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Home My WebLink About11/2/2005 - STAFF REPORTS (3) o�,?ALMSA� �2 V N c °er°veie°,ore Cg1llrop. P City Council Staff Report PUBLIC HEARING MEETING OF NOVEMBER 2, 2005 Application I.D.: Case 5.1071, PD 318, TPM33989 Application Type: Tentative Parcel Map and Planned Development District Location: Northeast corner of Sepulveda and Los Felices, Section 3, Applicant: Sevak Kachadurian APN: 504-092-001 and 504-092-002. Zoning: Zone RGA-6, Garden Apartment and Cluster Residential Zone. General Plan Designation: L-6, Low Density Residential E=nvironmental Determination: Categorically Exempt, Section 15303, Class 3(a) From: David H. Ready, City Manager By: Office of the City Clerk PROJECT DESCRIPTION The applicant requests a Tentative Parcel Map and a Planned Development District of two existing abutting parcels, having a combined area of 0.52 acres. The request is to subdivide the two parcels into three single-family lots for the construction of three single-family residences of consistent complimentary design, each with a building footprint of 2,171 square feet. PLANNING COMMISSION RECOMMENDATION 1. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS CALIFORNIA APPROVING CASE 5.1075 PD 318, TTM33989-AN APPLICATION BY SEVAK KACHADURIAN, OWNER FOR A Item No. 1 . B , City Council Staff Report November 2,2005 Page 2 TENTATIVE PARCEL MAP AND PLANNED DEVELOPMENT DISTRICT. THE TENTATIVE PARCEL MAP IS TO SUBDIVIDE APPROXIMATELY 22,777, .52 ACRES INTO 3 LOTS. THE PLANNED DEVELOPMENT DISTRICT IS TO CONSTRUCT 3 NEW DETACHED SINGLE FAMILY RESIDENCES, LOCATED ON THE NORTHEAST CORNER OF SEPULVEDA AND LOS FELICES, ZONE RGA-6, SECTION 3, APN 504-092-001 AND 504-092-002. 2. Order filing of the Notice of Exemption, pursuant to the California Environmental Quality Act (CEQA), Section 15303 New Construction or Conversion of Small Structures, regarding the Class 3 Categorical Exemption for this project. (PRIOR ACTIONS The two lots were established as part of the Spaulding Palm Springs Estates Tract. The lot has been sitting vacant since the Tract Map was recorded. On August 8, 2005, Sevak Kachadurian submitted an application for a Tentative Parcel Map and Planned Development District. On September 12, 2005 the Architectural Advisory Committee reviewed the architecture and voted 4-0 with 1 abstention to approve as submitted. On September 28, 2005, the project was brought before the Planning Commission, and the vote was 5-1 (one abstention), to approve the project as submitted. The nay vote opposed the proposed 7'4" interior lot walls and not the entire project. ADJACENT LAND USES Table 1.0 Zoning and General Plan Designation and Adjacent Land Uses Orientation I Land Use General Plan / Zoning Designation North Single Family GP - L-6 / RGA-6 Cluster Residential Zone South Single Family GP - L-6 / RGA-6 Cluster Residential Zone East Multi-Family GP - L-6 / RGA-6 Cluster Residential Zone West Vacant land GP - L-6 / RGA-6 Cluster Residential Zone SITE CONDITIONS The subject property is located in a mixed neighborhood of one-story single family- homes and one-story multiple family homes. The site measures approximately 22,777 square feet, 0.52 acres. The site is comprised of desert sand with a scattering of insignificant indigenous plant material such as Larrea tridentata (Creosote Bush), and Encilia farinosa, (Brittle Bush). Clearing the site will not cause environmental concern. 2 City Council Staff Report November 2,2005 Page 3 The neighboring residences have consistent front yard setbacks. The architectural styles of the residences vary. Most of the properties have front lawns and established trees in the yards. The side yard of the abutting neighbor on the East side is approximately 62 feet wide, so there will be considerable distance between the two houses. GENERAL PLAN DESIGNATION / ANALYSIS The General Plan designation is L-6 (Low Density Residential). Objective 3.5.a of the General Plan states: "the L-6 designation provides for a threshold of 4 units per acre and a maximum density of 6 units per acre, which accommodates various types of low- density residential development including traditional single-family homes." Based on the L-6 designation, a density of 3 dwelling units would be allowed on the existing .52 acre site. The project proposes 3 dwelling units, which is consistent with Objective 3.5.a. of the General Plan. Staff has identified the following policies from the General Plan, which we believe are elevant to this request. General Plan Policy 3.5.1 "Single-family detached units shall be the primary land use and shall be restricted to one unit per lot." The proposed project consists of three detached single-family residential units therefore; the proposed project is consistent with Policy 3.5.1 of the General Plan. General Plan Policy 3.5.2 "limits new building height to a maximum of 18 feet and one story." The proposed project consists of three detached single-family residential units 13'10" high and is consistent with General Plan Policy 3.5.2. General Plan Policy 3.5.4...."a minimurn of 65% of the lot area shall be maintained as on-site open space/recreational area." Each lot contains approximately 69% of open recreational and landscaped space and is consistent with General Plan Policy 3.5.4 of the General Plan. PLANNED DEVELOPMENT DISTRICT The General Plan Planned Development Districts (PDD) and Zoning Ordinance Section 94.03(13)(5) states that: "...the Planned Development District is designed to provide various types of land use, which can be combined in compatible relationship with each other as part of 3 City Council Staff Report November 2, 2005 Page 4 a totally planned development. It is the intent of this district to insure compliance with the General Plan and good Zoning practice while allowing certain desirable departures from the strict provisions of specific zone classifications. The advantages, which are intended to result from the application of the planned development district, are to be insured by the adoption of a precise development plan with a specific time limit for commencement of construction." THE DESIGN CONCEPT The intent of the proposed development is to construct three single-family homes of consistent complimentary design, with subtle identifying changes. The pools are :situated in the front yards and oriented westward to capture the views of the San ,Jacinto Mountains. Front yard planters and a decorative wall, each with different tile insets are proposed. Each front door is a different color. As an amenity, the site plan Shows a decorative perimeter wall and, water efficient decorative landscaping in the side yard along Los Felices and the side front yard at the intersection of Sepulveda. Acacia stenophylla is proposed as a consistent street tree along the front yards of the three residences, that because of its airy canopy, does not block views. The side-yard and corner landscape spaces will be maintained by the homeowners of the three residences through a common maintenance agreement, per Condition #13 of the Conditions of Approval. Pursuant to Section 92.02.01(A)(1) of the Zoning ordinance, "Single-family dwellings shall be in accordance with Section 92.01.00 (R1-C Standards)." Under the PDD, to achieve a more desirable effect, the applicant has requested departure of certain R1C development standards, and certain development standards in RGA-6 as shown in Table 2.0. Table 2.0 contrasts the development standards for the RGA-6 Zone, the R1 C Zone and the proposed development standards. ZONING CONFORMANCE Table 2.0 RGA-6, R1 C and Proposed Development Standards Development RGA 6 Zoning R1C Zoning Proposed Standards Requirements Requirements Lot Area 2 Gross acres I 10,000 sq. ft. Lot 1 8265 sq. ft.-.18 acres lot Lots 2 & 3 7256 sq. ft.-.16 acres 'Width 165' 100' Lot 2 & 3 77'6" Interior Width 135' 110, Lot1-66" " Corner Depth 165' 100, 100, Interior 4 City Council Staff Report November 2,2005 Page 5 Development RGA 6 Zoning RIC Zoning Proposed Standards Requirements Requirements Depth 135' 100, 100, Corner Density 7,000 Sq. Ft. / Max of 35 % 1 SFR / Residence DU Building coverage Lot 1- 1.18 per lot. 1 SFR Lot 2 & 3 1.03 Building 15' 12' With an 1310" This height would Height increase 4:12 up to require a side yard setback of 18'. Gable ends 16' unless the roof could be 15' tall may considered a Gable End. encroach past the building envelope. Front Yard 25' 25' 25' Side Yard 10, 10, 10, Interior Side Yard 20' 20' 20' Corner Rear Yard 20' 15, 15' Lot 7,000 Sq. ft. lot Max 35% Lot 1 - 26% Coverage and Coverage area for each 1.18 DU / acre d/u Lot 2 & 3 - 29% Coverage and 1.03 DU / acre Landscape 50% must be Minimum of 65% Lot 1 - 74% Open Space coverage landscaped open space Lot 2 & 3 71% OS Wall 6' 6' 6' raising to 7' 4" Any height over 6' is not supported by staff. FINDINGS The City of Palm Springs establishes the following findings for the review of Planned Development Districts (Section 94.02.00). Each finding is listed below with staff's analysis of whether this project meets each finding in the affirmative. a. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code; Single-family homes are a permitted use in the RGA-6 Zone in accordance with R1 C property development standards. The intent and purpose of the zone is to combine single and multiple family residences, therefore, the proposal of three single-family residences is in keeping with the intent and purpose of Zone RGA- 6. The Planned Development District may include a multiplicity of housing types, provided, the density does not exceed the General Plan requirements. 5 City Council Staff Report November 2,2005 Page 6 b. That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located; The proposed subdivision for three single-family residences are proposed which is compatible with the uses in the RGA-6 Zone currently applied to the site. The surrounding neighborhood consists of both single-family and multiple-family residences in a variety of architectural styles. The proposed density confirms to that allowed by the General Plan; all other goals appear to be met by the project. c. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood; The proposed subdivision will create three rectangular lots ranging in size from 7256 to 8265 square feet. The lots provide sufficient space for a dwelling and all required setbacks. The development intensity is higher than the underlying standard of the currently applicable zone; however, staff believes that the project will not cause substantial injury to the values of other properties, because it will reflect the general development character of the neighborhood and provide significant improvement to an existing site. d. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use; The proposed project is serviced by Los Felices and Sepulveda which are local streets that have the capacity to carry the type and quantity of traffic expected to be generated by the residential uses. e. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The conditions of approval imposed address the issues of drainage, infrastructure, street improvements, and design guidelines. Staff believes these and other conditions recommended for the project are necessary to protect the public health, safety, and general welfare. The approved site plan includes modifications in lot size and building height relative to the setback. 6 City Council Staff Report November2, 2005 Page 7 PLANNING COMMISSION MEETING 09/28/2005 The Planning Commission voted to recommend approval of the proposed subdivision of land and the 13'10" building height at the 10' side yard setback. Five Commissioners voted to approve the proposed 7'4" interior lot wall and one voted nay on the entire project because of the proposed height of the wall. Staff does not support the 7'4" high wall and believes that there is no justification to exceed the City-wide standard of six feet high. (Privacy can be achieved with landscape; therefore, the need for a taller wall for privacy is not a viable reason.) While there is no legal precedent set, staff believes that approval will make it difficult to maintain the zoning ordinance requirements for walls in the City. Staff requests that Condition #14 remain in the Conditions of Approval. The Planning Commission voted approval of Condition #59 to allow the developer to enter into a covenant agreement in lieu of under-grounding overhead utilities. Condition #58 was imposed by the Planning Commission to run conduit underground at the time of development to alleviate future problems, and costs if the utility company moves forward with the under-grounding of overhead utilities. ENVIRONMENTAL ASSESSMENT Pursuant to Section 15303(a), New Construction or Conversion of Small Structures, of the California Environmental Quality Act (CEQA) the proposed project is a Class 3 Categorical Exemption because up to three single-family residences may be constructed under this exemption. A Notice of Exemption has been filed with the County of Riverside. 140TIFICATION The public hearing notice for the proposed project was published in the Desert Sun newspaper. All property owners within 400' of the project site have been notified of the public hearing. As of the writing of this report, staff has received no inquiries or comments. FISCAL IMPACT r Finance Director Review•�''e-; y'",- �„,�",;"� No fiscal impact. o� 7 City Council Staff Report November 2, 2005 Page 8 CQ(t�S�k.n -,,�Cfaig -'Ev>u�ng, CI nning Director Thomas Wilson, sistant City Manager David H. Ready, City Mana ATTACHMENTS 1. Vicinity Map 2. Draft Resolution 3. Conditions of Approval 4. Planning Commission Staff Report 5. Planning Commission Resolution 6. Architectural Advisory Committee Recommendations 7. Planning Commission Minutes from 09-28-2005 8. Reductions 8 N Department of Planning Services W E a Vicinity Map S 9{/IOR11F YORBA RD \ PICO RD SEFULVEDA RD Ca DOMINGUEZ RD wp ALVARADO RD Legend parcel C ® Site CABRILLO RD 500 Feet a fi CITY OF PALM SPRINGS DESCRIPTION: CASE NO: 6.1071 PD 318 Application for a TPM and a PD to subdivide .52 acres into TTM 33989 three single-family lots and to construct three single-family homes located on the NE corner of Los Felices and Sepulveda APPLICANT: Sevak Kachadurian Zone RGA-6, Section 3, APN 504-092-001 and 504-092-002. RESOLUTION NO, OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE 5.1071, TPM33989, AND PD 318 FOR A TENTATIVE PARCEL MAP AND PRELIMINARY PLANNED DEVELOPMENT DISTRICT TO SUBDIVIDE .52 ACRES INTO 3 LOTS AND CONSTRUCTION OF 3 NEW DETACHED SINGLE FAMILY RESIDENCES, LOCATED ON THE NORTHEAST CORNER OF SEPULVEDA ROAD AND LOS FELICES ROAD, ZONE RGA-6, SECTION 3, APN 504-092-001 AND 504-092-002. WHEREAS, Sevak Kachadurian, owner, has filed an application with the City pursuant to Section 9.62 of the Municipal Code, Section 94.03.00 of the Zoning Ordinance, and Section 92.25.00 of the Zoning Ordinance, for a Tentative Parcel Map 33989, Case 15.1071 and Planned Development District 318, to allow subdividing approximately 22,777, .52 acres into three lots, and construction of three new detached single-family residences, located on the Northeast corner of Sepulveda and Los Felices; and WHEREAS, in accordance with Section 15303(a) of the California Environmental Quality Act (CEQA) guidelines, the proposed project was found to be categorically exempt from environmental review; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider TPM 33989, PD 318, and Case No. 5.1071, was given in accordance with applicable law; and WHEREAS, on September 28, 2005 a public hearing was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including but not limited to the staff report, all written and oral testimony presented. WHEREAS, on September 28,2005 the Planning Commission of the City of Palm Springs voted to recommend approval of the project; and WHEREAS, a notice of public hearing of the City Council of the City of Palm Springs to consider TPM 33989, PD 318, and Case No. 5.1071, was given in accordance with applicable law; and WHEREAS, on November 2, 2005, a public hearing on the application for TPM 33989, PD 318, and Case 5.1071 was given in accordance with applicable law; and 1 November 2, 2005 Resolution No. Case 5.1071 TPM33989 PDD 318 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 HEREBY DOES RESOLVE AS FOLLOWS: Section 1: Pursuant to Section 15303(a) of the Guidelines for the California Environmental Quality Act, CEQA, the City Council finds that the project is categorically exempt from environmental review because up to three single family residences may be constructed at one time in urbanized areas under the Class 3 categorical exemption. Section 2: Pursuant to Section 94.02.00 of the Zoning Ordinance, the City Council finds: a. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code; Single-family homes are a permitted use in the RGA-6 Zone in accordance with R1 C property development standards. The intent and purpose of the zone is to combine single and multiple family residences, therefore, the proposal of three single-family residences is in keeping with the intent and purpose of Zone RGA-6. The Planned Development District may include a multiplicity of housing types, provided, the density does not exceed the General Plan requirements. b. That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located; The proposed subdivision for three single-family residences is compatible with the uses in the RGA-6 Zone currently applied to the site. The surrounding neighborhood consists of both single-family and multiple- family residences in a variety of architectural styles. The proposed density confirms to that allowed by the General Plan; all other goals appear to be met by the project. 2 c. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood; The proposed subdivision will create three rectangular lots ranging in size from 7256 to 8265 square feet. The lots provide sufficient space for a dwelling and all required setbacks. The development intensity is higher than the underlying standard of the currently applicable zone; however, staff believes that the project will not cause substantial injury to the values of other properties, because it will reflect the general development character of the neighborhood and provide significant improvement to an existing site. d. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use; The proposed project is serviced by Los Felices and Sepulveda which are local streets that have the capacity to carry the type and quantity of traffic expected to be generated by the residential uses. e. That the conditiops to be imposed and shown an the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The conditions of approval imposed address the issues of drainage, infrastructure, street improvements, and design guidelines. Staff believes these and other conditions recommended for the project are necessary to protect the public health, safety, and general welfare. The approved site plan includes modifications in lot size and building height relative to the setback. Section 3: Pursuant to Zoning Ordinance Section 94.03.00, the City Council finds that: a. The detached single family residential is a permitted use in conformity with the required findings and conditions as set forth in Section 94.02.00 (Conditional use permit), the General Plan and sound community development. b. A full range of development standards is established appropriate to the orderly development of the site which shall include the following: 3 November 2, 2005 Resolution No. Case 5.1071 TPM33989 PDD 318 Table 2.0 RGA-6, R1 C and Proposed Development Standards Development RGA 6 Zoning R1 C Zoning Proposed Standards Requirements Requirements Lot Area 2 Gross acres 10,000 sq. ft. Lot 1 8265 sq. ft.-.18 acres / lot Lots 2 & 3 7256 sq. ft.-.16 acres 'Width 165' 100, Lot 2 & 3 77'6" Interior Width Corner 135' 110' Lot 1-66'1" Depth 165' 100, 100, Interior Depth Corner 135' 100, 100, Density 7,000 Sq. Ft. / Max of 35 % 1 SFR / Residence DU Building coverage Lot 1- 1.18 per lot. 1 SFR Lot 2 & 3 1.03 Building 15' 12' with an 13'10" This height would Height increase 4:12 up to require a side yard setback 18'. Gable ends of 16' unless the roof would 15' tall may be considered a Gable End. encroach past the Bldg. envelope. Front Yard 25 25' 25' Side Yard 10, 10, 10, Interior :fide Yard 20' 20' 20' Corner Rear Yard 20' 15, 15' Lot Coverage 7,000 Sq. ft. Max 35% Lot 1 - 26% coverage and lot area for 1.18 DU / acre each d/u Lot 2 & 3 - 29% 1.03 DU / acre Landscape 50% must be Minimum of 65% Lot 1-74% OS Coverage landscaped open space Lot 2 & 3 71% OS Wall 6' 6' 7'4" unsupported by staff 4 c. This Planned Development District is established through application of the property owner in accordance with the public hearing procedures of the Conditional Use Permit as set forth in Section 94.02.00(B), the requirements of the California Environmental Quality Act, and the approval of preliminary and final development plans. d. Development of this Planned Development District shall be subject to the requirements of section 94.03.00 and shall conform to the specifications of the final development plan as approved by the City Council. e. The approval of the preliminary development plans constitutes approval of the preliminary Planned Development District, which shall be incorporated into and become a part of the Final Planned Development District f. The applicant shall submit a final development plan for approval by the planning commission. The final plan shall be substantially in conformance with the approved preliminary plan and shall incorporate all modifications and conditions made to the preliminary development plan made by the Planning Commission and City Council, and shall be submitted with the final development plan checklist provided by the Department of Planning Services. Section 4: The proposed Planned Development is necessary because of the shortage of housing in California, and proper at this time, and is not likely to be detrimental to the adjacent property or residents. ADOPTED this 2nd day of November, 2005. AYES: NOES: ABSENT: ABSTAIN: David H. Ready, City Manager 5 November 2, 2005 Resolution No. Case 5.1071 TPM33989 PDD 318 ,ATTEST: ,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 Palrn 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 6 City Council Meeting CONDITIONS OF APPROVAL Case No. 5.1071 PDD 318, TPM 33989 Northeast Corner of Los Felices and Sepulveda November 2, 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 Administrative 1. The proposed development of the premises shall'conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1071. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 4. 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. 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 112% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of 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. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The applicant shall submit a property appraisal to the Planning Services Department for the purposes of calculating the Park Fee. The Park Fee shall be payable prior to the issuance of building permits. T The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government 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. Cultural Resources 8. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 9. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. a. Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, 2 Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 excavation, burial of utilities, planting of rooted plants, etc. Contact the Ague Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. b. Two copies of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department and one copy to the City Planning and Zoning Department prior to final inspection. Final Design 10. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning, Department of Public Works, and Department of Parks and Recreation, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 11. The final development plans shall be submitted in accordance with Section 94.03.00 of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring program, site cross sections, property development standards and other such documents as required by the Planning Commission. Final development plans shall be submitted within two (2) years of the City Council approval of the preliminary planned development district. 12. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Zoning prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. 13. A written and signed maintenance agreement for the homeowners identifying the exact area and the ground space between the wall and the sidewalk, that is designated common space, is required for final approval. 14. All perimeter walls constructed with the project shall have a height of 6' not including the corner cutback wall, which must comply with Section 9302.00.D of the Zoning Ordinance. Public Safety CFD 3 Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 15. The project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic and other safety services. Accordingly, the City may determine to form a Community Services District under authority of Ord. 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 or protect, 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 the sale of any lots or a covenant agreement shall be recorded against each parcel. GENERAL CONDITIONS/CODE REQUIREMENTS 16. The Conditional Use Permit approval shall be valid for a period of two (2) years. Once constructed, the conditional use permit, provide all conditions of approval have been complied with, does not have a time limit. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 17. The appeal period for a Planned Development application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 18. 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. 19. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 20. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 21. All materials on the flat portions of the roof shall be earth tone in color. 22. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 23. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 24. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 25. The street address numbering/lettering shall not exceed eight inches in height. 26. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 4 Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 27. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 28. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 29. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. WASTE DISPOSAL 30. Trash cans shall be screened from view and kept within fifty (50)feet of the street. POLICE DEPARTMENT 31. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 32. Prior to any construction on-site, all appropriate permits must be secured. FIRE 33. Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors shall be arranged so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72) 34. Site Fire Protection: Provide a garden hose or hoses on construction site equipped with an adjustable spray nozzle capable of reaching all combustible construction. 35. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) 36. Fire Flow: The fire flow for these buildings has been determined to be 1000 GPM per building. ENGINEERING STREETS 37. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 38. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plans shall be submitted for review and approval by the City 5 Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 Engineer prior to approval of the Parcel Map. The plans shall be approved by the City Engineer prior to issuance of any building permits. SEPULVEDA ROAD 39. Construct a 6 inch curb and gutter, 18 feet north of centerline along the entire frontage, with a 25 feet radius curb return and spandrel at the northeast corner of the intersection of Sepulveda Road and Los Felices Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 40, Construct the north half of a 6 feet wide cross gutter and spandrel at the northeast corner of the intersection of Sepulveda Road and Los Felices Road with a flow line parallel with and 18 feet east of the centerline of Los Felices Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 41. Construct all driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. 42. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 43. Construct a Type A curb ramp meeting current California State Accessibility standards at the northeast comer of the intersection of Sepulveda Road and Los Felices Road in accordance. with City of Palm Springs Standard Drawing No. 212. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the street, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. 44. Construct pavement with a minimum pavement section of 2'/ inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to centerline along the entire Sepulveda Road frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 300. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. LOS FELICES ROAD 45. Construct a 6 inch curb and gutter, 18 feet east of centerline along the entire frontage, with a 25 feet radius curb return and spandrel at the northeast corner of the intersection of Sepulveda Road and Los Felices Road in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 46. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 47. Construct pavement with a minimum pavement section of 2'/ inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to centerline 6 Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 along the entire Los Felices Road frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 300. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. SANITARY SEWER 48. All sanitary facilities shall be connected to the public sewer system. Existing sewer services to the parcels may be used for new sanitary facilities. New laterals shall not be connected at a sewer manhole. GRADING 49. Submit a Grading Plan prepared by a California registered Civil Engineer or qualified Architect to the Engineering Division for review and approval. The Grading Plan shall be submitted for review and approval by the City Engineer prior to approval of the Parcel Map. The Grading Plan shall be approved by the City Engineer prior to issuance of a grading permit. 50. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code,. and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. 51. The first submittal of the Grading Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of the approved Tentative Parcel Map; a copy of current Title Report; and a copy of Soils Report. 52. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 53. The area in which this project is situated is indicative of desert soil conditions found in many areas of Palm Springs. The Engineering Division does not require a soils report. This does not mean that subterranean conditions unknown at this time may not affect construction done on this site. A soils report shall be required only if necessary as part of the Building Department's review and approval of associated building plans. 7 Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 54. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 55. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to an approved drainage system. Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). 56. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL 57. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The applicant shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. 58. All proposed utility lines shall be installed underground. The applicant shall coordinate with Southern California Edison to install underground conduit for future underground service from the street, for use at such time as the existing overhead utilities in the neighborhood are converted to an underground system. 59. The applicant shall enter into a covenant agreeing to underground all of the existing overhead utilities required by the Municipal Code in the future upon request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the property owner and submitted to the City Engineer prior to approval of the Parcel Map. A covenant preparation fee of $135 shall be paid by the 8 Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 applicant prior to approval of the Parcel Map. The Covenant shall be recorded concurrently with the Parcel Map. 60. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. 61. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 62. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as-built' information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 63. Contact Whitewater Mutual Water Company to determine impacts to any existing water lines and other facilities that may be located within the property. Make appropriate arrangements to protect in place or relocate any existing Whitewater Mutual Water Company facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Whitewater Mutual Water Company shall be submitted to.the Engineering Division prior to issuance of a grading permit. 64. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 65. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 66. A Parcel 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 Parcel Map to the Engineering Division as part of the review of the Map. The Parcel Map shall be approved by the City Council prior to issuance of building permits. 67. In accordance with Government Code 66411.1 (a), all required public improvements shall be listed in an Improvement Certificate on the Parcel Map and clearly noted that the required public improvements will be the minimum development requirements for Parcels 1, 2, and 3 of Parcel Map 33989, but shall be completed prior to issuance of a building permit on the parcels. 9 Conditions of Approval November 2, 2005 Case 5.1071 TTM 33989 PDD 318 68. Upon approval of a Final Map, the Final Map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management. Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 69. A minimum of 48 inches of clearance shall be provided on public sidewalks for handicap accessibility. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk; or by the relocation of any obstructions within the public sidewalk along the Sepulveda Road and Los Felices Road frontages of the subject property. 70. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 71. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. 10 DATE: SEPTEMBER 28, 2005 TO: PLANNING COMMISSION FROM: DIRECTOR OF PLANNING SERVICES CASE 5.1071 PD-318 TPM 33989 — AN APPLICATION BY SEVAK KACHADURIAN, OWNER FOR A TENTATIVE PARCEL MAP AND PLANNED DEVELOPMENT DISTRICT. THE TENTATIVE PARCEL MAP IS TO SUBDIVIDE APPROXIMATELY 22,777, .52 ACRES INTO 3 LOTS. THE PLANNED DEVELOPMENT DISTRICT IS TO CONSTRUCT 3 NEW DETACHED SINGLE FAMILY RESIDENCES, LOCATED ON THE NORTHEAST CORNER OF SEPULVEDA AND LOS FELICES, ZONE RGA-6, SECTION 3, APN 504-092-001 AND 504-092-002. RECOMMENDATION 1. Recommend that the Planning Commission recommend to the City Council approval Tentative Parcel Map 33989 for the subdivision of approximately 22,777 square feet into 3 private residential lots; and 2. Recommend that the Planning Commission recommend to the City Council approval Planned Development District 318 for the construction of 3 single-family residences, located on the northeast corner of Los Felices and Sepulveda, Zone Rga-6, Section 34, APN 504-092-001 and 504-092-002, BACKGROUND On August 8, 2005, Sevak Kachadurian submitted an application for a Tentative Parcel Map and Planned Development District. The proposed project consists of two existing parcels to be subdivided into three single-family lots for the construction of three single- family residences of consistent complimentary design. The Tentative Parcel Map proposes to subdivide approximately 22,777 square feet into 3 private residential lots. Lots 2 and 3 measure 7,267 sq. ft. and Lot 3 measures 8,239 sq. ft. The Planned Development District proposes the construction of single-family residences. The proposed project is located on Los Felices and Sepulveda. Each street has the capacity to carry the type and quantity of traffic expected to be generated by the residential use. The Architectural Advisory Committee (AAC) reviewed this project on September 12, 2005 and voted unanimously 4-0 with one abstention to approve the project. ADJACENT LAND USES Table 1.0 Zoning and General Plan Designation and Adjacent Land Uses Orientation Land Use General Plan /Zoning Designation North Single Family GP - L-6 / RGA-6 Cluster Residential Zone South Single Family GP - L-6 / RGA-6 Cluster Residential Zone Planning Commission Staff Report September 28, 2005 Case 5.1071 PD 318 TPM 33989 Bullock East Multi-Family GP - L-6 / RGA-6 Cluster Residential Zone West Vacant land GP - L-6 / RGA-6 Cluster Residential Zone ANALYSIS The General Plan designation is L-6 (Low Density Residential). Objective 3.5.a of the General Plan states that "the L-6 designation provides for a threshold of 4 units per acre and a maximum density of 6 units per acre, which accommodates various types of low- density residential development including traditional single-family homes." Staff has identified the following policies from the General Plan, which we believe are relevant to this request. Based on the L-6 designation, a density of 3 dwelling units would be allowed on the existing .52 acre site. The project proposes 3 dwelling units on the existing site, which is consistent with Objective 3.5.a. of the General Plan. General Plan Policy 3.5.1 states: "Single-family detached units shall be the primary land use and shall be restricted to one unit per lot." The proposed project consists of three detached single-family residential units therefore; the proposed project is consistent with Policy 3.5.1 of the General Plan. General Plan Policy 3.5.2 'limits new building height to a maximum of 18 feet and one story." The proposed project consists of three detached single-family residential units 13'1W high and is consistent with General Plan Policy 3.5.2. General Plan Policy 3.5.4 states that a 'minimum of 65% of the lot area shall be maintained as on-site open space /recreational area." Each lot contains approximately 69% of open recreational and landscaped space and is consistent with General Plan Policy 3.5.4 of the General Plan. PLANNED DEVELOPMENT DISTRICTS The General Plan Planned Development Districts (PDD) and Zoning Ordinance Section 94.03.(B)(5) states that "the Planned Development District is designed to provide various types of land use, which can be combined in compatible relationship with each other as part of a totally planned development. It is the intent of this district to insure compliance with the General Plan and good Zoning practice while allowing certain desirable departures from the strict provisions of specific zone classifications. The advantages, which are intended to result from the application of the planned development district, are to be insured by the adoption of a precise development plan with a specific time limit for commencement of construction." The intent of the proposed development is to construct three single-family homes of consistent complimentary design. As an amenity, a decorative wall and a water efficient decorative landscape has been added in the side yard along Los Felices and the side front yard at the intersection of Sepulveda. A consistent variety of street tree is proposed along the front yards of the three residences. 2 Planning Commission Staff Report September 28, 2005 Case 5.1071 PD 318 TPM 33989 Bullock The side-yard and corner landscape spaces will be maintained by the homeowners of the three residences through a common maintenance agreement, which will be added as a Condition of Approval. Pursuant to Section 92.02.01(A)(1) of the Zoning ordinance, "Single-family dwellings shall be in accordance with Section 92.01.00 (R1-C Standards)." Under the PDD, to achieve a more desirable affect, the applicant has requested departure of certain R1C development standards, and certain development standards in RGA-6 as shown in Table 2.0. Table 2.0 contrasts the development standards for the RGA-6 Zone, the R1 C Zone and the proposed development standards. Table 2.0 RGA-6, R 1 C and Proposed Development Standards Development RGA 6 Zoning RIC Zoning Proposed Standards Requirements Requirements Lot Area 2 Gross acres / 10,000 sq. ft. Lot 1 8265 sq. ft.-.18 acres Lots lot 2 & 3 7256 sq. ft.-.16 acres Width Interior 165' 100, Lot 2 & 3 77'6" Width Corner 135' 110, Lot 1-661" Depth Interior 165' 100, 100, Depth Corner 135' 100, 100" Density 7,000 Sq. Ft. / Max of 35 % Building 1 SFR / Residence DU coverage per lot. 1 Lot 1- 1.18 SFR Lot 2 & 3 1.03 Building 15' 12' With an increase 1310" This height would require Height 4:12 up to 18'. Gable a side yard setback of 16' unless ends 15' tall may the roof could be considered a encroach past the Gable End. building envelope. Front Yard 25' 25' 25' Side Yard 10, 10, 10, Interior Side Yard 20' 20' 20' Corner Rear Yard 20' 15' 15' Lot Coverage 7,000 Sq. ft. lot Max 35% Lot 1 - 26% Coverage and 1.18 area for each d/u DU / acre Lot 2 & 3 - 29% Coverage and 1.03 DU / acre Landscape 50% must be Minimum of 65% Lot 1 - 74% Open Space coverage landscaped open space Lot 2 & 3 71% OS Wall 6' 6' 6' rising to 7' 4" Any height over 6' is not supported by staff. 3 Planning Commission Staff Report September 28, 2005 Case 5.1071 PD 318 TPM 33989 Bullock ENVIRONMENTAL ASSESMENT: Pursuant to Section 15303(a), New Construction or Conversion of Small Structures, of the California Environmental Quality Act (CEQA) the proposed project is a Class 3 Categorical Exemption because up to three single-family residences may be constructed under this exemption. A Notice of Exemption has been filed with the County of Riverside. NOTIFICATION The public hearing notice for the proposed project was published in the Desert Sun newspaper. All property owners within 400' of the project site have been notified of the public hearing. As of the writing of this report, staff has received a couple of inquiries with no comments and no correspondence. Director of Planning Services ATTACHMENTS: 1. Vicinity Map 2. Resolution 3. Conditions Of Approval 4. Reductions 4 RESOLUTION NO. 5026 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL FOR A TENTATIVE PARCEL MAP AND PLANNED DEVELOPMENT DISTRICT. THE TENTATIVE PARCEL MAP IS TO SUBDIVIDE APPROXIMATELY 22,777, .52 ACRES INTO 3 LOTS. THE PLANNED DEVELOPMENT DISTRICT IS TO CONSTRUCT 3 NEW DETACHED SINGLE FAMILY RESIDENCES, LOCATED ON THE NORTHEAST CORNER OF SEPULVEDA AND LOS FELICES, ZONE RGA-6, SECTION 3, APN 504-092-001 AND 504-092-002. WHEREAS, Sevak Kachadurian, owner, has filed an application with the City pursuant to Section 9.62 of the Municipal Code, Section 94.03.00 of the Zoning Ordinance, and Section 92.25.00 of the Zoning Ordinance, for a Tentative Parcel Map and Planned Development District, to allow subdividing approximately 22,777, .52 acres into three lots, and construction of three new detached single-family residences, located on the Northeast corner of Sepulveda and Los Felices, and WHEREAS, in accordance with Section 15303(a) of the California Environmental Quality Act (CEQA) guidelines, the proposed project was found to be categorically exempt from environmental review; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider TPM 33989, PD 318, and Case No. 5.1071, was given in accordance with applicable law; and WHEREAS, on September 28, 2005 a public hearing was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including but not limited to the staff report, all written and oral testimony presented. THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to Section 15303(a) of the Guidelines for the California Environmental Quality Act, CEQA, the Planning Commission finds that the project is categorically exempt from environmental review because up to three single family residences may be constructed at one time in urbanized areas under the Class 3 categorical exemption. Section 2: Pursuant to Section 94.02.00 of the Zoning Ordinance, the Planning Commission finds: a. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code; 1 The Planned Development District may include a multiplicity of housing types, provided, the density does not exceed the General Plan requirements. b. That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located; c. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood; d. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use; The proposed project is serviced by a local street that has the capacity to carry the type and quantity of traffic expected to be generated by the residential uses. e. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The conditions of approval imposed are necessary to protect the public,health, safety and general welfare. -Section 3: Pursuant to Zoning Ordinance Section 94.03.00, the Planning Commission finds that: a. The detached single family residential is a permitted use in conformity with the required findings and conditions as set forth in Section 94.02.00 (Conditional use permit), the General Plan and sound community development. b. A full range of development standards is established appropriate to the orderly development of the site which shall include the following: Table 2.0 RGA-6, R1C and Proposed Development Standards Development RGA 6 Zoning R1C Zoning Proposed Standards Requirements Requirements Lot Area 2 Gross acres / 00,000 sq. ft. Lot 1 8265 sq. ft.-.18 acres lot Lots 2 & 3 7256 sq. ft.-.16 acres Width Interior 165' 100' Lot 2 & 3 77'6" IN Corner 135' 110, Lot 1-661" 2 Depth Interior 165' 100, 100, Depth Corner 135' 100' 100, Density 7,000 Sq. Ft. / Max of 35 % Building 1 SFR / Residence DU coverage per lot. 1 Lot 1- 1.18 SFR Lot 2 & 3 1.03 Building 15' 12' with an increase 1310"This height would Height 4:12 up to 1S'. Gable require a side yard setback of ends 15' tall may 16' unless the roof would be encroach past the considered a Gable End. Bldg. envelope. Front Yard 25' 25' 25' Side Yard 10' 10' 10, Interior Side Yard 20' 20' 20' Corner Rear Yard 20' 15, 15' Lot Coverage 7,000 Sq. ft. lot Max 35% Lot 1 - 26% coverage and 1.18 area for each DU /acre d/u Lot 2 & 3 - 29% 1.03 DU / acre Landscape 50% must be Minimum of 65% Lot 1-74% OS coverage landscaped open space Lot 2 & 3 71% OS c. This Planned Development District is established through application of the property owner in accordance with the public hearing procedures of the Conditional Use Permit as set forth in Section 94.02.00(B), the requirements of the California Environmental Quality Act, and the approval of preliminary and final development plans. d. Development of this Planned Development District shall be subject to the requirements of section 94.03.00 and shall conform to the specifications of the final development plan as approved by the City Council. e. The approval of the preliminary development plans constitutes approval of the preliminary Planned Development District, which shall be incorporated into and become a part of the Final Planned Development District f. The applicant shall submit a final development plan for approval by the planning commission. The final plan shall be substantially in conformance with the approved preliminary plan and shall incorporate all modifications and conditions made to the preliminary development plan made by the Planning Commission and City Council, and shall be submitted with the final development plan checklist provided by the Department of Planning Services. Section 4: The proposed Planned Development is necessary because of the shortage of housing in California, and proper at this time, and is not likely to be detrimental to the adjacent property or residents. 3 NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing the Planning Commission hereby recommend that the City Council approve: 1. Tentative Tract Map 33989 for the subdivision of approximately .52 acres into 3 residential lots measuring 8,265 square feet, 7,256 square feet, and 7256 square feet; and 2. Planned Development District 318 for the construction of, 3 detached single family residences, NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends that the City Council approve TTM 33989, PDD 318, and Case No. 5.1071. .ADOPTED this 28th day of September, 2005. ,AYES: 5 (NOES: 1 / Hochanadel ABSENT: 1 / Ringlein ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Chairman of the Planning Cor6-i- fission Secretary of the Planning Commission 4 CITY OF PALM SPRINGS ARCHITECTURAL ADVISORY COMMITTEE AGENDA Large Conference Room — City Hall, 3200 East Tahquitz Canyon Way Monday, September 12, 2005 AGENDA RF( nMMENDATIONy� CALL TO ORDER - 3:00 p.m. REPORT OF POSTING OF AGENDA - Agenda available for public access at the City Hall exterior bulletin board (west side of Council Chambers)and the Planning Division counter by noon Thursday,September 6,2005. PUBLIC COMMENTS - Three(3) minute time limit per person on matters within the jurisdiction of the Architectural Advisory Committee and comments are limited to the matters outlined on the agenda for this meeting. It is the intention of the City of Palm Springs to comply with the Americans with Disabilities Act(ADA)in all respects. If,as an attendee or a participant at this meeting,you will need special assistance beyond what is normally provided, the City will attempt to accommodate you in every reasonable manner. Please contact Phil Kaplan,760-323-8219 at least 48 hours prior to the meeting to inform us of your particular needs and to determine if accommodation is feasible. Please advise us at that time if you will need accommodations to attend or participate in meetings on a regular basis. The telephone number for the hearing impaired(rDD#)is 760-864-9527. If any individual or group challenges the action in court,issues raised maybe limited to only those issues raised at the public hearing described in this notice or in written correspondence at,or prior to,the Planning Commission meeting ACTION ITEMS NO. CASE # DESCRIPTION 1. 3.2780 Application by Mary Pierce to construct a duplex at 2121 Junipero Avenue,Zone R-G- A(6), Section 3. (JY) RECOMMENDATIONS: Recommend 6-0 to approve as submitted. 2. 5.0666 Application by Lennar Inland Communities for final development plans for the maintenance complex at Gene Autry Trail and Vista Chino,.Zone PD-231, Section 7. (JY) RECOMMENDATIONS: Recommend 6-0 t o approve subject to the following: 1. Consider moving the location of the washpad because it is currently located where it will be greatly affected by the prevailing winds. 2. Durability of metal panels on west side of building: either waterproof the panels to prevent leaching and stains on the walls or perhaps add a course of block on the tbottrm -to-tielp with durability issues. ---Case- Application bySevakKachaduCian,owner to develop three SFR'son approx. 1.2acres 5.1071 at the northeast corner of SOS Feliz-aya. Zone RGA(6), Section 3. FAX: TTM 33989 PD 318 RECOMMENDATIONS: Recommend 5-0 to approve the proposed architecture as submitted. 4. Case Application by Shelby Strong, owner, to demolish existing building and construct a 10- 3.2503 unit service/manufacturing building and adjunct improvements at 530 & 550 Vella Road, Zone M-1, Section 19. (DB) RECOMMENDATIONS: Approve with the following Conditions: 1. Architect will design and submit a sign program for the project. 2. Architect will design and submit a lighting plan for the project. 3. Architect will add more vertical landscape plants; such as Palm trees or bamboo to the project. 4.Architect will present a different color board reflecting the comments at the meeting. Require Staff presentation of the revised color board, landscape, and lighting changes for review on 09-26-2005. City of Palm Springs Planning Commission Minutes of September 28, 2005 M/S/C (Shoenberger/Hutcheson, 7-0) to recommend approval to the City Council, subject to Conditions of Approval ; and Condition #13 shall be "A final landscape plan for the East Palm Canyon Drive frontage be submitted to the Department of Planning Services for approval, prior to the Final Map, Commissioner Ringlein voiced her concern about there not being enough affordable rental units _ ,• in the City. 4. Case 5.1071 PD 318 / TPM 33989 - An application by Sevak Kachadurian, owner, to subdivide .52 acres into 3 lots and construct three single family RGA(6), Section 3. Assistant Planner, Diane Bullock, gave details of the proposed project. She reported that the PDD requires an amenity be given back to the community in which the applicant has proposed a consistent landscape and street tree along the corner of Los Felices and Sepulveda. Commission Ringlein stated she has a business related conflict of interest for item 4 and would not participate in the discussion or the vote and left Council Chamber. Chairwoman Marantz declared the Public Hearing open. Chris Sahlin, architect, gave additional information. Sevak Kachadurian, applicant, gave additional information. There being no further comments, the Public Hearing was closed. Marcus Fuller stated a determination had to be made regarding the under grounding of utility lines. Commissioner Shoenberger reported that this project was very well received by the Architectural Advisory Committee in which they felt it would be a benefit to the neighborhood. M/S/C (Roath/Cohen, 5-1 Hochanandel, 1 absent Ringlein) to recommend approval to City Council, subject to allowing a 7' 4" wall between the homes; defer to covenant the under grounding of utilities with the inclusion of the necessary conduits. Vice Chairman Hochanandel stated he voted against the project because he is not in favor of the 7 foot wall. Commissioner Ringlein returned to Council Chamber. 5. Case 5.0984 PD 291 — An application by Geiger, LLC to adopt a Planned Development and construct an approximately 393,000 square foot commercial center on approximately 37 acres located at the NE corner of Gene Autry Trail and Ramon Road, Zone M-1-P, Section 17. Acting Director of Planning Services, Norm Canchola, gave details and an update of the proposed project. 3 •asiaM��nnwh'y"'W'"w�aww"nae.""e.; r "'a Wwayx�;",•'b~R.�tkapA,°�W�a'�1�,�yR bil'ly xMf.�,4M.w'smwllrnc� �0.�Ma �xlexa 3 .ne b a.wremwwwuV _ u € ' � 0 }'yCi9` ti:alla I 1 M 1 r LI �, µ..r t � ��ti.�y IS 11 Y x''"' 1 ww�a \ """" r I `WY —' _ I I � � ■ 1 � 1 r MI mb � MKMnx = O t A...r.a .r �� • i r�.w VV�� , ��,r�, _ CSA Iva \ ay. cn 7267 S.F 7,267 S.F, L � Lar #2 � 3Poo16Pa� m { a■ r 8,239 S.R. 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"KS.+�zr.14a%A�L$W'�Tt'v" t,wu1 .. 171, N /Cl��M Lis � LIZ 5� 11LYI;t4 P 14 �, il•� \4r__ L !4A WON 76 f, C ` f cone.. - ,y — �+ d`.., tT�' �`F�*�.r+��'-� ♦ _ � -, .'C en.' Ewa-rn �t 1�O R714-4 f P-0M 5r.11 VLVF-bA - P I-WOJ£CT SITE t - �Y '7 a h MtN+ k ' J47+ . . ':•4_e x�k�r9;x+ wY rdtrM•2 �ri�i ti fl c'Zs" h�. ,xt. ta✓nAl1 � � 4�n'X tix�f+'v,R"Y +:,' � - Sat - t„ « - ., Sw�-N� ?,'f'f' - NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE NO. 5.1071, PD 318, TPM 33989 SEVAK KACHADURIAN NE CORNER OF LOS FELICES AND SEPULVEDA 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 2, 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 the hearing is to consider Case 5.1071, PD 318, and TTM 33989, an application by Sevak Kachadurian. The proposed project involves a Tentative Parcel Map and Planned Development District. The Tentative Parcel Map is for the subdivision of approximately .52 acres into 3 single-family lots. The Planned Development District is to construct 3 detached single- family residences. The project is located on the Northeast corner of Los Felices and Sepulveda Roads, Zone RGA-6, Section 3, APN 504-092-001 and 504-092-002. ENVIRONMENTAL DETERMINATION: Pursuant to the California Environmental Quality Act (CEQA), Section 15303, New Construction or Conversion of Small Structures, the project was found to be exempt from environmental review and a Notice of Exemption was prepared. 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 City Clerk's Department at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this project may be made verbally at the public hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (mail or hand delivery) to: James Thompson, City Clerk 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 If any individual or group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. An opportunity will be given at said hearings for all interested persons to be heard. Questions regarding this case may be directed to Diane Bullock, Department of Planning Services, (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger (760) 323-8245. i J mimes Thompson, City Clerk i� N Department of Planning Services Vicinity Map W+E M1 F r ��FHpT��M1 <��JCP•��,V�t�P' YORBA RD P100 RD E 1 SEPULVEDA RD KJ N z i _ ✓„l DOMINGUEZ RD � rr r ALVARADO RD _ Legend 0 parcel C, site CABRILLO RD 600 Feet CITY OF PALM SPRINGS DESCRIPTION: CASE NO: 5.1071 PD 318 Application for a TPM and a PD to subdivide .52 acres into TTM 33989 three single-family lots and to construct three single-family homes located on the NE corner of Los Felices and Sepulveda APPLICANT: Sevak Kachadurian Zone RGA-6, Section 3, APN 504-092-001 and 504-092-002, 'F,C'•i i li l l ® r� it qr 1i q,1^ PROOF OF PUBLICATION �t t�t:a i H O 1 l. : This is space for CgnuCp CleI? l5lfd:Stamp (2015.5.C.C.P) No 3954 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE NO,5.1071, PD 318, TPM 33989 SEVAK KACHADURIAN NE CORNER OF STATE OF CALIF ORNIA LOS FELICES AND SEPULVEDA County Of Riverside 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 2, 2005. The City Council meeting begin. at 6:00 p m in the Council Chamber at City Hall, 3200 East Tahqwtz Canyon Way, Palm Springs. The ppurpose of the hearing Is to considei Case 5.1071, PD 318, and TTM 33989, an application by Sevak Kachadunan. The proposed project In- volves a Tentative Parcel Map and Planned Do- at am a CiIIZCn Of the United St and a 1'CSIdeQt Of veloPmant Diract. The Tentative Parcel Map [s the County aforesaid;I am Over the age of eighteen for the suhdlvisi to of appr Planned De acres into 3 single-family lots. t 3 Planned Development yearS,and not a party LO Or interested in the District is a construct 3 detached single-family residences. The orol'ect is located on le'North- abOve-entitled matter.I am the principal clerk of a east corner of Los Polices and Sepulveda Roads, Printer of the,DESERT SUN PUBLISHING zone RGA-s, section 3, APN 504-092-001 and 504-092-002. COMPANY a newspaper of general circulation, printed and published in the city of Palm Springs, County of Riverside,and which newspaper has been o ......�I M V�.......M adjudged a newspaper of general circulation by the ' � �� Superior Court of the County of Riverside,State of California under the date of March 24,1988.Case Number 191236;that the notice,of which the ' - annexed is a printed copy(set in type not smaller than non pariel,has been published in each regular \ �'I and entire issue Of said newspaper and not in any supplement thereof on the following dates,to wit: October 22°d,200$ . PAI c SPRINGS O G ' ENVIRONMENTAL DETERMINATION: Pt ^------------ "-`"""-__"- _________ to the California Environmental Qualityty Act Unvors Section 15303,tru New Construction or All in the year 200$ foo rid t ob of Small Structures, the protect was found to is exempt from environmental review and a Notice of Exemption was prepared I certify(Or declare)under penalty Of perjury that the REVIEW OF PROJECT INFORMATION:The staff foregoing is true and Correct. 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 Fridayy. Please contact the Dated at Palm Springs,California this---•-22nd -- 1 City Clerk's Department at NO) 323-8204 If you da ' would i[ke to schedule an appointment to review � these documents. of--------"- CTOBER""" v----•- --•--,200$ COMMENT ON THIS APPLICATION: Response to thisproject/o may be made verbally at the public hearing,commets m wilting before t the Ytearmp.Wric- y' I ten comments may be made to the City Council !/ e/ `I!`\V,\ by letter (mail or hand delivery)to: --, SlgnatUl'e James Thompson, City Clerk 320o East T Can on Way Palm Springs,rings, CA 92262 If any individual or group challenges the action In court, Issues raised may be Ilmrted to only those ^sues 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. • An opportunity will be given at said hearings for 1A'�q all interested persons to be heard. Questions re- pp : gardensp this case may be directed to Diane Bull- ock, 323- re- garding of Planning Services, (760) 45. Sr necesita ayuda con esta carte, porfavor[lame a 4 Is Ciudad de Palm Springs y suede hablar con Nadine Fieger (760) 323-8245 James Thompson, City Clerk Published: October 22, 2005 City ®f Palm Springs h u en Office of the City Cleric a * 'C�RPORATCO^9 + 3200 E.Tahquirz Canyon Way • Palm Springs, California 92262 O q� �V, Tel: (760)323-8204 • Fax. (760)322-8332 • Web: www.ci.palm-sprnngs.ca.us 6FOR� 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 CASE 5.1075 PD 318, TTM33989, AN APPLICATION BY SEVAK KACHADURIAN, FOR A TENTATIVE PARCEL MAP AND PLANNED DEVELOPMENT DISTRICT, LOCATED ON THE NORTHEAST CORNER OF SEPULVEDA AND LOS FELICES, ZONE RGA-6, SECTION 3, APN 504-092-001 AND 504-092-002, on November 2, 2005. A copy of said notice was mailed to each and every person set forth on the attached list on the 20th day of October, 2005, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (64 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 27th day of October, 2005. 4MESTHOMPSON City Clerk /kdh H'\USERS\C-CLK\Hearing NoticesWriidavit-SEVAK KACHADURIAN.doc Post Office Box 2743 • Palm Springs, California 92263-2743 NEIGHBORHOOD COALITION,REPS C'ASLN& _5i1071"PD-318' - MS APRIL HILDNER MR TIM HOHMEIER SEVAK KACHADURIAN (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) CITY COJN,CIL MErTING 1'1 02'.,0. 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MS ROXANN PLOSS MR STEVEN PERRIN MS SHERYL HAMLIN (BEL DESIERTO NEIGHBORHOOD ) (DEEPWELL RANCH) (HISTORIC TENNIS CLUB AREA) 930 CHIA ROAD 1334 INVIERNO R\DRIVE 565 WEST SANTA ROSA DRIVE PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 MR JOHN HANSEN MS MALLIKA ALBERT MS DIANE AHLSTROM (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION) (MOVIE COLONY NEIGHBORHOOD) PO BOX 252 2241 NORTH LEONARD ROAD 475 VALMONTE SUR PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR KENT CHAMBERLIN MR BOB MAHLOWITZ MS PAULA AUBURN (TENNIS CLUB AREA) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISE/VISTA CHINO AREA) 373 MONTE VISTA 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BOB DICKINSON MR PETE MORUZZI VISTA LAS PALMAS HOMEOWNERS MODCOM AND PALM SPRINGS MODERN COMMITTEE 755 WEST CRESCENT DRIVE HISTORIC SITE REP "s F, PO BOX 4738 PALM SPRINGS CA 92262 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE NO: 5.1071 VERIFICATION NOTICE I 1 I PLANNING &ZONING DEPT MRS JOANNE BRUGGEMANS ATTN SECRETARY 506 W SANTA CATALINA ROAD PO BOX 2743 PALM SPRINGS CA 92262 PALM SPRINGS, CA 92263-2743 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA' AGUA CALIENTE BAND OF CAHUILLA INDIANS 1 1 I 1 '1' 1 INDIANS 650 E TAHQUITZ CANYON WAY PALM SPRINGS CA 92262 MR SEVAK KACHADURIAN MR CHRISTOPHER SAHLIN 137 SO. REEVES DR.,APT. 303 CHRISTOPHER SAHLIN ARCHITECTS BEVERLY HILLS, CA 90212 121 S. PALM CANYON DR., #200 SPONSORS ':I, I. 1 PALM SPRINGS, CA 92262 MR WADE WEAVER, ENGINEER 5074 Yz SHEARIN AVENUE LOS ANGELES, CA 90041 504 083 003 504 083 004 504 083 005 L Caren Wi &Kevin f.1- Thomas&Mary Kay Schuld William Regan&Robert Farran 143 S idler PI 491 W Yorba Rd 505 W Yorba Rd Opnfge,CA 92869 Palm Springs, CA 92262 Palm Springs,CA 92262 504 083 006 504 083 007 504 083 008 Henry Cypriano Mildred Nutter&Robert Adamson Vincent Cifarelli&Phyllis Blatchley PO Box 8284 545 W Yorba Rd 565 W Yorba Rd Palm Springs, CA 92263 Palm Springs,CA 92262 Palm Springs,CA 92262 504 083 009 504 083 010 504 083 �' Gloria Frank M Homes Inc Joan&Fiegen David Reilly Ray&M Daryaie26862 Bridlewood Dr Linda 17661 ed Laguna Hills,CA 92653 598 W Pico Rd En no, CA 91316 Palm Springs, CA 92262 504 083 012 504 083 013 504 083 014 William&Rose Hill Sr. Sterling& Susan Johnson James&Regina Leary 1699 Catalonia Way 536 W Pico Rd 15507 Moorpark St#107 San Jose, CA 95125 Palm Springs, CA 92262 Encino, CA 91436 504 083 015 504 083 016 504 083 017 Joe Salvemini& Wing Lenng Julian Ailabouni Marcelle Ailabouni 1524 N Pepper St 2380 N Volturno Rd 436 W Pico Rd Burbank, CA 91505 Palm Springs, CA 92262 Palm Springs, CA 92262 504 091 001 504 091 002 504 091 003 Gergis Yousef Giovanni Pirozzi&Vincenzo Pirozzi Giovanni Pirozzi&Vincenzo Pirozzi 2796 N Palm Canyon Dr PO Box 328 PO Box 328 Palm Springs, CA 92262 Palm Springs, CA 92263 Palm Springs, CA 92263 504 091 004 504 091 006 504 091 007 J R Roberts Giovanni Pirozzi&Vincenzo Pirozzi Giovanni Pirozzi&Vincenzo Pirozzi I San Carlos Ave PO Box 328 PO Box 328 Sausalito, CA 94965 Palm Springs,CA 92263 Palm Springs, CA 92263 504 091 008 504 091 009 504 091 010 Giovanni Pirozzi&Vincenzo Pirozzi Giovanni Pirozzi&Vincenzo Pirozzi - Giovanni Pirozzi&Vincenzo Pirozzi PO Box 328 PO Box 328 PO Box 328 Palm Springs,CA 92263 Palm Springs, CA 92263 Palm Springs, CA 92263 504 091 01 I 504 091 012 504 091 013 Jerry Vandeelen Bassim Atil< Giovanni Pirozzi&Vincenzo Pirozzi 2711 N Los Felices Rd 503 W Santa Catalina Rd PO Box 328 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92263 504091 014 504 092 005 504 092 006 Giovanni Pirozzi& Vincenzo Pirozzi Judy Belle Kenwood&Roma Valerie H Housing Authority Of Cnty&Riversi PO Box 328 482 W Sepulveda Rd 5555 Arlington Ave Palm Springs, CA 92263 Palm Springs, CA 92262 Riverside, CA 92504 504 092 00 7 504 092 008 504 092 009 Housing Authority Of Cnty&Riversi Housing Authority Of Cnty&Riversi Oscar&Roberto Navarrete 5555 Arlington Ave 5555 Arlington Ave 455 W Pico Rd Riverside,CA 92504 Riverside,CA 92504 Palm Springs, CA 92262 504 092 012 504 092 014 504 092 015 Joseph Ailabouni Dennis&Joan Lockhart Joseph Baltierra 485 W Pico Rd 595 W Pico Rd 500 W Sepulveda Rd Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504 092 016 504 092 017 504 093 001 � Gila Ailabouni&Khalil Ailabouni Gila Ailabouni Stephen Peterson PO Box 2132 485 W Pico Rd 500 W Dominguez Rd Palm Springs,CA 92263 Palm Springs, CA 92262 Patin Springs, CA 92262 504 093 002 504 093 004 504 XBed P—M Reid-Waterman Rick Innocent GregMatthewWeldon 74487 Candlewood St 464 W Dominguez Rd POB Palm Desert, CA 92260 Palm Springs, CA 92262 P n Springs, CA 92263 504 093 008 504 093 009 504 093 010 Maurice Dufresne Leopold Klabbers&Janet IClabbers Ronald&Tina Miller 475 W Sepulveda Rd 499 W Sepulveda Rd 255 N El Cielo Rd 9363 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504 093 OI 1 504 094 001 504 094 007 Maria Gonzalez&Manuel Gonzalez Myron& 'on Chlavin r� Alano Club Of The Desert Inc 555 W Sepulveda Rd Nettie sser PO Box 1691 Palm Springs,CA 92262 49 Alvarado Rd Palm Springs, CA 92263 I Im Springs, CA 92262 504094008 504 094 009 Myron Chlavi Myron&Dess Chlavi James Gaudineer&Tony Padilla 493 W Do}x nguez Rd f 2il 600 W Panorama Rd Pahn mgs,CA 92262 Palm Springs, CA 92262