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2006-02-01 STAFF REPORTS 1C
i Paul T. Selzer, Esq. ATTORNEY AT LAW 1037 S.Palm Canyon Drive Phone: 760-327-4085 Palm Springs,CA 92264 Fax: 760-327-909,) Email: ptslaw@aol.com January 28, 2006 I I Palm Springs City Council 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 I Re: Desert Flower Apartments—Tentative Tract Map 33035 Gentlemen and Ms. Foat: As you may recall, this office represents Mountain Meadows Associates, the owner of the Desert Flower Apartment complex, consisting of 129 units. Mountain Meadows Associates has applied for a one lot condominium map to allow the units at Desert Flower to be sold as condominium units (Tentative Tract Map 33035). As we have previously informed the Council, my clients have no immediate plans to sell the units, but want the ability to offer units for sale at such time as they have complied with all of the other legal requirements and when the market indicates that condominium use would be the most appropriate housing alternative for the project. During your discussion of the Tentative Tract Map at your January e meeting, several of you were interested in knowing the number of apartments within the city which had been previously authorized to convert to condominium use. Based on those questions, we asked Marcus and Millichap, a nationally recognized real estate firm and our title company to determine how many apartment units there are in Palm Springs and how many of those have been authorized to be converted. The data provided by Marcus and Millichap and First American Title Company indicates the following- Estimated existing apartment units within Palm Springs: 4,374 Estimated under Construction: Vista Sunrise: 68 Coyote Run II: 140+1- Prospective: Palm Springs Village: 458 TOTAL EXISTING OR EXPECTED APARTMENT UNITS: 5,040 � s Paul T. Selzer, Esq. January 28, 2006 Page 2 of 3 First American Title Company has informed us that, of the total of over 5,000 existing units (which does not include rental houses, but only apartments), only two apartment complexes, with a total of 252 units, have approved and recorded Tract Maps that would allow sales to occur. We have been unable to determine the exact number of those units that have been sold to date. However, if we assume that 30% have been sold, it would mean that there are only 176 units available for sale. Adding the 129 units at the Desert Flower site would mean that within the city of Palm Springs, only 305 apartment units---approximately 6% of the total---would be available for sale. In addition, based upon the latest available statistics from the U.S Census Bureau and the Palm Springs Housing Element The vacancy rate for owned units in Palm Springs is: 3.2% The vacancy rate for rental units in Palm Springs is: 11.0% Applying these statistics to the number of apartments that are available in Palm Springs would indicate that there are currently over 550 vacant apartment units available for rent This would certainly indicate that the city is meeting its General Plan policy to provide an "adequate" supply of rental housing. These statistics would also indicate that the unmet demand for moderately priced owned units is almost 4 times as high as it is for rental units. The housing element also states that housing purchase opportunities for low and moderate income families are extremely limited within our city. Indeed, the housing element further states that 33% of homeowners in Palm Springs have overpaid for their homes—a clear sign of an undersupply of low and moderately priced ownership opportunities. Approving this tract map, which would allow units to be sold (only after complying with the regulations of the Department of Real Estate), would help alleviate this problem. It is also worthwhile to note that while all of the residents of the Desert Flower apartments have been notified of each of the Planning Commission and City Council hearings, to our knowledge, not one protest, either in person or in writing, has been received by either the Commission or the Council. Finally, I believe that the most pressing need for our city is to convince owners and developers to do business in Palm Springs and to convince them that the city will cooperate with them and assist them in their plans. It is vitally important that owners and developers know that so long as their plans do not violate existing city principles nor create housing needs without offsetting benefits, the City is committed to allow owners to utilize their properties for rent or sale as the owners deem appropriate. Paul T. Selzer, Esq. January 28, 2006 Page ; of Thank you for your continued consideration of this matter. Yours�Y truly, i IT S er, Esq. cc: Craig Ewing Doug Holland, Esq. Mountain Meadows Associates Con Am L p A L M S,4 �2 O V N • x k � h CpRRpAEEp` A cq</FOR��P CITY COUNCIL STAFF REPORT DATE: February 1, 2006 SUBJECT: TTM 33035, APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES, FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENT UNITS TO 129 CONDOMINIUM UNITS, LOCATED AT I 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502- 310-054 AND 502-310-055. FROM: David H. Ready, City Manager BY: Planning Department SUMMARY On January 18, 2006, at the request of the applicant the City Council continued this item and directed staff to notice for a re-opening of the public hearing. The applicant requested an opportunity to present additional testimony on the application to convert the apartment project to condominium ownership. Staff also notes that the item is continued from the meeting of January 4, 2006 where the Council voted 2 to 2 (one member absent) to approve the request. In accordance with Section 7.7 of the City Council Rules of Procedure, the item is scheduled on the regular next meeting for further discussion and action. RECOMMENDATION: 1. Conduct a public hearing and receive testimony. 2. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. TTM33035 AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055;" and order the filing of the Notice of Exemption, pursuant to California Environmental Quality Act (CEQA), Section 15301 Existing Facilities, regarding the Class 1 Categorical Exemption for this project. OR Item No. 1 n. . City Council Staff Report February 1, 2006 -- Page 2 TTM 330351 Conversion of Apartments to Condominiums 3. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DENYING CASE NO. TTM33035 AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055. FISCAL IMPACT: No fiscal impact. p�( ,fs•-� � C( l To .' rai A , ils n, Asst. City Manager, Dev't Svcs David H. Ready, City Mingger' ,Attachments: 1. Draft Resolution of Approval 2. Draft Resolution of Denial 3. January 4 and 18, 2006 Staff Reports 'y�o o�VPAMS.. iy V N C M 441FOBN� CITY COUNCIL STAFF REPORT DATE: January 18, 2006 SUBJECT: TTM 33035, APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES, FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENT UNITS TO 129 CONDOMINIUM UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502- 310-054 AND 502-310-055. FROM: David H. Ready, City Manager BY: Planning Department SUMMARY The item is returned to the City Council from the meeting of January 4, 2006 where the Council voted 2 to 2 (one member absent) to approve the request. In accordance with Section 7.7 of the City Council Rules of Procedure, the item is scheduled on the regular next meeting for further discussion and action. At the meeting of January 4, 2006 the continued public hearing was opened and closed; no public testimony is required at this meeting. [RECOMMENDATION: 'I. Public Testimony was closed on January 4, 2006, continue City Council discussion. 2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. . TTM33035 AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055;" and order the filing of the Notice of Exemption, pursuant to California Environmental Quality Act (CEQA), Section 15301 Existing Facilities, regarding the Class 1 Categorical Exemption for this project. OR City Council Staff Report January 18, 2006 -- Page 2 TTM 33035/Conversion of Apartments to Condominiums 3. Adopt Resolution No. , "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DENYING CASE NO. TTM33035 AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055. //s/1 FISCAL IMPACT: IFinance Director Review: `'/ ' „ f `J No fiscal impact. Craig A'Eyeing, Al "P Dir. of Ping Svcs lwa Wilsgrn,(Asst. City Manager, ` �- Dev't tvcs �1David H. Ready, City Winger ,Attachments: 1. Draft Resolution of Approval 2. Draft Resolution of Denial 3. January 4, 2006 Staff Report 'ku'. n r� RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. TTM 33035, AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055 WHEREAS, Mountain Meadows Associates has filed an application with the City pursuant to the General Plan process, Section 92.04.00 and Section 94.05.03 of the Zoning Ordinance and 9.62 of the Municipal Code, for a Tentative Tract Map to allow a one lot condominium map for the conversion of 129 existing apartment units to 129 condominium units, located at 2500 East Palm Canyon Drive, Zone R3; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 33035 was given in accordance with applicable law; and WHEREAS, on September 28, 2005, a public hearing on the project was held by the Planning Commission which recommended approval (7-0) to the City Council; and WHEREAS, on November 16, 2005 and January 4, 2006 a public hearing on the project was held by the City Council in accordance with applicable law; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Pursuant to the California Environmental Quality Act, the City Council finds that Tentative Tract Map 33035 is Categorically Exempt from the provisions of CEQA in conformance with Section 15301 (Existing Facilities) of the State CEQA Guidelines, SECTION 2. Pursuant to the Palm Springs Municipal Code Section 9.60, the City Council finds that, with the incorporation of those conditions attached in Exhibit A: a. The use applied for at the location set forth in the application is properly one for which a subdivision is authorized by the City's Zoning Ordinance and General Plan, because the proposed Tentative Tract 001�`'3 Resolution No. Page 2 Map converts an existing rental property into ownership housing units which are permitted in both the General Plan Land Use designation and the applicable R-3 Zone. The existing structures do not conform to the standards of the R-3 Zone in building height, front and rear yard setback, and East Palm Canyon Drive setback; however, in accordance with Section 94.05.03 of the Zoning Ordinance, legal nonconforming structures shall be permitted to continue provided that any additional alteration or enlargement shall comply with all provisions of the Zone, and no such alterations are proposed by this map b. The site is adequate in size and shape to accommodate said use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust said use to those existing or permitted future uses of land in the neighborhood, because the subject property is 6.58 acres and will use the existing lot size and dimensions with no expansion of the current buildings. c. The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use, because access will continue to be provided on Farrell Drive — a fully improved street having the capacity to carry the type and quantity of traffic currently generated by the development, and no additional traffic is anticipated by the project. d. The conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare, because the subdivision as conditioned will create new homeownership opportunities and assure continued investment in the development by the occupants, as homeowners. SECTION 3. The City Council of the City of Palm Springs hereby approves Tentative Tract Map 33035 to create a one lot condominium map on approximately 6.58 acres to convert 129 apartment units to 129 condominium units, subject to the Conditions attached as Exhibit A. ADOPTED THIS 181h day of January, 2006. David H. Ready, City Manager ATTEST: Resolution No. Page 3 James Thompson, City Clerk CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. _ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California I i I Resolution No. Page 4 EXHIBIT A TENTATIVE TRACT MAP 33035 MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE CONDITIONS OF APPROVAL SEPTMBER 28, 2005 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 approved by the City Attorney. PROJECT SPECIFIC CONDITIONS PLANNING: 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case TTM 33035. 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 i 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. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. 5. 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 residential projects with first $100,000 of total valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 6. The project will bring additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community i Services District under the authority of Government C. Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. CC&R's 7. The applicant shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form approved by the City Attorney, which shall be recorded prior to approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 8. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $5,000.00, for the review of the CC&R's by the City Attorney. A $2,000.00 filing fee shall also be paid to the City Planning Department for administrative review purposes. GENERAL CONDITIONS/CODE REQUIREMENTS 9. The appeal period for a Tentative Tract Map application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 10. In accordance with Planning Commission Resolution No. 1503, dated November 18, 1970, the developer is required to plant palm trees (14 feet from ground to fronds in height) 60 feet apart along the entire frontage of Palm Canyon Drive. 11. The project shall meet all of the parking requirements of the Zoning Ordinance. This includes, but not limited to handicap parking, parking area shade, and covered parking, prior to the Final Map. 12, The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. I I I 13. A final landscape plan for the East Palm Canyon Drive frontage shall be submitted to the Department of Planning Services for approval prior to approval of the Final Map." 14. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to the final map. POLICE DEPARTMENT: 15. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. FIRE DEPARTMENT: 16. All Fire Department codes and regulations must be met before Final Map. 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 17. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. EAST PALM CANYON DRIVE 18. All broken or off grade street improvements shall be repaired or replaced. SOUTH FARRELL DRIVE 19. All broken or off grade street improvements shall be repaired or replaced. MAP 20. 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. 21. Applicant shall provide tenant notification for subdivisions to be created from the conversion of residential property into a condominium project in compliance with Sections 66427.1 and 66452.3 of the Subdivision Map Act.Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DENYING CASE NO. TTM 33035 AN APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055 WHEREAS, Mountain Meadows Associates has filed an application with the City pursuant to the General Plan process, Section 92,04.00 and Section 94.05.03 of the Zoning Ordinance and 9.62 of the Municipal Code, for a Tentative Tract Map to allow a one lot condominium map for the conversion of 129 existing apartment units to 129 condominium units, located at 2500 East Palm Canyon Drive, Zone R3; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 33035 was given in accordance with applicable law; and WHEREAS, on September 28, 2005, a public hearing on the project was held by the Planning Commission which recommended approval (7-0) to the City Council; and WHEREAS, on November 16, 2005 and January 4, 2006 a public hearing on the project was held by the City Council in accordance with applicable law; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Pursuant to the California Environmental Quality Act, the City Council finds that Tentative Tract Map 33035 is Categorically Exempt from the provisions of CEQA in conformance with Section 15301 (Existing Facilities) of the State CEQA Guidelines. SECTION 2. Pursuant to the Palm Springs Municipal Code Section 9.60, the City Council finds that, with the incorporation of those conditions attached in Exhibit A: a. The use applied for at the location set forth in the application is not one for which a subdivision is authorized by the General Plan, because the proposed Tentative Tract Map would convert an existing rental property into ownership housing units which would reduce the supply i Resolution No. Page 2 of rental units in the City of Palm Springs and therefore not meet Goal 4C of the Palm Springs Housing Element: `To provide a variety of housing types to meet the diversity of housing needs throughout the City's residential neighborhoods". SECTION 3. The City Council of the City of Palm Springs hereby denies Tentative Tract Map 33035 to create a one lot condominium map on approximately 6.58 acres to convert 129 apartment units to 129 condominium units, subject to the Conditions attached as Exhibit A. ADOPTED THIS 18t" day of January, 2006. David H. Ready, City Manager ATTEST: James Thompson, City Clerk Resolution No. Page 3 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. _ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California A`M SA4 �2 41 V N CITY COUNCIL STAFF REPORT PUBLIC MEETING OF JANUARY 4, 2006 Continued Public Hearing on TTM 33035, Application by Mountain Meadows Associates, for a Tentative Tract Map to Create a One Lot Condominium Map for the Conversion of 129 Existing Apartment Units to 129 Condominium Units, Located at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502-310-054 and 502-310-055. From: David H. Ready, City Manager By: Craig A. Ewing, Director of Planning Services BACKGROUND: On November 16, 2005, the City Council continued the above project to its meeting of January 4, 2006 and directed staff to provide additional information on the proposal to convert 129 rental apartments to condominium ownership. This memo is prepared in response to Council direction and addresses the City's latest Housing Element's policies regarding the request. A public hearing is required. DISCUSSION: The conversion of apartment units to condominium ownership does not affect the overall supply of housing, but does alter its character. Specifically, it affects the mix of units, reducing the rental stock and increasing the owner stock. Rental units are often the only source of housing for those in lower and moderate income groups, such as young newly- forming households and seniors. The loss of rental units — even when those units remain in the total housing inventory — can reduce the ability lower and moderate income households to secure housing they can afford. The gain in ownership units — if they are priced at affordable levels — may expand the ability of some of these same households to buy a home. In order to determine if these are significant concerns for this project, staff reviewed the 2003 Housing Element for policy direction on the conversion of rental units. �'D t ite'rn y. City Council Staff Report January 4, 2006 Case 5.1056, TTM 33035 (Supplemental Memo) Page 2 of 3 The 2003 Housing Element is the latest review of housing conditions and housing policies undertaken by the City of Palm Springs.' The Element provides a look at the characteristics of the City's housing, including the status and income of residents. Staff notes that since the Element was prepared, the 2000 Census data was conducted, which provides a more current look at Palm Spring's housing characteristics, as follows: 1. Tenure. The City is primarily composed of homeowners —sixty-one percent (60.7%) of all households are owners, and 39.3% are renters; this ratio has increased only slightly from the 1990 census. The owner / renter ratio in Riverside County was 68.8 / 31.2, making Palm Springs a slightly more rental-oriented community than the County as a whole. 2. Household Size. Renters tend to be smaller households — seventy-four percent (74.0%) of renters are one- or two-person households (owner households also tend to be small, as 80.9% are one- or two-person). However, larger renter households are identified as a "special needs group" who often have difficulty finding larger rental units (three or more bedrooms). 3. Household Income. Renters tend to be lower income households — the average income of renters in 2000 was $24,176; the average income of owners was $46,254. 4. Rents. Rental rates in 2000 varied from less than $100 per month to more than $2,000 — 36.4% ranged between $450 and 600 per month. These rents have likely increased since the year 2000 — the subject apartment project reports monthly rents ranging from $972 to 1,095. 5. Overpayment. A large number of year-round renters (47.5%) spend a significant portion of their household income (thirty percent or more) on rent. This is a greater problem for lower income groups as 83.3% of households having annual incomes $20,000 or less spend at least 30% of their income on rent. 6. Time-in-place. Most renters move within five years — eighty percent (80.4%) moved into their current unit between 1995 and 2000 (among owners, 42.4% moved within the last five years). 7. Race. Renters and owners are both likely to be European descendent, but other races are more likely to be found among renters — twenty-two (21.6%) of renters and 9.4% of owners are non-white. These characteristics tend to be shared with other cities in Riverside County and reflect the tendencies among renters and homeowners statewide. While it cannot be determined from this information what impact might occur from the conversion of housing units from rental to ownership, it can be inferred that lower income households who rent will have a marginally more difficult time securing housing when the supply of rental housing is reduced. Staff notes that a new Housing Element is under development and is expected to be completed within the overall General Plan update in about one year. The Housing Element is one of the required chapters of the City General Plan and is deemed by State law to have the same legal status as the Land Use, Circulation and other Elements. City Council Staff Report January 4, 2006 Case 5.1056, TTM 33035 (Supplemental Memo) Page 3 of 3 In reviewing the 2003 Element, staff could find no objectives or policies that specifically addressed the conversion of rental units. The Housing Element does state that, `Despite the relatively affordable housing stock in the City, there is an inadequate supply of affordable housing for very low-income and large families." Staff notes that units in the subject development — "Desert Flower Apartments" — are market-rate units and that they are one- and two-bedroom units. Since very low-income households cannot typically afford market-rate units, and large families need units of three bedrooms or more, the Desert Flower apartments currently do not appear to serve either very low-income or large families. Consequently, the conversion of these units to ownership would not reduce the inventory needed to serve these households. Finally, the Element addresses the potential loss of "assisted units" at risk of conversion to market rate. "Assisted units" are those which receive subsidies or mortgage prepayments, or which have affordability restrictions. Staff notes that the subject project was listed in the 2003 Housing Element's "Inventory of Assisted Units" because it received mortgage revenue bonds and would therefore have affordability restrictions imposed on the units. However, the City's Community and Economic Development Department reports that the bonds have been released on the project and the affordability restrictions no longer apply— the units are now rented at market-rate rents. In the absence of policies directed at the issue of converting rental apartments to ownership, staff cannot conclude that the City has established any direction on the issue. Consequently, we continue to recommend the proposed conversion, as described in the staff report of November 16, 2005. FISCAL IMPACT: C j No direct fiscal impact will result from the proposed conversion. It is anticipated that conversion will result in increased property taxes over time, but the actual amount is unknown. MM Ic ing, A Thomas Wilso Dire of Plan 61 Services Assistant City Lager, Dev't Svcs David H. Ready City Manager Attachments: 1. City Council Staff Report, November 16, 2005 and related exhibits O�QpL\SAP N City of Palm Springs Office of the City Clerk H i * COmPORATED T9 ' 3200 E. Taliquitz Canyon Way • Palm Springs, California 92262 C, \P Tel: (760) 323-8204 • Fax: (760) 322-8332 • Web:www.a.palm-springs.ca.us gOFORT, NOTICE OF CONTINUANCE NOTICE IS HEREBY GIVEN that the regular meeting of November 16, 2005, Public Hearing Item No. 1.13 TTM 33035, APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES, FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF 129 EXISTING APARTMENT UNITS TO 129 CONDOMINIUM UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055: Motion by Councilmember Mills, seconded by Councilmember Pougnet, and carried by a roll call vote the public hearing was continued to January 4, 2006. I, James Thompson, City Clerk of the City of Palm Springs, California, certify this Notice of Continuance was posted at or before 5:30 p.m., November 17, 2005, as required by established policies and procedures. JAMES THOMPSON City Clerk H:\USERS\C-CLMHearing Notices\NOTICE OF CONT-11-16-05.doc Post Office Box 2743 ' Palm Springs, California 92263-2743 OF7ALM SAR �2 V N ,t x CITY COUNCIL STAFF REPORT PUBLIC HEARING MEETING OF NOVEMBER 16, 2005 Application I.D.: Case No. TTM 33035 Application Type: Tentative Parcel Map Location: 2500 East Palm Canyon Drive Applicant: Mountain Meadows Associates APN: 503-310-054 and 503-310-055 Zoning: Zone R-3, Multiple-Family Residential General Plan Designation: H43121, High Density Environmental Determination: Categorically Exempt, Section 15303 Existing Facilities From: David H. Ready, City Manager By: Craig A. Ewing, Director of Planning Services PROJECT DESCRIPTION Mountain Meadows Associates has filed and application with the City pursuant to the General Plan process, Section 92.04.00 and Section 94.05.03 of the Zoning Ordinance and 9.02 of the Municipal Code, for a Tentative Tract Map to allow a one lot, condominium map for the conversion of 129 existing apartments unity to a 129 condominiums units, located at 2500 East Palm Canyon Drive, Zone R3. City Council Staff Report (November 16, 2005) -- Page 2 TTM33035 CITY COUNCIL RECOMMENDATION 1. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS APPROVING CASE NO. Case TTM33035 -TTM 33035 APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF THE 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502-310-054 AND 502-310-055." 2. Order filing of the Notice of Exemption, pursuant to California Environmental Quality Act(CEQA), Section 15301 Exiting Facilities, regarding the Class 1 Categorical Exemption for this project. PRIOR ACTIONS On June 22, 2005, the Planning Commission met and voted to deny Case TTM33035. The Planning Commission was concerned with the loss of rental stock within the City. The Case was reconsidered by the Planning Commission on September 28, 2005. The Planning Commission recommends to the City Council approval of the TTM 33035. ANALYSIS The project is described in detail in the attached Planning Commission staff report. The request is to convert 129 existing multi-family units for rental to ownership through the establishment of a condominium tract map. No new construction is proposed. In reviewing the request, staff and the Commission considered General Plan policy 3.0 states the City shall "provide an adequate supply of rental housing". The General Plan does not define what "adequate" is nor does the General Plan supply guidelines to follow for the "adequate supply of rental housing". Staff notes that the City is anticipating approximately 2,000 new permanent housing and approximately 70 new rental housing. In 1980 there was approximately 58.3% owners and 41.7% renters (General Plan page 1-98). In 1986 there was approximately 58.6% owners and 41.4% renters (General Plan page 1-98). There is a shortage of housing in the City (General Plan page 1-84); however, the proposed Tentative Tract Map will not reduce or increase the overall amount of housing available. The map will reduce the number of rental units and increase the number of permanent housing by 129 units.. In its reconsideration of this request on September 28, 2005, the Planning Commission concluded that the project conformed to the General Plan, City Council Staff Report (November 16, 2005) -- Page 3 TTM33035 In July and August, the applicant met with the existing tenants on the property and explained why they seek to convert the units to condominiums. FISCAL IMPACT: No Fiscal Impact —Z 4�3-- Cra' _wir , ICP Dire or of PIhMing Services Thomas Wilson, - Assistant City Mn ager David H. Ready, City Ma PROF Attachments: 1. Vicinity Map 2. Planning Commission Staff report September 28, 2005 3. Planning Commission Staff report June 22, 2005 4. Draft Resolution and Conditions of Approval W,'70 Department of Planning Services " 'Vicinity Map vv+ SANTAYNEZLVY rK a z GOLONDRINA V1+Y o � O C1 «i S n- EL CHORRO WY p . 27 ALONDRA WY '� A rn r r � t\ E PALM CANYON DR In O Q n Z �7 � I Legend t SITE �4W_Radius SANDCLIFF RD �- CITY OF PALM SPRINGS CASE NO.: TTM 33035 DESCRIPTION: Application by Mountain Meadows Tentative Tract Map 33035 Associates for a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 APPLICANT: Mountain Meadows Associates existing apartment units to 129 condominium units, located at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502310054 and 502310055. JTJi DATE: SEPTEMBER 28, 2005 TO: PLANNING COMMISSION FROM: DIRECTOR OF PLANNING SERVICES CASE TTM33035 — TTM33035 - APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF THE 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502310054 AND 502310055. RECOMMENDATION: That the Planning Commission reconsider the decision at the June 22, 2005 meeting and recommend approval to the City Council of Tentative Tract Map 33035 for the creation of a one lot, condominium map on approximately 6.58 acres, at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502310054 and 502310055. SUMMARY: Case TTM33035 is before the Planning Commission for reconsideration of their June 22, 2005 decision or a Resolution recommending denial to the City Council. On June 22, 2005, the Planning Commission met and voted to deny Case TTM33035. The Planning Commission was concerned with the loss of rental stock within the City. The General Plan policy 3.0 states the City shall "provide an adequate supply of rental housing'. The General Plan does not define what "adequate" is nor does the General Plan supply guidelines to follow for the "adequate supply of rental housing". ANALYSIS: The Subdivision Map Act in section 66427 Defines "A map of a condominium project, a community apartment project, or of the conversion of five or more existing dwelling units to a stock cooperative project need not show the buildings or the manner in which the buildings or the airspace above the property shown on the map are to be divided, nor shall the governing body have the right to refuse approval of a parcel, tentative, or final map of the project on account of design or location of buildings on the property shown on the map not violative of local ordinances or on account of the manner in which airspace is to be divided in conveying the condominium. Fees and lot design requirements shall be computed and imposed with respect to those maps on the basis of parcels or lots of the surface of the land shown thereon as included in the project. Nothing herein shall be deemed to limit the power of the legislative body to regulate the design or location of buildings in such a project by or pursuant to local ordinances. The applicant met with the existing tenant on the property and explained the why they are going to condominium. The City is anticipating approximately 2,000 new permanent housing and approximately 70 new rental housing_ In 1980 there was approximately 58.3% owners and 41.7% renters (General Plan page 1-98). In 1986 there was approximately 58.6% owners and 41.4% renters (General Plan page 1-98). There is a shortage of housing in the City (General Plan page 1-84) and the proposed Tentative Tract Map will not reduce or increase the overall amount of housing available. The map will reduce the number of rental units and increase the number of permanent housing by 129 units. The General Plan policy 3.0 states the City shall "provide an adequate supply of rental housing". The General Plan does not define what "adequate" is nor does the General Plan supply guidelines to follow for the "adequate supply of rental housing". The Planning Commission can find the proposed Tentative Tract Map is consistent with the General Plan with Conditions of Approval. ENVIRONMENTAL ANALYSIS: This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15301 (Existing Facilities). The proposed Tentative Tract Map meets the conditions outlined for existing facilities. A public hearing notice was published in the Desert Sun newspaper. A public hearing notice was sent out to the neighboring properties within a four hundred foot (400') radius. Staff has not received any written correspondences and/or phone calls at the time this staff report was written. ATTACHMENTS 1. Vicinity Map 2. Draft Resolution— recommending approval to City Council 3. Draft Conditions of Approval 4. Copy of June 22, 2005 Planning Commission staff report .<q -, Diapartmant of Planning SarvicLas N .' Vicinity Map VV- E onw" S r4ELCHORRO p o z GOLON DRINA INY � o w Z n ALONDRA VVY rrm- �T E PALM CANYON DR a z z n_ o � m Legend i SITE 00'_Padius SANDCLIFF RD I—'rl I . I ' T _ CITY OF PALM SPRINGS CASE: NO.: TTM33035 DESCRIPTION:Application by Mountain Meadows TENTATIVE TRACT MAP 33035 Associates for a Tentative Tract Map to create a one lot, condominium map for the convertion of the 129 APPLICANT: Mountain Meadows Associates existing apartments units to 129 condominiums units, Located at 2500 East Palm Canyon Drive, Zone R-3, _ Section 24,APN 502310054 and 502310055. go-. DATE: JUNE 22, 2005 TO: PLANNING COMMISSION FROM: DIRECTOR OF PLANNING SERVICES CASE TTM33035 - TTM - APPLICATION BY MOUNTAIN MEADOWS ASSOCIATES FOR A TENTATIVE TRACT MAP TO CREATE A ONE LOT, CONDOMINIUM MAP FOR THE CONVERSION OF THE 129 EXISTING APARTMENTS UNITS TO 129 CONDOMINIUMS UNITS, LOCATED AT 2500 EAST PALM CANYON DRIVE, ZONE R-3, SECTION 24, APN 502310054 AND 502310055. RECOMMENDATION: That the Planning Commission recommend approval to the City Council of Tentative Tract Map 33035 for the creation of a one lot, condominium map on approximately 6.58 acres, at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502310054 and 502310055. BACKGROUND: The application would allow the conversion of 129 apartment units into condominiums. Approved in 1984 as a Major Architectural project, the existing structures are legal, nonconforming structures. The following table shows the l existing conditions: Existing Conditions Lot Area 286,624 square feet Lot Width 400 Feet (west property line) /419 feet(east property line Lot Depth 589 Feet(north property line) / 599 Feet (south property line) Density 129 units Building Height 25 Feet 2 story 15 Feet maximum at 58 feet to 191 feet from R-1 Zone 25 feet at 255 feet from R-1 Zone Garage setback 220 Feet Front Yard 25 Feet to 30 Feet Side Yard 15 Feet(one-story) north property line) East Palm Canyon 121 Feet to 126 Feet to centerline (no parking in setback) Drive Setback Rear Yard Setback 10 Feet to 15 Feet (two-story) (existing 6 foot wall) Building Distance 15 Feet to 28 Feet 30 Feet Parking 219 parking spaces (with 129 covered) Open space 56% Per Section 94.06.03 of the Zoning Ordinance, legal nonconforming structures shall be permitted to continue provided that any addition, alteration or enlargement thereto shall comply with all provisions of the zone. Therefore the existing structure, while not conforming to the development standards of the R-3 Zone, are allowed to continue, because no alterations, enlargements or additions are proposed. If in the future alterations, enlargements or additions are proposed shall comply with the provisions of the zone. The subject property is approximately 6.58 acres. The proposed Tentative Tract Map will create a one lot condominium map with 129 residential condominium units. The proposal will allow the conversion of rental apartments into for sale condominiums. Surrounding General Plan Designations, Zoning, and Land Uses: General Zonin Land Uses Plan g North L4 R-1-C Single-Family Residential Sout H43121 R-3 Single-Family Residential, Multiple-Family h Residential Last H43/21 R-3 Multiple-Family Residential West H43/21 R-3 Single-Family Residential, Multiple-Family Residential ANALYSIS: The subject property is designated H43/21 (High Density Residential) which allows residential developments with a maximum of 21 dwelling units per acre. The General Plan allows for a density of 138 dwelling units and 129 are proposed. The objective of the General Plan for the H43121 designation is to develop multiple-family apartments and similar permanent housing. The proposed subdivision will allow for the conversion of the existing apartment building to residential condominiums (permanent housing) while maintaining the 56% open space, therefore the proposed subdivision is consistent with the General Plan. >� The subject property is zoned R-3 (Multiple-Family Residential and Hotel) and is intended to provide for the development of high density apartments, hotels and similar permanent and resort housing. The proposed Tentative Tract Map will create permanent housing for the City by converting the rental units to for-sale units. Therefore the proposed Tentative Tract Map is consistent with the Zoning Ordinance. The following table contrasts the R-3 Zoning Ordinance Development Standards to the existing conditions: Required Existing Development Lot Area 20,000 square feet 286,624 square feet Lot Width 170 Feet 400 feet (west property line) 419 feet east property line Lat Depth 165 Feet 589 Feet(North property line) 599 Feet (South property line) Density 144 Units 129 units (1 unit per 2,000 square feet) (89.58% of allowed density) Building 24 Feet maximum (2 story) 25 Feet(2 story)* Height 15 Feet 15 Feet maximum at 58 feet to (All structures within 200 feet 191 feet from R-1 Zone of R-1 Zone property line) 25 feet at 255 feet from R-1 Zone Garage/Carpo 25 Feet 220 Feet rt set back Front Yard 30 Feet 25 to 30 Feet* Side Yard 12 Feet minimum or equal to 15 Feet height (one-story) (North property line) East Palm 125 Feet from centerline 121 to 126 Feet to centerline Canyon Drive (No parking is proposed in set Set Back back)` Rear Yard Set 12 Feet minimum or equal to 10 to 15 Feet Back height (two-story) (existing 6 foot wall)* Building 15 Feet 15 Feet to 28 Feet Distance 30 Feet for interior courtyard 30 Feet Parking 218.5 total parking spaces 219 parking spaces V�LJ (186.25 parking spaces of (with 129 covered) which 129 must be covered) (32.25 guest parking) Open space 45% 56% 'nonconforming from the R-3 Zone development standards The existing structures do not conform to the development standards of the R-3 Zone in building height, front yard setback, rear yard setback, and East Palm Canyon Drive setback. However the existing structures are legal, nonconforming structures with no proposed additions or alterations to the nonconforming structures; therefore the nonconforming structures cannot and do not have to conform to the development standards of the R-3 Zone. The proposed project provides sufficient covered parking spaces and parking spaces. However, the proposed project does not provide sufficient handicap parking spaces. Staff is confident that the applicant can comply with all of the parking requirements without substantial changes to the project. As such staff has included Condition of Approval #11 that requires the project to comply with all parking requirements, including handicap parking spaces. Vehicle access is from Farrell Drive. The project is not accessible from East Palm Canyon Drive. Farrell Drive is a fully improved street and the apartments already exist. Apartments and condominiums generate the same amount of traffic therefore, traffic impact will be minimal. Pedestrian access is from Farrell Drive and East Palm Canyon Drive, both streets are fully improved with sidewalks. All access points currently exist and the proposed Tentative Tract Map does not delete or add any access points for pedestrians; therefore pedestrian traffic will be minimal. The structures already exist and the Tentative Tract Map does not propose any changes and/or additions to the existing structures. The subject property is surrounded with a mixture of single-family residences and multiple-family residences. The visual impact of the structures to the surrounding properties already existed; therefore the Tentative Tract Map will have no additional visual impact. ENVIRONMENTAL ANALYSIS: This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15301 (Existing Facilities). The proposed Tentative Tract Map meets the conditions outlined for existing facilities. A public hearing notice was published in the Desert Sun newspaper. 7X7, 'D A public hearing notice was sent out to the neighboring properties within a four hundred foot (400') radius. Staff has not received any written correspondences and/or phone calls at the time this staff report was written. Staff has not received any written correspondences and/or phone calls at the time this staff report was written. U0 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33035 MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of November 16, 2005. The City Council meeting begins at 6:00 p.m. in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units. The project is located at 2500 East Palm Canyon Drive, Zone R-3, Section 24. APN: 502-310-054 and 502- 310-055. ENVIRONMENTAL DETERMINATION: An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. This project is categorically exempt from environmental review pursuant to Section 15315 (Minor Land Alterations) of the California Environmental Quality Act (CEQA), whereas the proposed Tentative Parcel Map meets the conditions outlined for Minor Land Alterations. Members of the public may view this document in 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 matter are available for public review at the 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 can be made to the City Council by letter(for mail or hand delivery)to: James Thompson, City Clerk City of Palm Springs 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 Norm Canchola, Planning Services Department of(760) 323-8245. Si necesita ayuda can esta carta, porfavor Ilame a la Ciudad de Palm Springs p'[suede hablar con Nadine Fieger telefono (760)323-8245. as Thompson, City Clerk �JJ�� d'` a Department of Planning Services N Vicinity Map " AL ,..4, •� S SANTA YNEZ WY p o Z GULONDRINA VVY o O 0 EL CH ORRO VVY f b ALONDRA VvY m � Y E PALM CANYON OR i �1 a _ a m Legend ® SITF �500'_Radius SANDCLIFF RD CITY OF PALM SPRINGS CASE NO.: Tentative Tract Map 33035 DESCRIPTION: Application by Mountain Meadows Associates for a Tentative Tract Map to create a one APPLICANT: Mountain Meadows Associates lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units, located at 2500 East Palm Canyon Drive, Zone R-3, Section 24,APN 502310054 and 502310055. �.�L:7 �QALM SA City ®f Palm Springs U to « + Office of the City Clerk 3200 E.* Tab mrz Can on WayPalm S rm s California 92262 Qy4IF° a ORiP* Tel:(760)323-3204 • Pax-(760)322-5332 - Web.www.ci.palm-sprrngs.cams 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 Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units. The project is located at 2500 East Palm Canyon Drive, Zone R-3, Section 24. APN: 502-310-054 and 502-310- 055, on November 16, 2005. A copy of said notice was mailed to each and every person set forth on the attached list on the 3`d day of November, 2005, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (219 notices mailed) I declare under penalty of perjury that the foregoing is true and correct Dated at Palm Springs, California, this 3`d day of November, 2005. / AMES THOMPSON / City Clerk ( 1kdh H:%USER&C-GLK1Hear1ng NoticesWflldavit-Mountain Meadows Post Office Box 2743 0 Palm Springs, California 92263-2743 502-431-017 502-432-015 USA BIA USA BIA 2350 VIA SONOMA#B PALM SPRINGS,CA 92264 502-432-041 USA BIA 502-432-023 USA BIA 502-431-025 USA BIA 2462 VIA SONOMA#F PALM SPRINGS, CA 92264 502-432-012 USA BIA 502-432-022 USA BIA NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33035 MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of November 16, 2005. The City Council meeting begins at 6:00 p.m. in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units. The project is located at 2500 East Palm Canyon Drive, Zone R-3, Section 24. APN: 502-310-054 and 502- 310-055. ENVIRONMENTAL DETERMINATION: An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. This project is categorically exempt from environmental review pursuant to Section 15315 (Minor Land Alterations) of the California Environmental Quality Act (CEQA), whereas the proposed Tentative Parcel Map meets the conditions outlined for Minor Land Alterations. Members of the public may view this document in 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 matter are available for public review at the 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 can be made to the City Council by letter(for mail or hand delivery)to: James Thompson, City Clerk City of Palm Springs 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][21). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Norm Canchola, 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. / aa�mes Thompson, City lerk 's ix jsy'lr 3: ._+a �hPi_S idai)(r_F"0 PROOF OF PUBLICATION Thls Is spacaToi OouGy c-1Fi"s Filing Stamp (2015.5.C.C,P) No.4114 NOTICE OF PUBLIC HEARING CITY COUNCIL GRl'OF PALM SPRINGS ^ TENTATIVE TRACT MAP S3035 MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE STATE OF CALIFORNIA NOTICE IS HEREBY GIVEN that the City Connell of the City of Palm Springs,California,will hold a County Of Riverside public hearing at Its meets? of November 16. 2005 The Gity Council meeting begins at 6:00 P m. m the Councll Chamber at Cty Hall, 3200 E.M. Tahquitz Canyon Way, Palm Springs The purpose of this hearing is to consider an ap- plicahon by Mountain Meadow. Associates far Tl M 33U35 to allow a Tentanve Tract Map to cre- ate a one lot, condominium map for the convel'- ,ten of the 129 exlstlmrpl apartments units to 129 1 am a citizen of the United States and a resident of coted at ?15ndominiu East ms canYY.on Drrvrolaoe Rt is I3 section the County aforesaid;I am over the age of eighteen 24.APN:502-310-054 and 5d2�10-055. years,and not a party to or interested in the above-entitled matter.I am the principal clerk of a printer of the,DESERT SUN PUBLISHING COMPANY a newspaper of general circulation -L printed and published in the city of Palm Springs, County of Riverside,mad which newspaper has been adjudged a newspaper of general circulation by the .J.,� 'Mt"rfi.ty Superior Court of the County of Riverside,State of California under the date of March 24,1988.Case _ -X --- Number 191236;that the notice,of which the .1 annexed is a printed copy(set in type not smaller 1, than non pariek has been published in each regular ` -_Y_ � and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit; -"-"--" ( ENVIRONMENTAL DETERMINATION:An Envi- November So,2005 ronmental Assessment has been prepared and --^ will be reviewed by the City Counall at the meet- ---------^-----------�.----- ing.This ppro]eatls categorically exempt from an- v)ranmantal review pursuant Co Section 15315 (Mine, Land Alterations))of the California Envaon- _____—_,-,_--_----__-,�___,-___„,_�__-_—_ mental Quality Act(CAA),whereas the prepesed All in the year 2005 Tentative Parcel Map meets the conda ons out- Ted for Minor Land Alterations. Members of the Sul may view this document in the Planning Services Department,City Hall, 3200 East Tan- I certify(or declare)under penalty of perjury flint the wrlitteCanyon comments eat,oalpri r.to`the city coup Ili foregoing is true and correct. hearing. REVIEW OF PROJECT INFORMATION:The staff report and other supporting documents regarding Dated at Palm Springs,California this---5oi,--day this matter are available for public review at the City Hall between the hours of 0:00 a.m.and 5:00 p.m Monday throwgh Friday Please contact the 05-----N VCmI)GI�` -------------,200$ Office of the City all at `760) 323-6204 if you ---` - these oe to schedulo an appointment to review these documents. -—T/_-� - , �, COMMENT ON THISmade verbally APPLICATION;RespPonse �� c�p ��,,,... _-� A to iris notice may be made verbally at the Publlc Hearing and/or In writing before the hearr�9�Will I ten comments can be made to the City Council by letter(far mall or hand delivery)to' 3200 E.Thompson ale Ilzn City thy. anyyon Wa Palm Springs, CA 92262 Any challenge of the proposed project In court puli ratey be limited to raising only those Issues ralsetl of the im a hearing descrihell a this notice or In written correspondence ell re to the taty Clerk at,or nat.to the publlc hearing. (Govem-I sent Cade?action 6fie091b][2]) An rested opportunity nsl o given at cold hearing for all Interested persons to be heard.Questions regard- G Ing this case may be directed to Nam Cam ola, Planning Services Department at(760)323-6245. Si neceslta al con esta carta,parfavor llama a la Ciudad de Palm Sprin❑❑s y puede hablar con �(`' -" ' Nadine Fleger teleforo(760)323-e245. , James Thompson,City Clark Published:Nov 5,2005 a�pALMSA�f City of Palm. Springs Office of the City Clerk k ry e4fORRED EF3 * 3200 E.Tabquirz Canyon Way • Palm Springs,California 92262 C, Nr Tel:(760)323-8204 • Fax: (760)3J2-8332 • Web:w .d palm-springaca.us 9<rFORN November 3, 2005 Ms. Claudia Salgado Bureau of Indian Affairs 901 E.Tahquitz Canyon Way Palm Springs, CA 92262 Dear Ms. Salgado: RE: City Council Meeting—November 16, 2005 Tentative Tract Map 33035—Mountain Meadows Associates 2500 E. Palm Canyon Drive The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced subject on November 16, 2005. Attached are seven 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: 502-431-017 502-431-025 502-432-015 502-432-012 502-432-041 502-432-022 502-432-023 Please feel free to contact me if there are any questions or concerns, 323-8206, ySincerely, Kathie Hart, CMC Chief Deputy City Clerk /kdh HAISEM"L"eOng NaUcesi Nc Hearing NWC¢ to 81A•Mounlmn Meadom Attachment: Public Hearing Notice (7 copies) Post Office Box 2743 0 Palm Springs, California 92263-2743 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33035 MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of February 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 Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units. The project is located at 2500 East Palm Canyon Drive, Zone R-3, Section 24. APN: 502-310-054 and 502- 310-055. ENVIRONMENTAL DETERMINATION: An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. This project is categorically exempt from environmental review pursuant to Section 15315 (Minor Land Alterations) of the California Environmental Quality Act (CEQA), whereas the proposed Tentative Parcel Map meets the conditions outlined for Minor Land Alterations. Members of the public may view this document in 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 matter are available for public review at the 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. mes Thompson, City Clerk Department of Planning Services N W E Vicinity Map tf �tlRawN"'" �J I i SAN TA YNN EZ VVY p o Z GOLONDRINA W EL CHORRO WY Q T l ALONDRA VVY rn r r E PALM CANYON DR r a w a � o Legend s1TE L_ �I50G'_Radius SANDCLIFF RE) �— CITY OF PALM SPRINGS CASE NO.: Tentative Tract Map 33035 DESCRIPTION: Application by Mountain Meadows Associates for a Tentative Tract Map to create a one APPLICANT: Mountain Meadows Associates lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units, located at 2500 East Palm Canyon Drive, Zone R-3, Section 24, APN 502-310-054 and 502-310-055. 0DVA I O�pALMgA� N City ®f Palm Springs Office of the City Clerk * HC�RPORASED E9ry6 3200 E.Tatiquitz Canyon Way • Palm Springs, California 92262 tIFORN Tel: (760)323-8204 • Pax: (760) 322-8332 • Web: www.d.palm-springs.ca.us January 19, 2006 Ms. Claudia Salgado Bureau of Indian Affairs 901 E. Tahquitz Canyon Way Palm Springs, CA 92262 Dear Ms. Salgado: RE: City Council Meeting — February 1, 2006 Tentative Tract Map 33035— Mountain Meadows Associates 2500 E. Palm Canyon Drive The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced subject on February 1, 2006. Attached are seven 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: 502-431-017 502-431-025 502-432-015 502-432-012 11502-432-041 502-432-022 1502-432-023 502-432-005 Please feel free to contact me if there are any questions or concerns, 323-8206. Sincerely, i(k Kathie Hart, CIVIC Chief Deputy City Clerk /kdh H WSERSZ-CLMHeanag NohcesWoblic Headng Notices to BIA-Mountain Meadows Attachment: Public Hearing Notice (8 copies) Post Office Box 2743 0 Palm Springs, California 92263-2743 t)W� D PROOF OF PUBLICATION This Is space for County Clerks Filing clamp (2015.5.C.C.P) No. 0210 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS STATE OF CALIFORNIA TENTATIVE TRACT MAP 33035 County of Riverside MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs,California,will hold a public hearing at,its meeting of February 1,2006. The City Counal meeting begins at 6: 0 p.m. In the Council Chamber at City Hall,3200 East Tah- quitz Canyon Way, Palm Springs. I am a Citizen Of the United States and a resident Of The purpose of this hearing Is to consider an ap- the County aforesaid; I am over the age Cf eighteen -pLcatwn by Mountain Meadows Assocrates far TTM 33035 to allow a Tentative Tract Map to cre- Cars,and not, ate a one lot, condominium map for the conver- sionparty of the 129 ewsnng apartments units to 129 above-entitled matter.I am the principal clerk of a condominiums units. The project is located at printer of the,DESERT SUN PUBLISHING 2500 East Palm Ca on Drive, Zone R-5. Section 24, APN: 5Palm Ca and e, Zone R-3, COMPANY a newspaper of general circulation, printed and published in the city of Palm Springs, .s ......�11i;y Mo;=••�I�.. County of Riverside,and which newspaper has been I adjudged a newspaper of general circulation by the California under the d to of M,March 24,1988,State - Superiory / Number 191236;that the notice,of which they annexed is a printed copy(set in type not smaller b- than non pariel,has been published in each regular - - and entire issue of said newspaper and not in any J supplement thereof on the following dates,to wit: `�I r _ I January 21",2006 �- � •_•— - ENVIRONMENTAL DETERMINATION:,4n Envi- ronmental Asnessrnent has been prepared and will be reviewed by the City Council at themeet- ing. This rnoject is categorically exempt from en- vironmental review pursuant to Section 15315 (Minor Land Alteratlonsl of the California Envrton- I certify(or declare)under penalty of perjury that the TentatiiveeuPhmai Map me)etshthe cobadltlornPoout- foregoing is true and Correct. lined for Minor Land Alterations. Members of the public may view this document in the Planning Servlces Department, City Hall, 3200 East Tah- Dated at Palm S 1•i s-,-California this----- 9ultz Canyon Way, Palm Sprinq s, and submit P�g 23`�,----day written comments at, or prior, to [he City Council hearing. Or----------JamlBry r Ao �____A_____�2006 REVIEW OF PROJECT INFORMATION:The staff p Y sport and other supporting documents regarding .,� -9y • \ this matte) are available for public review at the City Hall between the hours f Plea a.m.and 5:00 / p.m. Monday through Fritlayy. Please contact the / would of the City Clerk at `ppoi appointment to If you / - would like to schedule an appointment to review - C,>b `Signature �-� these documents. COMMENT ON THIS APPLICATION: Respponse to this notice may be made verbally at the Public Healing and/or in writing before the hearing,Writ- ten zr.l by letter(fortmailaorbhand adelivery)to to City Council Eli ct- n--Gy 3200James Thompson, Ciitty Clerk ry- C� z,_J 32 Palm SprF. ings, CA 92262 Cou al ta.t '•n i_ Any challenge of the proposed project in court "'•'^ 7.,_d� /'t may be limited to raising c those Issues raised at the public hearing described ina this notice or in Clerk at, correspondence delivered to(theGo bity ern- c=• Clerk Coe eel, to the ppwbllc hearing (Govern- ment merit Code Section 65009[b][2]). i CJ An opportunity will be given at said hearing for all interested persons toa he heard.Questions . ob- Ing this case may Se directed to Edward O. Rob- ertson, Planning Sorvlces Department at (760) 323-P245. Si necesita ayuda con esta carta,porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Heger telefono 760 323-P245. James Thompson, City Clerk Published: 1/21/2006 I I I i �7 F,d M Sp City ®f Palm Springs I ®ffyon ic the City Clerk 'N 3 ` °oka�rznse \4 * 3200 E. Tahquitz Canyon Way • Palm Springs, California 92262 g eQ,FOR Tel: (760)323-8204 • Fax-(760)322-8332 • Web: www.ci.palm-sprnngs.m.us � AFFIDAVIT OF MAILING 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 Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units was mailed to each and every person set forth on the attached list on the 20th day of January, 2006, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (217 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 20th day of January, 2006. JES THOMPSON Clerk /kdh H:\USERS\C-CLK\Hearing Notices\Affidavit-Mountain Meadows Post Office Box 2743 0 Palm Springs, California 92263-2743 ©Lt NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33035 MOUNTAIN MEADOWS ASSOCIATES 2500 EAST PALM CANYON DRIVE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of Febr�uua��1, 2006. The City Council meeting begins at 6:00 p.m. in the Council Chamber at City Ha =ast Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Mountain Meadows Associates for TTM 33035 to allow a Tentative Tract Map to create a one lot, condominium map for the conversion of the 129 existing apartments units to 129 condominiums units. The project is located at 2500 East Palm Canyon Drive, Zone R-3, Section 24. APN: 502-310-054 and 502- 310-055. ENVIRONMENTAL DETERMINATION: An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. This project is categorically exempt from environmental review pursuant to Section 15315 (Minor Land Alterations) of the California Environmental Quality Act (CEQA), whereas the proposed Tentative Parcel Map meets the conditions outlined for Minor Land Alterations. Members of the public may view this document in 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 matter are available for public review at the 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. ,. es�Tho-mpson, C City Clerk NE)OHEI H00,0 C4 "DITI41N,"ohs Ch$Ek,50mi1� C °�j,i � �P,� �'}� yf �k���ii +! MS APRIL HILDNER MR TIM HOHMEIER MOUJJIAJ,Nf� 09Q 88.����59G^N [Si4)'ri ii (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) DESERT FLOWER Ar 1� 'r' Q� 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA CITY COUNCIL 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 RIDRIVE 565 WEST SANTA ROSA DRIVE PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 MR JOHIN 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) (SUNRISENISTA CHINO AREA) 373 MONTE VISTA 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BILL SCOTT MS.SEIMA MOLOI MR BOB DICKINSON (OLD LAS PALMAS NEGIBORHOOD) (DESERT HIGHLAND GATEWAY) VISTA LAS PALMAS HOMEOWNERS 540 VIA LOLA 359 W. SUNVIEW AVENUE 755 WEST CRESCENT DRIVE PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262-1459 PALM SPRINGS CA 92262 MR PETE MORUZZI MODCOM AND PALM SPRINGS MODERN COMMITTEE HISTORIC SITE REP I 1 1 PO BOX 4738 PALM SPRINGS CA 92263-4738 CASE NO CITY OF PALM SPRINGS MRS JOANNE BRUGGEMANS VERIFICATION NOTICE 1 1• 1 PLANNING&ZONING DEPT 506 W SANTA CATALINA ROAD ATTN SECRETARY PALM SPRINGS CA 92262 PO BOX 2743 PALM SPRINGS, CA 92263-2743 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA g.. INDIANSf'�I' � J if If INDIANS 650 E TAHQUITZ CANYON WAY V PALM SPRINGS CA 92262 t j MR E SCOTT DUPREE MOUNTAIN MEADOWS ASSOCIATES 3990 RUFFIN ROAD SAN DIEGO, CA 92123 0 510-350-010 510-350.011 510-350-012 RAO ASHOK BOYD EARL C ROMERO HECTOR M 1719 SAN SEBASTIAN CT 2445 NW OAKCREST DR 1755 SAN SEBASTIAN CT PALM SPRINGS, CA 92264 ISSAQUAH,WA 98027 PALM SPRINGS,CA 92264 510-350-013 510-350-014 510-350-015 CRAWFORD STEVEN R GUINTU WILFRED C&CRISTINA P ROGERS JAY H 1756 PINTURA CIR W 2744 SUNTERRA CT 275 DONAHUE ST PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 SAUSALITO,CA 94965 510-350-016 510-350-017 510-350-018 NORRIS RICHARD E LAMAGNO ROBERT E WEST ERIC B 1800 ALMA AVE#201 1721 PINTURA CIR W 1733 PINTURA CIR W WALNUT CREEK, CA 94596 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 510-350-019 510-350-020 510-350-021 ROSNER HOWARD L VEIT THOMAS J MORTGAGE MARKETING INC 1745 PINTURA CIR W 1341 E PADUA WAY 285 S PALM CANYON DR PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 510-350-055 510-350-064 510-350-065 BILLOW PETER J PINTURA HOMEOWNERS ASSN PINTURA HOMEOWNERS ASSN 1767 ZAFIRO CT 3535 INLAND EMPIRE BLVD 3535 INLAND EMPIRE BLVD PALM SPRINGS,CA 92264 ONTARIO,CA 91764 ONTARIO,CA 91764 502-501-017 502-501-065 ,02-362-024 DANIEL WOOLLEY SHARON DURNEY JOHN R & SHERRY BULLOCK 2862 ALONDRA WAY 2713 GOLONDRINA WAY PALM SPRINGS, CA 92264-8754 PALM SPRINGS, CA 92264-8753 H MISTRAL DR HUNTNTINGTON BE, CA 92699-2139 510-032-033 502-501-021 EDWIN D & M ABRAMSON DALE R RUTHERFORD *M* 1143 DAFFODIL ST 30316 8TH AVE E CORONA, CA 92882-3227 ROY, WA 98580-9515 502-310-050 / 502-310-054+, 502-3trb 5'$ EHRLIC14 RICHARD KENNETH MOUNTAIN MEADOWS ASSOC MOUNTAIN MEADOWS ASSOC 16055 VENTURA BLVD# 1127 18818 TELLER AVE#277 3990 RUFFIN RD# 100 ENCINO, CA 91436 IRVINE, CA 92612 SAN DIEGO,CA 92123 502-362-021 502-362-022 502-362-028 MORIKAWA THOMAS M TYO JOANNE PINTER LOUIS 2498 E EL CHORRO WAY 1846 W LAKE SAMMAMISH PKWY NE 2393 E EL CHORRO WAY PALM SPRINGS, CA 92264 BELLEVUE, WA 98008 PALM SPRINGS,CA 92264 502.362-029 502-362-030 502-431-017 SCHROEDER FAMILY TRUST NASH TODD E USA BIA 2455 E EL CHORRO WAY 2998 E LOS POSAS CIR 2350 VIA SONOMA#B PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 502-431-025 502-431-026 502-432-005 USA BIA ONE HUNDRED ELEVEN INC USA 502 2462 VIA SONOMA#F 1601 S FARRELL DR PO BOX 2245 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92263 502-432-014 5 DOROSHOW FAMILY TRUST 43 2-015 USSAA BIA-012 2454 E PALM CANYON DR#2B USA BIA A PALM SPRINGS,CA 92264 502-432-022 502-432-023 502-432-041 USA BIA USA BIA USA BIA 502-432-049 502-501-013 502-501-014 COMMON LOT FIGURATO EDMUND JOEL MARCHETTI FURIO 2793 GOLONDRINA WAY 2823 GOLONDRINA WAY ' PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 502 501 018 502-501-019 502-501-020 William&Josephine Greig EHRLICH RICHARD K GREENUP WILLIAM L 2822 Alondra Way 2792 ALONDRA WAY PO BOX 5205 Palm Springs,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92263 502-501-021 5.02501.022 502-501-023 ROBERTSON FREDERICK W TRUST HICKS DOW BEVERLIE RICHTER HENRY L 2702 ALONDRA WAY 10313 NW VILLA AVE 2755 ALONDRA WAY PALM SPRINGS,CA 92264 , T5N3T PALM SPRINGS,CA 92264 502-501.024 502-501-025 502.501-026f, EHRLICH RICHARD K GARRITY TERRANCE J PURGETT MARJORIE 2795 AL014DRA WAY 68132 VALLEY VISTA DR 16780 WILD CHERRY CT PALM SPRINGS,CA 92264 CATHEDRAL CITY,CA 92234 $ROOKFIELD,WI 53005 SOS r dtiO � 502-501-032 5:02-501-03+ FUSON RICHARD MITTELMANN GABRIEL CHRISTY DONALD D PO BOX 851 1552 S SAN JOAQUIN DR PO BOX 7800 HERMOSA BEACH, CA 90254 PALM SPRINGS,CA 92264 COSTA MESA,CA 92628 502-501-037 ,502-501-038i� 502-501-045 LEACH NANCY JEAN JOHNSON ANDREW FIELD CONNER KEVIN HAY 1551 S SAN JOAQUIN DR 7600 HIGHLAND PARK WAY SW 1512 S SAN MATEO DR PALM SPRINGS,CA 92264 SEATTLE,WA 98106 PALM SPRINGS,CA 92264 502 5O.1-0I6 502-501-051 502-501-052 LUBECKI RAYMOND E COLL[S THONY G J" JAHN GAREN R 2957 ERIL' ST 3055 KI AVE SW#B 1425 LA PERLA AVE SAN DIEGO,CA 92117 S TTLE, WA 98116 LONG BEACH,CA 90815 502=501-0597 502-501-060^ 502-501-061 � BIALAS ROBERT J CARRION ELLIOT ZACHARKO DARYL W 1516 S FARRELL DR 1544 S FARRELL DR 1566 S FARRELL DR PALM SPRINGS,CA 92264 PALM SPRINGS, CA 92264 PALM SPRINGS, CA 92264 502.501-0626 503-501-06Y 502-501-06?6 PICCININI DANILO FIGURE MONA DONALDSON FREDERICK T PO BOX 5307 285 PALMETTO DR 630 S SUNRISE WAY INCLINE VILLAGE,NV 89450 PASADENA,CA 91105 PALM SPRINGS,CA 92262 5O2.50t5 067''- 502-501-068 5024501=071,j,l CHRISTY DONALD D MANGIONE DEAN GLEN GALLAGHER MAXINE JEWEL PO BOX 7800 1586 S SAN MATEO DR 1575 S SAN MATEO DR COSTA MESA,CA 92628 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 502-501.072 5;02-50.j.-073 502-501-074 WOLFINGHER SHALOM GOODMAN MONTY CHRIST ALEX C 1591 S SAN MATEO DR 2750 GOLODRJNA WAY 1587 S SAN JOAQUIN DR PALM SPRINGS, CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 502-501-076 540-020-040 .5,10-020441 CHRIST C A SMOKE TREE INC SMOKE TREE INC 1595 S SAN JOAQUIN DR 1800 S SUNRISE WAY 1800 S SUNRISE WAY PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 540�,920.041,r 59PA20.0481° 510-030-025 SMOKE TREE INC SMOKE TREE INC ZENNEDJIAN TINA M 1800 S SUNRISE WAY 1800 S SUNRISE WAY 469 CAMINO SUR PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92262 510-030-028 510-032-033 510-350.009 WATERSTREET N A&G M TRUST REISH FAMILY 1999 TRUST BENNETT RICHARD W&DONNA L N4777 RIVER LN 15420 CHEYENNE RD 581 OCEAN BLVD#7 LUXEMBURG, WI54217 APPLE VALLEY,CA 92307 hAMPTON,NH 03842 /7tAX-4' +1+44=.v4e- ems, off. c Raymundo &Jessica Gomez Leon & Aantje Sabee Sean & Kim Cook Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 1 2500 E. Palm Canyon Drive, #, 2 2500 E, Palm Canyon Drive, #, 3 Palm Springs, CA, 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Michael Spencer Martin McClure Shatm Olson Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 4 2500 E. Palm Canyon Drive, #, 6 2500 E. Palm Canyon Drive, #, 7 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Eric Rodriguez Margaret Cowan Joel, Sebastian& Zuleth Murphy Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 8 2500 E. Palm Canyon Drive, #, 9 2500 E. Palm Canyon Drive, #, 10 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Sherrell Early Michael Young&Jeff Taylor Desert Flower Apartments Desert Flower Apartments 2500 E. Palnn Canyon Drive, #, 11 2500 E. Palm Canyon Drive, #, 13 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Jess Garcia & Amedeo Baschiera Robert Sorichetti Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 14 2500 E. Palm Canyon Drive, #, 16 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Cindy Foster & Dominick Libretti David Dussing Esther & Guadalupe Gomez Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 17 2500 E. Palm Canyon Drive, #, 18 2500 E. Palm Canyon Drive, #, 19 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Steven Wiley & Kale Cooper Rose Dotson Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 20 2500 E. Palm Canyon Drive, #, 22 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Pablo & Adrian Rosales Raymond & Kellie Remillard Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 23 2500 E. Palm Canyon Drive, #, 25 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Larry Parish & Nathan Odell Randy Whitaker Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 26 2500 E. Palm Canyon Drive, #, 28 Palm Springs, CA, 92264 Palm Springs, CA, 92264 Pedro Baraybar &Pedro Bardybar Worldview Healthcare Clyde Bartholomew Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Pahn Canyon Drive, #, 29 2500 E. Palm Canyon Drive, #, 30 2500 E. Palm Canyon Drive, #, 31 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Veronia Rich James Klovach Emp Douglas Ricketts & Tiffany Ogden Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 32 2500 E. Palm Canyon Drive, #, 33 2500 E. Palm Canyon Drive, #, 34 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Aide & Adrian Hernandez Ian & Sage Parsons Cornelia& Beatrice Raksi Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 35 2500 E. Palm Canyon Drive, #, 36 2500 E. Palm Canyon Drive, #, 37 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Evelyn Oullette Michael & Jennifer Leppard Ana Magalhaes Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 38 2500 E. Palm Canyon Drive, #, 39 2500 E. Palm Canyon Drive, #, 40 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Joe Chavira Donna Theodore &Donald Martin Elizabeth Adams Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 41 2500 E. Palm Canyon Drive, #, 42 2500 E. Palm Canyon Drive, #, 43 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Sol Muniz Anthony Ca r& Shawn Robbins Desert Flower Apartments Desert FI er Apartments µ 2500 E. Palm Canyon Drive, #, 44 2500 . Palm Canyon Drive, #, 46 Palm Springs, CA. 92264 P Springs, CA. 92264 Felix& Annette Teunissen David Ross Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 47 2500 E. Palm Canyon Drive, #, 49 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Godfrey Con54ction Paulo Herrer Miguel Medina Desert Fl er Apartments Desert FI er Apartments 2500 ahn Canyon Drive, #, 50 2500 alm Canyon Drive, #, 52 Pa Springs, CA. 92264 Pal Springs, CA. 92264 Hildegard Lucksinger Scott Jackson Enrique & Gloria Nieto Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 53 2500 E. Palm Canyon Drive, #, 54 2500 E. Palm Canyon Drive, #, 55 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Gary Christopher Steven Nelson & Shaun Beasley Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 57 2500 E. Palm Canyon Drive, #, 58 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Madeline Garcia Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 61 Palm Springs, CA. 92264 9lm Springs, CA. 92264 Ryan Mccallogh Delwin &Rose Marshman Frank Mae Donald Desert Flower,Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 62 2500 E. Palm Canyon Drive, #, 63 2500 E. Palm Canyon Drive, #, 64 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Gabino Aispuro Joseph Frkovich Corey & Mark Luscher Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 65 2500 E. Palm Canyon Drive, #, 66 2500 E. 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Palm Canyon Drive,#21 Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 Lourdes Jauregui, Carlos Jaime& Virginia Hinojos Thomas McEwen Sr. &Thomas McEwen Jimmy Snyder Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive,#27 2500 E. Palm Canyon Drive,#45 2500 E. Palm Canyon Drive,#24 Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 Jennifer Bradeberry& Berkeley Davis Mary Jane Johnson-Caver Aaron Blumber&Kimberly Seaward Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive,#48 2500 E. Palm Canyon Drive,#51 2500 E. Palm Canyon Drive,#60 Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 Benjamin Tebay&Amanda Johnson Glenn&Katherine Jewell Cynthia Duardo&Jeremy Arredondo Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive,#65 2500 E. Palm Canyon Drive, #68 2500 E. 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Palm Canyon Drive, #, 108 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Stan Hubbard George Reithel Carol Jones Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 109 2500 E. Palm Canyon Drive, #, 110 2500 E. Palm Canyon Drive, #, I I I Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Worldview Healthcare Eva Rocco Ursula Poness Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 112 2500 E. Palm Canyon Drive, #, 113 2500 E. Palm Canyon Drive, #, 114 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 John Kulikowski Sara Ochs & Brandon Swingley Gabe Schroeder Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm. Canyon Drive, #, 115 2500 E. Palm Canyon Drive, #, 116 2500 E. Palm Canyon Drive, #, 117 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264 April Rinks & Kendal Wilson C.J. Klontz Jose Neir km Desert Flower Apartments Desert Flower Apartments Desert rower Apartments 2500 E. Palm Canyon Drive, #, 118 2500 E. Palm Canyon Drive, #, 119 250 Palm Canyon Drive, #, 120 Palm Springs, CA. 92264 Palm Springs, CA. 92264 P m Springs, CA. 92264 Wendy Flores Ernie Hill & Denise Lita Andre Acosta Desert Flower Apartments Desert Flower Apartments Desert Flower Apartments 2500 E. Palm Canyon Drive, #, 121 2500 E. Palm Canyon Drive, #, 122 2500 E. Palm Canyon Drive, #, 123 Palm Springs, CA. 92264 Palm Springs, CA. 92264 Palm Springs, CA. 92264