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Home My WebLink About2006-03-01 STAFF REPORTS 1A �6 ow alp�6 ACUA CALIENTE BAND OF CAHUILL INDIANS TRIBAL PLANNING & DEVELOPMENT February 22, 2006 RECEIVED FEB 2 8 2006 C3 Mayor Ron Oden and City Council CITY OF PALM SPRINGS —IQ, 3200 Tahquitz Canyon Way —' ca f' CJ� r-- Palm Springs, California 92262 _ Re: Amado Hermosa Phase III, Case 3.2807, TPM - 33936 �_ L7 Dear Mayor and City Council, csI The Tribal Council of the Agua Caliente Band of Cahuilla Indians reviewed the above referenced project at its meeting of February 7, 2006, and recommends approval of the project to the City Council subject to the attached conditions of approval as recommended by the Indian Planning Commission. Please contact me should you have any questions. Very truly yours, r,� 1') —_ Margaret E. Park, AICP Director of Planning AGUA CALIENTE BAND OF CAHUILLA INDIANS Mp/mg Attachment C: Tribal Council Gary Stopp, Chief of Staff Tom Davis 411 1 . A-. 03�0��2®O to 650 EAST T A H Q U I T Z CANYON WAY, PALM SPRINGS , CA 92262 T 760/325/3400 F 760/325/6952 AGUACALIENTE.ORG AQUA CALIENTE BAND OF CAHUILLA INDIANS TRIBAL PLANNING & DEVELOPMENT Exhibit A Case TTM 33936 Conditions of Approval 1. Prior to issuance of grading pen-nits, the applicant/developer shall pay an $800/acre ($3,680.00) habitat conservation mitigation fee as called for in the Tribal Habitat Conservation Plan. 2. The Agua Caliente Tribal Historic Preservation office (THPO) requests copies of any cultural resource documentation that might be generated in connection with this project for permanent inclusion in the Agua Caliente Cultural Register. 3. Experience has shown that there is always a possibility of encountering buried cultural resources during construction related excavations. Given that, the Agua Caliente THPO requests that an Approved Cultural Resource Monitor(s) be present during any survey and/or ground disturbing activities. Should buried cultural deposits be encountered, the Monitor shall notify the Agua Caliente Director of Historic Preservation and if necessary, prepare a mitigation plan. e 650 EAST TAHQUITZ CANYON WAY, PALM SPRINGS, CA 92262 T 760/325/3400 F 760/325/6952 AGUACAI IGNTr OPG O�QALM S,4 �2 c U 0 c * 01lOFPtEO l3u Cq<IFORNOV CITY COUNCIL STAFF REPORT DATE: March 1, 2006 PUBLIC HEARING SUBJECT: AN APPLICATION BY AMADO HERMOSA, LLC FOR A TENTATIVE TRACT MAP, (TTM 33936) FOR A CONDOMINIUM MAP AND A MAJOR ARCHITECTURAL APPLICATION (3.2807), FOR THE CONSTRUCTION OF A 42-UNIT CONDOMINIUM COMPLEX, LOCATED AT 1400 AMADO ROAD. FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council will consider a proposed residential development which will include a Tentative Tract Map (TTM 33936), for a condominium map and a Major Architectural application (3.2807), for the construction of a 42-unit condominium complex 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 NEGATIVE DECLARATION FOR TENTATIVE TRACT MAP 33936, ARCHITECTURAL APPROVAL NO. 3.2807, THEREBY APPROVING THE PROPOSED PROJECT FOR THE CONSTRUCTION OF A 42-UNIT CONDOMINIUM COMPLEX, ON AN APPROXIMATELY 4.7-ACRE PARCEL, LOCATED AT 1400 AMADO ROAD EAST, ZONE R-4, SECTION 14". PRIOR ACTIONS: On January 25, 2006, the project was reviewed by the Planning Commission which adopted a favorable recommendation to the City Council by a vote of 7-0, with the following amendments to the conditions of approval; That Calle Rolph to remain for access except for construction purposes Item No. .A. i City Council Staff Report March 1,2006 3.2807,TTM 33936 Page 2 of 3 • That balconies shall not be used as storage areas by future residents of the condominium complex. On October 24, 2005, the Architectural Advisory Committee (AAC) reviewed the preliminary landscape and architectural plans for the proposed project and voted 7-0 for a recommendation of approval to the Planning Commission. STAFF ANALYSIS: The proposed project consists of a Tentative Tract Map for the subdivision of a condominium map, two lettered lots; A & B, (Retention Basin and dedicated street) and an architectural approval for the development of a fourteen-structure, forty-two-unit condominium complex on a 4.7-acre property fronting Amado Road. The new residential development will be made up of two and three bedroom units and will range from 1,330 square feet to approximately 1,649 square feet in size. The General Plan designation of the property is H43/30, (High Density Residential; allowing a maximum of 30 dwelling units per net acre). Under the City of Palm Springs Zoning Map, the property is R-4, (Large-scale Hotel and Multiple-family Residential Zone). Section 14 Master Development Plan designates the site HR, (High Density Residential; encouraging multiple-family residential development of 21 to 30 dwelling units per net acre). The applicant is proposing a density of approximately 9 units per net acre, which is well below the maximum density allowed within the zoning designation. 'The subject property is a relatively flat vacant land with low-growing vegetation. The site is surrounded by an existing residential development to the south and westerly portions, a parking lot and a vacant parcel to the east, and a church facility to the north. The General Plan designation and zoning of the property allows for the proposed use. 'The proposed two-story building height of thirty feet is consistent with property development standards within the R-4 zoning designation and the Section 14 Master Plan. The proposal includes variable building pad placement designed to maximize view corridors within the complex and from adjacent properties. The size and density of the contemplated development are appropriate for the site and the surrounding land uses A more detailed analysis can be seen in the attached Planning Commission Staff Deport dated January 25, 2006. Findings in support of approving the proposed project are included in the attached draft resolution of approval. Pursuant to Section 15063 of the California Environmental Quality Act ,(CEQA) Guidelines, an Environmental Initial Study was prepared for the proposed project. The study concluded that the proposed project is highly unlikely to have any significant environmental impacts to the surrounding therefore the adoption a Negative Declaration can be adopted for the project. 0(CID�J City Council Staff Report March 1,2006 3.2807,TTM 33936 Page 3 of 3 FISCAL IMPACT: Finance Director Review: No fiscal impact. rti�vG Craig . E �ng, AICP Thomas Wilso ssistant City Manager DirecfoTof PlannCng S rvices Development Services I David H. Ready, City MognEr Attachments: 1. Vicinity Map 2. Draft Resolution and Conditions of Approval 3. Reduced Site Plans & Elevations 4. Planning Commission Staff report dated 01/25/06 5. Planning Commission Meeting Minutes dated 01/25/06 (Excerpts) 6. Copy of the Environmental Initial Study and Negative Declaration Department of Planning Services N W+E Vicinity Map ( Cq[IkoRN°tr V d J d I V I I I I I o LU I s of w �J AMADO RD t� a' Legend ® Site 550-Radius --.- ANDREAS RD CITY OF PALM SPRINGS CASE NO: 3.2807—TTM 33936 DESCRIPTION: Application by Amado Hermosa II, LLC for the development of a 42-unit APPLICANT: Amado Hermosa II, LLC condominium complex on an approximately 4.7 Terra Vita Condominium Complex acre parcel at 1400 East Amado Road, Zoned R4, Section 14. APN: 508-060-015. U1.) 'J, RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT THE NEGATIVE DECLARATION FOR TENTATIVE TRACT MAP 33936 AND ARCHITECTURAL APPROVAL NO. 3,2807, THEREBY APPROVING THE PROPOSED PROJECT FOR THE CONSTRUCTION OF 42 CONDOMINIUM UNITS LOCATED AT 1400 AMADO ROAD EAST, ZONE R-4, SECTION 14. WHEREAS, Armado Hermosa ll, LLC, (the "Applicant") has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to i construct 42 condominium units located at 1400 Amado Road East, Zone R-4, Section 14; and WHEREAS, Armado Hermosa ll, LLC, (the Applicant) has filed an application with the City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 33936; and WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments and requirements; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to consider TTM 33936 and related architectural approvals (Case 3.2807), was given in accordance with applicable law; and WHEREAS, on January 25, 2006, a public hearing on the application for Tentative Tract Map 33936 and related architectural approvals (Case 3.2807) was held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider TTM 33936, was given in accordance with applicable law; and WHEREAS, on March 1, 2006, a public hearing on the application for Tentative Tract Map 33936 was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the proposed subdivision, Tentative Tract Map 33936, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; the approval of the proposed project represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act (CEQA), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the environmental assessment previously prepared and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1: An Environmental Initial Study (I.S) has been completed in compliance with the California Environmental Quality Act (CEQA), Guidelines, and the City's CEQA Guidelines, The City Council finds that the proposed project is not likely to have any potentially significant environmental impacts and therefore adopts a Negative Declaration for the project. The City Council has independently reviewed and considered the information contained in the Negative Declaration prior to its review of this Project and the Negative Declaration reflects the City Council's independent judgment and analysis. I Section 2: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 3: Pursuant to Government Code Section 66474 (Subdivision Map Act), the City Council finds that with the incorporation of the conditions attached in Exhibit A. a. The proposed Tentative Map is consistent with all applicable general and specific plans. The General Plan designation for the site is H43/30 (High Density Residential maximum 30 units per net acre). The applicant is proposing 42 units on approximately 4.7 acres for a density of approximately 8.9 units per net acre. The proposed project is also consistent with the Section 14 Specific Plan land use and development standards. The proposed project is consistent with the City's General Plan. b. The design and improvements of the proposed Tentative Tract Map is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5, the proposed subdivision and proposed streets improvements are compatible with the objectives, polices, and general land uses, and program provided in the City's General Plan and the �, _', a rn ��UII Section 14 Specific Plan. All streets, drainage, and utilities improvements will be subject to the standards of the General Plan and Conditions of Approval associated with the proposed project. C. The site is physically suited for this type of development. The subject site is approximately 4.7-acre parcel, the shape and topography of the land is physically suitable and conducive for the type of development being proposed. d. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for forty-two (42) two-story condominium units on i approximately 4.7 acres of land. The proposed development is under the maximum allowable density of 30 units per acre, as permitted under the General Plan and Zoning Code. The project site is surrounded on three sides by previously developed condominium projects. The adjacent property to the east is i vacant but is the same zoning designation (R-4). The applicant proposes a i residential development that will be compatible with the surrounding neighborhood. i e. The design of the proposed subdivision is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or I their habitat. I The site has undergone prior environmental assessment and an approved Mitigated Negative Declaration by the City of Palm Springs City Council less than three years prior to this project proposal. Therefore it is determined that the proposed subdivision and the proposed improvements are not likely to cause substantial environmental damage or injury. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. g. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. There are no known public easements across the subject property. Amado Road East is designated as a secondary thoroughfare on the City of Palm Springs' circulation plan. The applicant will be required to improve the road, curb, gutter and sidewalk on the northerly portion of the street. Additionally, the 28-foot wide C- `'�?`o) common driveway for internal circulation within the complex will be privately maintained. Section 4: The City Council adopts the Negative Declaration for Tentative Tract Map 33936 and Case No. 3.2807 (Architectural Approval), and directs staff to file the associated Notice of Determination. Section 5: The City Council approves Tentative Tract Map 33933 and Case No. 3.2807 ADOPTED THIS 1st day of March, 2006. I I I .I Mayor ATTEST: I City Clerk 4 Yrr)1'y J EXHIBIT A TENTATIVE TRACT MAP 33936 CASE 3.2807 TENTATIVE TRACT MAP AND MAJOR ARCHITECTURAL 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, 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 i approved by the City Attorney. I Administrative: I la. 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. 1 b. 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 TTM 33936 and Case 3.2807. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, Conditions of Approval March 1,2006 TTM 33936/3.2807 bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas i 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. I 3. 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. 4. The appeal period for an Architectural Approval and Tentative Tract Map application is 15 calendar days form the date of project approval. Permits will not be issued until the appeal period has concluded. 5. The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Building for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&R's shall be enforceable by the City, shall not be amended without City approval, and shall require maintenance of all property in a good condition and in accordance with all ordinances. 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 $250 filing fee shall also be paid to the City Planning Department for administrative review purposes. Landscaping; 6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 7. Detail of perimeter fencing and entry gate shall be submitted at the time of final landscaping plans submittal. 8. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. Grading: i 9. 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 i the Municipal Code for specific requirements. I 10. The grading plan shall show the disposition of all cut and fill materials. Limits of I site disturbance shall be shown and all disturbed areas shall be fully restored or I landscaped. 11. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide and 6" deep. The irrigation system shall be field tested prior to final approval of the project. Section 14.24.020 of the Municipal Code prohibits nuisance water from entering the public streets, roadways or gutters. Architectural: 12. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 13. All materials on the flat portions of the roof shall be earth tone in color. 14. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93.03.00 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. 15. 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. 16. 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. 17. The street address numbering/lettering shall not exceed eight inches in height. 18. 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 & Building prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building, in the landscaping, and in the parking lot shall be submitted for approval prior to issuance of a building r� Conditions of Approval March 1,2006 TTM 33936/3.2807 ! permit. If lights are proposed to be mounted on buildings, down-lights shall be ! utilized. A photometric study shall be required for all parking areas, driveways and entries. I 19. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. I 20. 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. 21. Parking stalls shall be delineated with a 4 to 6 inch double stripe or equivalent design - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 22. Eight handicapped spaces shall be provided. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces and the path of travel to the entry ways. 23. 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 handicap spaces can share a common walkway. One in every eight accessible spaces, but not less than one, shall be served by an 8 foot walkway on the right side and shall be designated "van accessible". 24. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00(C) (10). 25. 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. 26. The applicant shall submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit or submit a letter from the municipal waste disposal service stating that individual household refuse pickup is acceptable. Miscellaneous: 27. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for j residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of i Planning and Building and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the I public rights of access and viewing. 28. 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. 29. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Band of Cahuilla Indians. 30. One copy of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department. 31. Applicant shall be required to pay all Agua Caliente Band of Cahuilla Indians planning fees associated with this development. 32. The mitigation measures of the environmental assessment for Case 3.2103 shall apply. 33. No outdoor storage of any kind shall be permitted. POLICE DEPARTMENT Conditions of Approval March 1,2006 TTM 33936/3.2807 1. Developer shall comply with Section II of Chapter 8,04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 1. Prior to any construction on-site, all appropriate permits must be secured. I FIRE 1. Road Design: Fire apparatus access roads shall be designed and constructed as I all weather capable and able to support a fire truck weighing 73,000 pounds I G.V.W. (902.2.2.2 CFC) 2. Fire Department Access Road Dimensions: Provide two 10' travel lanes for a total I of 20' unobstructed width. If parking on access road is desired, provide an 8' parking lane with opposing curb marked red with appropriate signage for a total of 28' in width. Provide an additional 8' for parking on both sides of access road for a total of 36' in width. 3. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an unobstructed vertical clearance of not less than 14'6". 4. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a KNOX key switch device or Key box. Contact the Fire Department at 323-8186 for a KNOX application form. (902.4 CFC) 5. Location of Knox boxes: A Knox box shall be installed at every locked gate. Show location of boxes on plan elevation views. Show requirement in plan notes. E3. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 7. Fire Flow Estimate: Fire flow is estimated to be 1500 gallons per minute at this time. A more precise flow will be given once the type of construction is known. E3, 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. £i. Premised 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. (901.4.4 CFC) Show location of address on plan elevation view. Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 10. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) 11. Operational Fire Hydrants: An operational fire hydrant or hydrants shall be installed within 250' of all combustible construction. ENGINEERING: The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 2. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. 3. A street improvement plan for the off-set cul-de-sac for Calle Rolph is approved and on file (see File 14-4-4-298 approved April 6, 2004). The plan shall be revised to reflect current "as-built" or record conditions adjacent to and on-site, as well as to include construction of current City standards, and shall be submitted to the Engineering Division for review and approval. Otherwise, a new street improvement plan for the off-set cul-de-sac for Calle Rolph, prepared by a registered California civil engineer shall be submitted to the Engineering Division for review and approval. The new and revised street improvement plans shall be approved by the City Engineer prior to issuance of any building permits. 4. When public dedications of easements or rights-of-way over Tribal Allottee or Tribal Trust land are required, the applicant shall be responsible for compliance with all Bureau of Indian Affairs (B.I.A.) requirements, including obtaining appraisals and payment of just compensation to the underlying owner. It is the applicant's responsibility to determine what additional costs or other 1', /I �a� al i I I i Conditions of Approval March 1,2006 TTM 3393613.2807 t requirements may be necessary to obtain any required public dedications as j identified by the City for this development. Required public dedications for easements or rights-of-way are perpetual and have no term or duration; jdedications of easements or rights-of-way restricted to a duration or term, or i made in connection with an underlying Indian Land Lease, shall not be accepted. I 5. Upon completion of required improvements by the applicant, and as a condition of acceptance by the City Engineer, the applicant shall prepare for the City Engineer's approval an Affidavit of Completion in accordance with Section 169.16, Title 25, of the Code of Federal Regulations, for any improvements constructed by the applicant for which an easement was dedicated to the City through the Bureau of Indian Affairs. The Affidavit of Completion shall be provided to and approved by the City Engineer prior to final acceptance of the project, including issuance of a final certificate of occupancy. The applicant shall be responsible for obtaining the necessary form for the Affidavit of Completion from the Palm Springs Agency of the Bureau of Indian Affairs, and for having it completed as necessary by the applicant's Engineer of Record. AMADO ROAD 6. Dedicate an additional 1.5 feet of right-of-way to accommodate a 4 feet wide landscaped parkway adjacent to the curb and a 5 feet wide sidewalk along the entire frontage. 7. Construct a 6 inch curb and gutter, 32 feet north of centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 200, 8. Construct a 52 feet wide new street intersection for the Main Entry with the centerline of the Main Entry located approximately 140 feet west of the east property line and aligned with the centerline of existing driveway on the south side of Amado Road. The Main Entry shall be constructed with 25 feet radius curb returns and spandrels, and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 9. The Main Entry shall be designed with a 22 feet wide ingress lane and a 20 feet wide egress lane, divided by a 10 feet wide median. Stacking for two vehicles (50 feet) shall be provided from Amado Road to the gated entry control panel, and sufficient maneuvering area shall be provided beyond the control panel to allow vehicles to turn around if unable to gain entry into the development. The gated entry design shall be subject to the review and approval of the City Engineer. 10. Construct Type A curb ramps meeting current California State Accessibility standards on each side of the Main Entry in accordance with City of Palm J"'7" V_, -_ , i I I Springs Standard Drawing No. 212. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the Main Entry, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on-site to construct a path of travel meeting ADA guidelines. 11, Construct a 5 feet wide sidewalk separated by a 4 feet wide landscaped parkway behind the curb, along the entire frontage, in accordance with the Section 14 Final Master Development Plan Specific Plan (dated April 2004). 12. Construct a minimum pavement section of 3 inches of asphalt concrete pavement over 6 inches of crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 325. 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. CALLE ROLPH 13. Dedicate additional right-of-way as necessary to construct an off-set cul-de-sac at the end of Calle Rolph, as shown on the approved street improvement plan, File 14-4-4-298. 14. The applicant shall acquire off-site right-of-way on the adjacent property (Parcel 1 of Record of Survey recorded in Book 40, Page 21) identified by Assessor's Parcel Number 508-060-004, as necessary to fully construct the off-set cul-de- sac, as shown on the approved street improvement plan, File 14-4-4-298. 15. Construct a 6 inch curb and gutter throughout the off-set cul-de-sac in accordance with City of Palm Springs Standard Drawing No. 200. 16. Construct a 5 feet wide sidewalk behind the curb throughout the off-set cul-de- sac in accordance with City of Palm Springs Standard Drawing No. 210. Construct a 30 feet wide driveway approach with a centerline located approximately 25 feet south of the north property line, in accordance with City of Palm Springs Standard Drawing No. 201. The arre .. ;.he!l be restr;Gted tO hi Aecess hall h ided to the Fire Department as er��ge�i�;-asses.>-e;,��-,,ao�..,�2,.,.,e-pr�;�,�-�-�,�-o Department required by the Fire Marshall. -(Per Planning Commission recommendation at the public hearing on January 25, 2006). i I i I Conditions of Approval March 1,2006 TTM 33936/3 2807 18. Reconstruct the existing driveway approach located on the adjacent property (Parcel 1 of Record of Survey recorded in Book 40, Page 21) identified by Assessor's Parcel Number 508-060-004, in accordance with City of Palm Springs Standard Drawing No. 201. 19. Construct a minimum pavement section of 2'/2 inches of asphalt concrete pavement over 4 inches of 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 throughout the off-set cul-de- sac. 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 PRIVATE STREETS 20. The on-site private street serving as access to Buildings 9 through 12 exceeds a length of 150 feet, requiring a turn-around acceptable to the Fire Marshall. The site plan shall be revised as necessary to accommodate access requirements as determined by the Fire Marshall. 21. If necessary, or as required by the City Engineer, a sight distance easement shall be reserved across that portion of the property located near the northeast corner of Building 7, in accordance with City of Palm Springs Zoning Code Section 93.02.00 (D), or as may be required to provide minimum safe stopping sight distance in accordance with the Caltrans Highway Design Manual. Block walls, landscaping and other obstructions shall be prohibited from being installed within the sight distance easement. 22. Dedicate an easement extending over the private streets for public utility purposes with the right of ingress and egress for service and emergency vehicles and personnel. 23. All on-site private streets shall be a minimum of 28 feet wide, as measured from the back of curb. 24. All on-site streets shall be constructed with concrete wedge curbs and cross gutters to accept and convey on-site stormwater runoff to the on-site storm drain system, in accordance with applicable City Standards. 25. Construct pavement with a minimum pavement section of 21/2 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 l `--7 i I by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. I 26. Parking shall be restricted along both sides of the on-site private streets, as necessary 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. SANITARY SEWER 27. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 28. 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 provided 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. 29. The on-site sewer system shall connect to the sewer main in Amado Road with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405, 30. 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. 31. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee at the present time is $696.00 per acre. The fee shall be paid prior to, or concurrently with, issuance of building permits. GRADING 32. Submit a Precise Grading and Paving Plan prepared by a California registered, civil engineer to the Engineering Division for review and approval. The Precise L � y�f i I � Conditions of Approval March 1,2006 TTM 33936/3.2807 Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. I a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that has completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at 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. 113. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 34. 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. 35. 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. i I I 36. 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. 37. 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 38. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property, as described in the Preliminary Hydrology Study for Tentative Tract 33936 Terra Vita, prepared by NAI Consulting, dated September 6, 2005. Final 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. 39. Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's), 40. The applicant shall install a drywell, or series of drywells, within the retention basin proposed in the development as necessary to collect and percolate stormwater runoff, including nuisance water, from the tributary area within the development that has drainage directed to the basin. The drywell(s) shall be appropriately sized to accommodate the expected daily nuisance water, 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 within the basin. The City shall be given the 'right, in i i Conditions of Approval March 1,2006 TTM 3393613.2807 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. 41. A storm drain easement shall be reserved across that portion of the property to be used for a retention basin, limiting use of the area for drainage purposes. .42. The retention basin and on-site storm drain system shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the retention basin and on-site storm drain system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 43. Submit storm drain improvement plans for all on-site storm drain system facilities for review and approval by the City Engineer. 44. Construct storm drain improvements, including but not limited catch basins, storm drain lines, and drywells for drainage of on-site streets as described in the Preliminary Hydrology Study for Tentative Tract 33936 Terra Vita, prepared by NAI Consulting, dated September 6, 2005. The hydrology study for Tentative Tract Map 33936 shall be amended to include retention basin sizing, catch basin sizing, storm drain pipe sizing, and drywell sizing calculations and other specifications for construction of required on-site storm drain improvements. 45. 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 46. 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 I II 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. 47. All proposed utility lines shall be installed underground. 48. All existing utilities shall be shown on the improvement plans required for this project. The existing and proposed service laterals shall be shown from the main line to the property line. .49. 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. 50. 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. 51. 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. fit. 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 153, 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. fi4. 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. U 9Y.J I I Conditions of Approval March 1,2006 TfM 33936/3 2807 55. 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 map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC :56. Install a street name sign and a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at the intersection Amado Road and the Main Entry in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 1157. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. 58. Submit traffic striping and signage plans for Amado Road, as necessary to delineate an additional west bound traffic lane along the entire frontage, prepared by a California registered civil engineer, for review and approval by the City Engineer. 59. Provide adequate signage to prohibit on-street parking on Amado Road adjacent to the development. 60. 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 Amado Road and Calle Rolph frontages of the subject property. 61. 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. 3 i 62. 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. 133. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. TENTATIVE TRACT 33936 FOR CONDOMINIUM PURPOSES GOVERNMENT LOT 150 IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA BEING A PORTION OF THE N.E. QUARTER OF SECTION 14, TOWNSHIP 4 SOUTH, RANGE 4 EAST OF THE SAN BERNARDINO MERIDIAN i LE, ROLPH - i - -— --- -- ----- --- ----- --- --- ---- -- ------ - --- —-- __ - ---- ----- tt _ u t-y � 3 -I LOT 1� � S 1 o � �7 F rt, - �� ti 9 �• 463 9P! <V I I j a 449 7PE I � I y �� - �61 aPt I •� 449.OP! a i I ,^v ns I I I f x¢el R -I , yJ?L J al __ I /�.� I weromoor owaaa ®I 77 I - I I I a w I I 4609P! IT& w: —! I dmS "FI 2 9P 31 1462.91P a mu a'^`Io'° 469 YP! 1.. _ _ a I 1�c Y dots) r- ___ TYPICALI SECTION � AMADO ROAD STOP •f`°' _ __ Nosrx.E 1 CL 7 . 1 .. '2 -�-'� I 1 c _ _) i.r _� io-inaxi,r xainawv w a44a:JP! il ss. I 449.OPlZ 460.OP! - . 4 ��- �` 46Y OP! -I f 464 OPE _•� —J ' I nnt®_n --- _ lu>� F\ _.' I� �p �� •�v � vmwsn eu¢cue TYPICAL SECTION Jill 4 �16 PRIVATE INTERIOR STREETS = i i U `(' Iy„`. .G NO SCALE -------- ! ----------- vf' a I IN THE CITY OF PALM 6PRI11i m0k O°e -------- TENTATIVE TRACT MAP 33934 eR.,« 3 Tn°0a� (�) FOR CONDOMINIUM PURPOSES as GRAPHIC SCALE {. v Consulting aex GOVERNMENT LOT 150 I� r Z ":j.-� rrcrAf�u unEx n+E slrEmsnx W.. � of yYJ ',i BC A�6 M IIeQ fL %L=)j 1eW I fMII 1�.•Jq'.' .[ LEIS ':::w I• n�Ce.W.MIK W. 12 1 N i �" D.L. FREEMAN. INC. ea O Lu 3 paw m- UPPER FLOORPLAN LOWER FLOORPLAN j PALM SPRINGS,CA D.L. FREEMAN INC. .................. Av�ng t Y� "0 III I,Ed PT 'Eli E7 T LEFT ELEVATION FRONT ELEVATION 0 IN4 LU ........... In E(NTRm�I �'o ZZ RIGHT ELEVATION REAR ELEVATION 0� COLOR KEY PALM SPRINGS,CA D.L.FREEMAN INC. wk��P—cmpll� 'J("�#.p�� O!D�}" Q'� �•.„AL f bs {�1MT'o ��`'� ;�.d ti!M blip r 4NPt ► Imp it lid .OW g 'h4Ye i a¢�v�''-•T.YS``Ti75" � ']57l` 'Vy'`' �`Pp++, e� :r: �L a i ,r� ► � ter ;°, r ram .�� :.:pgf Ise. 11-77, =ef o.j•Fii ��'y-•�Yi � :•' , `.. I��{ ry Ojos �rd�n r.n��Y r~i'�•�i✓� ��r�'� �iii�rriti ► q?ALM SA I . « "oo A IAAOAlf01 °q�,FORa,P Planning Commission Staff Report Date: January 25, 2006 I Case No.: 3.2807—TTM 33936 Application Type: Tentative Tract Map for a condominium map, and architectural approval for the construction of a 42-unit condominium complex. Location: 1400 East Amado Road Section 14/R4/T4 Applicant: Amado Hermosa II, LLC (Dennis Freeman, Inc.) Zone: R-4 General Plan: 43/30 (High Density Residential up to 30 units per net acre) APN: 508-060-015 From: Craig A Ewing, AICP director of Planning Services Project Planner: Edward O. Robertson, Principal Planner PROJECT DESCRIPTION The proposed project is a Tentative Tract Map application (TTM 33936); to subdivide an approximately 4.7-acre parcel into one condominium lot and two lettered lots, and an architectural approval for the construction of a 42-unit two and three bedroom condominium complex. The subject property is located along the northerly side of Amado Road, and is zoned R-4. The proposed residential development is a permitted use within the district. The primary access to the site will be provided from Amado (Road, an emergency access is located at the Calle Rolph cul-de-sac, which is at the northerly portion of the site. The applicant for this project is Amado Hermosa ll, LLC. L) Y7 Planning Commission Staff Report January 25,2006 3.2807-TfM 33933 RECOMMENDATION That the Planning Commission recommend the following actions to the City Council: I • Adopt the Draft Negative Declaration for Case No. 3,2807 / TTM 33936 (Terra Vita) • Approve the proposed Tentative Tract Map and construction of the 42-unit condominium complex subject to the attached findings and conditions of approval. I PRIOR ACTIONS On October 24, 2005 the Architectural Advisory Committee reviewed the preliminary landscape and architectural plans for the proposed development and recommended approval of the proposed project by a vote of 7-0. BACKGROUND AND SETTING The proposed project consists of a condominium map, two lettered lots; A & B, (Retention Basin and dedicated street) and an architectural approval for the development of a fourteen-structure, forty-two-unit condominium complex along Amado Road. The new residential development will be made up of two and three bedroom units and will range from 1,330 square feet to approximately 1,649 square feet in size. The subject site is a relatively flat vacant land with low-growing vegetation. The property is surrounded by an existing residential development to the south and westerly portions, a parking lot and a vacant parcel to the east, and a church facility to the north. The current zoning and General Plan designation of the property allows for the proposed use. The proposed two-story building height of thirty feet is consistent with property development standards within the R-4 zoning designation and the Agua Caliente Band of Cahuilla Indians Section 14 Master Plan. The proposal includes variable building pad placement designed to maximize view corridors from the complex and from adjacent properties. The size and density of the contemplated development are appropriate for the site and the surrounding land uses Table 1: Surrounding Land Uses, General Plan and Zoning Designation: Existing Land Use General Plan Zoning North Vacant Church Property M-8 R-G-A-(8) South Residential Development 43/30 R-G-A-(8) East Parking Lot and the North is Vacant M-15 R-G-A-(8) West T.M 31495 Condominium Development 43/30 R-4 2 F ?rj t Planning Commission Staff Report January 25,2006 i 3.2807-TTM 33933 I i ANALYSIS The General Plan designation of the subject site is H43/30 (High density residential; allowing a maximum of 30 dwelling units per net acre). The property is zoned R-4 (large-scale hotel and multiple-family residential zone) under the City of Palm Springs Zoning Code. The Section 14 Master Development Plan designates the site HR, (High i Density Residential; encouraging multiple-family residential development of 21 to 30 I dwelling units per net acre). The applicant is proposing a density of approximately 9 units per net acre, which is well below the maximum density allowed within the zoning designation. I Table 2: Adjacent uses and existing building heights City Zoning ACBCI Sec. 14 Zoning Use Height North R-G-A (8) HR (Residential high Greenhouse Single-story (Garden density) East apartment and condominiums cluster residential) South R-G-A (8) HR (Residential high Palm Single-story (Garden density) Regency apartment and condominiums cluster residential) East R-4 (Large scale HR (Residential high Vacant land N/A hotel and multiple- density) family residential) West R-4 (Large scale HR (Residential high Casa Verde Two-story hotel and multiple- density) condominiums family residential) As proposed, the project will consist of fourteen (14) three-unit buildings for a total of forty-two units. The proposed structures are identical two-story buildings with a maximum height of thirty (30) feet. There are three floor plans proposed in each building, totaling 4,491 square feet of dwelling space and 1,374 square feet of garage space. Unit 1 of the triplex is approximately 1,333 square feet in size, Unit 2 is approximately 1,509 square feet and Unit 3 is approximately 1,649 square feet. Unit 1 is made up of two bedrooms, a living room, a dining room, a kitchen, and a laundry area. Units 2 and 3 have three bedrooms, a living room, a dining room, a kitchen and a laundry area as well. The master bedrooms are all located in the upper level of the units. 3 i Planning Commission Staff Report January 25,2006 3.2807-TTM 33933 Each of the units is equipped with a built in two-car garage. The architectural theme of the condominium complex is the Mediterranean style. The applicant is also providing a community swimming pool area with a spa and recreation area for outdoor activities for the residents and guests. In addition, each home will have area for its own swimming pool. Access / Parking: Access to the subject property will be provided from a gated entry along Amado Road. An emergency Fire Department access and resident exit only is provided from Calle Rolph, which is located on the northerly portion of the site. The applicant has proposed an internal driveway width of 28 feet; however, parallel parking will be prohibited along both sides of the street. The internal driveways and all other points of access, including landscaped areas within the subject property, would be privately maintained. The housing product will contain the required minimum two car garages to meet the off- street parking requirements. Additional parking spaces will be located within the driveways. The lengths of the driveways range between approximately twenty-one (21) feet to twenty-four (24) feet. REQUIRED FINDINGS As a development project, findings are required pursuant to the California Environmental quality Act (CEQA). The environmental Initial Study conducted for this project concluded that the proposed project is not likely to have any significant environmental impacts; therefore a Negative Declaration can be adopted for the project. The draft resolution of approval includes such a finding. Findings can be made in support of the proposed Tentative Tract Map and the development of the 42-unit condominium complex. a. The proposed Tentative Map is consistent with all applicable general and specific plans. The General Plan designation for the site is H43/30 (High Density Residential maximum 30 units per net acre). The applicant is proposing 42 units on approximately 4.7 acres for a density of approximately 8.9 units per net acre. The proposed project is also consistent with the Section 14 Specific Plan land use and development standards. The proposed project is consistent with the City's General Plan. b. The design and improvements of the proposed Tentative Tract Map is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5, the proposed subdivision and proposed streets improvements are compatible with the objectives, polices, and general land uses, and program provided in the City's General Plan and the 0 4 ( ' �" i I Planning Commission Staff Report January 25, 2006 3.2807-TrM 33933 Section 14 Specific Plan. All streets, drainage, and utilities improvements will be subject to the standards- of the General Plan and Conditions of Approval associated with the proposed project. C. The site is physically suited for this type of development. I The subject site is approximately 4.7-acre parcel, the shape and topography of the land is physically suitable and conducive for the type of development being proposed. of The site is physically suitable for the type and density of development I contemplated by the proposed subdivision. The site is proposed for forty-two (42) two-story condominium units on approximately 4.7 acres of land. The proposed development is under the maximum allowable density of 30 units per acre, as permitted under the General Plan and Zoning Code. The project site is surrounded on three sides by previously developed condominium projects. The adjacent property to the east is vacant but is the same zoning designation (R-4). The applicant proposes a residential development that will be compatible with the surrounding neighborhood. e The design of the proposed subdivision is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The site has undergone prior environmental assessment and an approved Mitigated Negative Declaration by the City of Palm Springs City Council less than two years prior to this project proposal. Therefore it is determined that the proposed subdivision and the proposed improvements are not likely to cause substantial environmental damage or injury. f The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. g The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. There are no known public easements across the subject property. Arriado Rbad East is designated as a secondary thoroughfare on the City of Palm Springs 5 `�, r, I Planning Commission Staff Report January 25,2006 3.2807-TTM 33933 I jcirculation plan. The applicant will be required to improve the road, curb, gutter and sidewalk on the northerly portion of the street. Additionally, the 28-foot wide j common driveway for internal circulation within the complex will be privately maintained. ENVIRONMENTAL ASSESSMENT I Pursuant to Section 15063 of the California Environmental Quality Act (CEQA) Guidelines, an Initial Study was prepared and a Notice of Intent to adopt a Negative Declaration was sent to applicable agencies and published on Jan. 3, 2006 in the Desert Sun for a 20-day review period ending Jan. 23, 2006. The Negative Declaration is attached to this report. I NOTIFICATION A public hearing notice was advertised and mailed to all property owners within 400 feet of the subject property/adjacent property owners. As of the writing of this report, staff has not received any public comment. arm. E and O. ertson 5ig4 E ing, Alpr Principal Planner Dir ct f Plan,9 Services ATTACHMENTS 1. Vicinity Map 2. Draft Resolution / Conditions of Approval 3. Site Plan and Elevations 4. Initial Study / Negative Declaration 6 l F{ i I I Department of Planning Services wNE Vicinity Map 0 W U Site LJ a z AMADO RD CITY OF PALM SPRINGS CASE NO: 3.2807—TTM 33936 DESCRIPTION: Application by Amado Hermosa II, LLC for the development of a 42-unit APPLICANT: Amado Hermosa II, LLC condominium complex on an approximately 4.7 Terra Vita Condominium Complex acre parcel at 1400 East Amado Road, Zoned R4, Section 14. APN: 508-060-015. i I 5. Case 3.2807/TTM 33936 - An application by Amado Hermosa 11, LLC, for the development of a 42-unit condominium complex on an 4.7 acre I parcel located at 1400 East Amado Road, Zone R-4, Section 14, APN 508-060-015. Principal Planner, Edward Robertson, provided background information as outlined in the staff report dated January 25, 2006. Chair Marantz opened the Public Hearing: Dennis Freeman, developer, requested to keep Calle Rolph open as an access road. There being no further comments, Chair Marantz closed the Public Hearing. Discussion was made regarding keeping Calle Rolph open as an access road and not using the balconies for storage. M/S/C (Roath/Vice Chair Hochanadel, 7-0) To recommend adoption of the Negative Declaration and approval of Case TTM 33936 to City Council, subject to Conditions of Approval; with the following amendments "Calle Rolph to be open an access road except for construction" and "Balconies not be used as storage area". 3 i I MATTHEW PLACE/INITIALSTUDY/NEGATIVE DECLARATION I Terra Vita Residential Project Negative Declaration oF Q A L M Sp�P Prepared by A. i 0 The City of Palm Springs V to * * January 2006 * ,NCO 193� RpORATO Cq�IFdRN`P 1.0-1 RCREN1Ew RaS s,LP/INITIALMDY/NEGATIyE DECLARATION ENVIRONMENTAL CHECKusT FORM 1. Project title: Terra Vita Condominium Complex, (Tentative Parcel Map 33936) 2. Lead agency name and address: City of Palm Springs 3200 E.Tahquitz Canyon Way, Palm Springs, CA 92263 3. Contact person and phone number: Edward O. Robertson Principal Planner (760)323-8245 4. Project location: The project is located on the north side of Amado Road approximately three hundred (300) feet west of North Sunrise Way; APN 508-060-150. The project extends from the SE Corner of the Calle Rolph cul-de-sac to Amado Road. The existing site is currently vacant. There is existing multifamily residential across Amado Road to the south and Tract 31945 is currently being developed to the west of the property. The properties on the north and east are currently vacant. 5. Project sponsor's name and address: Dennis Freeman D.L. Freeman Inc, 72-880 Fred Waring Drive, Suite C-13 (760)773-9024 6. General plan designation: H43/30 (High Density Residential) 7. Zoning: HR (High Density Residential) 8. Description of project: The proposed project consists of 14-triplex condominium units along with a common area pool complex and a retention basin. Primary access to the complex is gained from Amado Road with a main drive traveling from the entrance and connecting to Calle Rolph on the opposite side. Access to the units is gained either directly from the main street or off of three side-streets. There are nine guest parking spaces provided, 2 (including the handicap space) located at the pool complex and six (6) spaces located across the street from the complex. The retention basin is three (3) feet deep and located in the northwest corner of the entrance and Amado Road. w �} Terra Vita,Initial Study/Negative Declaration December,2005 TERRAVITA, INITIALSTuDY/NEGATIVE DECLARATION 9, Surrounding land uses and setting: Briefly describe the project's surroundings: The parcels to the north and west of the site are currently vacant. To the south, across Amado Road, there is an existing multi-family residential development and to the east, Tract 31495 is currently under construction. 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) None. Terra Vita,Initial Study/Negative Declaration AMDecember,2005 k�f� 2 i T&PAVITA, INITIALSTUDY/NEGATIVE DECLARATION ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Hazards& Hazardous Materials ❑ Hydrology/Water Quality ❑ Land Use/Planning ❑ Mineral Resources ❑ Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ UtilitiesiService Systems ❑ Mandatory Findings of SignificancerA Terra Vita,Initial Study/Negative Declaration November,2005 { 3 �C n14/foR�Y i TEFrAVITA, INITIAL STUDY/NEGATIVE DECLARATION I DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: j ® I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the Ei environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. c win , AIC Date (3 Dir for Ian ' g S rvices Terre Vita, Initial Study/Negative Declaration December,2005 4 i TERRA VITA, INITIAL SYUDY/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. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. r^ Terra Vita,Initial Study/Negative Declaration November,2005 5., TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION 8) This is only a suggested form, and lead agencies are free to use different formats; however, 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 Terra Vita,Initial Study/Negative Declaration ah December,2005 6 TEmA MTA, INITIAL STUDY/NEGATIVE DECLARATION �. ..4iiti0ant Potentially V11ith Lm-Than, Significant ' " Mitigation Sqtificant; ,Impact; Ingoip'olrabed ! Impact ::*•Nolinpact'- I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic El El ❑ vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock El ❑ ❑ outcroppings, 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) The proposed project site is located within the Section 14 Master Plan. The project design will be consistent with the streetscape requirements of the Master Plan and therefore will contribute to the desired development of the Amado Road Streetscape. The proposed project is two (2)stories and twenty eight(28) feet high. The HR zone allows buildings up to thirty (30) feet, and the project is within the maximum allowed. Therefore, the project is unlikely to have a significant impact on any scenic views of the mountains. b) The subject parcel is currently undeveloped and nothing on the site has been identified as a scenic resource. c)The subject property is located next to Tract 31495 which is being developed with a similar type of land use and design. The architecture of the buildings will have to be reviewed by the Architectural Advisory Committee which will ensure that the proposed buildings do not substantially degrade the visual quality or character of the site. d) The City's outdoor lighting standards in Section 93.21.00 of the Palm Springs Zoning Code ensures there will not be substantial amounts of glare radiating from the subject property. w, Terra VIta,initial Study/Negative Declaration November,2005 ,i 7 C,,1, TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION Lees Than. ' .Sg{�ititient . Powwally-. with_ Leiss7han Slgrlfflcant',;` . -Mitrgatlo fica n SgninC Imbadt'- -Incorporated - :.Imjlact - Flo 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, ore Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or ❑ ❑ ❑ nature, could result in conversion of Farmland to non-agricultural use? a) 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 on farmland would occur. b) No Williamson Act Contracts are located on the parcel comprising the project site. Furthermore, no Williamson Act Contracts are located in the immediate vicinity of the project site (Williamson Acts Contracts) of the Palm Springs General Plan EIR(Palm Springs, 1992). The proposed project will not conflict with existing zoning for agricultural use or a Williamson Act Contract. c) The proposed project site is located on an existing lot of record surrounded by lots similarly designated for high density residential used Implementation of the proposed project would therefore not result in conversion of farmland to non-agricultural uses. There will be no impact on agricultural land. The project has been recommended for approval by the Architectural Advisory Committee and selected landscape plant material should not impact flora off-site. Terra Vita, Initial Study/Negative Declaration r� December,2005 8 TE:PA VITA, INITIAL STUDY/NEGATIVE DECLARATION Less Than OQw"tlally? YVith' Le4sThan ,a,Jr cant MitigaBpn SipiwYcanr ` I f. „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) 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 the 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 1997/99 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.agmd.00v/agmpn. The project is not anticipated to conflict with or obstruct implementation of the 2003 AQMP. There will be no impact. The Federal and California State Ambient Air Quality Standards for important pollutants are summarized in Table 1 and described in detail below: R' Terra Vita,Initial Study/Negative Declaration November,2005 9 �irn ,b�hRORF� TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION Table 1 Federal and State Ambient Air Quality Standards Pollutant Averaging Time Federal Primary Standard State Standard Ozone(03) 1-Hour 0.12 ppm 0.09 ppm 8-Hour 0.08 ppm — Carbon Monoxide(CO) 8-hour 9.0 ppm 9.0 ppm 1-hour 35.0 ppm 20.0 ppm Nitrogen Oxide(NOx) Annual 0.05 ppm — 1-hour — 0.25 ppm Sulfur Dioxide(S02) Annual 0.03 ppm — 24-hour 0.14 ppm 0.05 ppm 1-hour — 0.5 ppm PM10 Annual 50 Ng/m3 30 pg/m3 24-hour 150 pg/m3 50 pg/m3 PM2.5 Annual 15pg/m3 — 24-hour 65 pg/m3 — Lead 30-day Avg. — 1.5 pg/m3 Month Avg. 1.5 pg/m3 Source:California Air Resources Board,"Ambient Air Quality Standards,"January 25, 1999 ppm = parts per million pg/m3= micrograms per cubic meter Ozone(03)is the most prevalent Gass of photochemical oxidants formed in the urban atmosphere. The creation of ozone is a result of complex chemical reactions between hydrocarbons and oxides of nitrogen in the presence of sunshine. Unlike other pollutants,ozone is not released directly into the atmosphere from any sources. The major sources of oxides of nitrogen and reactive hydrocarbons, known as ozone precursors, are combustion sources such as factories and automobiles, and evaporation of solvents and fuels. The health effects of ozone are eye irritation and damage to lung tissues. Carbon Monoxide(CO)is a colorless,odorless,toxic gas formed by incomplete combustion of fossil fuels CO concentrations are generally higher in the winter,when meteorological conditions favor the build-up of directly emitted contaminants. CO health warning and emergency episodes occur almost entirely during the winter. The most significant source of carbon monoxide is gasoline-powered automobiles, as a result of inefficient fuel usage in internal combustion engines. Various industrial processes also emit carbon monoxide. Nitrogen Oxides(NOx) the primary receptors of ultraviolet light initiating the photochemical reactions to produce smog. Nitric oxide combines with oxygen in the presence of reactive hydrocarbons and sunlight to form nitrogen dioxide and ozone. Oxides of nitrogen are contributors to other air pollutant problems including: high levels of fine particulate matter, poor visibility and acid disposition. Sulfur Dioxide(S02) results from the combustion of high sulfur content fuels. Fuel combustion is a major source of S02, while chemical plants,sulfur recover plants, and metal processing are minor contributors. Sulfates result from a relation of sulfur dioxide and oxygen in the presence of sunlight. Sot levels are generally higher in the winter than in the summer(when sunlight is plentiful and sulfate is more readily formed). Particulate Matter(PM10 and PM2.5) consists of particles in the atmosphere as a by-product of fuel combustion;through ' abrasion such as tire wear, and through soil erosion by wind. Particulates can also be formed through photochemical reactions in the atmosphere. PM10 refers to finely divided solids or liquids such as soot, dust, and aerosols which are 10 microns or less in diameter and can enter the lungs. Fine particles are those less than 2.5 microns in diameter and are also referred to as PM2.5. Lead is found in old paints and coatings,plumbing and a variety of other materials. Once in the blood stream, lead can cause damage to the brain,nervous system,and other body systems. Children are mostsusceptible to the effects of lead. The South County Air Basin and Riverside County portion of the Salton Sea Air Basin are in attainment for Federal and State standards for lead. terra Vita,Initial Study/Negative Declaration December,2005 10 J i TEFRA VITA, INITIAL STUDY/NEGATIVE DECLARATION The SCAQMD 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 Em ions Significance Threshold Criteria Pounds/Da Pollutant CO ROG NOx S02 PM10 Operational Emissions Pounds/Day 550 55 55 150 150 Construction Emissions Pounds/Day 550 75 100 150 1 150 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 emission thresholds should be considered significant. The project site is also located within the Salton Sea Air Basin. This basin has been designated as a 11severe-17" Ozone non-attainment area due to the 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 is consistent with the existing City General Plan and Zoning. When adopted in 1993, the City Council adopted a Statement of Overriding Consideration regarding air quality. This statement acknowledges that it is not feasible to reduce City-growth impacts to air quality to a level of significance 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 disturbance of the site that could generate dust. The project developer will be required to complete a Stormwater Pollution Prevention Plan SNPPPiPM10 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. Sensitive Receptors are generally defined as people that are of the highest risk of respiratory problems from emissions. Sensitive receptors are often times associated with schools, hospitals, convalescent homes, etc. The site is located within an industrial subdivision and the nearest potential sensitive receptors would be single-family residential development along North Indian Canyon Drive within Palm Springs. As discussed above, the proposed project is not anticipated to generate substantial pollutant concentrations and will not create objectionable odors beyond those associated with common construction activities and approved warehouse uses(diesel fumes,etc.) The proposed project will have no significant air quality impacts. Terra Vita,Initial Study/Negative Declaration llovemheh,2005,y 11 '�'�SIfOR�fr P TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION Lem i}Ian Potentially ' 'With Leas Than - Sigrtiflcant- Mitigifian "Significant , Imps = Incoipnratetl ';Impact - No'impact' IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special El El ❑ 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 ❑ ❑ ❑ ID 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 ❑ to, 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? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community El ❑ ElConservation Plan, or other approved local, regional or state habitat conservation plan? a) 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 an industrial area of Palm Springs, and no sensitive habitats occur onsite. Therefore, the project would not result in impacts to endangered, threatened, or rare species or their habitats. b) 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) Section 404 of the Clean Water Act regulates the dredge and/or fill of waters and wetlands in 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 whirh, Terra Vita, Initial Study/Negative Declaration December,2005 12 TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION may result in temporary or permanent impacts to these federally-protected resources must prepare a Pre-Construction Notification for review, and potential permitting, by the ACOE. The site does not contain any wetland areas or waters. Therefore, no impact to federally protected wetlands as defined by Section 404 would occur. d) The project site is located within an already improved area of the city that has already constructed street improvements. It is logical to assume that wildlife would use areas with less existing infrastructure as corridors. No impact is anticipated. e) The project does not propose any remove or disturbance of sensitive biological resources or landmark trees. Therefore, no conflicts with local policies or ordinances protecting biological resources would occur. f) 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 significant impact on these types of plans. Left Thar significant PoOeTtfiallys ;iNith '.Lees Than- SgnkiEant... Mitigation sig'nifi " . Incorporated Jmpact V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the El ❑ ® ❑ significance of a historical resource as defined in " 15064.5? b) Cause a substantial adverse change in the ❑ ❑ ® ❑ significance of an archaeological resource pursuant to " 15064.5? c) Directly or indirectly destroy a unique ❑ ❑ ® ❑ paleontological resource or site or unique geological feature? d) Disturb any human remains, including those ❑ ❑ ® ❑ interred outside of formal cemeteries? 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 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 descendants 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 the project construction and site grading activities. Tribal interests in such previously undiscovered resources prescribe the following Conditions of Approval: 1. An Archeologist qualified according to the Secretary of Interior's Guidelines shall perform a record search of the proposed project are, to be conducted prior to the initiation of construction f� Terra Vita,Initial Study/Negative Declaration .. November,2dD5' L 13 I I TERRA VITA, INITIAL STUDY/NEGATIVE D EcLARATION 2. A Cultural Resource 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 Archeologist (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 and any repatriation of cultural materials to be done in cooperation with the Agua Caliente Band of Cahuilla Indians. Adherence to the Conditions of Approval identified above will ensure potential impacts to cultural resources are less than significant. �f 7,1-7 I 7 drra Vita;Initial Study/Negative Declaration 0 ftDecember,2005 14 TERRA VITA, INITIALSTUDY/NEGATIVE DECLARATION LaseTtran - Po*tially yllith Le9aTtan ,Significant Cbittgaflon Sighrficant ` IMP, `v . I ?�°? ';: .ImPad' NO ln9pa4"t 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 El liquefaction? iv) Landslides? ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of ❑ ❑ ❑ topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off- ❑ ❑ ❑ site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), ❑ ❑ ❑ creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater ❑ El ❑ disposal systems where sewers are not available for the disposal of wastewater? a) i)The majority of Riverside County lies within areas subject to seismic hazards. The subject site lies 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 withy the requirements of the Uniform Building Code(UBC). Adherence to the provisions of the UBC would reduce the potential for structural damage in the event of an earthquake. Therefore, no impact would occur. .« Terra Vita,Initial Study/Negative Declaration November,20015�;�h 15 -o. , is TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION ii) 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) 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)The ground is level and approval of the project would not expose people or structures to potential landslides.Therefore, no impact would occur. b) 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)See items a and b, above. e) The proposed project will require a soils report to be submitted to the Departments of Building and Safety and Engineering to ensure the integrity of required sewer connections. Due to the analysis of the study, no impact would occur. Less,`fltan S�niticant Powtually .UVIfh • I.e9s,M1�n Slgniftcark Mltlgadon Slgniflcant .: .. Incorpiira6ed ' , Jmpact No Impact''.Impact, VI I. 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 ❑ ❑ ❑ within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code §65962.5 and, as a result, ❑ ❑ ❑ would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or a ❑ ❑ ❑ public use airport, would the project result in a safety hazard for people residing or working in the project area? Terra Vita,Initial Study/Negative Declaration ,F FO-" r December,2005 16 i TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION Lees'TBan _. Signifdcaot Potrinf'all'y With 'LeBsThan Slgnlflcant� Miti>�aGpn SignlficanC ._ ImpaCt�, Incorgorow I Nal�pact 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)The proposed project is a residential development. There is no storage or use of hazardous materials beyond what is typically in construction activities. Therefore, no impact is anticipated. c-d)The project site is not included on a list of hazardous material sites compiled pursuant to Government Code Section 65962.5. No impact would occur. e-f) The nearest airport is the Palm Springs International Airport located at Gene Autry Trail. The Federal Aviation Administration has completed an aeronautical study under the provisions of 49 U.S.C., Section 44718 and, if applicable, Title 14 of the Code of Federal Regulations, part 77. The aeronautical study concluded that the structure does not exceed obstruction standards and would not be a hazard to air navigation. The proposed project is not located within the a restrictive area of the Airport Land Use Compatibility Plan. The project's height of twenty eight(28)feet is consistent with other development in the area and therefore, is no significant impact is expected. g) The City of Palm Springs Emergency Plan was established to address planned response to extraordinary emergency situations associated with natural disasters and technological accidents. The Plan focuses on operational concepts relative to large-scale disasters, which can pose major threats to life and personal property requiring unusual emergency response. The proposed project will have no significant impact on the project. h) 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 site a retention basin which is approved by the City Engineer to accommodate site drainage and run-off issues and therefore no impact is anticipated. .w�+ Terra Vita,Initial Study/Negative Declaration November,2005 C A 17 :::r'trfoFtl�� TERRAVITA, INITIAL STUDY/NEGATIVE DECLARATION Slgrilflcant fttr»itlally __Ith Le$ftan. SIgiL(fiwrn ' Mlt tlon ' Sfgnific5nt ..; " linpait' , - Iricorp'ratetl %"Impact ..N0Impact Vill. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste ❑ ❑ ❑ discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table ❑ ❑ ❑ level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which ❑ ❑ ❑ would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase ❑ ❑ ❑ the rate or amount of surface runoff in a manner that would result in flooding on-or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned El El Elstormwater drainage systems or provide substantial additional sources of polluted runoff? t) Otherwise substantially degrade water quality? ❑ ❑ ❑ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or El El ElFlood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures El El El would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including ❑ ❑ ❑ flooding as a result of a failure of a levee or dam? j) Inundation by seiche, tsunami or mudflow? ❑ ❑ ❑ Terra Vita,Iriitlal Study/Negative Declaration December,2005 s 18 " TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION a,e) 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 site retains a retention basin which is approved by the City Engineer to accommodate site drainage and runoff issues and therefore no impact is anticipated. b) Based on the response from the Desert Water Agency,staff has determined that there would likely be no impact. c-d)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 additional impacts to water quality are anticipated. g-h)The Federal Emergency Management Agency (FEMA) indicates in the Flood Insurance Rate Map for the project site area, that the site is not within the 100-year floodplain. Because the project is not located within the 100-year floodplain flooding impacts associated with the proposed project are not i) 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 the City of Palm Springs. Therefore, no impact would occur. j) The City of Palm Springs is not located in an area subject to seiche,tsunami, or mudflow. Therefore, - pooentany vl(tgh ' le��tran "fit IHI{igfon . Sgnifocuk - ` I�Ycoiponrted ,,;Impact .,No Impactt� IX. LAND USEAND PLANNING. Would the project: a) Physically divide an established community? ❑ ❑ ❑ El 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 ❑ ❑ 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 ❑ ❑ Elplan or natural community conservation plan? no impact would occur. h) Although two of the directly adjacent parcels are currently vacant, the project site is substantially surrounded by existing urban development. Therefore there is no impact anticipated from wildland fires. Terra Vita,Initial Study/Negative Declaration November,2D1T5 19 i .: s�4koaN�� TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION a) The proposed project is bordered on two sides by currently vacant parcels. Although the project is proposed as a gated community, there is no impact on established communities anticipated. b) The proposed project would be consistent with the allowable uses within the high density residential (H43/30) land use designation, which allows for multi-family residential land uses. The project is consistent with the allowable uses of the HR zone as specified within the Section 14 Master Plan. No other land use plans or regulations are applicable to the proposed project site. Therefore, no impact would occur. c) The project would not conflict with an applicable habitat conservation plan or natural community conservation plan. No impact would occur. b MThan ,'. t .�CigUFlcant 1. --'. PotAntlallY `VPith Le.�Than . 3�niJ(cant '.Mitigaltbn Signficant -.. Imga6t Inh 7lmpact 'S 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 1-1 El general plan, specific plan or other land use plan? a-b) 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 on mineral resources would occur. Terra Vita,Initial Study/Negative Declaration " t December,2005 �I 20 x TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION pmj man patenGally ,.With LeSs7han giifigirt Mltigatlon 9igrliticanf _ Impact ,4ngorporated Immpact 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 local 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 ❑ El El 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 El M levels? a,b,d) Construction and site grading activities associated with the proposed project will produce temporary increases in the ambient noise level in the immediate vicinity of the project site. Construction activities are regulated by City Ordinance 1581, which limits construction activities to 7 AM-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. All provisions of the City Noise Ordinance apply to the site and the residents of the condominiums. Since the project is consistent with the requirements of the Zoning Code, the use will not exceed the parameters of the noise ordinance. Amado Road was not designated by the General Plan as a thoroughfare that exceeded the 65 CNEL contours. c) No increase in noise over the approved limits of the Palm Springs Noise Ordinance is anticipated. The proposed project would not be exposed to excessive noise from neighboring uses. Therefore, the impact is not considered significant. e-f) The proposed project has not been listed in the airport noise overlay within the City of Palm Springs Zoning Map. Therefore, the impact is not considered significant. Terra Vita,Initial Study/Negative Declaration November,200� °7 * 21 �1f/ID1�" TERRA VITA, INITIAL STUDY/NEGATIVE DECLARATION Potenfrafly, . With LesaThan Signf cant Mitiga, on , `Significant Impaot� Incorporated Impact' , No o 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 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) Being a residential development, the proposed project will promote population growth in the area. The number of units proposed is consistent with the General Plan Land Use Designation and the Section 14 Master Plan. Conditions of Approval on the project will insure that the appropriate fees are collected prior to issuance of building permits that will provide the appropriate level of contribution to city services that support the site. Since the proposed project is consistent with the development pattern proposed by the General Plan, a less than significant impact is anticipated. b-c)The project does propose new homes, however, no housing exists on the proposed project site. No existing residents or housing would be displaced to accommodate the proposed project. The proposed project will not have a direct or indirect impact on regional population growth. There is no impact to population and housing. l�esThan ` SgrllNcarrt, . Potentially With. Lees Than - Sigmficant Mitigation Wifiichnt Incorporated ;.linpact ;:No,impa6t,':', 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) The Palm Springs Fire Department has established conditions of approval to ensure that ther6 is no significant impact on the Fire Departments ability to service the community to their standard level of service. Therefore, the project will have no significant impact. Terra 1/14;Initial Study/Negative Declaration' December,2005 22 TERRAVITA, INITIAL STUDY/NEGATIVEDECLARATION b) The project site is located within the service area of the City of Palm Springs Police Department (PSPD). PSPD currently has adequate staff resources to provide police protection services as needed to the proposed project. Therefore, impacts to police protection would not be significant. c) The proposed project is subject to school fees to be paid prior to issuance of a building permit. Therefore,a less than significant impact is anticipated. d) The proposed project is subject to Quimby fees for the development and acquisition of new parkland in the city. Therefore,a less than significant impact would occur. e) The proposed project would not create any significant impact to the service levels of other public facilities. Therefore, no impact would occur. "than SgnfflcaM Po4enttally With Less7han °�-. significant MIt1g"atlau SwIfIcant _ Impao- Incor{iorated im !Mo !hOa t 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 ❑ ® ❑ recreational facilities, which might have an adverse physical effect on the environment? a-b)The proposed project contains a common area pool complex to serve the recreational needs of its residents. In addition, Quimby fees will be paid to the city for the acquisition of new parklands. Therefore, a less than significant impact would occur. Terra Vita,Initial Study/Negative Declaration u November,7Ogq-, 23 '�E YYpRN� TERRA VITA, INITIAL STUDYMEGATIVE DECLARATION Lms Ttgn' .SignINcant Pota�iyally' Wm LwsThan S�nlficanE; ,Mltlga$on SI0[ifflcant . I�pact" Incoiporated ',Impact Nodmp "( XV. TRANSPORTATIONRRAFFIC. Would the project: a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial ❑ ❑ increase in either the number of vehicle trips, the volume-to-capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county ❑ El ❑ congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in ❑ ❑ ❑ location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous El El Elintersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ f) Result in inadequate parking capacity? ❑ ❑ ❑ g) Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus ❑ ❑ ❑ turnouts, bicycle racks)? a-b)Impacts to traffic resulting from the proposed project will be consistent with the levels of service anticipated for the infrastructure of the approved Tract. The proposed project is consistent with the City of Palm Springs General Plan Circulation Element. There will be no significant impact on the levels of service(LOS)for the tract. c) The proposed project does not include any components that could impact air traffic operations. The proposed project is not located within the path of travel of aircraft arriving or departing from Palm Springs International Airport. The building height is consistent with the development standards of the zone and therefore, no significant impact is anticipated. d-e) the proposed project will not substantially increase hazards due to a design feature. Emergency access to the project site will comply with the requirements identified by the City Fire Department. f-g) the project is consistent with the requirements within the Palm Springs Zoning Ordinance for off- street parking.Therefore, no significant impact will occur. Terra Vita,'Iriifial Study/Negative Declaration . ; December,2005 24 r TERRA.VITA, INITIAL STUDY/NEGATIVEDECWRATION Les Than - SVIficant .. Pdt®ntially with Lees Than Significant `Mitigatbn 'Significant ' Impact, iricorporattetl Ilmpact �. ;No I'm pact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the ❑ El applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of ❑ ❑ Elexisting facilities, the construction of which could El cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing El ❑ Elfacilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and 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? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste ❑ ❑ ❑ disposal needs? g) Comply with federal, state and local statutes and ❑ El Elregulations related to solid waste? a,b,e) The Desert Water Agency has not indicated that the proposal would exceed waste-water treatment requirements. It is unlikely that the proposed uses would have an impact on the requirements. The proposed project is consistent with the drainage controls for the approved tract. Therefore no significant impact would occur. c) An on-site retention basin is proposed as part of the project. The proposed project would not result in a need for additional storm-water facilities or expansion of existing facilities. d) The proposed project will not require expanded entitlements to ensure adequate water capacity. Therefore, the project will have a less than significant impact. f-g) 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 Edom Hill landfill or the Coachella landfill. As of the 1993 General Plan, these landfills 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 significant impact would occur. Terra Vita,Initial Study/Negative Declaration 9-- November,2005 25 TERRA VITA, INITIAL STUDYINEGATNE DECLARATION Lii�Than 'Slgnifi(*t :With Potentially, Mitigdb'oq ',l.er$Than Signiflcank iimorrioiate 'I cant, iihpact �No ImpacQ' XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wild-life population to drop below self- sustaining levels, threaten to eliminate a plant or ❑ ❑ ❑ animal community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? "Cumulatively considerable" means that the incremental effects of a project are 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) 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 the 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 proposed project areas. The project is proposed to occur in an existing industrial tract, 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) The proposed 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. c) The proposed project would not have any direct or indirect adverse impacts on humans. 7erra Vita, Initial StudyfW'egative Declaration „ December,2005 26 TERRA VITA, INITIALSTUDY/NEGATIVE DECLARATION REFERENCES 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 23, Chapter 26,Subchapter IV. "Clean Water Act, 1994. 6) Government Code Section 65962.5(f). "Hazardous Waste and Substances Statement'. Terra Vita,Initial Study/Negalive Declaration November,2005 27 •�<hoatl�!. NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE: 3.2807—TTM 33936 TERRA VITA CONDOMINIUM COMPLEX 1400 EAST AMADO ROAD, ZONED R4, SECTION 14/R4T4 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 Amado Hermosa II, LLC, for the development of a 42-unit condominium complex. The proposed project would be located on an approximately 4.7 acre-parcel at the above-referenced address. The proposed amenities for the project will include swimming pools and landscaped common areas. ENVIRONMENTAL DETERMINATION: A Draft Negative Declaration was prepared for this project under the guidelines of the California Environmental Quality Act (CEQA) and will be reviewed by the City Council at the hearing. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, 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 Edward O. Robertson, 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. d mes Thompson, City CI rk °O b'"""•�s Department of Planning Services W �N E M` Vicinity Map mac S" 4 'C'15fb}N44' ..a O J J U a '- ¢ LU 0 O _2 ch z a z W U) S U) -J L— AMADO RD ---------------- site � © 500 Radius --' -"'�- ANDReAS RD Ly CITY OF PALM SPRINGS CASE NO: 3.2807 —TTM 33936 DESCRIPTION: Application by Amado Hermosa II, LLC for the development of a 42-unit ' APPLICANT: Amado Hermosa II, LLC condominium complex on an approximately 4.7 Terra Vita Condominium Complex acre parcel at 1400 East Amado Road, Zoned R4, Section 14. APN: 508-060-015. �f��s� ppALMSA City of Palm Springs rin s V r 1n * Office of the City Cleric Y Yon Way • Patin Springs,Canyon 3200 E.Ta s,California 92262 � r^'acanreo'9 + 4 Pnn g C Tel: (760)323-8204 • Fax: (760)322-8332 Web:www.d.palm-spungs.ca.us A4/FOP. February 16, 2006 Ms. Claudia Salgado Bureau of Indian Affairs P. O. Box 2245 Palm Springs, CA 92263 Dear Ms. Salgado: RE: City Council Meeting — March 1, 2006 Terra Vita Condominium Complex 1400 E. Amado Road, Zones R4, Sec 14/R4T4 Case 3.2807—Tentative Tract Map 33936 The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced subject on March 1, 2006. Attached are copies of the public hearing notice to be forwarded to the appropriate Indian landowner(s) within the 400 ft. radius of the project location. The parcels of Indian owned land within the 400 ft. radius of the project are listed below: °i08-071-002 through 508-071-043 508-060-015 508-071-045 through 508-071-047 508-060-033 Ei08-071-049 through 508-071-069 508-060-017 1508-071-071 through 508-071-087 508-071-001 508-550-001 through 508-550-067 Please feel free to contact me if there are any questions or concerns, 323-8206. Sincerely, �4ag!E:)- Kathie Hart, CMC Chief Deputy City Clerk /kdh HAWSERS\C-CLK\Heanng Nohcesftblm Hearing Notices to BIA•Terra Vila Condommum Attachment: Public Hearing Notice (35 copies) Labels w/APN Post Office Box 2743 0 Palm Springs, California 92263-2743 GIT'; �7FfP - CALIFORNIA87ATE OF SOURCES AGENCY DEPARTMENT OF FISH AND GAM ENVIRONMENTAL FILING FEE CASH RECEIPT l:,tic CI_ri;l. C l t l Receipt N 20060033E Lead Agency. CITY OF PALM SPRINGS PLANNING Dare. 03/28/2006 County Agency ql Fding. Riverside Document No: 200600336 Protect Tnle TERRA VISTA-32807,TTM 33936 Prnlrct AppbcantNanze AMADO I-IERMOSA,LLC/DENNIS FRF.F,MAN Phone Number. 760 773-9024 Project Applcant Address: 72-880 FRED WARING DRIVE, SMITE C-13 PALM DESERT, CA Project Applicant. Private Ftltity CIIECK APPLICABLE PEES, ❑Environmental Impact Report ❑X Negative Declaration 1250,00 ❑Application Fee 6lruter Diversion State Water Resources Control Board Only) []Protect Subject to Ceri f ed Regulatory Programs ❑X CounryAdministrahonI-ee $64.00 ❑Pto)ect Mari!s exempt from fees(DeMlmnus Exemption) ❑Project that is exempt from fees(Notice of Exemption) Total Received 1314.00 SiFttotare old lrtlo ufperson recenvingpayrncnl. '�µ' V �f Now NOTICE OF DETERMINATION To: t� From: Gtt ,ERSIDE COt NVv ! r-- v Office of Planning and Research City of Palm Springs 1400 Tenth Street, Room 121 NJAR 2 Department of Planning Services Sacramento, CA. 95814 P.O. Box 2743 _ M.MayeiPalm Springs, CA 92263-2743 By DoWl' x County Clerk P 0. Box 751 Riverside, CA 92502-0751 Subject: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code. Applicant Name: Amado Hermosa, LLC - Dennis Freeman - Address: 72-880 Fred Waring Drive, Suite C-13 Palm Desert, CA Telephone Number: (760) 773-9024 '77. Project Title: Terra Vita—3.2807, TTM 33936 ' _ Edward O. Robertson 760-323-8245 State Clearinghouse No. lead Agency Area Code/ (If submitted to Clearinghouse) Contact Person Telephone Project Location: 1400 E. Amado Road, Palm Springs, California, Riverside County Project Description: The proposed project is a Tentative Tract Map application(TTM 33936), to subdivide an approximately 4-7-acre parcel into one condominium lot and two lettered lots,and an architectural approval (3.2807)for the construction of a 42-unit two and three bedroom condominium complex. This is to advise that the City of Palm Springs has approved the above-described project with approval effective on March 1,2006,and has made the following determinations regarding the above described project: 1. The project[will will X will not] have a significant effect on the environment. 2. An Environmental Impact Report was prepared for this project pursuant to provisions of CEQA. X A Negative Declaration was prepared For this project pursuant to the provisions of CEQA. 3. Mitigation measures[ X were were not]made a condition of the approval of the project 4. A Statement of Overriding Considerations [ was X was not]adopted for this project. 5. Findings[ X were—were not]made pursuant to the provisions of CEQA. This is to certify that the[ X Negative Declaration_Final EIR with comments and responses and record of project approval]is available to the General Public at: City of Palm Springs Department of Planning Services, 3200 E. Tahguitz Canyon Way, Palm Springs, California 1(= p Principal Planner Sig toe(Public A e ) D to t Title PAL PROOF OF PUBLICATIp�_ �,. ;Is space for County Clerk's Filing stamp (2015.S.C.C.P) 2f1f11 0) 23 ��,� No. 0559 NOTICE OF PUBLIC HEARING STATE OF CALIFORNIA CITY of PALM SPRINGS County of Riverside CASE:3.2807 - TTM 33936 TERRA VITA CONDOMINIUM COMPLEX 14 AMADO ROAD, ZO00NEDEAST R4,SECTION'14/1 NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California,will hold a pull)( hearing at its meeting g of March 1, 2006. he C unc I Chamncil berealt Ci y all,ns 3200 Ea 6-00 st Tahn I am a citizen of the United States and a resident of quitz Canyon way, Palm Springs. the County aforesaid;I am over the age of eighteen The purpose of this hearing is to consider an app- years,and not a party to or interested in the plica ion by Amado Hermosa a,LLC, for the tle- velopment of a 42-unit condominium complex. above-entitled matter.I am the principal clerk of a The proposed project would be located on an ap- proximate) 4.7 acre-parcel at the above-refer- printer of the,DESERT SUN PUBLISHING creed address. The proposed amenities for the project will include swimming pools and land- COMPANY anewspaper of general circulation, scaped common areas printed and published in the city of Palm Springs, County of Riverside,and which newspaper has been adjudged a newspaper of general circulation by the Superior Court of the County of Riverside,State of S California tinder the(late of March 24,1988.Case Number 191236;that the notice,of which the _ 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 supplement thereof on the following dates,to wit: �I y February 18n',2006-------------------------------- I I , 0 I .. year I certify declare)tinder penalty o1' er ur that the Negative as CEQ DETERMINATION:as ina°ewed ------------------------- All � "- A Draft Declaration s project Ines of the California EnvironmenAct - tal and hearing. m e d by the ty Council at the ocumt Members of the pub- Y( ) P Y P 1 Y lie may view this document at the Planningg S ltz foregoing is true and correct. vices Department, city Hall, 3200 East wrl ten Canyon Way, Palm Springs, and submit Written comments at, or prior, to the City Council hear- Dated at Palm Springs,California this-----20a..----day ing' _ REVIEW OF PROJECT INFORMATION:The staff - report and-other supporting documents regarding of----------Fehruar -------{,,,[[[''—^^^1 - ----,2006 this proect are available for public review at City C Hall be weer the hours of 8:00 a.m. and 5:00 f i,f p.m., Monday through Fndayy. Please contact the =_ �/ ( Office of the City Clerk at (r60) 323-8204 if you would like to schedule an appointment to review - __-___-- these documents. t$ignat re COMMENT ON THIS APPLICATION: Response �/ lic Hearingis nand/or may in be beforebtheyheanne.Writ ten comments may be mane to the City Council by letter (for mail or hand delivery) to- James Thompson City Clerk 3200 E. Tahquitz Canyyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court tY`a may be limited to raising only those issues raised at the publlc hearing described in this notice, or written car respondence delivered to the City Clerk at, or prior, to the Mile hearing. (Govern- ment Code Section 65009[b][2]). An opportunity will be given at said hearing for all Interested persons to be heard.Questions regard- ihq this case may be directed to Edward O,Rob- ertson, Planning Services Department at (760), 323-8245. Si necesita ayuda can esta carta,porfavor llama a Is Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (7 0) 323-8245. Published: 2/18/200 James Thompson, City Cie k 6 @BA`MSp - �' City ®f Palm Springs ti U to Office of the City Clerk 'TYORAiEO 3200 E.Taliquitz Canyon Way - L-Pafm Springs,California 92262 * CO Y * C eN Tel: (760) 323-8204 ° Pax: (760)322-8332 ° Web: www.cr.palm-springs.ca us �te�® 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 Amado Hermosa 11, LLC, for the development of a 42-unit condominium complex located at 1400 East Amado 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. (235 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. MES THOMPSON /City Clerk 9 /kdh H:\USERS\C-CLK\Hearing NoticesWffdavit-Terra Vita Co 03-01-06 PHN.doc i Post Office Box 2743 0 Pahn Springs, California 92263-2743 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE: 3.2807—TTM 33936 TERRA VITA CONDOMINIUM COMPLEX 1400 EAST AMADO ROAD, ZONED R4, SECTION 14/R4T4 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 Amado Hermosa II, LLC, for the development of a 42-unit condominium complex. The proposed project would be located on an approximately 4.7 acre-parcel at the above-referenced address. The proposed amenities for the project will include swimming pools and landscaped common areas. ENVIRONMENTAL DETERMINATION: A Draft Negative Declaration was prepared for this project under the guidelines of the California Environmental Quality Act (CEQA) and will be reviewed by the City Council at the hearing. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, 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 Edward O. Robertson, 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. James Thompson, City Clerk K4, z5ectron'1 5uii-ubu-uio. i i Department of Planning Services N Vicinity Map w�-E Vi u „ S a o w J 4 U O `{ W O O � � z Ct W � 2 AMADO RD Legend o Site 500'Radius —�+ �— ANDREAS RD CITY OF PALM SPRINGS CASE NO: 3.2807—TTM 33936 DESCRIPTION: Application by Amado Hermosa ll, LLC for the development of a 42-unit APPLICANT: Amado Hermosa II, LLC condominium complex on an approximately 4.7 Terra Vita Condominium Complex acre parcel at 1400 East Amado Road, Zoned R4, Section 14. APN: 508-060-015. NEIGHBORHOOD COALITION REPS Public Hearing Notice MS APRIL HILDNER MR TIM HOHMEIER Case 3.2807,TTM 33936 (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) Terra Vita Condominium Complex 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA CC Meeting-03.01.06 PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MS ROXANN PLOSS 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 DIC;KINSON (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 1 I 1 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE NO PLANNING &ZONING DEPT MRS JOANNE BRUGGEMANS VERIFICATION NOTICE 1 I 1 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 11 1 1 1 1 INDIANS 650 E TAHQUITZ CANYON WAY PALM SPRINGS CA 92262 MR DENNIS L. FREEMAN BBG ARCHITECTS AMADO HERMOSA II, LLC 20371 IRVINE AVENUE,#120 SPONSORS-APPLICANT 72880 FRED WARING DRIVE, C-13 SANTA ANA HEIGHTS, CA 92707 PALM DESERT, CA 92260 NAI CONSULTING HSA DESIGN GROUP MS.ANNETTE GUZMAN, MR EUGENE 68955 ADELINA ROAD 42575 MELANIE PLACE,#S SEGUNDO& MS LOIS SEGUNDO CATHEDRAL_CITY, CA 92234 PALM DESERT, CA 92211 P.O. BOX 2245 PALM SPRINGS, CA 92263 009-607-458 009-6 DEVELOPMENT PALM REGENCY HOMEOWNERS SECURITY 8 TY 568 J R M DEVELOPMENT CO ASSOC SECURITY PACIFIC NATL BANK 68718 PEREZ RD 333 S HOPE ST#1126 CATHEDRAL CITY, CA 92234 110 W C ST#1711 LOS ANGELES, CA 90071 SAN DIEGO,CA 92101 502-022-004 502-022-010 502-022-040 CONTINENTAL GARDENS ASSOC CORNERSTONE ASSOC NATIONAL IIEALTHPLEX INC 600 QUEEN ANNE AVE N 600 QUEEN ANNE AVE N 344 N SUNRISE WAY SEATTLE,WA 98109 SEATTLE,WA 98109 PALM SPRINGS,CA 92262 502-024-001 502-024-002 502-024-003 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-004 502-024-005 502-024-006 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-007 502-024-008 502-024-009 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-010 502-024-011 502-024-012 BESCOS PAUL CATALINA GROVE LLC CATALINA GROVE LLC 6 WATERLOO CT 15 RIM RDG 15 RIM RDG RANCHO MIRAGE, CA 92270 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-013 502-024-014 502-024-015 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-016 502-024-017 502-024-018 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-019 502-024-020 502-024-021 CATALINA GROVE LLC CATALINA GROVE LLC SELL VICTOR ARTHUR 15 RIM RDG 15 RIM RDG 9982 DUNBAR LN NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 EL CAJON,CA 92021 502-024-022 502-024-023 502-024-024 SKORDOULIS JOHN HOLLANDER WILLIAM R WEISS JACK S 181 S CIVIC DR#1-27 1726 RUHLAND AVE 604 KNOB HILL AVE PALM SPRINGS,CA 92262 MANHATTAN BEACH,CA 90266 REDONDO BEACH,CA 90277 3 ISol 502-024-025 502-024-026 502-024-027 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 NEWPORT COAST, CA 92657 502-024-028 502-024-029 502-024-030 SKORDOULIS JOIN CATALINA GROVE LLC CATALINA GROVE LLC 1775 E PALM CANYON DR#H 15 RIM RDG 15 RIM ROG PALM SPRINGS,CA 92264 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-031 502-024-032 502-024-033 CONTESSA CORP CATALINA GROVE LLC CATALINA GROVE LLC 3721 LOHE RD 15 RIM RDG 15 RIM RDG KALAHEO,I-II 96741 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-034 502-024-035 502-024-036 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RIDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-037 502-024-038 502-024-039 CATALINA GROVE LLC WHITE-FRAZEE INVESTMENTS CATALINA GROVE LLC 15 RIM RDG 61 LION CIR 15 RIM RDG NEWPORT COAST,CA 92657 CHULA VISTA,CA 91910 NEWPORT COAST,CA 92657 502-024-040 502-024-041 502-024-042 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-043 502-024-044 502-024-045 AMERICANA GARDENS INC CATALINA GROVE LLC CATALINA GROVE LLC 17075 LOS ALIMOS ST 15 RIM RDG 15 RIM RDG GRANADA HILLS,CA 91344 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-046 502-024-047 502-024-048 FRAZEE MICHAEL CATALINA GROVE LLC CATALINA GROVE LLC 61 LION CIR 15 RIM RDG 15 RIM RDG CHULA VISTA,CA 91910 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-049 502-024-050 502-024-051 CATALINA GROVE LLC PEGG DONALD CATALINA GROVE LLC 15 RIM RDG 400 N SUNRISE WAY#250 15 RIM RDG NEWPORT COAST,CA 92657 PALM SPRINGS, CA 92262 NEWPORT COAST,CA 92657 502-024-052 502-024-053 502-024-054 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-055 502-024-056 502-024-057 CATALINA GROVE LLC CATALINA GROVE LLC WHITE DOUGLAS W 15 RIM RDG 15 RIM RDG 3424 TEXAS ST NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 SAN DIEGO, CA 92104 502-024-058 502-024-059 502-024-060 CATALINA GROVE LLC CATALINA GROVE LLC LOWE ROBERT S &BETTY L 15 RIM RDG 15 RIM RDG 400 N SUNRISE WAY#260 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 PALM SPRINGS, CA 92262 502-024-061 502-024-062 502-024-063 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-064 502-024-065 502-024-066 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-067 502-024-068 502-024-069 CATALINA GROVE LLC HOLLAND WILLIAM R CATALINA GROVE LLC 15 RIM RDG 1071 E SAN LUCAS R D 15 RIM RDG NEWPORT COAST,CA 92657 PALM SPRINGS,CA 92264 NEWPORT COAST,CA 92657 502-024-070 502-024-071 502-024-072 HOLLAND WILLIAM R CATALINA GROVE LLC CATALINA GROVE LLC 1071 E SAN LUCAS RD 15 RIM RDG 15 RIM RDG PALM SPRINGS,CA 92264 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-073 508-060-004 CALIFORNIA PALM SPRINGS LTD 502-063-016 METHODIST CHURCH OF PALM PARTNERSHIP WYCOFF ROBERT A TRUST SPRINGS THE 380 UNION ST#300 520 N EUCLID AVE PO BOX 2007 WEST SPRINGFIELD,MA 01089 UPLAND,CA 91786 PALM SPRINGS, CA 92263 508-060-018 508-060-015 508-060-017 GENERAL TELEPHONE CO OF USA 508 USA 508 CALIF PO BOX 152206 IRVING,TX 75015 508-060-032 508-070-015 HODGES STEVEN R 508-060-033 GENERAL TELEPHONE CO OF 1466 YERMO DR N USA BIA CALIF PALM SPRINGS,CA 92262 PO BOX 152206 IRVING,TX 75015 508-070-016 508-071-001 508-071-002 SOUTHERN CALIFORNIA GAS CO USA BIA USA BIA 101 ASH ST SAN DIEGO,CA 92101 /` �sJ r 508-071-003 508-071-004 508-071-005 USA BIA USA 508 USA BIA 508-071-006 508-071-007 508-071-008 USA BIA USA BIA USA BIA 508-071-009 508-071-010 508-071-011 USA BIA USA BIA USA BIA 508-071-012 508-071-013 508-071-014 USA BIA USA 508 USA 508 508-071-015 508-071-016 508-071-017 USA BIA USA BIA USA BIA 508-071-018 508-071-019 508-071-020 USA 508 USA 508 USA BIA 508-071-021 508-071-022 508-071-023 USA BIA USA 508 USA BIA 508-071-024 508-071-025 508-071-026 USA 508 USA 508 USA 508 508-071-027 508-071-028 508-071-029 USA BIA USA BIA USA BIA 508-071-030 508-071-031 508-071-032 USA BIA USA BIA USA 508 - 7 s30T 508-071-033 508-071-034 508-071-035 USA BIA USA 508 USA 508 508-071-036 508-071-037 508-071-038 USA BIA USA BIA USA BIA 508-071-039 508-071-040 508-071-041 USA BIA USA BIA USA BIA 508-071-043 508-071-045 508-071-046 USA 508 USA BIA USA BIA 508-071-047 508-071-048 508-071-049 USA 508 TUCKER CHARLES K USA 1- 1626 AWARD DR 08 ' MANCHESTER,MO 63021 508-071-050 508-071-051 508-071-052 USA BIA USA BIA USA BIA 508-071-053 508-071-054 508-071-055 USA 508 USA 508 USA BIA 508-071-056 508-071-057 508-071-058 USA BIA USA 508 USA BIA 508-071-059 508-071-060 508-071-061 USA BIA USA BIA USA BIA 508-071-062 508-071-063 508-071-064 USA BIA USA 508 USA 508 � 's 508-071-065 508-071-066 508-071-067 USA 508 USA BIA USA BIA 508-071-068 508-071-069 508-071-070 USA 508 USA 508 BALKEQ BETTY R 1366 E ANDREAS RD PALM SPRINGS,CA 92262 508-071-071 508-071-072 508-071-073 USA BIA USA BIA USA BIA 508-071-074 USA 508 508-071-075 508-071-076 6220 E VISTA ST USA BIA USA BIA LONG BEACH, CA 90803 ' 508-071-077 508-071-078 508-071-079 USA BIA USA BIA USA BIA 508-071-080 508-071-081 508-071-082 USA 508 USA 508 USA BIA 508-071-083 508-071-084 508-071-085 USA 508 USA BIA USA BIA 508-071-086 508-071-087 508-550-001 USA BIA USA 508 USA BIA 508-550-002 508-550-003 508-550-004 USA BIA USA BIA USA 508 508-550-005 508-550-006 508-550-007 USA BIA USA BIA USA 508 1 � ' 1 508-550-008 508-550-009 508-550-010 USA BIA USA BIA USA 508 508-550-011 508-550-012 508-550-013 USA BIA USA BIA USA BIA 508-550-014 508-550-015 508-550-016 USA 508 USA BIA USA BIA 508-550-017 508-550-018 508-550-019 USA 508 USA 508 USA 508 508-550-020 508-550-021 508-550-022 USA BIA USA 508 USA BIA 508-550-023 508-550-024 508-550-025 USA BIA USA BIA USA BIA 508-550-026 508-550-027 508-550-028 USA BIA USA BIA USA BIA 508-550-029 508-550-030 508-550-031 USA 508 USA BIA USA BIA 508-550-032 508-550-033 508-550-034 USA BIA USA BIA USA BIA 508-550-035 508-550-036 508-550-037 USA 508 USA BIA USA BIA 508-550-038 508-550-039 508-550-040 USA BIA USA 508 USA BIA 508-550-041 508-550-042 508-550-043 USA 508 USA BIA USA BIA 508-550-044 508-550-045 508-550-046 USA 508 USA BIA USA BIA 508-550-047 508-550-048 508-550-049 USA 508 USA 508 USA BIA 508-550-050 508-550-051 508-550-052 USA BIA USA BIA USA BIA 508-550-053 508-550-054 508-550-055 USA 508 USA BIA USA BIA 508-550-056 508-550-057 508-550-058 USA BIA USA 508 USA BIA 508-550-059 508-550-060 508-550-061 USA 508 USA 508 USA 508 508-550-062 508-550-063 508-550-064 USA 508 USA BIA USA 508 508-550-065 508-550-066 508-550-067 USA 508 USA BIA USA 508 508-550-068 508-550-069 JOHNSON SCOTT E 2005 TRUST HILLESHIEM MICHAEL&SHIRLEY 483 N CALLE ROLPH 473 N CALLE ROLPH PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262 ipA�M Sio -P`c City of Palm Springs u v\ Office of the City Clerk ' ryCeRPOppiEO i939 3200 E. Tabquitz Canyon Way • Palm Springs, California 92262 C �P Tel: (760) 323-8204 • Fax: (760)322-8332 • Web- www d-palm-springs.ca.us 9�/p°RN February 16, 2006 Catalina Grove LLC •15 Rim Rdg Newport Coast, CA 92657 RE: City Council Meeting — March 1, 2006 Terra Vita Condominium Complex 1400 E. Amado Road, Zones R4, Sec 14/R4T4 Case 3.2807—Tentative Tract Map 33936 The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced subject on March 1, 2006. It has come to our attention Catalina Grove LLC has several properties within the 400-foot radius of the above referenced property. We have enclosed five copies of the public hearing notice for your information and distribution within your organization, rather than inundate you with many mailings of the same public hearing notice. The actual mailing labels are enclosed for your reference. Please feel free to contact me if there are any questions or concerns, 323-8206. Sincerely, Kathie Hart, CMC Chief Deputy City Clerk /kdh H\USEHS\C-CL-nearing Notices\Public Hearing Notices to CatalinaGrove-Terra Vila Condominium Attachment: Public Hearing Notice (5 copies) Labels w/APN Post Office Box 2743 0 Palm Springs, California 92263-2743 502-024-002 502-024-003 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-004 502-024-005 502-024-006 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-007 502-024-008 502-024-009 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-010 502-024-011 502-024-012 BESCOS PAUL CATALINA GROVE LLC CATALINA GROVE LLC 6 WATERLOO CT 15 RIM RDG 15 RIM RDG RANCHO MIRAGE,CA 92270 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-013 502-024-014 502-024-015 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RINI RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-016 502-024-017 502-024-018 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-019 502-024-020 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 3. 2.so� 502-024-025 502-024-026 502-024-027 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-029 502-024-030 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST, CA 92657 502-024-032 502-024-033 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-034 502-024-035 502-024-036 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-037 502-024-039 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-02.4-040 502-024-041 502-024-042 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-044 502-024-045 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-047 502-024-048 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-049 502-024-051 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-052 502-024-053 502-024-054 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 502-024-055 502-024-056 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 502-024-058 502-024-059 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-061 502-024-062 502-024-063 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST, CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-02.4-064 502-024-065 502-024-066 CATALINA GROVE LLC CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-067 502-024-069 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657 502-024-071 502-024-072 CATALINA GROVE LLC CATALINA GROVE LLC 15 RIM RDG 15 RIM RDG NEWPORT COAST,CA 92657 NEWPORT COAST,CA 92657