggests that the demand for apartments and condominiums are likely to continue at their current rate, therefore changing the Land Use Map on this site would be supported by the demand for such residential development. The inclusion of a residential project on a vacant site is also not likely to be detrimental to the adjacent properties or residents. However, staff is concerned that the site would be somewhat isolated as a residential development, immediately surrounded by parking lots and office / commercial activities. Development of a residential project would not be part of a residential neighborhood but somewhat stand-alone in character. While staff has not determined that this is of sufficient concern to oppose the request, we believe that the change of use is a "close call". Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 8 of 33 Staff has also considered the specific development plan in light of the development standards that would be part of a re-designation to M-15 (Medium Density Residential), as follows: • covering of at least one parking space per unit. Twelve covered parking spaces are required and twenty-two covered spaces are provided. • design of common space so that it is easily accessible and of sufficient size to be usable by all residents. 'The outdoor courtyard is the recreational portion of the proposed project. It contains a pool and spa surrounded by decorative paving and landscaping. Each condominium unit contains a private rear yard area large enough to accommodate a spa and minimal landscaping. • inclusion of entries, which convey a sense of individual identity for each condominium unit at the lowest habitable level facing a public street or courtyard. The entryway for each unit in all three buildings front on the private street, which creates a sense of harmony with the consistent design pattern. The sense of individuality will be displayed when the owner adds their own landscape plant material and outdoor accessories. • incorporation of architectural design details and elements, which provide visual character and interest, avoiding flat planar walls and box-like appearances. The surrounding area contains a variety of several architectural styles. The contemporary style of the project is harmonious in the sense that it does not stand out as a strong architectural style, but blends in with the mix. The clean lines of the building, similar landscape plant material and setback area creates harmony with the existing neighborhood. The building is designed with cut-outs, overhangs, exterior panels and trim rails that soften the linearity and mass. A variety of embellishments like block with different Colors, metal siding, and colored concrete create harmony because they are similar to materials found on buildings outside of and consistent with materials proposed to be used within the development. The proposed color palette reflects colors found in the mountains and desert vegetation. Zoning Map Amendment (Change of Zone) Section 9.4.07.00 establishes the findings for granting a Change of Zone, which staff has analyzed for the present request, as follows: Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 9 of 33 1. The proposed change of zone is in conformity with the general plan map and report. Any amendment of the general plan necessitated by the proposed change of zone should be made according to the procedure set forth in the State Planning Law either prior to the zone change, or notice may be given and hearings held on such general plan amendment concurrently with notice and hearings on the proposed change of zone. The General Plan is proposed and has been processed in conformance with the procedures in the State Law in conjunction with the Change of Zone and architectural review. A public notice was published in the local newspaper regarding both the environmental document and the public hearing. A public hearing will occur at both the Planning Commission and the City Council level for the amendments to the General Plan and Zoning Maps. 2. The subject property is suitable for the uses permitted in the proposed zone, in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the commission and council. The proposed project is an infill residential condominium proposal. As proposed the condominium development project is compatible with the proposed General Plan Amendment and Change of Zone designation, use, and development standards. The proposed development is located in an area comprised of a variety of uses including residential development. 3. The proposed change of zone is necessary and proper at this time, and is not likely to be detrimental to the adjacent property or resident. The residential condominium project proposal is consistent with the intent of the proposed Amendment to the General Plan Map and Change of Zone. The request for residential development is not out of place with the neighboring context, although the site is somewhat isolated from other residential developments. Staff believes that the requested General Plan Map Amendment and Change of Zone are reasonable requests and that this development could benefit the immediate neighborhood because by Combining housing with commercial / retail uses. Tentative Tract Map Additional findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. These findings, and a discussion of the project as it relates to these findings follow: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 10 of 33 The proposed Tentative Tract Map is consistent with the goals and objectives of the proposed M-15 Medium-Density Residential, General Plan designation which governs the subject property. General Plan Objective 3.6b is to provide for the development of between twelve and fifteen dwelling units per acre for the M-15 designation. The overall density of the proposed development is twelve dwelling units per acre. Per Objective 3.6b, appropriate residential development includes a residential development ranging from single-family homes to garden apartments and multiple-family structures. The project proposes multi-family condominium units. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the proposed R-2 zone in which the property for the proposal is located. Development standards proposed as part of the planned development district provide flexibility in design details related to on-site parking, building arrangement, and building height. C, The site is physically suited for this type of development. The site is vacant and slightly undulating and measures approximately 1.14 acres which is large enough to accommodate the proposal applying the required development standards. d. The site is physically suited for the proposed density of development. The proposed 1.14 acre development area of project site can accommodate 12 condominium units without significant grading, the site abuts an improved public street with existing utilities, and the site is access by a major thoroughfares. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Negative Declaration prepared for the proposal adequately addresses the general environmental setting of the project and for the project and finds that the project will have no adverse impact on the environment. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed subdivision includes the provision of public water and sewer systems, a drainage design that protects the development area and an access system that provides an orderly system of internal driveways and motor courts. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 11 of 33 g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The design of the subdivision will not conflict with easements for access through or use of the property. The design of the subdivision accommodates the existing and proposed drainage way. ,Architectural Approval Although there are no required findings for applications for architectural approval which require environmental assessments, the Zoning Ordinance Section 94.04.00(D)(1-9) provides guidelines for the Architectural Advisory Committee (AAC) to review development projects. Specific aspects of design shall be examined to determine whether the proposed development will provide a desirable environment for its occupants as well as being compatible with the character of adjacent and surrounding developments, and whether aesthetically it is of good composition, materials, textures and colors. Conformance will be evaluated, based on consideration of the following: I. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas, i.e., sidewalks as distinct from parking lot areas; Access throughout the proposed project is designed according to the requirements of the Uniform Building Code and ADA rules, including accessible pathways, handicapped parking spaces and vehicular access. The buildings are oriented in a "U" shape configuration with the private street running through the center of the project creating a balanced cohesive configuration. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood/community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; The area contains a variety of several architectural styles. The contemporary style of the project is harmonious in the sense that it does not stand out as a strong architectural style, but blends in with the mix. The clean lines of the building, similar landscape plant material and setback area creates harmony with the existing neighborhood. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens, towers or signs) and effective concealment of all mechanical equipment; The twenty-four foot height, mass of the building and setbacks are compliant with the requirements of the zoning ordinance. Perimeter walls are six feet tall and all mechanical equipment on the roof will be concealed. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 12 of 33 4. Building design, materials and colors to be sympathetic with desert surroundings; AND 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures, which are visible simultaneously; The building is designed with cutouts, overhangs, exterior panels and trim rails that soften the linearity and mass. A variety of embellishments like block colors, metal siding, and colored concrete create harmony because they are similar to materials outside of and a consistent to materials within the development. The proposed color palette reflects colors found in the mountains and desert vegetation. 6. Consistency of composition and treatment; The buildings each contain four units are detached and grouped on the site into a "U" shape which creates a balance within the development and a visual harmony and consistency looking into the development. T Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials, The vacant site contains a scattering of indigenous insignificant shrubbery. There are no specimen trees to preserve. The landscape design proposes drought tolerant trees, shrubs, and groundcover. Emitters will deliver water to each individual plant, therefore practicing water efficient irrigation methods. ENVIRONMENTAL ASSESSMENT Pursuant to Section 15063 of the CEQA guidelines, a draft Negative Declaration of environmental impact was prepared for the proposed General Plan Amendment and is included as an attachment to this report. The Environmental Assessment was also distributed to local agencies and interested parties for review between January 28, 2006 and February 18, 2006. Comments were received from Waste Disposal and Sunline Bus Company. Staff has concluded that their comments do not affect the Negative Declaration for the amendment and staff will recommend its adoption to the City Council. RECOMMENDATION Although the General Plan and Zoning Map amendments requests are reasonable, and staff recommends a favorable decision, they are a "close call' because the site will stand alone as a residential development surrounded on the perimeter by a parking lot for the professional office to the south, the Desert Aids Center and the proposed County Health Building to the North and the proposed parking for the traditional housing for the Vista Sunrise Health, Housing, and Human Services Campus to the west. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 13 of 33 Should the Commission agree to these amendments, staff also recommends approval of the Tentative Tract Map and Architectural Approval, as described and conditioned in this report. NOTIFICATION All property owners within a 400-foot radius of the project have been notified. As of the writing of this report, staff has received inquiries from the public on the nature of the project, but has not received any adverse written or verbal comments. a Diane A. Bullock Associate Planner i" %(;raig-k. Eyeing AIC Diz#or'of PlanninIservices Attachments 1. Vicinity Map 2. Draft Resolution 3. Conditions of Approval 4. Reductions 5. Draft Negative Declaration Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 14 of 33 T Department of Planning Services " W+E Vicinity Map s 0 0 V LY O ¢ O � W .y. Z � ¢ 00 Vista Chino (SH-111) w of of SAN DLEWOOD DR CHIA RD Legend a N ® Site Q 5001 Ratllus w PASEO RAQUETA 9 MEL AVE 2 {1 CITY OF PALM SPRINGS Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 15 of 33 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL OF A GENERAL PLAN AMENDMENT SO AS TO RE-DESIGNATE APPROXIMATELY 1.14 ACRES FROM P (PROFESSIONAL) TO M15 (MEDIUM DENSITY RESIDENTIAL 12-15 UNITS/ACRE), AND A CHANGE OF ZONE FROM P (PROFESSIONAL) TO R-2 (LIMITED MULTI-FAMILY RESIDENTIAL), LOCATED IN THE VICINITY OF THE SOUTHWEST CORNER OF NORTH SUNRISE WAY AND VISTA CHINO ROAD, SECTION 11, APN: 507-100-041. 'WHEREAS, The applicants Shaida Mansoub and Behzad Saboorian have filed an application for a General Plan Map Amendment to re-designate approximately 1.14 acres of land from P (Professional) to M15 (Medium Density Residential 12-15 units/acre), located in the vicinity of the southwest corner of North Sunrise Way and 'Vista Chino Road, Section 11, APN: 507-100-041; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.1084 GPA, a request to amend the General Plan Map, was given in accordance with applicable law; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.1084 COZ, a request to amend the Zoning Map, was given in accordance with applicable law; and WHEREAS, on February 22, 2006 a public hearing to consider Case No. 5.1084 GPA, a request to amend the General Plan Map, was held by the Planning Commission in accordance with applicable law; and WHEREAS, on February 22, 2006 a public hearing to consider Case No. 5.1084 COZ, a request to amend the Zoning Map, was held by the Planning Commission in accordance with applicable law; and WHEREAS, in accordance with Section 15063 of the California Environmental Quality Act guidelines, an Initial Study was prepared which found that the proposed project could not have a significant effect on the environment; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including but not limited to the staff report, all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the Planning Commission finds that the current environmental assessment for Case No. 5.1084 GPA and COZ Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 16 of 33 adequately addresses the general environmental setting of the proposed. The Planning Commission further finds that no significant environmental impacts will result from this project and therefore recommends adoption of a Negative Declaration for the project. Section 2: The proposed General Plan designation requires the following development standards: • one covered parking space per unit. Twelve covered parking spaces are required and twenty-two covered spaces are provided. • design of common space so that it is easily accessible and of sufficient size to be usable by all residents. 'The outdoor courtyard is the recreational portion of the proposed project. It contains a pool and spa surrounded by decorative paving and landscaping. Each condominium lunit contains a private rear yard area large enough to accommodate a spa and minimal landscaping. • inclusion of entries, which convey a sense of individual identity for each condominium unit at the lowest habitable level facing a public street or courtyard. 'The entryway for each unit in all three buildings front on the private street, which creates a sense of harmony with the consistent design pattern. The sense of individuality will be displayed when the owner adds their own landscape plant material and outdoor accessories. • incorporation of architectural design details and elements, which provide visual character and interest, avoiding flat planar walls and box-like appearances. The area contains a variety of several architectural styles. The contemporary style of the project is harmonious in the sense that it does not stand out as a strong architectural style, but blends in with the mix. 'The clean lines of the building, similar landscape plant material and setback area creates harmony with the existing neighborhood. The building is designed with cut-outs, overhangs, exterior panels and trim rails that soften the linearity and mass. A variety of embellishments like block with different colors, metal siding, and colored concrete create harmony because they are similar to materials found on buildings outside of and consistent with materials proposed to be used within the development. The proposed color palette reflects colors found in the mountains and desert vegetation. Referring to the criteria for granting a Change of Zone: Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 17 of 33 1. The proposed change of zone is in conformity with the general plan map and report. Any amendment of the general plan necessitated by the proposed change of zone should be made according to the procedure set forth in the State Planning Law either prior to the zone change, or notice may be given and hearings held on such general plan amendment concurrently with notice and hearings on the proposed change of zone. The General Plan is proposed and is in conformance with the procedures in the State Law because it is proposed in conjunction with the Change of Zone and architectural review. A public notice was published in the local newspaper regarding both the environmental document and the public hearing. A public hearing will occur at both the Planning Commission and the City Council level for the amendments to the General Plan and Zoning Maps. 2. The subject property is suitable for the uses permitted in the proposed zone, in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the commission and council. 'The proposed project is an infill residential condominium proposal. As proposed the condominium development project is compatible with the proposed General Plan Amendment and Change of Zone designation, use, and development standards. The proposed development is located in an area comprised of a variety of uses including residential development. 3. The proposed change of zone is necessary and proper at this time, and is not likely to be detrimental to the adjacent property or resident. 'The residential condominium project proposal is consistent with the intent of the proposed Amendment to the General Plan Map and Change of Zone. The request for residential development is not out of place with the neighboring context, and staff believes that the requested General Plan Map Amendment and Change of Zone are reasonable requests and that this development could benefit the immediate neighborhood because by combining housing with commercial / retail uses in the urban setting, people live close to and utilize the retail and commercial services. Section 3: Additional findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. These findings, and a discussion of the project as it relates to these findings follow: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 18 of 33 The proposed Tentative Tract Map is consistent with the goals and objectives of the proposed M-15 Medium-Density Residential, General Plan designation which governs the subject property. General Plan Objective 3.6b is to provide for the development of between twelve and fifteen dwelling units per acre for the M-15 designation. The overall density of the proposed development is twelve dwelling units per acre. Per Objective 3.6b, appropriate residential development includes a residential development ranging from single-family homes to garden apartments and multiple-family structures. The project proposes multi-family condominium units. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design and improvements are consistent with the proposed R-2 zone in which the property for the proposal is located. Development standards proposed as part of the planned development district provide flexibility in design details related to on-site parking, building arrangement, and building height. c. The site is physically suited for this type of development. The site is vacant and slightly undulating and measures approximately 1.14 acres which is large enough to accommodate the proposal applying the required development standards. J. The site is physically suited for the proposed density of development. The proposed 1.14 acre development area of project site can accommodate 12 condominium units without significant grading, the site abuts an improved public street with existing utilities, and the site is access by a major thoroughfares. s. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Negative Declaration prepared for the proposal adequately addresses the general environmental setting of the project and for the project and finds that the project will have no adverse impact on the environment. 1° The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed subdivision includes the provision of public water and sewer systems, a drainage design that protects the development area and an access system that provides an orderly system of internal driveways and motor courts. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 19 of 33 g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The design of the subdivision will not conflict with easements for access through or use of the property. The design of the subdivision accommodates the existing and proposed drainage way. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends that the City Council approve Case No. 5.1084 GPA, COZ and TTM33853. ADOPTED this day of 2006. ,AYES: NOES: ,ABSENT: ,ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Chairman of the Planning Commission Secretary of the Planning Commission Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 20 of 33 RESOLUTION NO. EXHIBIT A Case No. 5.1084/ 3.2817 Sunrise Condominiums In the vicinity of the southwest corner of Vista Chino Drive and Sunrise Way Date CONDITIONS OF APPROVAL February 22, 2006 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 5.1084 / 3.2817. 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 riot, 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 r Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 21 of 33 an adverse judgment 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. 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. 5. 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. CC&R's 6. The applicant prior to issuance of building permits shall submit three (3) sets of 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&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. 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, Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 22 of 33 7. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. 8. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. Cultural Resources 9. 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. Final Design 10.Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, 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. 11.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. 12.A General Plan Map Amendment and Change of Zone Map Amendment must be approved in order to construct the residential condominiums. Public Safety CFD 13.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 Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 23 of 33 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 141.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. 15.The appeal period for a GPA, COZ, and MAJ application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 16.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. 17.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. 18.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. 19.All materials on the flat portions of the roof shall be earth tone in color. 20.All awnings shall be maintained and periodically cleaned. 21.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. 22.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. 23.Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 24 of 33 24.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. 215.The street address numbering/lettering shall not exceed eight inches in height. 26.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. 27.Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 28.Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 29.No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 30.No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 31.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. 32.The applicant shall provide all tenants with Conditions of Approval of this project. 33.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". 34.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. 35.Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 25 of 33 36.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. WASTE DISPOSAL 37.Trash cans shall be screened from view and kept within fifty (50) feet of the street. POLICE DEPARTMENT 38.Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 39.Prior to any construction on-site, all appropriate permits must be secured. FIRE 40.Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 41.Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 42'.Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. 43.Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the :street or road fronting the property. 44.Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 45.Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. (902.2.2.4 CFC) The City of Palm Springs has two approved turn around provisions. One is a cul-de-sac with an outside turning radius of 45 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 26 of 33 46.Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. ADA 47.The main entrance into each ground floor unit is required to be accessible without any stairs to allow people with mobility impairments easy access. ENGINEERING STREETS 48.Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 49.Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. SUNRISE WAY 50.Remove the existing curb and gutter located 32 feet west of centerline and replace with a 6 inch curb and gutter located 38 feet west of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200. 51.Construct a 24 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 85 feet south of the north property line. Access shall be limited to right turn ingress and egress only. 52.Remove the existing meandering sidewalk and construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 53.Remove and replace the existing curb ramp at the south side of the existing driveway adjacent to the northeast corner of the property meeting current California State Accessibility standards in accordance with City of Palm Springs Standard Drawing No. 214. 54.Extend the existing 12-feet wide, raised, landscaped median island across the entire frontage of the property. The design shall be as required by the City Engineer, with landscaping approved by the Director of Planning. Provide a 50 feet long southbound left-turn pocket with a 60 feet long bay taper at Sandalwood Drive. The left turn pocket shall be designed in accordance with Section 405 of the current edition of the Caltrans Highway Design Manual, as approved by the City Engineer. Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 27 of 33 55.Submit landscaping and irrigation system improvement plans for review and approval by the City Engineer and Director of Planning. The irrigation system shall be connected to the existing system within the median. 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. 56.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. 57.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 Sunrise Way 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. ON-SITE 58.The 5 guest parking spaces shown on the Tentative Tract Map/Conceptual Grading Plan (dated November 16, 2005) at the west end of the development do not appear to have an adequate turn-around and maneuvering area. The applicant shall demonstrate to the satisfaction of the City Engineer that vehicles parked in the proposed parking spaces are able Ito safely access the spaces; otherwise the parking spaces shall be relocated to another Vocation as required by the City Engineer. 591.The on-site street shall be a minimum of 24 feet wide (as measured from curb face or edge of travel way). 60.All on-site streets shall be constructed with concrete wedge curbs, roll curbs, or standard Curb to accept and convey on-site stormwater runoff to the on-site storm drain system and underground retention areas, in accordance with applicable City Standards. 61.Construct pavement with a minimum pavement section of 2'/z inches asphalt concrete pavement over 4 inches of 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. 62.Parking shall be restricted along both sides of the on-site private street to maintain a clear 24 feet wide, two-way travel way. Regulatory Type R26 "No Parking" signs or red curb shall be Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 28 of 33 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. 63.The entry on Sunrise Way shall not be gated. Access into the development shall remain open and unobstructed, unless specifically approved in writing by the City Engineer. SANITARY SEWER 64.All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 65.Construct an on-site private sewer system 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 if sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Plans for sewers other than the private on-site sewer mains, i.e. building sewers and laterals from the buildings to the on-site private sewer mains, are subject to separate review and approval by the Building Division. 66.The on-site sewer system shall connect to the sewer main in Sunrise Way with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. 6TAII on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 68.Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. The Precise Grading and Paving 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 Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 29 of 33 (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 a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. 69.Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance 'water from entering the public streets, roadways, or gutters. 70.A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760-346-7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to issuance of a grading permit. 71.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. 72.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 Precise Grading and Paving Plan. 73.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 Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 30 of 33 74.AII stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property, as described in the Preliminary Drainage Analysis for Sunrise Townhomes (Tentative Tract 33853), prepared by Warner Engineering, dated December 7, 2005. Final underground retention basin sizing, catch basin sizing, storm drain pipe sizing, drywell sizing, and other specifications for construction of required on-site storm drainage improvements shall be finalized in the final hydrology study and approved by the City Engineer. 75.Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). 76.The applicant shall install drywell(s) to which overflow from the underground retention areas will discharge and then flow to Sunrise Way. The drywell(s) shall be appropriately sized to accommodate the expected daily overflow from the underground retention areas, as well as runoff from ordinary storm events (2-year storm events), unless otherwise approved by the City Engineer. Provisions shall be included in the Covenants, Conditions and Restrictions (CC&R's) for this development that require the routine maintenance of the drywell(s) by the Home Owners Association (HOA), including the right of the City to inspect and require the HOA to remove and replace the drywell(s) if they fail to function, causing stagnant water to accumulate above ground. The City shall be given the right, in the interest of the public's health, safety, and welfare, to order the removal and replacement of drywell(s) in the event the HOA is non- responsive to the City's written notice, with costs to be recovered against the HOA by the City in accordance with state and local laws and regulations. 77.The on-site underground retention areas and storm drain system shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site underground retention areas and storm drain system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 78.Submit storm drain improvement plans for all on-site storm drain system facilities for review and approval by the City Engineer. 79.Construct storm drain improvements, including but not limited catch basins, storm drain lines, on-site underground retention areas, and drywell(s) for drainage of on-site streets as described in the Preliminary Drainage Analysis for Sunrise Townhomes (Tentative Tract 33853), prepared by Warner Engineering, dated December 7, 2005. The Final Drainage Analysis for Sunrise Townhomes (Tentative Tract 33853) shall include sizing of the on-site underground retention areas, catch basins, storm drain pipes, and drywells and other specifications for construction of required on-site storm drain improvements. 80.The applicant is advised that the proposal for on-site underground retention systems within the landscaped area adjacent to Sunrise Way may preclude the ability to install appropriate landscaping as may be required by the Planning Department. The underground retention systems shall be designed at a sufficient depth to allow typical landscape planting, including Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 31 of 33 trees, and in a manner that does not interfere with the ability of the system to receive runoff in the future. 8'I.The proposed underground retention systems shall be installed on-site and not within the public right-of-way. The underground stormwater retention systems shall be sized to have a sufficient capacity equal to the volume of increased stormwater runoff due to development of the site, as identified in a final hydrology study approved by the City Engineer. A decrease to the required retention volume may be allowed for percolation of the stormwater runoff into the underlying gravel and soil, not to exceed 2 inches per hour. Provisions for maintenance of the underground stormwater retention systems shall be included in Covenants, Conditions, and Restrictions (CC&R's) for the Home Owners Association (HOA), including reference to the fact that maintenance and/or replacement of the system may require removal of existing landscaping improvements within the landscaped area at the sole expense of the HOA. The CC&R's shall reserve the right of the City to inspect and ensure that the underground retention systems are operational, and in the event of their failure, shall provide the City the right to advise the HOA and require its repair or replacement to the satisfaction of the City Engineer. 82.The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 83.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. 84.All proposed utility lines shall be installed underground. 85.In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop Conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the north property line and on-site meet the requirement to be installed Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 32 of 33 underground. 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. Undergrounding of all existing overhead utility lines shall be completed prior to issuance of a certificate of occupancy. 86.AII existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 87.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. 88.The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as-built" information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 89.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. 90.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 91.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. 92.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. 93.Upon approval of the 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 AV Planning Commission Staff Report February 22,2006 Case 5.1084 TTM33853 Page 33 of 33 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. 94.Relocation or abandonment of record easements across the property shall be performed in conjunction with or prior to approval of a final map. Record easements shall be extinguished, quit-claimed, relocated or abandoned to facilitate development of the subject property. Without evidence of such, the proposed buildings encumbered by record easements are rendered unbuildable until such time as the easements are removed of record and are not an encumbrance to affected buildings. TRAFFIC 95.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 Sunrise Way frontage of the subject property. 96.Install a street name sign (if identified by a name) and a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the intersection of Sunrise Way and the entry to the development in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 9TAII 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. 98. 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. 99. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. SUNRISE CONDOMINIUMS NEGATIVE DECLARATION �OF RpLM SA? i !� C Prepared by ¢� to * * The City of Palm Springs RPORATEO C ge� �Q� January 2006 FORN Tramway Industrial Center, Initial Study November 2005 a 1 '<IFORNR SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION Figure 1 . Vicinity Map Department of Planning Services W �E - Vicinity Map S SH-111 T- A w rr site 0 SANDLEWOOD DR CHIA RD 2 Sunrise Condominiums, Initial Study/Negative Declaration of PMs9 i January 2006 1GT�o�y SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION Figure 2. Project Location Map City of Palm Springs January 2006 rGrNif!rna .y l,iklln 1AnYongo H,ilgltrs j7� Oak Woo Marango'Valley ' lu=h=rr TY+'r . MI§h3aod Sprlrra-t '` ,)Jp Cflvna7 pu,x- 1,ts1 Desert Hot Springs W(Oi,VhOr Moroi Inalrn�p>pinys ,.o_o,.ps-:,, ko Caha3nik<.,:[I❑ p ' —n � : . . .�Mluiwn cxaux, �"=�_ "Sky V:ul]cp . P ne oS1 ^ti Thousand PallMs iz 4 . Six6,rhB Hul Springs r '41a`P P,r'arh' ... ._ ,r.l;w.M1bgK PaYma SodrfeJynctlnn Catlradral Cltyti., i �[#iskra pnbns ' _ pinn cower `• �',�,_ 'V.age Vista . +NiId i tlyurn5 Idyll wild anclin! irage 'Rolm D�sert . mouidain center ' Indian Wells coil-lia Hills r �� IPsrreomera eno. Ie�l'tk4lnid _ __ •• .'t•}loinni lowl"tal,r f l�l'S�OR Cn53Y ti . 1 PilreA' ' 'pin wr _ . .i Y .''tyyYpr. R lhhnonaon inSLh p,��z 3 Sunrise Condominiums, Initial Study Negative Declaration r RE i /anuary 2006_ N ;SUNRISE CONDOMINIUMS/INITIAL STUDY/NEGATIVE DECLARATION (ENVIRONMENTAL CHECKLIST FORM 1. Project title: Sunrise Condominiums Planning Case # 5.1084 General Plan Amendment / Change of Zone with an associated development project Case 3.2817, and Tentative Tract map 33853. 2. Lead agency name and address: City of Palm Springs 3200 E. Tahquitz Way Palm Springs, California 92262 3. Contact person and phone number: Edward Robertson, Principal Planner 760-323-8245 4. Project location: In the vicinity of the southwest corner of North Sunrise Way and Vista Chino Road 5. Project sponsor's name and address: Shaida Mansoub and 8ehzad Saboorian 6. General plan designation The current General Plan designation is (P) Professional, which is intended for offices with similar location based requirements such as law, insurance, financial, medical, architectural, administrative, and other similar types. Residential uses should be limited to congregate care facilities. The proposed General Plan designation is (M-15) Medium Density Residential, which is intended for apartments, condominiums, and mobile home parks. The Medium Density Residential designation of M-15 provides for the development of a threshold of twelve and a maximum of fifteen dwelling units per acre. Appropriate residential development under this designation includes traditional single-family-homes, garden apartments, mobile home parks, multiple family structures and hotels. 7. Zoning: The current Zoning designation is (P) Professional, which is intended to provide for the development of a professional district with necessary related retail commercial uses and other compatible facilities. The proposed Zoning designation is (R-2) Limited Multiple-Family Residential Zone, intended to provide for the development of medium-density multiple-family residential uses. _ n Sunrise Condominiums, Initial Study/Negative Declaration v /anuary2006u SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION 8. Description of Project: The proposed project includes an amendment to the General Plan from (P) Professional to (M-15) Medium Density Residential and Change of Zone from (P) Professional to (R-2). A concurrent application for Tentative Tract Map 33853 proposes twelve two-bedroom residential condominium dwellings for the 1.14-acre site. The proposed project is situated on a vacant site surrounded by previously developed commercial, office and residential development. A common area with a swimming pool and a spa is proposed within the development. The residential project fronts on Sunrise Way, a major thoroughfare. The frontage includes landscaping and a block wall. A private street within the development connects to Sunrise Way. The proposed condominiums are twenty-four feet or two-stories tall. Each condominium has 1,635 square feet of habitable area. As proposed, the condominium development project is compatible with the proposed General Plan Amendment and Change of Zone. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North - Desert Aids Project South- Offices East - Residential West - Vacant 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) a. None 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 ❑ Hydrology/WaterQuality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/Service Systems ❑ Mandatory Findings of Significance SUNRISE CONDOMINIUMS/ INITIAL STUDY/ NEGATIVE DECLARATION DETERMINATION: (To be completed by the Lead Agency) On the basis of [his 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 [hat although [he 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 j "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 I 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 project, nothing further is required. I I i I i I Craiq A. Ewing AICP Date I Director of Planninq Services I .I I tw Sunrise Condominiums, Initial Study/Negative Declaration January 2006 N SUNRISE CONDOMINIUMS I INITIAL STUDY/ 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, which 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. I 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. I 8) This is only a suggested form, and lead agencies are free to use different formats; however, Sunrise Condominiums, Initial Study/Negative Declaration o� "`"'''�, January 2006 $8N SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION lead agencies should normally address the questions from this checklist that are relevant to a project'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 significance a (0-1,761:M-.P� Sunrise Condominiums, Initial Study/Negative Declaration, January 2006 J N SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact L AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic El ❑ ® Elvista? b) Substantially damage scenic resources, including, but not limited to, trees, rock El 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? a) Less than significant Impact. The site is vacant, but surrounded by development for many years. The site is mildly undulating and is located on Sunrise Way, which contains scenic vistas to the mountains in the west. The proposed buildings will have a height of approximately twenty-four feet, which is compatible with other buildings in the area. Most buildings in the vicinity of the project are two-story, some with architectural features that meet and exceed twenty-four feet. There is a less than significant impact to scenic vistas because view corridors exist between the sides of the building, and the site is in close proximity to a major intersection and a combination of condominiums, commercial businesses and offices, which detract from passive scenic viewing from a pedestrian scale. b) No Impact. This project is not located on a street designated as a state scenic highway. There are no historic buildings along this section of Sunrise Way. There are no significant trees or shrubs on the site. c) No Impact. The proposed project is architecturally similar to some of the buildings in the area. The residential project requires under-grounding of the overhead utilities, which will create a more aesthetically pleasing appearance. cl) The guest spaces at times will contain parked vehicles,which could cause a slight glare if the sunlight reflects from glass or metal parts of the vehicles. However, there are already other residential uses in the area that produce similar types of glare. Therefore, there will be no impact on the visual character of the area or day or nighttime views. n 04 .rM R Sunrise Condominiums, Initial Study/Negative Declaration '` lanuary 2006 J N (`.4.�'wnre`Pp� SUNRISE CONDOMINIUMS/ INITIAL STUDY/ 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 that, due to their location or ❑ ❑ ❑ nature, could result in conversion of Farmland to non-agricultural use? (3) 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. The site is zoned for professional use and the project proposal to change the zone. Both designations are not covered by a Williamson Act contract. Furthermore, no Williamson Act Contracts are located in the immediate vicinity of the project site. Therefore, no impacts to Williamson Act Contracts would occur. c) No Impact. The proposed project is designated for residential use. The surrounding land consists of developed office, commercial, and residential buildings. The area has existed as an urban area for many years and is not designated farmland, therefore no impacts to conversion of agricultural land will occur. 10 Sunrise Condominiums, Initial Study/Negative Declaration W-E lanuary2006,,(. N I SUNRISE CONDOMINIUMS/INITIAL STUDY/NEGATIVE DECLARATION I 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 ❑ ❑ ❑ 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-e) No Impact. The project is within the jurisdiction of the South County Air Quality Management District (SCAQMD). The SCQAMD Governing Board adopted the 2003 Air Quality Management Plan (AQMP) on August 1, 2003. The 2003 AQMP updates the attainment demonstration for federal standards for ozone and PM10; replaces the 1997 attainment demonstration for the federal carbon monoxide (CO) standard and provides a basis for a maintenance plan for CO for the future; and updates the maintenance plan for the federal nitrogen dioxide (NO2) standard that the South Coast Air Basin has met since 1992. The revision of the AQMP points to the urgent need for additional emissions reductions (beyond those incorporated in the 1997199 Plan) from all sources, specifically those under the jurisdiction of the California Air Resources Board and the US EPA which account for approximately 80 percent of the ozone precursor emissions in the Basin (www.aqmd.gov/agmp/). The proposed project is situated on a vacant site surrounded by previously developed commercial, office and residential development. The project proposes twelve new condominium units, which do not conflict with any air quality plan or result in cumulative increase in criteria pollutants; therefore there is no impact on air quality. The Federal and California State Ambient Air Quality Standards for important pollutants are summarized in Table 1 and described in detail below. u Sunrise Condominiums, Initial Study/Negative Declaration,- , oF'°`"'`++ January 2006 y � u A.P SUNRISE CONDOMINIUMS J`INITIAL STUDY/ NEGATIVE DECLARATION TABLE 1 FEDERAL AND STATE AMBIENT AIR QUALITY STANDARDS Pollutant Averaging Time Federal Primary Standard State Standard Ozone(03) 1-1-lour 0.12 ppm 0.09 PPM 8-HOUR 0.08 ppm — 8-Hour 9.0 ppm 9.0 ppm Carbon Monoxide (CO) 1-Hour 35.0 ppm 20.0 ppm Nitrogen Oxide(NO„) Annual 0.05 ppm — 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 lWM3 30 Win' PM10 24-Hour 150%g/m' 50 gJnn' Annual 15 1g/m3 — PM 24-Hour 65/Wrn3 _ Lead 30-Day Avg. — 1.5Ig/m' Month Avg. 1.5/g/m3 Source: California Air Resources Board, "Ambient Air Quality Standards,"January 25, 1999. ppm — parts permillion ,g1m3 = Micrograms per Cubic Meter Ozone(O,)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 range 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. 502 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 70 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 Alain, 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. The SCQAMD has established significance thresholds for operational and construction- related emissions. Daily and quarterly thresholds are established. Since a project's quarterly emissions are determined by averaging over a 3-month 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 NO„ SO„ PM10 l2 Sunrise Condominiums, Initial Study/Negative Declaration �y ME, January 2006 SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION 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 site is also located within the Salton Sea Air Basin. This basin has been designated as a "severe-17" Ozone non-attainment area due to violations of the federal ambient air quality standards for ozone primarily due to pollutant transport from the South Coast Air Basin. This designation indicates that the attainment date for Federal ozone standards is November 2007 (17 years after the enactment of the Federal Clean Air Act). The project's proposed land use once approved in conjunction with the General Plan Amendment and Zone Change will be 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 Storm-water 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 project is not anticipated to conflict with or obstruct implementation of 2003 AQMP. The site is located in an established urban area. No sensitive receptors are located within approximately one mile of the project boundary nor is the creation of objectionable orders expected from the proposed project. Therefore, the proposed project will have no potentially significant air quality impacts. Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact IV. BIOLOGICAL RESOURCES. Would the project: 13 Sunrise Condominiums,Initial Study/Negative Declaration P M rP �o oy January 2006 p. SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION Less Than Significant Potentially With Less Than significant Mitigation Significant Impact Incorporated Impact No Impact 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 limited El El Elto, marsh, vernal pool, coastal wetlands, 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? 1) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community ❑ El ❑ Conservation 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 will have no impact to endangered, threatened, or rare species or their habitats. b) No Impact. The site is not identified as having any natural community that could be affected by the project. Therefore, the project would not have an adverse effect on any riparian habitat or other sensitive natural community. 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 IA Sunrise Condominiums,Initial Study/Negative Declaration r1.lM of +i January 2006 ' SUNRISE CONDOMINIUMS/ INITIAL STUDY/ NEGATIVE DECLARATION 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 adjacent to commercial and residential uses and is currently vacant. Due to the fact that the project is located within a developed urban setting, it is unlikely that the site is located within a migratory path, nor would the development be in anyway associated with native wildlife nursery sites. Based on these facts, is logical to assume that 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 State habitat conservation plan. Therefore, the project would have no impact on these types of plans. is .M ^ Sunrise Condominiums, Initial Study/Negative Declaration January 2006 �r-re,n3 Cn� .P SUNRISE CONDOMINIUMS/INITIAL STUDY/ 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 of CEQA? b) Cause a substantial adverse change in the ❑ ❑ ❑ significance of an archaeological resource pursuant to §15064.5 of CEQA? c) Directly or indirectly destroy a unique El ❑ ❑ paleontological resource or site or unique geological feature? d) Disturb any human remains, including those ❑ ❑ ❑ interred outside of formal cemeteries? a-d) No Impact. 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. 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. 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 Agua Caliente Cultural Resource coordinator for approval I6 Sunrise Condominiums, Initial Study/Negative Declaration pmn o^ `Pi January 2006 I I SUNRISE CONDOMINIUMS/INITIAL STUDY/NEGATIVE DECLARATION I I and any repatriation of cultural materials be done in cooperation with the Agua Caliente Band of Cahuilla Indians. zz Sunrise Condominiums, Initial Study/Negative Declaration r" January 2006' N SUNRISE CONDOMINIUMS/ INITIAL STUDY/ NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact VI. 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 ❑ Eltopsoil? 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 ❑ ❑ ❑ disposal 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 subject site lies approximately one mile south of the Banning Fault, Mission Creek Strand. 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. _ Is ...x Sunrise Condominiums, Initial Study/Negative Declaration of °+t January 2006 SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION it) 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. Although onsite soils tests have not been performed, it is assumed that the soils are suitable for subsurface disposal systems. Properties surrounding the site have been developed as office, commercial, and residential uses using subsurface disposal systems for wastewater disposal, therefore no impact would occur. u Sunrise Condominiums, Initial Study/Negative Declaration �1M v"'Sz� /anuary 2006�, SUNRISE CONDOMINIUMS/ INITIAL STUDY/ NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No 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 waste ❑ El Elwithin 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 El El ❑ public 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, b) No Impact. The proposed project will not create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials Therefore, no impact would occur. c-d) No Impact. The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. No impact would occur. e-f) No Impact. The nearest airport is the Palm Springs International Airport located at Gene Autry Trail. The proposed project site is not within the Noise Impact Combining Zone (Palm Springs General Plan 1993) and is located in Area C and not within an area of concern to the adopted Riverside County Airport Land Use Compatibility Plan area. 20 21,11VV) Sunrise Condominiums, Initial Study/Negative DeclarationJanuary 2006 SUNRISE CONDOMINIUMS/INITIAL STUDY/NEGATIVE DECLARATION Therefore, the proposed project would not result in a safety hazard to people working in the area. g) No Impact. The City of Palm Springs Emergency Plan was established to address planned response to extraordinary emergency situations associated with natural disasters and technological incidents. The Plan focuses on operational concepts relatit e to large, scale disasters, which can pose major threats to life and property reouiring unusual emergency responses. Therefore, no impact is anticipated. f) No Impact. Based on the site's location in an urban area, it would not be subject to wildland fire. No impact would occur. 21 Sunrise Condominiums, Initial Study/Negative Declaration yoF�e en Aq January 20061 SUNRISE CONDOMINIUMS/ INITIAL STUDY/ NEGATIVE DECLARATION g) Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact Vill. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? ❑ ❑ ❑ M 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 ❑ ❑ Eltable 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 that ❑ ❑ ❑ M 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 ❑ ❑ ❑ M 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 ❑ ❑ Elstormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? ❑ ❑ ❑ M g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or ❑ El ❑ Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures ❑ El Elthat would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including ❑ ❑ ❑ M flooding as a result of a failure of a levee or dam? j) Inundation by seiche, tsunami or mudflow? ❑ ❑ ❑ M a, e) No impact. The project would be required to meet all applicable water quality standards or waste discharge requirements thereby avoiding violation of such standards or requirements. The project is required to provide for the interception of nuisance water from entering adjacent public streets and convey nuisance water to landscape and parkway areas. In the event of a storm-water runoff condition, runoff will be conveyed in a manner acceptable to the City Engineer. Drywells will be installed to which overflow from the underground retention areas will discharge and flow to Sunrise Way. An underground retention system is proposed to be installed on site. The project will not 21 ru)KR�' Sunrise Condominiums, Initial Study/Negative Declaration January 2006�• � I I I SUNRISE CONDOMINIUMS/ INITIAL STUDY/ NEGATIVE DECLARATION I I violate any water quality standards or waste discharge requirements and will not create runoff that will exceed the capacity of the existing storm-water drainage system. b) No Impact. The proposed project does not require significant quantities of potable water. The landscape design proposed is a minimal landscape requiring quantities of water similar to other office, commercial and residential buildings in the area. Primary water consumption on site will be for residential water usage, and sanitation purposes. A net deficit in aquifer volume or a lowering of the local groundwater table is not anticipated and therefore, no impact would occur. c-d) No Impact. The project would not alter the course of any stream or river, as none are located on-site or in the immediate vicinity of the site.Therefore, no impact would occur. f) No Impact. No additional impacts to water quality are anticipated. g-h) No Impact. The Federal Emergency Management Agency (FEMA) indicates in the Flood Insurance Rate Map, that the site is in Flood Zone B. Flood Zone B is defined as an area between limits of a 100-year flood event and a 500-year flood event; or certain areas subject to 100-year flooding with average depths less than one (1) foot or where the contributing drainage area is less than one square mile; or areas protected by levees from the base flood. Because the project site is not located within the 100-year floodplain, flooding impacts associated with the proposed project are not considered significant. i) No Impact. The Palm Springs General Plan Environmental Impact Report does not identify flooding as a result of levee or dam failure as having a potential to expose people or structures to a significant risk of loss injury or death in City of Palm Springs. Therefore, no impact would occur. j) No Impact. The City of Palm Springs is not located in an area subject to seiche, tsunami or mudflow. Therefore, no impact would occur. 23 Sunrise Condominiums, Initial Study/Negative Declaration kSR _ N C� n� SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact IX. 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 El El Elplan, 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 El El Elplan or natural community conservation plan? a) No impact. The proposed project consists of a new residential use on a vacant site in an existing developed urban setting of commercial, residential and office uses. The project would not divide an established community and no impact would occur. b) No Impact. The project would be consistent with the allowable uses within the proposed General Plan Designation, (M15) Medium Density Residential land use designation, provides for the development of a threshold of twelve and a maximum of fifteen dwelling units per acre. Appropriate residential development under this designation includes traditional single-family-homes, garden apartments mobile home parks, multiple family structures and hotels. The proposed Change of Zone will be consistent with those uses permitted in the R-2 Zone. Therefore, when approved, the proposed project will not conflict with the Palm Springs General Plan or Zoning Ordinance. c) No Impact. The project would not conflict with an applicable habitat conservation plan or natural community conservation plan. The City of Palm Springs does not have an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan; therefore no impact would occur. za Sunrise Condominiums, Initial Study/Negative Declaration" �o`'jPLM'"oz January 2006 ) W SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No 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 El El El M 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. 2Sunrise Condominiums, InitialStudy/Negative Declaratio`nT '� m January 2006 U fn Manuw`6p• SUNRISE CONDOMINIUMS/ INITIAL STUDY/NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the El El ® El 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 ❑ Elpublic 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 El ❑ working in the project area to excessive noise levels? a) Less Than Significant Impact. Surrounding land uses include commercial and residential land uses throughout the area within a one-mile radius. A noise study prepared by Urban Crossroads determined that future vehicle noise from North Sunrise Way is the principle source of community noise that will impact the site. Based on the future build-out traffic projections, portions of the site will experience unmitigated exterior noise levels that will exceed the City of Palm Springs noise standards for transportation related noise impacts. To meet the City of Palm Springs 65 dBA (decibels) CNEL (Community Noise Equivalent Level) exterior and 45 dBA CNEL interior noise level standards adopted in Chapter 11.74 of the Palm Springs Municipal Code. The following noise mitigation measures were to: 1. Construct a six-foot high noise barrier. 2. Provide a "windows closed" condition requiring a means of mechanical ventilation for Buildings A and C facing North Sunrise Way and standard dual glazed windows with a minimum Sound Transmission Class (STC) rating of 26 or higher. 3. Providing weather-stripped solid core exterior doors and exterior wall/roof assembles that are free of cut outs and openings. 26 Sunrise Condominiums, Initial Study/Negative Declaration January 2006. ^bnmm`Jp' SUNRISE CONDOMINIUMS/INITIAL STUDY/NEGATIVE DECLARATION The project proposes all of the above-mentioned mitigated measures which reduces the exterior noise level to 63.4 dBA CNEL and interior noise level to below 45 dBA CNEL. b) No Impact. The proposed project would not subject surrounding residents to noise elevations and/or ground vibration. Construction and site grading activities associated with the proposed project will produce temporary increases in the ambient noise level in the immediate vicinity of [he project site. Construction activities are regulated by City Ordinance 1581, which limits construction activities to 7AM-7PM Monday through Friday, 8AM-5PM Saturdays, and prohibits construction activities on Sundays and major holidays. Adherence to this ordinance will ensure that no impact would occur. cJ Less Than Significant Impact. No increase in noise over existing ambient noise levels generated by the residential development is anticipated, and the project is not anticipated to exceed any applicable noise standards. The proposed project would be exposed to exterior noise from traffic flow on North Sunrise Way. The project proposal of a six-foot tall block wall, a "windows closed" condition for buildings A and C which face North Sunrise way, the use of dual glaze windows with a minimum Sound Transmission Class (STC) rating of 26 or higher, and solid core weather stripped exterior doors and solid exterior wall/roof assembles, will minimize interior noise impacts to less than significant. e-f) No Impact. The noise study prepared by Urban Crossroads for the proposed project determined that the project site is located outside the Palm Springs International Airport 60 dBA CNEL noise contours and as a result, aircraft noise will not significantly impact the proposed residential condominium. 27 e �m(��11 w Sunrise Condominiums, Initial Study?Negative Declaration January 2006 t t of i I I I SUNRISE CONDOMINIUMS INITIAL STUDY NEGATIVE DECLARATION I Less Than Significant Potentially with Less Than Significant Mitigation Significant Impact Incorporated 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 El ® 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 Impact. The project proposes twelve new condominiums, which is not a substantial increase in population growth. Additional infrastructure or extension of roads is not required for this proposed project; therefore, the proposed project has a less than significant impact to population and housing. b) No Impact. No existing residents or housing would be displaced to accommodate the proposed project; therefore replacement housing is not required. c) No Impact. The project is proposed on a vacant site and people will not be displaced therefore, no impact will occur. 28 Sunrise Condominiums, Initial Study/Negative Declaration January 2006 i I I SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION I I Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No 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) Less than significant impact. The project site is located in the Palm Springs Fire Department service area. Onsite fire protection will include fire hydrants and fire extinguishers located as required by the City Fire Department. Sprinkler systems will be installed as required by the City Fire Department. Therefore, impacts to fire protection will be less than significant. b) Less than significant impact. The project site is located within the service area of the City of Palm Springs Police Department. The Palm Springs Police Department currently has adequate staff resources to provide police protection services as needed to the proposed project. Therefore, impacts to police protection would be less than significant. c) No impact. The project site is located within the Palm Springs School District. The Leroy F. Green School Facilities Act of 1998, which governs a school district's authority to levy school impact fees, assists in mitigating impacts to schools. California Government Code Sections 65995(h) and 65996(b) note that payments of fees provide full and complete school facilities mitigation, therefore, no impact would occur. d) No impact. The project site is located within the boundaries of the Palm Springs Department of Parks and Recreation service area. State law requires each new residential development to dedicate land for park facilities or pay an in-lieu fee to cover the cost of acquiring park land elsewhere. The City uses a dedication formula of 5-acres per 1,000 persons. The amount of population generated by the project does not reach the 1,000-person standard. The project does not include any development or uses that would lead to an increased demand for parks and recreation services. Therefore, no impact would occur. e) No impact. The project would not create any significant impacts to the service levels of other public facilities. The property will be required to contribute to a Community Funds District, if the area is designated as a district that requires additional public services, therefore, no impact would occur. 29 E e Sunrise Condominiums, Initial Study/Negative Declaration : January 2006 i SUNRISE CONDOMINIUMS/ INITIAL STUDY/NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XIV. 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 El El Elrecreational facilities, which might have an adverse physical effect on the environment? a-b) No Impact. The proposed project does not include any development or features that would increase the use of existing recreation facilities or increase demand for additional recreational facilities. The project proposal does not include any new recreational facilities and would not induce population growth either directly or indirectly. Therefore, no impact would occur. i) Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), the 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. 30 um ^ Sunrise Condominiums, Initial Study/Negative Declaration, �,"-�,� o' �z January 2006 SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No 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 ❑ ❑ ® El 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 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 ❑ ❑ ❑ 21 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) Less than significant impact. The project proposes twelve residential condominiums, which may result in a small increase in traffic load to the existing street system. The proposed General Plan designation for the project if approved will be consistent with the City of Palm Springs General Plan designation for the site. The project proposes to take access from Sunrise Way, a major thoroughfare on the City's General Plan. Sunrise Way is designed to accommodate the traffic anticipated by the surrounding, residential land uses proposed. Traffic impacts associated with this land use designation were addressed in the 1993 General Plan Environmental Impact Report. Therefore, the project will have a less than significant impact on the traffic load and capacity of the street system. b) No impact. The proposed project is not anticipated to exceed either individually or cumulatively a level of service standard established by the City of Palm Springs or the County of Riverside. The project would not result in significant increases in traffic volumes on area roadways, nor would it exceed a city-established level of service. Therefore, no impact would occur. C) No impact. The nearest airport is the Palm Springs International Airport, located on Gene Autry Trail. The proposed project is not within the airport land use planning area and will not impact air traffic patterns. d-e) No impact. The proposed project will not subsiantially increase hazards due to a design feature. Primary access to the site will be from Sunrise Way. The two-way driveway is 24- 31 ,L Sunrise Condominiums, Initial Study/Negative Declaration ft_1M° January 2006 s H SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION feet wide allowing emergency access to the project site. The proposed project complies with the requirements identified by the City Fire Department. f-g) No impact. The proposed project will not conflict with any locally adopted policies, plans or programs supporting alternative transportation. The City of Palm Springs Zoning Ordinance regulates parking requirements for development within the city limits. The City has determined that the proposed project requires twenty-one on-site parking spaces. The residential project includes twenty-one parking spaces, with twelve covered spaces, proposed as part of the project, which is consistent with the parking requirements for the City of Palm Springs. Therefore the project will have no impact on parking capacity. 32 Qams Sunrise Condominiums, Initial Study/Negative Declaration. . January 2006� �N p.P ;SUNRISE CONDOMINIUMS/ INITIAL STUDY/NEGATIVE DECLARATION Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the ❑ El Elapplicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of ❑ El Elexisting facilities, the construction of which could 19 cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing ❑ ❑ Elfacilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, 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? 0 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 El Elregulations related to solid waste? a-b, e) No impact. The project would not increase the amount of wastewater flows to the Waste Water Treatment Plant (WWTP). Wastewater generated from the proposed project would be disposed of in the public sewer main. Therefore, no impact to wastewater treatment facilities would occur. c) No Impact. As discussed in Section VIII, Hydrology and Water Quality, the project applicant will be required to construct on-site storm-water detention facilities as described in the Preliminary Drainage Analysis for Sunrise Town-homes (Tentative Tract 33853), prepared by Warner Engineering, dated December 7, 2005. Implementation of this mitigation measure will ensure that the proposed project will have no impact on existing storm-water facilities. d) No impact. The Desert Water Agency currently owns, operates, and maintains water distribution and pumping facilities within the project area. The project applicant will be required to connect to existing DWA water infrastructure to provide water to the site for construction and domestic water service. The applicant will be required to comply with all rules, regulations, and other requirements of the Desert Water Agency. f-g) No impact. The City of Palm Springs contracts with Palm Springs Disposal Services (PSDS) for solid waste collection services. Solid waste generated in the area is disposed of at the Edam Hill landfill or the Coachella landfill. As of the 1993 General plan, these landfills 13 zo) Sunrise Condominiums, Initial Study/Negative Declaration January 2006 i_ SUNRISE CONDOMINIUMS/ INITIAL STUDY/ NEGATIVE DECLARATION were anticipated to have a remaining life of 30 years and 26 years respectively. The proposed project would not generate a significant quantity of solid waste. Therefore, no impact would occur. s4 aim Sunrise Condominiums, Initial Study/Negative Declaration/anuary 2006 1. gip,. 1 i SUNRISE CONDOMINIUMS/INITIAL STUDY/ NEGATIVE DECLARATION I I I I I Less Than Significant with Potentially Mitigation Less Than Significant Incorporate Significant Impact d Impact No Impact XVII. MANDATORY FINDINGS OFSIGNIFICANCE 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 are ❑ El ❑ 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 in an existing industrial park, 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. References Cited: Sunrise Condominiums, Initial Study/Negative Declaration IBM') January 2006 SUNRISE CONDOMINIUMS/ INITIAL STUDY/NEGATIVE DECLARATION 1) City of Palm Springs. City of Palm Springs Draft 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) South Coast Air Quality Management District. CEQA Air Quality Handbook. 1993 5) U.S. Code of Federal Regulations, Title 33, Chapter 26, Subchapter IV, "Clean Water Act' 1994 6) Government Code Section 65962.5(f), "Hazardous Waste and Substances Statement' 7) Urban Crossroads. Sunrise Condominiums Noise Study City of Palm Springs California. 36 a; r Sunrise Condominiums, Initial Study Negative Declaration o^ E Pa January 2006 0 0 G` f;i;wi 'i;7 ' PROOF OFPUBLICA 1,9_,I-_-,7 �6 �Z�Tti�isspaceforCounTyClerk'sPilingStamp (2015.5.C.C.P) t1 q (111 T y G i-is ij I[ NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Case 5.1084,TTM 33M A General Plan Amendment, Change of Zone and Tentative Tract Map Application ITEM) Located West of North Sunrise Way STATE OF CALIFORNIA and South of Vista Chino Road Count of Riverside NOTICE IS HEREBY GIVEN that the City Council Y of the City of Palm Springs,California,will hold a public hearing at Its meeting of March 1, 2006. The Clty Council meeting begins at 6'0o p.m., in the Council Chamber at City Hall, 3200 East Tah- quitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an ap- pJcatien by Shaida Mansoub and Behzad,Sa- boarlan, owner of Sunrise Condominiums, pro- ppsin9g General Plan Amendment from P (Profes- I am a citizen of the United States and a resident of sionalJ to M15 (Medium Density Residential), a the County aforesaid; I am over the age of eighteen Change of Zone from P (Professional) to R-2 g g Wart Multi-Family Residenhalg, and Tentative Can's,and not a party t0 Or II1tC1'¢Sted In the tact Map with an associated evelopment for y p y twelve two-bedroom residential condominium above-entitled matter.I am the principal clerk of a dwellings, Case 3,2817 on a site measuring ap- Proximately one and a half acres located west of printer of the,DESERT SUN PUBLISHING North Sunrise Way and south of Vista Chino COMPANY a newspaper of general circulation, Road, Zone P, Section 11. printed and published in the city of Palm Springs, County of Riverside,and which newspaper has been " ' o ��^r» adjudged a newspaper of general circulation by the T ` • I� Superior Court of the County of Riverside,State of California under the date of March 24,1988.Case l - tiI Number 191236;that the notice,of which the _ i Annexed is a printed copy(set in type not smaller than non pariel,has been published in each regular and entire issue of said newspaper and not in any February 18°�nt �2006 reof on the followingdates,to wit: _ Y T All in the year 2006 ---- N will Environmental0 i Ae lote c y hasourrell t t cn eet- __ _ _ _ _ _ sst b ant guidelinesi ben prepared e:A_ _ L DETERMINATION: ared and ncll e a meet- t California Quality e ec has I certify(or declare)under penalty of perjury that the prepared an Initial Study and a Negative Deciara- ion which has found that the proposed project fore oin is true and correct. merid not have a siggnificant effect an e the is docu- ment g meat. Members of the public may view this docu- ment at the Planningg Services Department, City Hall, 3200 East Tah qultz Canyon Way, Palm Dated of Pain Springs,California this-----20e1,----day Sppringgs, between January 28, 2006 and February 17,2006,and submit wn[ten comments at, or pri- - -- or to-, the City Council heenfig:--= ot----------February---'�--- --,2006 REVIEW OF PROJECT INFORMATION:The staff ' report and other supporting documents regarding -.._% this ro act are available for public review at Clty p 1 p 0 C +`, Hall between the hours of 8Ple a.m. and 5th p m. Monday through Fnday. Please contact the __..------------------------- ------ -------------- �,----- Office of the City Clerk at ppo) tment to if you would oc to schedule an appointment to review �ignat ¢ ,P these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or In writing before the hearingg Writ- ten comments may be made to the City C�euncil by letter(for mail or hand delivery) to: James Thompson City Clerk 3200 E. Tahqultz Garryon Way Palm Springs, CA 92262 IIII p Any challenge of the proposed protect In court may be Ile ted to raising only those issues raised at the public hearing descrlbed in this notice or in written correspondence delivered to the Eby �7J Clerk at, or prior, to the pvublic hearing. (Govern- ment Gode Section 65008[b][2]). 11 An opportunity will be given at said hearing for all Interested persons to be heard.Questions regard- Ing this case may be directed to Diane Bullock, Planning Services Department at (760) 323-8245. Si necesita cycles con esta carts,porfavor(lame a to Ciudad de Palm Springs y puede hablar con Nadine Fleger telefono (7 0) 323-8245 James Thompson, City Clerk Published: 2/18/2006 �►ALM S °� ` A�' City ®f Palm Springs h V Vr Office of the City Clerk * �Opxaoan*eo`9Aro ' 3200 E.Tahquirz Canyon Way • Palm Springs, California 92262 O �Q' Tel: (760) 323-8204 • Pax. (760)322-8332 • Web:www.cn.palm-spungs.ca us q�IFOR� 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, to consider an application by Shaida Mansoub and Behzad Saboorian, owner of Sunrise Condominiums, proposing General Plan Amendment from P (Professional) to M15 (Medium Density Residential), a Change of Zone from P (Professional) to R-2 (Limited Multi-Family Residential), and Tentative Tract Map with an associated development for twelve two-bedroom residential condominium dwellings, Case 3.2817 on a site measuring approximately one and a half acres located west of North Sunrise Way and south of Vista Chino Road, was mailed to each and every person set forth on the attached list on the 16th day of February, 2006, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (228 notices) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 16th day of February, 2006. I AMES THOMPSON / City Clerk /kd h HAUSERS\C-CLK\Hearing NoticesWflidavit-SunriseCondo 03-01-06 PHN.doc Post Office Box 2743 ° Palm Springs, California 92263-2743 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Case 5.1084, TTM 33853 A General Plan Amendment, Change of Zone and Tentative Tract Map Application (TTM) Located West of North Sunrise Way and South of Vista Chino Road NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of March 1, 2006. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Shaida Mansoub and Behzad Saboorian, owner of Sunrise Condominiums, proposing General Plan Amendment from P (Professional) to M15 (Medium Density Residential), a Change of Zone from P (Professional) to R-2 (Limited Multi-Family Residential), and Tentative Tract Map with an associated development for twelve two-bedroom residential condominium dwellings, Case 3.2817 on a site measuring approximately one and a half acres located west of North Sunrise Way and south of Vista Chino Road, Zone P, Section 11. ENVIRONMENTAL DETERMINATION: An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. Pursuant to the guidelines of the California Environmental Quality Act (CEQA), the city has prepared an Initial Study and a Negative Declaration, which has found that the proposed project could not have a significant effect on the environment. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, between January 28, 2006 and February 17, 2006, and submit written comments at, or prior to, the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m. and 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(for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 ,Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. (Government Code Section 65009[b][2]). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Diane Bullock, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760) 323-8245. jz- /Ornes Thompson, City C erk /O NEIGHBORHOOD COALITION REPS Public Hearing Notice MS APRIL HILDNER MR TIM HOHMEIER Case:5.1084 TTM 33853 (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) Sunrise Condominiums 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA CC Meeting-03.01.06 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 MR. SEIMA MOLOI MR BOB DICKINSON (OLD LAS PALMAS NEIGHBORHOOD) (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 PALM SPRINGS MODERN COMMITTEE MODCOM &HISTORIC PO BOX 4738 SITE REP I I I PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE NO 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 CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA INDIANS 1 1 1 1 11 INDIANS 650 E TAHQUITZ CANYON WAY PALM SPRINGS CA 92262 MR SHAIDA MANSOUB& MR FRANCISCO URRUTIA MR BEHZAD SABOORIAN URRUTIA ARCHITECTS SPONSORS-APPLICANT 1450 UNIVERSITY AVENUE 165 LURING DRIVE RIVERSIDE, CA 92507 PALM SPRINGS, CA 92262 MR STEVE SOBOTTA WARNER ENGINEERING 73-185 HIGHWAY 111,#a PALM DESERT, CA 92260 4 y__ Jam and Smudge Free Printing 3 ���7 www.averycom .i Tay AVERYB 5960TIO Use Averyl®TEMPLATE 5960TM agµ 1-800-GO-AVERY -// 501 311 002 501 311 003 501 311 004 Bernard Perlin&Adele Carolyn Perlin Bernard Perlin&Adele Carolyn Perlin Lp Maier 11999 San Vicente Blvd#205 11999 San Vicente Blvd#205 11999 San Vicente Blvd#205 Los Angeles,CA 90049 Los Angeles,CA 90049 Los Angeles,CA 90049 501 311 005 501 311 006 507 100 026 Berard Perlin&Adele Carolyn Perlin Bernard Perlin&Adele Carolyn Perlin Sara Sue Dix 11999 San Vicente Blvd#205 11999 San Vicente Blvd#205 1445 N Sunrise Way Los Angeles, CA 90049 Los Angeles,CA 90049 Palm Springs, CA 92262 507 100 037 , 507 100 039 507 301 013 Vista Chi4o,S�nior Housing Incy , City Of Palm Springs Bp West Coast Products 25900,Gieenfield Rd#326 PO Box 2743 PO Box 5015 Oa6ark,MI 48237 Palm Springs, CA 92263 Buena Park, CA 90622 507 301 020 507 301 021 507 301 022 Nancy Treble &Christopher Treble L&A Associates Llc Hors Market Stater I Crescent Dr PO Box 812 21700 Barton Rd Palo Alto, CA 94301 Northbrook,IL 60065 Colton, CA 92324 507 390 001 507 390 002 507 390 00�33 • Christopher&Brandi Speer Joseph Morelli Alton&Phyllis Costa ril PO Box 635 1411 N Sunrise Way#21 424PI tth St Palm Springs, CA 92263 Palm Springs, CA 92262 'Plover Beach, CA 93433 507 390 004 507 390 005 507 390 006 Wayne&Cathryn Roberts Jones Fred Wertz 14091 NE Knott St 1411 N Sunrise Way#5 1411 N Sunrise Way#6 Portland, OR 97230 Palm Springs, CA 92262 Palm Springs, CA 92262 507 390 007 507 390 008 507 390 009 Albert&Julia Stembridge Marilyn Mae Lundy Robert Breneman 1411 N Sunrise Way#7 1411 N Sunrise Way#8 282 Santo Tomas Ave Palm Springs,CA 92262 Palm Springs, CA 92262 Costa Mesa,CA 92627 507 390 010 507 390 011 507 390 012 Ranch Club Pahm Estates Homeowners Gavin Trowsdale&Gloria Brazeau Richard Accardi Mona Hochion-mur'ray 1411 N Sunrise Way#I1 1411 N Sunrise Way#12 1411 N Sunrise Way#10 Palm Springs,CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 507 390 013 507 390 014 507 390 015 Eugenia Manea&Sabin Manes. Donald Mccutcheon Sidney&Marilyn Foyston 13904 Plymouth Xing 1411 N Sunrise Way#14 1411 N Sunrise Way#15 Edmond, OK 73013 Palm Springs, CA 92262 Palm Springs, CA 92262 507 390 016 507 390 017 507 390 018 Scott Frisch Jerry Fenstermakei Kuldar&Helen Masso 8713 Ashcroft Ave PO Box 4555 51120 Pepper Dr#127 West Hollywood, CA 90048 Palm Springs, CA 92263 j�4,, El Cajon, CA 92021 w0965 na A.... �1 A83AV-09-008-L .0965 3!jege6 al zas1N�B ... Imp P•MMM nn UIP l AfiPli'mc P]P OFP l lnAmI l lP I InICCP Jam:and Smudge Free Printing www.avery.com Use Avery®TEMPLATE 5960rm 1-800-GO-VERY ADO 5960TM 507 390 019 507 390 020 507 390 021 Jeff Gampel Thomas Baxley Jr. Lori Kre Q7 5800 Owensmouth Ave#77 611 S Palm Canyon Dr#7554 8034 kinda Vista Rd#1J Woodland Hills,CA 91367 Palm Springs,CA 92264 Sin sego, CA 92111 507 390 022 507 390 023 507 390 024 Derrick&Helen Olsen Brian&Joann Morfor'd Tina Green 3519 Graysby Ave 8915 N Harborview Dr#104 1411 N Sunrise Way#24 San Pedro, CA 90732 Gig Harbor,WA 98332 Palm Springs,CA 92262 507 390 025 507 390 026 507 390 027 Francis Cummings III Richard Gilbert Flores Raymond&Rosemary Rosales 1421 N Sunrise Way#25 Margaret Eliz Flores 1421 N Sunrise Way#27 Palm Springs, CA 92262 5638 Amethyst St Palm Springs,CA 92262 Alta Loma,CA 91737 507 390 028 507 390 029 507 390 030 Thomas&Roycelene Nelson Patricia Harmatz Craig Pals&Tanis Rlrrnes 1421 N Sunrise Way#28 9527 Hunt Club Ln 4523 W Avenue 42 Pahn Springs,CA 92262 Chatsworth,CA 91311 Los Angeles,CA 90065 507 390 031 507 390 032 507 390 033 Cloverfield Properties Llc Robert Beebe Gary&Susan Harmatz PO Box 4089 16 Tiki Dr 2686 Cordelia Rd Oceanside,CA 92052 Palm Springs,CA 92264 Los Angeles,CA 90049 507 390 034 507 390 035 507 390 036 Susanna Speelman&Cornelius Terlgem Sheldon&Joami Harmatz Yvonne Jackson&Yvette Townsend 1421 N Sunrise Way#34 223 Roosevelt Ave 5529 S La Cienega Blvd Palm Springs,CA 92262 Sunnyvale,CA 94086 Los Angeles, CA 90056 507 390 037 507 390 038 507 390 039 Paul&Irene Mary Scheibner Wayne Pieters&Terence Murphy Wolf&Frieda Hall 1421 N Sumise Way#37 56 Shoreline Dr 1805-13 Avenue SE#20 Palm Springs,CA 92262 Rancho Mirage,CA 92270 Bellevue,WA 98005 507 390 040 507 390 041 507 390 042 Sidney&Marilyn Foyston Thomas Grossman Gregorio Vasquez 10921 Glen Acres Dr S #C 69730 Highway 111 #207 1415 N Sunrise Way 442 Seattle,WA 98168 Rancho Mirage, CA 92270 Palm Springs,CA 92262 507 390 043 507 390 044 507 390 045 Carolyn Steele Bhaskar Ray Delbert&Pauline Wright 17 Villa Roma 825 Teresita Blvd 24802 Evereve Cir Lake Elsinore, CA 92532 San Francisco, CA 94127 Lake Forest, CA 92630 507 390 046 507 390 047 507 390 048 Robert Sanchez Margarete Trempler&Margot Hertz Miller 1415 N Sumise Way#46 6157 N Sheridan Rd#517 3483 W Lakeshore Dr Palm Springs, CA 92262 Chicago,IL 60660 Crown Point, IN 46307 i t A830-09.008-1, .0965 jljege6 al zesplJB Jam and Smudge Free Printing www.avery.com Use Avery®TEMPLATE 59607M 1-800-GO-VERY AVERY� 5960TMC 507 390 049 507 390 050 507 390 051 Howell$r�nsford 1UI Tonya Edwards Monique Rosales 13500 E Marion Way 1415 N Sunrise Way#50 50 Fleurance St Palm Springs,CA 92264 Palm Springs,CA 92262 Laguna Niguel,CA 92677 507 390 052,E 507 390 053 507 390 054 Brendan alsh j l Adelina Calderon Avigdor Schneller 1415 Sumise Way#52 656 E Ana 1350 E Gem Cir Pa n Sprmgs, CA 92262 Glendora,CA 91741 Palm Springs,CA 92262 507 390 055 507 390 056 507 390 05$% Neil Kabiri&Steven Glode Frank&Deanna Adams Peter CJtang Jr. 14437 Cedarsprhtgs Dr 24565 Avenida De Marcia 33 oquel Ave Whittier, CA 90603 Yorba Linda, CA 92887 .manta Cruz, CA 95062 507 390 O5X 507 421 001 507 421 002 Peter C Mang Jr. rr George&Delores Hinton Matthew Finnerty&Ray Flertas 3��3 L quel Ave 1 1700 E Sandalwood Dr 2045 California St#303 ,,tranta Cruz, CA 95062 Palm Springs,CA 92262 San Francisco,CA 94109 507 421 003 507 421 005 507 421 006 Norman Shelton Eric Key Martin&Michael Lukschu Sterling Morris 1401 Valley View Rd#112 1889 E Desert Pahns Dr 2801 1st Ave 4201 Glendale, CA 91202 Palm Springs,CA 92262 Seattle,WA 98121 507 421 008 507 421 009 507 421 010 Patricia Dokter&A Dean Sisemore Milton Johnson Julie Gustafson PO Box 348 1794 E Sandalwood Dr 1786 E Sandalwood Dr Big Bear Lake,CA 92315 Palm Springs, CA 92262 Palm Springs, CA 92262 507421011 507 421 012 507 421 013 Destin Cooper&Wendy Bell Lynn Bonsall Donald Laica&Anna Laica 14 6th St 21401 Mulholland Dr 8139 Edmaru Ave Petaluma, CA 94952 Woodland Hills, CA 91364 Whittier,CA 90602 507 421 014 507 421 015 507 421 016 James Lewis Stacey Haviv Deardorff 1852 E Sandalwood Dr 1874 E Sandalwood Dr PO Box 2087 Palm Springs, CA 92262 Palm Springs,CA 92262 Truckee,CA 96160 507 421 017 507 421 018 507 421 019 Edgar&Patricia Butler Harvey&Karen Lehman Jr. Roy Medina&Donald&Canig Gibbs 1968 Rincon Ave Lehman Trusts Kerry 304 S 57th St Riverside, CA 92506 3851 Olympiad Dr Omaha,NE 68132 Los Angeles, CA 90043 507 421 020 507 421 021 507 421 022 Brock Broughton John Krall Ted Heriot&Joyce Heriot 1944 E Sandalwood Dr 1960 E Sandalwood Dr PO Box 291 Palm Springs, CA 92262 Palm Springs, CA 92262 Chinook,WA 98614 ABMAV.OD-008-1 �w0%S 3!aege6 al zas414;n Jam and Smudge Free Printing www.averycorn Use Avery®TEMPLATE 5960- �� 1-800-GO-VERY A� �5960T`�3 507 421 023 507 421 024 507 421 025 / Terry Dale Brewer S J Zanelli AnthonVo8reph Garcia p'; 121 S Hope St#502 1988 E Sandalwood Dr 200�� Sandalwood Dr Los Angeles,CA 90012 Palm Springs,CA 92262 Palm Springs, CA 92262 507 421 026 507 421 027 507 421 028 Adam&Madianne Acock Phillip Colavito Mark Monaghan 2012 E Sandalwood Dr 591 N Belardo Rd 2034 E Sandalwood Dr Palm Springs, CA 92262 Palm Springs,CA 92262 Palm Springs, CA 92262 507 421 029 507 421 03lY'f 507 421 031 Betty Payson&Michael Ritchie Edwar�Ramos&Marcus Chavarria Robert Rogers 2068 E Sandalwood Dr 20 Z 6th Ave 13301 Rosaline Dr Palm Springs, CA 92262 .8au Diego, CA 92101 Santa Ana, CA 92705 507 421 0� 507 422 001 507422092, A-�I yarinca er Whitaker Jr. f Michael Ritchie&Betty Payson Cl ffor Katherine Morton eer St#2 1701 E Sandalwood Dr 209 Surmn t Dr#201 el Rey, CA 90292 Palm Springs,CA 92262 ,L ke Oswego, OR 97034 507 422 003 507 422 004 507 422 005 Marilyn Otterson Marie&Frank John Fleisher Jr. Alexander Kargol Jr. 1721 E Sandalwood Dr 1733 E Sandalwood Dr 6135 N Melvin Ave Palm Springs, CA 92262 Palm Springs, CA 92262 Chicago,IL 60646 507 422 006 507 422 007 507 422 008 Linda Moore Robert Marshall-walker Verbena Blide 1751 E Sandalwood Dr 1710 E Chia Rd 1712 E Chia Rd Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 507 422 009 507 422 010 507 422 011 Virginia Brown Mae Stone Melvin Matulsky 1752 E Chia Rd 4432 Claremore Dr 311 E 71 st St#7H Palm Springs, CA 92262 Edina,MN 55435 New York,NY 10021 507 422 012 507 422 013 507 422 014 Mathew Grace Rose Delamarre Keith Sherman&Roy Goldberg 1788 E Chia Rd 54836 El Prado Tr] 420 W 42nd St#31H Pahn Springs, CA 92262 Yucca Valley, CA 92284 New York,NY 10036 507 422 015 507 422 016 507 422 017 Paul Zak&Robert Elmore Stanley Erenberg A W Bair 755 Fillmo re St 1854 E Chia Rd 1872 E Chia Rd San Francisco, CA 94117 Palm Springs, CA 92262 Palm Springs,CA 92262 507 422 019 507 422 020 507 422 021 Martin Denfler&Patricia Derfler Charles Wallau II Richard&Susan Gustafson 1878 E Chia Rd 615 Esplanade#204 1920 E Chia Rd Palm Springs, CA 92262 Redondo Beach,CA 90277 Palm Sprigs, CA 92262 0965 nAZ13A1o/ r�l AWAV'O9-008-1 m0965 tljege6 al zesill}flf .I�n'f4r�GAb MMM bnIA..aRbn..e b•- +V 1.! eft.... Jam-and Smudge Free Printing www.avery.com Use AvegfO TEMPLATE 5960— 1-800-GO-VERY AVERY®5960T 507 422 022 507 422 023 507 422 024 Oscar Guenther Roman&Judith Gronkowski Anthony Bernardo 115 Anita Dr 2600 Evergreen 1952 E Chia Rd Piscataway,NJ 08854 Southfield,MI 48076 Palm Springs, CA 92262 507 422 025 507 422 026 507 422 027 James Durana Francois ona Mary Sirgant SLR Jesus Lira IL-?y 1968 E CEua Rd LKCIria C Rd 197§AV Chia Rd Palm Springs, CA 92262 3alin Springs,CA 92262 P Springs, CA 92262 507 422 029 507 422 030 507 422 031 Gretchen Chadwick Phyllis Klein Mario&Angelina Martins 1990 E Chia Rd 13080 Mindanao Way#92 Mario&Angeli Martins Palm Springs, CA 92262 Marina Del Rey, CA 90292 26262 Papagayo Dr Mission Viejo,CA 92691 507 422 032 507 422 033 507 422 034 Patricia Gardner John Mathews Jack Kunkel&Edward Dietrich 2022 S Chico Dr 2042 E Chia Rd 2034 E Clua Rd Pahn Springs,CA 92264 Palm Springs, CA 92262 Palm Springs, CA 92262 507 422 035 507 422 036 507 422 037 George Luciano Mark Wagner Melvin&Carol Schisler 54 Oak Tree Dr 255 N El Cielo Rd#140 PO Box 249 Rancho Mirage,CA 92270 Palm Springs,CA 92262 Ocean Park,WA 98640 507 422 038 507 422 039 507 422 040 Maris Carpenter Gerald Rubino Danolyn Studebaker 2094 E Chia Rd 4625 Roanoke Rd 1411 N Cerritos Dr Palm Springs,CA 92262 Golden Valley,MN 55422 Palm Springs, CA 92262 507 422 041 507 422 042 507 422 043 Egbert&Jean Marie Bolhuis William Hubbard&Ted Telford Daniel Lass Jean Ma Bollmis 321 Rutherford Ave 66 Harmony Rd 632 E 160th PI Redwood City,CA 94061 Pawling,NY 12564 South Holland, IL 60473 507 422 044 507 422 046 507 422 047 Daniel Lass Juli Brown Michael Pohl 320 E 57th St#71) 1461 N Cerritos Dr 5265 Lemona Ave New York,NY 10022 Palm Springs,CA 92262 Sherman Oaks,CA 91411 507 422 048 507 422 049 507 422 050 Suzarme Mmnm&Cynthia Nelson James&Malini Johnston Robert Litruan 2075 E Sandalwood Dr 2112 La Canada Crest Dr 606 1/4 N Sycamore Ave Palm Springs,CA 92262 La Canada,CA 91011 Los Angeles, CA 90036 507 422 051 507 422 052 507 422 053 Timothy Kelley Michael Karp Edwin Snyder&Snyder 2035 E Sandalwood Dr 2023 E Sandalwood Dr 16032 Mariner Dr Palm Springs,CA 92262 Palm Springs, CA 92262 Huntington Beach, CA 92649 ?17 wFJ 1�111 A83AV-09-008-1 .096S 3!aegefi al zasum Jam-and Smudge Free Printing www.avery.com Use Avery TEMPLATE 5960TM '�� A Ate ® 5960r'� 1-800-GO-AVERY 507 422 054 507 422 055 507 422 056 Valdimar Sannes Richard Langlois Charles Howell PO Box 91 6331 Thunder Mountain Ave 1985 E Sandalwood Dr Auburn,WA 98071 Rancho Cucamonga,CA 91739 Palm Springs, CA 92262 507 422 057 507 422 OS 507 422 059 Phelps Daniel allister l Mark Taylor 2071 Sequoia Crsl 3�, Alabama St 137 Sage Dr Vista,CA 92081 „fSan Diego,CA 92104 Palm Springs,CA 92264 507 422 060 507 422 061 507 422 062 Charles&Ruth Martin Jr. David Ankele Gordon Slayboldt&Richard Karlson 1943 E Sandalwood Dr 1903 E Sandalwood Dr 325 Kempton St#t206 Palm Springs, CA 92262 Palm Springs, CA 92262 Sprang Valley, CA 91977 507 422 063 507 422 064 507 422 065 William Paris Merle Schwartz Steven Sandoval&Leanora Garcia 1935 E Sandalwood Dr 1937 E Sandalwood Dr 1871 E Sandalwood Or Palm Springs, CA 92262 Pahn Springs,CA 92262 Palm Springs,CA 92262 507 422 066 507 422 067 507 422 OV' Jerald&Stephanie Hampton Richard&Robert Rogers Harol Lynette Edelson Hampton 13001 Rosalind Dr 189 Sandalwood Dr 6011 Alta Ave Santa Ana,CA 92705 jMlm Springs, CA 92262 Whittier,CA 90601 507 422 070 507 422 071 507 422 072 Celia Lyon&Barbara Davidson David&Martha Morris Roy Hobbs&Beulah Mae Hobbs 8257 SE 32nd Ave 3109 Fairway Ct 2501 N Indian Canyon Or Portland, DR 97202 Lansing,MI 48912 Palm Springs, CA 92262 507 422 073 507 422 074 507 422 075 Terry&Denna Asbjomsen Erik&Mama Pedersen David Crutunins &Karl Resendez 105 W Main 1777 E Sandalwood Dr 3785 Dove St Puyallup,WA 98371 Palm Springs, CA 92262 San Diego, CA 92103 507 422 076 507 440 001 507 440 002 Dennis&Teri Mcnulty Omar Sand Joseph&Pamela Decamp PO Box 6567 4514 Cleveland Ave#9 1231 N Navarro PI Woodland Hills, CA 91365 San Diego,CA 92116 Orange,CA 92869 507 440 003 507 440 004 507 440 005 Samuel Dickerson Victor&Kelly Guthrie Robyn Angeh 1405 N Sunrise Way#3 203 French Ct 1405 N Sunrise Way#5 Pahn Springs, CA 92262 San Jose,CA 95139 Pahn Springs, CA 92262 507 440 006 507 440 007 507 440 008 McSweeney Edward&Betty Lugo William&Margaret Coleman 415 Montana Ave#306 101 E Floral Dr 1405 N Sunrise Way#8 Santa Monica, CA 90403 Monterey Park,CA 91755 Palm Springs, CA 92262 u_ A83AV-OD-008.1, o .0965 3!aege6 ai zes!!!in Jam,and Smudge Free Printing www.averycom AVERYO 5960T"�6 Use.Ave1 TEMPLATE 5960- 1-800-GO-AVERY 507 440 009 507 440 010 507 440 011 Bruce Lapointe&Richard Meehan Jeffery Buysse&Cary Schneider Sheila Heffernan 3190 Greenttee Way 1455 N Bell Ave 7500 SW Bames Rd#A San Jose, CA 95117 Chicago,IL 60622 Portland,OR 97225 507 440 012 507 440 013 507 440 014 Lyndall&Irwin John Nipps Richard Bicanovsky Jr. Irene&Joel Andresen 845 Camino Sur 823 Huntley Dr E Carolyn Patin Springs,CA 92262 West Hollywood, CA 90069 1405 N Sunrise Way#14 Palm Springs,CA 92262 507 440 015 507 440 016 507 440 017 Eugene&Michelle Darby William Hoffman&Anita Hoffman Fred&Guisselle Lugo 4263 Avati Dr 2133 Royal Ridge Dr 1407 N Sunrise Way#17 San Diego, CA 92117 Northbrook,IL 60062 Palm Springs,CA 92262 507 440 Opl -' 507 440 019,,✓ f f4 507 440 020 Alan R enthal ik'N Timothy Rorak&John Lisko Louie Pastoriza&Matt Rosenblatt 307 ount Vemon PI 1 Hi and Vw 1407 N Sunrise Way#20 Vckville,MD 20852 me, CA 92603 Palm Springs,CA 92262 507 440 0.21 507 440 022 507 440 023 Melcosky Keith&Cynthia Lawrenz Edwin Jones III 16700 Drury Dr 1055 Horizon Dr 1407 N Sunrise Way#23 Whittier, CA 90603 Ventura,CA 93003 Palm Springs, CA 92262 507 440 024 507 440 026 507 440 027 Adam Uhlhorn Helen Tutokey Mary Servey 3715 E Calle De Ricardo#2 27300 Eaglehelm Dr 161 N Fonda St Pahn Springs, CA 92264 Canyon Country,CA 91387 La Habra, CA 90631 507 440 028 507 440 029 507 440 030 Alvin&Shirley Moore Harold Resweber Jr. Tempie Brown 1407 N Sunrise Way#28 1407 N Sunrise Way#29 2234 S Linden Way#B Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92264 507 440 031 507 440 032 507 440 033 Arthur&Monika Whitaker Avigdor Sclmeller Banach Chug Inc 11957 Kiowa Ave#C 1350 E Gem Cir 1407 N Sunrise Way#33 Los Angeles, CA 90049 Palm Springs,CA 92262 Palm Springs, CA 92262 507 440 034 507 440 035 507 440 036 Harvey Hannatz Roy&Joyce Brizz Sterling Sechrist 4163 Levelside Ave 1405 N Sunrise Way 3 Trawler Lakewood, CA 90712 Palm Springs,CA 92262 Laguna Niguel, CA 92677 507 440 037 507 440 038 507 440 039 David&Patricia Harmatz Lytm Goldanski Lawrence&Lois Keil 1407 N Sunrise Way#37 1407 N Sunrise Way#38 934 Ford Ave Palm Springs, CA 92262 Palm Springs, CA 92262 Bremerton,WA 98312 ow0965 nAAIaAF/ 1\�7/1 AH3AV-OD-008-1 n„Dw096S lljege6 al zasiiiiB Jam and Smudge Free Printing www.avery.com AVERYO 5960TM� Use Avery®TEMPLATE 5960TM 1-800-GO-AVERY 507 440 040 507 440 041 507 440 042 Ronald Ludovici George Porter Margot Hertz&Margarete Trempler 1407 N Sunrise Way#40 68255 Bella Vista Rd 6157 N Sheridan Rd#517 Pahn Springs,CA 92262 Cathedral City,CA 92234 Chicago,IL 60660 507 440 043 507 440 045 507 440 046w/ ��svfl Irwin&Aim Joseph Bebe Jacobson John Hayara&Judy Haivala 2585 Kilo Way 5351 Garden Grove Ave PO sk 511 Laguna Beach, CA 92651 Tarzana, CA 91356 Srfish,SD 57783 507 440 047 507 440 048 507 440 049 Gary&Carol Harmatz Robert lia Harris FPi Paul Green&Thomas Thompson 1409 N Sunrise Way#47 1033WN Sunrise Way#48 4708 Valley View Rd Palm Springs, CA 92262 m Springs,CA 92262 Edina,MN 55424 507 440 050 507 440 051 507 440 052 Stephen&Elaine Maschue Timmy Thompson Marjorie Gonsalves Patricia Rees-miller 247 Merrimac St 4148 Wilson Ln 10 Bella Vista Ave Buffalo,NY 14214 Concord,CA 94521 Belvedere, CA 94920 507 440 053 507 440 054 507 440 0.55 Alan Walter&William Fields III Darren Shatter yMarkatour j? V 4556 Ethel Ave 1979 S Hannibal St#A 1472Studio City,CA 91604 Aurora,CO 80013 etown, MA 02657 507 440 056 507 440 057 Daniel Stirling Peter Chang Jr. 1409 N Sunrise Way#56 331 Soquel Ave Palm Springs,CA 92262 Santa Cruz, CA 95062 �I w0965 na A7ll�AH IO°//1 MOAV-O9-008-1 .096S 11IL9 6 ai Mum Department of Punning Services " 9 WE Vicinity Map S o � - � d (U _ W y FJ- Z � _G �p Vista Chino (SH-111) 7 ` � l w V) ER z y SANDLEWOOD DR ti i CHIA RD Legend ¢ Site r-1 500'P.adius O PASEO RAQUETA O ss t a ME AVE a- 1-7 CITY OF PALM SPRINGS CASE NO: 5.1084 GP/CZ, DESCRIPTION: Application by Shaida Mansoub and Behzad TTM 33853 Saboorian for a General Plan Amendment, Change of Zone and a Tentative Tract Map associated with MAJ Case 3.2817 an APPLICANT: Shaida Mansoub and application for twelve residential condominiums located west of Behzad Saboorian North Sunrise Way and south of Vista Chino Road, Zone P, Section 11, APN: 507-100-041. ,F„ ;01