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HomeMy WebLinkAbout11/5/2008 - STAFF REPORTS - 1.B. O�p A LM,gA� `Z u fn C, 4F .,%V1 CITY COUNCIL STAFF REPORT DATE: November 5, 2008 PUBLIC HEARING SUBJECT: TENTATIVE TRACT MAP 35998 FOR CASE 3.3274 MAJ; "OLYMPIAN VILLAS', A PROPOSED DEVELOPMENT OF A 38-UNIT SENIOR LIVING CONDOMINIUM COMPLEX ON AN APPROXIMATELY 2.66- ACRE PARCEL LOCATED AT 1551 EAST AMADO ROAD, ZONE MR; SECTION 14 (IL) T4S/R4E. FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council will consider a proposed Tentative Tract Map (TTM 35998), for condominium purposes. The Major Architectural application (3.3274 MAJ) was previously approved by the Planning Commission on September 24, 2008 for the construction of a 38-unit senior living condominium complex including off-street parking, landscaping and a community building. RECOMMENDATION: 1. Open the public hearing and receive public testimony. 2. Adopt Resolution No. _ "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 35998 FOR THE DEVELOPMENT OF A 38-UNIT SENIOR LIVING CONDOMINIUM COMPLEX, ON APPROXIMATELY 2.66-ACRES, LOCATED AT 1550 AMADO ROAD, ZONE MR, SECTION 14 (IL)". PRIOR ACTIONS: On June 23, 2008, the Architectural Advisory Committee reviewed the proposed project and voted 5-0-1 (Sahlin abstaining) to recommend the Planning Commission approve the project with the following comments: ITEM NO.1t/ City Council Staff Report November 5,2008 3 3274-MAJ,TTM 35998 Page 2 of 5 • The project will need to be carefully detailed architecturally • Roof slope seems too low • Windows and screens may need to be scaled and reviewed to assure a deep 'punched window' appearance • Consider providing skylights into the underground parking to reduce dependency on artificial lighting means • Concerns on the proportions and integration of the entry pediment with the adjacent facades • Raise the height of the entry pediment and study the proportions or the columns On September 24, 2008, the Project (Case 3.3274 MAJ) was reviewed and approved by a vote of 5-2-0 (Conrad and Scott opposed) by the Planning Commission and TTM 35998 was reviewed and recommended for approval to the City Council subject to conditions of approval including incorporation of the comments from the AAC noted above. On October 6, 2008, the project was reviewed by the Tribal Planning Commission of the Aqua Caliente Band of Cahuilla Indians. On October 14, 2008 it was reviewed by the Tribal Council. Comments from that meeting will be provided in the oral presentation by Staff at the public hearing for this project. STAFF ANALYSIS: The proposed project consists of a Tentative Tract Map for condominium purposes for the development of a 38-unit condominium two-story complex on approximately 2.66- acres fronting Sunrise Way, but with vehicular access from Amado Road. The new residential development will include a two-story courtyard style building with off-street subterranean parking, a separate community building, swimming pools and landscaped areas. The site is surrounded by existing residential and commercial development. The property is presently vacant with a small off-street parking area that was used by the previous owner, Verizon Inc, which owns the building to the south of the proposed project. This parking is presently not required for meeting that neighbor's off-street parking requirements because Verizon has sufficient parking in an existing off-street lot at the corner of Amado and Sunrise Way that will remain. General Plan, Zoning and Subdivision The parcel at 1550 Amado Road is located within the boundaries of the Section 14 Specific Plan. The Specific Plan was established to provide unique development standards, zones, architectural and development guidelines and regulations for Section - ., 2 City Council Staff Report November 5,2008 3.3274-MAJ,TTM 35998 Page 3 of 5 14, which is considered the most important area of the Agua Caliente Band of Cahuilla Indians reservation. Density. The General Plan land use designations for Section 14 are consistent with the land use designations in the Specific Plan- For this parcel, the General Plan denotes a land use designation of Medium Density Residential (6.1 — 15 dwelling units/acre). The subject project consists or 2.66 gross acres, thus a maximum allowable density would be forty (40) dwelling units per acre. The project proposes a total of forty units (including the two guest casitas), and is thus conforming in density to the General Plan and the Specific Plan. Section 14 Specific Plan Analysis The subject project lies within the "MR" area and is regulated by the Section 14 Specific Plan. Section 6.1.6 of the Section 14 Specific Plan notes that the uses in the MR Zone are generally those permitted in the R-2 zone of the Palm Springs Zoning Ordinance. The Section 14 Specific Plan notes that the development standards of the PSZO shall apply to the MR zone. The project was evaluated against these development standards and the analysis shown in the Planning Commission Staff Report notes that the project conforms to the standards for the zone and for the Specific Plan. A more detailed analysis can be seen in the attached Planning Commission Staff Report dated September 24, 2008. REQUIRED FINDINGS FOR THE TENTATIVE TRACT MAP: The following tentative tract map findings are required pursuant to Section 66474 of the Subdivision Map Act of the State of California: a. The proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The proposed project is consistent with the General Plan designation of Medium Density Residential, which provides a density threshold of 6.1 to a maximum of 15 dwelling units per acre. The project proposes a density of 14 du/acre which is consistent with the General Plan. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The subject property is zoned R-2 (Multiple Family Residential), which allows one dwelling unit per 3,000 square feet of lot area. The proposed conditions are consistent with the zone as shown in Table 2 above- C. The site is physically suited for this type of development. City Council Staff Report November 5,2008 3.3274-MAJ,TTM 35998 Page 4 of 5 The site is physically suited for this type of development because it is an existing multi- family residential development in a neighborhood of similar developments. The site is able to accommodate the necessary access, open space, landscape, parking and other requirements for this type of development. d. The site is physically suited for the proposed density of development. The proposed tract map would create a map for condominium purposes on a site with existing development that conforms to the density requirements (15du/acre) for this land use designation in the Palm Springs General Plan. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The proposed lot contains an existing fully developed residential complex of buildings, parking, landscape, pools and play areas with no known environmental impacts of any kind to fish, wildlife or natural habitats. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The existing subdivision in which this project is located has public water service and the existing street provides an orderly system of ordinary and emergency access to the project site. There are no serious health problems that would be created by the proposed tentative tract map. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The public easements at the subject property for roadway right of ways are not in conflict with the development because there are no proposed improvements or site modification proposed with this tract map. All utilities are located within and around the existing development_ Roadway width right of way dedications are noted on the tract map and are consistent with the local and state requirements for these segments of roadway. ENVIRONMENTAL ASSESSMENT Pursuant to Section 15332 of the CEQA guidelines, the project is considered a Class 32 in-fill development meeting the conditions for categorical exemption because the project is consistent with the applicable policies of the general plan and zoning designation. The project is less than five acres in size and is not considered a habitat for endangered, rare or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be served by all utilities. City Council Staff Report November 5,2008 3.3274-MAJ,TTM 35998 Page 5 of 5 NOTIFICATION Notification of the public hearing was provided to property owners within a 400 foot radius of the subject site. To date, staff has not received any public comment on the proposed application. CONCLUSION The Planning Commission found the Major Architectural proposal (Case 3.3274 MAJ) to be consistent with the Zoning Ordinance, the General Plan, the Section 14 Specific Plan and the guidelines for architectural review. Staff believes the findings for the Tentative Tract Map noted above support the requested application and is therefore recommending that the City Council approve TTM 35998, subject to the attached Conditions of Approval. . E ng, A Thomas Wilsg(h, Assistant City Manager Direc f Pla in Services Development Services David H. Ready, City Attachments: 1. Vicinity Map 2. Draft Resolution and Conditions of Approval 3. Planning Commission Staff report dated September 24, 2008 4. Planning Commission Minutes Summary dated September 24, 2008 (Excerpts) 5. Tract Map, Site Plans & Elevations o v .I sa * N Department of Planning Services W E Vicinity Map S H f A I I "�__� I� 6E6O1NG OFt - - ----- L— -- OESORT PALMS R I! ---�- 1 I i --_ ML MAfJfI�bR _ 7- w I . t} q I 2 AMAOO R 0 O1 _ - > 'I - V �- - ANORE Sft0 Legend - 1 -- - 400 Foot Radius I � 0 Project Sfte F I I Surrounding Parcels I CITY OF PALM SPRINGS CASE NO: 3.3274 MAJ & DESCRIPTION: To consider an application by John TTM 35998 Skordoulis of Legacy Development International for a major architectural application and tentative tract map for APPLICANT: John Skordoulis condominium purposes. The project is comprised of a Legacy Development thirty-eight unit senior housing complex with two guest International casitas, underground parking, common dining and social/recreation clubhouse, swimming pools, recreation areas and landscaping on a 2.66 acre [at at 1550 Amado Road, Zone MR, Section 14. _ I)s RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, FOR TENTATIVE TRACT MAP 35998 FOR THE DEVELOPMENT OF A 38-UNIT SENIOR CONDOMINIUM COMPLEX, ON APPROXIMATELY 2.66-ACRES, LOCATED AT 1550 AMADO ROAD, ZONE MR SECTION 14 (IL). WHEREAS, John Skordoulis of Legacy Development International Inc, (the "Applicant") has filed an application with the City pursuant to Section 9.62.010 of the Palm Springs Municipal Code, for Tentative Tract Map 35998; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case 3.3274 MAJ, Tentative Tract Map 35998, was given in accordance with applicable law; and WHEREAS, on September 24, 2008, a public hearing on the application for Case 3,3274 MAJ TTM 35998 was held by the Planning Commission in accordance with applicable law; and WHEREAS, Pursuant to Section 15332 of the CEQA guidelines, the project is considered a Class 32 in-fill development meeting the conditions for categorical exemption because the project is consistent with the applicable policies of the general plan and zoning designation. The project is less than five acres in size and is not considered a habitat for endangered, rare or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be served by all utilities; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning Commission has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. WHEREAS, the Planning Commission has previously approved Case 3.3274 MAJ and recommended approval of the Tentative Tract Map 35998 along with the environmental assessment to the City Council; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Tentative Tract Map 35998 was given in accordance with applicable law, and Resolution No. Page 2 WHEREAS, on November 5, 2008, a public hearing on the application for the Tentative Tract Map 35998 was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, 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 Section 15332 of the CEQA guidelines, the project is considered a Class 32 in-fill development meeting the conditions for categorical exemption because the project is consistent with the applicable policies of the general plan and zoning designation. The project is less than five acres in size and is not considered a habitat for endangered, rare or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be served by all utilities. Section 2. Pursuant to Section 66474 of the Subdivision Map Act, the City Council makes the following findings: a. The proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The proposed project is consistent with the General Plan designation of Medium Density Residential, which provides a density threshold of 6.1 to a maximum of 15 dwelling units per acre. The project proposes a density of 14 du/acre which is consistent with the General Plan. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The subject property is zoned R-2 (Multiple Family Residential), which allows one dwelling unit per 3,000 square feet of lot area. The proposed conditions are consistent with the zone as shown in Table 2 above. C. The site is physically suited for this type of development. The site is physically suited for this type of development because it is an existing multi- family residential development in a neighborhood of similar developments. The site is Resolution No. Page 3 able to accommodate the necessary access, open space, landscape, parking and other requirements for this type of development. d. The site is physically suited for the proposed density of development. The proposed tract map would create a map for condominium purposes on a site with existing development that conforms to the density requirements (15du/acre) for this land use designation in the Palm Springs General Plan. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The proposed lot contains an existing fully developed residential complex of buildings, parking, landscape, pools and play areas with no known environmental impacts of any kind to fish, wildlife or natural habitats. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The existing subdivision in which this project is located has public water service and the existing street provides an orderly system of ordinary and emergency access to the project site. There are no serious health problems that would be created by the proposed tentative tract map. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The public easements at the subject property for roadway right of ways are not in conflict with the development because there are no proposed improvements or site modification proposed with this tract map. All utilities are located within and around the existing development. Roadway width right of way dedications are noted on the tract map and are consistent with the local and state requirements for these segments of roadway. ADOPTED, this 5th day of November, 2008. MAYOR ATTEST: City Clerk G� W Resolution No. Page 4 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 November 5�h, 2008, by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California �pALMg Ali G1 V ur A`'F°" � Planning Commission Staff Resort Date: September 24, 2008 Case No.: 3.3274 MAJ, TTM 35998 Application Type: Major Architectural Application and Tentative Tract Map Location: 1550 Amado Road Applicant: John Skordoulis for Legacy Development International Zone: MR Medium Density Residential General Plan: Section 14 Specific Plan - Medium Density Residential (6.1-15 du/acre) APN: 508-060-036 From: Craig A. Ewing, AICP, Director of Planning Services Project Planner: Ken Lyon, Associate Planner PROJECT DESCRIPTION The proposal is a major architectural application and tentative tract map for condominium purposes by John Skordoulis of Legacy Development International ("applicant"). The project is comprised of thirty-eight unit senior housing complex with two guest casitas, underground parking, and common dining and social/recreation clubhouse, swimming pools, recreation areas and landscaping on a 2.66 acre (115,157 net square feet) lot at 1550 Amado Road, Zone MR (Medium Density Residential), Section 14 (IL), T4S/R4E. RECOMMENDATION That the Planning Commission: • Approves Case 3.3274 MAJ subject to the proposed Conditions of Approval, and • Approves Tentative Tract Map 35998 subject to the proposed Conditions of Approval, and Planning Commission Staff Report September 24, 2008 Case 3.3274 MAJ TTM 35998 Page 2 of 11 • Recommends approval by the City Council of TTM 35998 subject to the proposed Conditions of Approval. PRIOR ACTIONS TAKEN ON THE PROJECT On June 23, 2008, the Architectural Advisory Committee reviewed the proposed project and voted 5-0-1 (Sahlin abstaining) to recommend the Planning Commission approve the project with the following comments: • The project will need to be carefully detailed architecturally • Roof slope seems too low • Windows and screens may need to be scaled and reviewed to assure a deep 'punched window' appearance • Consider providing skylights into the underground parking to reduce dependency on artificial lighting means • Concerns on the proportions and integration of the entry pediment with the adjacent facades • Raise the height of the entry pediment and study the proportions of the columns The project is scheduled for review by the Tribal Planning Commission of the Aqua Caliente Band of Cahuilla Indians on October 6, 2008 and by the Tribal Council on October 14, 2008. A condition of approval has been included noting that any modifications requested by Tribal review after this hearing will be incorporated into the project by the applicant. BACKGROUND AND SETTING The subject parcel is a vacant L-shaped lot of approximately 2.66 acres (119,332 gross square feet). It is essentially flat with native desert scrub vegetation and no specimen trees or outstanding topographical features. Two roadway right-of-way easements have been dedicated; on the Amado and Sunrise Way frontages. Thus, the remaining net area of the lot for purposes of zoning analysis is 2.64 acres (115,157 square feet). A portion of a parking lot is existing on the southern "leg" of the site which will be removed as part of the proposed development (the remaining off-street parking on the adjacent lot serving Verizon will remain). The property is located in Section 14, which is the central area of the Agua Caliente Band of Cahuilla Indian reservation. This particular parcel is part of a larger five-acre parcel that was sold some time ago by the allottee who owned it, and it now exists as "fee land". The parcel is located in an urbanized part of the City mostly surrounded by existing multi-family residential developments and a few remaining undeveloped parcels. Planning Commission Staff Report September 24,2008 Case 3.3274 MAJ TTM 35998 Page 3 of 11 Table 1.0: Surrounding land uses, General Plan, Zoning Land Use General Zoning Plan/Specific_ Plan_ _ North Vacant MR (Medium R-2� DensityResidential South Public Utility (Verizon Building) MR R-2 and multi-family residential East Multi-Family Residential MDR (Medium R-2/PD 203 Density Residential) West Vacant MR R-2 \. .,t<M;� It r - t ^^PP w �a � r 4r l y ��+ h w d �ii OO (w'yry *y, . . ''�.... fad ' ' 9 `��:i :.oily r, r -N•,T{� L I !r a . rvw RRRIII .,, �'I` •.. � 4 ���111 � {'A sd�aao�mit�.�,,.�c •va�Ld•;q; , :iv�!rAuwlY."�aip':; ,i'_ � y:`., .�� �� Aerial view of the subicct site JI_ Planning Commission Staff Report September 24, 2008 Case 3.3274 MAJ TTM 35998 Page 4 of f 1 i 269.54 SSE 201-33-525 POR PAR 2 m 36 Pu I 2.80ACML 221.87 SSE 201-33-525 POR PAR 2 m PU 37 1.34 AC ML 67.55 I 40 o I v ' I Tax assessors map for the subject parcel ANALYSIS GENERAL PLAN/SPECIFIC PLAN The parcel at 1550 Amado Road is located within the boundaries of the Section 14 Specific Plan. The Specific Plan was established to provide unique development standards, zones, architectural and development guidelines and zoning regulations for Section 14, which is considered the most important area of the Agua Caliente Band of Cahuilla Indians reservation. Density. The General Plan land use designations for Section 14 are consistent with the land use designations in the Specific Plan. For this parcel, the General Plan denotes a land use designation of Medium Density Residential (6.1 — 15 dwelling units/acre). The subject project Consists of 2.64 net acres, thus a maximum allowable density would be forty (40) dwelling units per acre. The project proposes a total of forty units (including the two guest casitas), and is thus conforming in density to the Specific Plan. ` _ T Planning Commission Staff Report September 24,2008 Case 3.3274 MAJ TTM 35998 Page 5 of 11 Permitted Uses. Pursuant to the Section 14 Specific Plan, permitted uses in the MR land use designation are to be consistent with those in RGA-8 zone of the Palm Springs Zoning Ordinance. PSZO Section 92.02.01 (RGA-8) denotes the following under permitted uses: • Multiple-family dwelling in which all dwelling units shall be provided with a kitchen, and • Accessory buildings and uses customarily incidental to the permitted uses and located on the same lot therewith. The subject project is consistent with the permitted uses in the Section 14 Specific Plan because the 38 dwelling units contain kitchens. The accessory uses of the community building and guest casitas are located on the same lot and thus are also deemed to be consistent with the Specific Plan. . Development, Design and Landscape Standards Section 14 Specific Plan Chapter 6.3.2, denotes: Medium Density Residential Development Standards shall follow the provisions of the PSZO. This report will evaluate the project's conformance with the Section 14 development standards below under Zoning analysis. Tree, shrub, and groundcover planting guidelines from Specific Plan, Page 5-33, 5-37 for the Amado Road frontage, and guidelines for Sunrise Way, Page 5-32, 5-34 through 5-36 will also be evaluated below. ZONING ORDINANCE: The intention of the MR Zone in the Section 14 Specific Plan is for the development of medium density residential uses with a maximum density of 15 dwelling units per acre. This density is equivalent to the Medium Density Residential zone of the PSZO Section 92.04.03, thus that zone and its respective development standards will be used in this analysis. Table 2.0 outlines the development standards for the zone compared to the project. Lot analysis The parcel associated with this parcel is a unique L-shaped lot. Typically a lot of this configuration would be defined as a "flag lot". The PSZO defines a flag lot as follows: "Flag lot"means a lot so shaped and designed that the main building site area is set back from the street on which it fronts and includes an access strip to the frontage street. The subject site has frontage on more than one street, Amado and Sunrise Way. The configuration of the subject project affords access from both Amado (for the underground parking and rear service drive) and a front entry drive at the main entrance facing Sunrise Way. For this reason, it does not meet the definition of a flag lot and is analyzed herein as a standard interior lot whose primary frontage is on Sunrise Way. � r Planning Commission Staff Report September 24, 2008 Case 3.3274 MAJ TTM 35998 Page 6 of 11 7 Table 2.0: Zone R-3 Develo ment Standards and proposed project R-2 Development Standards Proposed Lot Area 20,000 square feet 115,157 NET sf 2.64 acres Lot Width 160 Feet 279.53 Feet— conforms Lot Depth 175 Feet 349.72 Feet— conforms Lot Coverage 30% for structures greater 34,541 SF (30%) - conforms than 18 feet in height Open Space 50% of the lot shall be usable 57,578 sf required; 57,708sf outdoor landscape, recreation (50%) provided - conforms and living space Density 1 Unit per 3000 sf of net lot 38 units — conforms area; 115,157 nsf/3,000 = 38.38 Buildin Height 24 Feet (two stories) 24 feet— conforms Front Yard 30 Feet 30 feet— conforms Side Yard interior Equal to bldg height if over 12 30 feet north — conforms feet 22 feet south at 19' high portico & 24 feet at main bldg wall — conforms Rear Yard 24 Feet (setback=building ht.) 30 feet - conforms Parking 67 required as noted below 81 provided - conforms Distance between 151-01, 15 feet— conforms buildings Architecture The proposed development is designed in a style reminiscent of vernacular Greek island hillside villages. Each residence is articulated individually on the facade by means of offsets in walls, variation in trim color at windows, shutters, window awnings, panels of ledger stone, variation in roof lines, and balconies with varying railing, balustrade, awning and trellis details. The two-story building is arranged in a courtyard configuration. The courtyard is somewhat symmetrical around an east-west axis aligning the front entry portico on the east with the community building on the west. In the middle of the courtyard are swimming pools, terraces, landscape areas and hot tubs encircled with Ionic colonnades. Parking is provided in a subterranean parking structure with individual two-car enclosed garages for each unit that are accessed by a central drive aisle. Vehicular access to the underground parking is provided by a two-way ramp and main control gate that is accessed off Amado Road. On the east side of the site, there is a drop off drive at the main entry lobby with three parking spaces for short term off-street surface parking (for deliveries, etc). The east Planning Commission Staff Report September 24,2008 Case 3.3274 MAJ TTM 35998 Page 7 of 11 side elevation of the lobby is designed to give the appearance of a Greek temple with a large pediment, ionic capitals on fluted columns, and Doric tri-glyphs, and dentils in the entablature. Behind the temple-like front portico are very large decorative doors flanked by two equally large two-story window panels with muntins in a grid-like pattern. The second floor units are accessed from stairs in each corner of the courtyard as well as an elevator in the east side lobby. The double loaded corridors on the north and south wings are designed with planters that create a meandering exterior corridor, intended to recreate the varied streetscape of a small Greek village. The gabled roofs are clad in a two piece arched clay tile. Section 14 Street Landscape Plans. The Section 14 Specific Plan provides tree, shrub, and groundcover planting guidelines for many thoroughfares. The Sunrise Way landscape guidelines are listed in the Section 14 Plan on page 5-32, 5-34 through 5-36. The project proposes Mexican Fan Palms, Gold Lantana, Mesquite, Purple Orchid trees, red bougainvillea, Acacia trees, Ocotillo and other drought tolerant species. The selected plant material is consistent with the guideline plant material for Sunrise Way in the Section 14 Specific Plan. Recreation and Open Space: The project provides open space on all four sides of the exterior of the complex as well as a large multi-use recreational and landscaped space in the courtyard. PSZO Section 92.03.04 requires 50% of the site be designed as usable outdoor living and recreational space with landscaped areas and adequate irrigation systems. The project provides 57,708 square feet, or 50% of usable outdoor space and therefore conforms- Parking Section 93.06.00 provides regulations for off-street parking requirements. Two- bedroom residential units require 1.5 parking spaces per unit. Guest parking shall be provided at one space per 4 units. The project has 38 two-bedroom units x 1.5 = 57 spaces. Thirty-eight divided by 4 = 9.5 or 10 guest spaces for a total of 67 required spaces. Of these, three are handicap-accessible spaces (of which one shall be van accessible) which meets the requirement. There are seventy enclosed parking spaces in garages, eight covered guest parking spaces in the subterranean parking area, and five uncovered guest parking spaces at grade. The project provides eighty-three (83) off street spaces and therefore exceeds the minimum off street parking requirements. Bicycle Parking Section 93.06.00(C)(5) of the PSZO states that bicycle racks or bicycle parking facilities may be required on projects submitted for architectural approval. No bicycle parking facilities are proposed for this project. Off-street trash enclosures Section 93,07.00 requires off-street trash and recycling enclosures for facilities with five or more residential units. The subject project will provide code compliant enclosures for - - .. I 17 Planning Commission Staff Report September 24,2008 Case 3.3274 MAJ TTM 35998 Pagc 8 of 11 both, located on the service drive on the west side of the community building. The applicant may wish to confirm the size of the trash enclosure as it appears somewhat small for the size and number of units and the potential for food waste from the community building. Off-street loading Pursuant to PSZO Section 93,07.01 loading docks shall be required for commercial uses. The community building has a commercial grade kitchen to serve the community dining room in that building. Loading and unloading functions are not provided with a separate loading dock; however two parking spaces at the rear of the community building and the service drive on that side of the facility can accommodate the function of loading for that facility. REQUIRED FINDINGS Although there are no required findings for applications for architectural approval, Section 94.04.00(D)(1-9) of the Palm Springs Zoning Code provides guidelines for the Architectural review of development projects to determine that the proposed development will provide a desirable environment for its occupants as well as being compatible with the character of adjacent and surrounding developments, and whether aesthetically it is of good composition, materials, textures and colors. Conformance is evaluated, based on consideration of the following: 1. Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e„ sidewalks as distinct from parking areas; The site layout, orientation, location of structures and relationship to one another and to open spaces and topography conform with good design practices and are appropriate for the type and nature of the use as a senior residential community because it provides adequate accessibility, good composition of open space, landscaping, creative architecture, and logical siting of various elements to provide good movement of pedestrians, residents, visitors and others throughout the site. The project adequately provides separation between pedestrian and vehicular movement via sidewalks, defined drive aisles and pavement markings. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; The project is harmonious in scale to adjoining developments in the area, but it is not harmonious with any existing architectural style in the area. The architecture is unique; however it is not monotonous and uses a variety of materials, surfaces, colors, and forms to create a varied and interesting composition. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens towers or signs) and_ effective , I !' Planning Commission Staff Report September 24.2008 Case 3.3274 MAJ TTM 35998 Page 9 of 19 concealment of all mechanical equipment; Height, setbacks, overall massing, and concealment of mechanical and "back of house" functions are adequately addressed because they conform with the standards for the zone and with the development standards for trash enclosures, mechanical enclosures and other utilitarian spaces. 4. Building design, materials and colors to be sympathetic with desert surroundings; 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously;AND, 6. Consistency of composition and treatment, The architectural style of the complex is unique and not something typically seen in the Palm Springs area. It does represent a cohesive style applied to the entire complex and visually creates a harmonious composition because the colors, textures, materials, scale, and overall design are all in keeping with a Greek vernacular island village style. 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant materials; The development proposes a water-efficient landscape design with trees and ground covers that are drought and heat tolerant. Minimal use of turf is included. Most open areas are covered in 3/8tn5 inch Palm Springs Gold decomposed granite. Tentative Tract Map The following tentative tract map findings are required pursuant to Section 66474 of the Subdivision Map Act of the State of California: a. The proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The proposed project is consistent with the General Plan designation of Medium Density Residential, which provides a density threshold of 6.1 to a maximum of 15 dwelling units per acre_ The project proposes a density of 14 du/acre which is consistent with the General Plan, b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The subject property is zoned R-2 (Multiple Family Residential), which allows one dwelling unit per 3,000 square feet of lot area. The proposed conditions are consistent with the zone as shown in Table 2 above. c. The site is physically suited for this type of development. 11 0 Planning Commission Staff Report September 24, 2008 Case 3.3274 MAJ TTM 35998 Page 10 of 11 The site is physically suited for this type of development because it is an existing multi- family residential development in a neighborhood of similar developments. The site is able to accommodate the necessary access, open space, landscape, parking and other requirements for this type of development. d. The site is physically suited for the proposed density of development. The proposed tract map would create a map for condominium purposes on a site with existing development that conforms to the density requirements (15du/acre) for this land use designation in the Palm Springs General Plan. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The proposed lot contains an existing fully developed residential complex of buildings, parking, landscape, pools and play areas with no known environmental impacts of any kind to fish, wildlife or natural habitats. f The design of the subdivision or type of improvements is not likely to cause serious public health problems. The existing subdivision in which this project is located has public water service and the existing street provides an orderly system of ordinary and emergency access to the project site. There are no serious health problems that would be created by the proposed tentative tract map. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The public easements at the subject property for roadway right of ways are not in conflict with the development because there are no proposed improvements or site modification proposed with this tract map. All utilities are located within and around the existing development. Roadway width right of way dedications are noted on the tract map and are consistent with the local and state requirements for these segments of roadway. CONCLUSION The proposal is consistent with the Zoning Ordinance, the General Plan and the Section 14 Specific Plan. The project conforms to the guidelines for architectural review. The findings for the Tentative Tract Map were made and support the requested application. Staff is recommending approval of the major architectural application and the TTM. ENVIRONMENTAL ASSESSMENT Pursuant to Section 15332 of the CEQA guidelines, the project is considered a Class 32 in-fill development meeting the conditions for categorical exemption because the project is consistent with the applicable policies of the general plan and zoning designation. - - t' 9 Planning Commission Staff Report September 24, 2008 Case 3.3274 MAJ TTM 35908 Pagc 11 of 11 The project is less than five acres in size and is not considered a habitat for endangered, rare or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be served by all utilities. NOTIFICATION Notification of the public hearing was provided to property owners within a 400 foot radius of the subject site_ To date, staff has not received any public comment on the proposed application. Ken Lyon Craig A. Ewing, AICP Associate Planner Director of Planning Services ATTACHMENTS 1. Vicinity Map 2. Draft Resolution w/Conditions of Approval 3. Tract Map and Reduced plans RESOLUTION NO. 7169 OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE 3.3274-MAJ, CONSTRUCTION OF A 38-UNIT SENIOR HOUSING COMPLEX WITH TWO GUEST CASITAS, UNDERGROUND PARKING, COMMUNITY BUILDING, POOLS AND LANDSCAPING ON A 2,66 ACRE PARCEL AT 1551 AMADO ROAD, ZONE MR, SECTION 14 (IL), T4S/R4E, APN 508-060-036. WHEREAS, John Skordoulis for Legacy Development International ("Applicant'), owners, have filed an application with the City pursuant to Section 9.62 of the Municipal Code, Section 94.04.00 of the Zoning Ordinance, and Section 92.17.1.00 of the Zoning Ordinance, for an Architectural Application, Case 3.3274-MAJ, to allow construction of a 38-unit senior housing complex with associated community building, underground parking, pools and landscaping; and WHEREAS, in accordance with the California Environmental Quality Act (CEQA Guidelines, the proposed project is Categorically Exempt under Section 15332 "Infill Development', and WHEREAS, on September 24, 2008 a meeting 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 the California Environmental Quality Act (CEQA Guidelines, the proposed project is Categorically Exempt under Section 15332 "Infill Development". Section 2: Pursuant to Section 94.04.00 (Architectural Review) of the Zoning Ordinance, the Planning Commission finds: 1_ Site layout, orientation, location of structures and relationship to one another and to open spaces and topography. Definition of pedestrian and vehicular areas; i.e., sidewalks as distinct from parking areas,- The site layout, orientation, location of structures and relationship to one Planning Commission Resolution September 24, 2008 Case 3 3274 MAJ Page 2 of 4 another and to open spaces and topography conform with good design practices and are appropriate for the type and nature of the use as a senior residential community because it provides adequate accessibility, good composition of open space, landscaping, creative architecture, and logical sitting of various elements to provide good movement of pedestrians, residents, visitors and others throughout the site. The project adequately provides separation between pedestrian and vehicular movement via sidewalks, defined drive aisles and pavement markings. 2. Harmonious relationship with existing and proposed adjoining developments and in the context of the immediate neighborhood community, avoiding both excessive variety and monotonous repetition, but allowing similarity of style, if warranted; The project is harmonious in scale to adjoining developments in the area, but it is not harmonious with any existing architectural style in the area. The architecture is unique; however it is not monotonous and uses a variety of materials, surfaces, colors, and forms to create a varied and interesting composition. 3. Maximum height, area, setbacks and overall mass, as well as parts of any structure (buildings, walls, screens towers or signs) and effective concealment of all mechanical equipment,- Height, setbacks, overall massing, and concealment of mechanical and "back of house" functions are adequately addressed because they conform with the standards for the zone and to the development standards for trash enclosures, mechanical enclosures and other utilitarian spaces. 4. Building design, materials and colors to be sympathetic with desert surroundings, 5. Harmony of materials, colors and composition of those elements of a structure, including overhangs, roofs, and substructures which are visible simultaneously;AND, 6. Consistency of composition and treatment, The architectural style of the complex is unique and not something typically seen in the Palm Springs area_ It does represent a cohesive style applied to the entire complex and visually creates a harmonious composition because the colors, textures, materials, scale, and overall design are all in keeping with a Greek vernacular island village style. 7. Location and type of planting, with regard for desert climate conditions. Preservation of specimen and landmark trees upon a site, with proper irrigation to insure maintenance of all plant � . _ 23 Planning Commission Resolution September 24, 2008 Case 3.3274 MIN Page 3 of 4 materials; The development proposes a water-efficient landscape design with trees and ground covers that are drought and heat tolerant. Minimal use of turf is included. Most open areas are covered in 3/8ths inch Palm Springs Gold decomposed granite. Section 3: Tentative Tract Mao Pursuant to Section 66474 of the Subdivision Map Act of the State of California, the Planning Commission finds: a. The proposed Tentative Parcel Map is consistent with all applicable general and specific plans. The proposed project is consistent with the General Plan designation of Medium Density Residential, which provides a density threshold of 6.1 to a maximum of 15 dwelling units per acre. The project proposes a density of 14 du/acre which is consistent with the General Plan- b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The subject property is zoned R-2 (Multiple Family Residential), which allows one dwelling unit per 3,000 square feet of lot area_ The proposed conditions are consistent with the cone as shown in Table 2 above- C. The site is physically suited for this type of development. The site is physically suited for this type of development because it is an existing multi-family residential development in a neighborhood of similar developments. The site is able to accommodate the necessary access, open space, landscape, parking and other requirements for this type of development. d. The site is physically suited for the proposed density of development. The proposed tract map would create a map for condominium purposes on a site with existing development that conforms to the density requirements (15du/acre) for this land use designation in the Palm Springs General Plan- e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. Planning Commission Resolution September 24, 2008 Case 3.3274 MAJ Page 4 of 4 The proposed lot contains an existing fully developed residential complex of buildings, parking, landscape, pools and play areas with no known environmental impacts of any kind to fish, wildlife or natural habitats. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The existing subdivision in which this project is located has public water service and the existing street provides an orderly system of ordinary and emergency access to the project site. There are no serious health problems that would be created by the proposed tentative tract map. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The public easements at the subject property for roadway right of ways are not in conflict with the development because there are no proposed improvements or site modification proposed with this tract map. All utilities are located within and around the existing development. Roadway width right of way dedications are noted on the tract map and are consistent with the local and state requirements for these segments of roadway. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Case 3.3274 MAJ, and Tentative Tract Map 35998 subject to the conditions set forth in exhibit A and recommends approval by the City Council of Tentative Tract Map 35998 subject to the conditions set forth in exhibit A. . ADOPTED this 241h day of September, 2008. AYES: 5, Donenfeld, Ringlein, Hochanadel, Cohen and Caffery NOES: 2, Conrad, Scott ABSENT: None_ ABSTAIN: None. ATTEST: CITY OF PALM SPRINGS, CALIFORNIA i in IC Dire of PI Wing Services EXHIBIT A Case 3.3274 TTM 35998 Olympian Villas Senior Housing 1550 Amado Road September 24, 2008 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. Administrative ADM 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. ADM 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 3.3274. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. t _ 2S ADM 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. ADM 4. This project shall be subject to Chapters 2,24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 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. ADM 5_ The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit give by the City, as may be reasonably determined by the City based upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes hillside areas (unless the area includes a public trail) landscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City's community-wide system and shown on the City's master plan). ADM 6. 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. ADM 7. As the property is Indian trust land, fees as required by the Agua Caliente Band of Cahuilla Indians Tribal Council shall be paid prior to consideration of this project by the Planning Commission. CC&R's ADM 8. The applicant prior to issuance of building permits shall submit a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning and Zoning for approval in a form to be approved by the City Attorney, to be recorded prior to approval of a final map. The CC&R's may 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. ADM 9. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $3,500, for the review of the CC&R's by the City Attorney. A $631 filing fee shall also be paid to the City Planning Department for administrative review purposes. ADM 10. The CCR's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform perspective buyers about traffic, noise and other activities which may occur in this area. Cultural Resources ADM 11. 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. ADM 12, Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. a. Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning and Zoning 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 3 .. _1 , Lu 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. PLANNING CONDITIONS PLN 1. The applicant agrees to accept and incorporate all conditions of approval and/or mitigation measures recommended for this project by the Tribal Council of the Agua Caliente Band of Cahuilla Indians. PLN 2. Final material and color selections shall be submitted for review and approval by the Planning Commission prior to issuance of Building Permit. PLN 3- Incorporate the design recommendations from the Architectural Advisory Committee which include.- • The project will need to be carefully detailed architecturally • Roof slope seems too low, evaluate and revise if possible. • Windows and screens need to be scaled and reviewed to assure a deep `punched window' appearance • Provide skylights into the underground parking to reduce dependency on artificial lighting means • Evaluate the proportions and integration of the entry pediment with the adjacent facades • Raise the height of the entry pediment and study the proportions of the columns. PLN 4. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. PLN 5. The final development plans shall be submitted in accordance with Section 9403.00 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- 4 - 2 ni PLN 6. 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. PLN 7. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. PLN 8_ 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. PLN 9. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. PLN 10. 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. PLN 11. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. PLN 12. All materials on the flat portions of the roof shall be light reflective color. PLN 13. All awnings shall be maintained and periodically cleaned. PLN 14. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening_ PLN 15. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 5 _ � PLN 16. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. - PLN 17, 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- PLN 18. The street address numbering/lettering shall not exceed eight inches in height. PLN 19- Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. PLN 20. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 21. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. PLN 22. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. PLN 23. The project shall comply with the City of Palm Springs Transportation Demand Management (TDM) Ordinance which establishes transportation demand management requirements for the City of Palm Springs. Refer to Chapter 8.4 of the Municipal Code for specific requirements. PLN 24. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building- Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project- Said transformer(s) must be adequately and decoratively screened. PLN 25. The applicant shall provide all tenants with Conditions of Approval of this project- PLN 26. Loading space facilities shall be provided in accordance with Section 9307-00 of the Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to issuance of building permits. PLN 27. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 6 POLICE DEPARTMENT CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. ENGINEERING CONDITIONS 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 ENG 1. The Engineering Division recommends deferral of off-site improvement items (identified as "Deferred') at this time due to lack of full improvements in the immediate area. The owner shall execute a street improvement covenant agreeing to construct all required street improvements upon the request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be submitted with the Grading Plan, and shall be executed prior to approval of the Grading Plan or issuance of grading or building permits. A covenant preparation fee in effect at the time that the covenant is submitted shall be paid by the applicant prior to issuance of any grading or building permits. ENG 2. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. ENG & Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. ENG 4_ Master planned roadways (Sunrise Way and Amado Road) shall be improved to the Final Section 14 Master Development Plan/Specific Plan design standards on and adjacent to the site, as generally identified herein, or to alternative design standards proposed by the applicant and approved by the City. SUNRISE WAY 7 ENG 5. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 50 feet along the entire frontage. ENG 6. Remove the existing curb and gutter and construct an 8 inch curb and gutter located 38 feet from centerline along the entire frontage, in accordance with City of Palm Springs Standard Drawing No. 200. ENG 7. Construct a 15 feet wide driveway approach located approximately 115 feet and 225 feet south of the north property line of the site, in accordance with City of Palm Springs Standard Drawing No. 201- The northerly driveway shall be restricted to ingress only and the southerly driveway shall be restricted to egress only. Traffic signage and striping shall be installed to enforce access restrictions. ENG 8- Construct a 24 feet wide driveway approach located approximately 20 feet south of the north property line of the site in accordance with City of Palm Springs Standard Drawing No. 201. The access shall be gated and locked, utilizing a combination of a Tomar strobe-activated switch and an approved Knox key electric switch for emergency access as approved by the Fire Marshall. ENG 9. Construct a meandering 5 feet wide sidewalk separated by a 4 feet wide landscaped parkway behind the curb, along the entire frontage in accordance with the Section 14 Final Master Development Plan Specific Plan (dated November 2004). The specific street improvements described in this condition may be modified by the applicant, in consultation with the City, provided that the intent of the Section 14 Specific Plan guideline is maintained. ENG 10. In accordance with the Section 14 Final Master Development Plan Specific Plan (dated November 2004), the applicant shall plant Washingtonia robusta palm trees with a trunk height of 38 to 42 feet along the Sunrise Way frontage, at 60 feet spacing, two canopy shade trees between each new palm tree at 30 feet spacing, and a 3 feet high evergreen hedge at the curb, as approved by the Director of Planning Services. The palm trees shall be uplighted, consistent with existing palm tree lighting along the Tahquitz Canyon Way corridor- The applicant shall be responsible for the perpetual maintenance of the new palm trees and other parkway landscaping along the Sunrise Way frontage. The specific landscape improvements described in this condition may be modified by the applicant, in consultation with the City, provided that the intent of the Section 14 Specific Plan guideline is maintained. ENG 11. Design and install an electrical system for installation of Sunrise Way decorative light fixtures (26 feet to 30 feet tall) consistent with the existing decorative lighting system along Tahquitz Canyon Way, including banner supports and overhead pedestrian-level lighting on the sidewalk. The 3 applicant shall furnish and install the decorative light fixtures, luminaires and supporting electrical system. The electrical system shall be operated by a separate electric meter, as approved by the City Engineer. The lighting system shall be installed and operational, and accepted for operation and maintenance by the City, prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. ENG 12. Construct a 14-feet wide raised, landscaped median island as specified by the City Engineer along the entire frontage. Deferred ENG 13. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 340. Additional pavement removal and replacement may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane. 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. AMADO ROAD ENG 14. Dedicate an easement for sidewalk purposes as needed for those portions of sidewalk located outside of the public right-of-way. ENG 15. Remove the existing street improvements as necessary to construct a 50 feet wide driveway approach, in accordance with City of Palm Springs Standard Drawing No. 201_ The centerline of the driveway approach shall be located approximately 30 feet east of the west property line of the site. ENG 16. The gated entry is subject to review and approval by the City Engineer and Fire Marshall. The applicant shall provide an exhibit showing truck turning movements around the entry, demonstrating the ability of standard size vehicles to maneuver through the entry (without reversing) if unable to enter the project. A minimum of 50 feet shall be provided between the back of sidewalk on the adjacent street and the gated entry directory/control panel, with an approved maneuvering area provided between the directory/control panel and the entry gates. The ingress and egress lanes shall be a minimum of 20 feet wide, unless otherwise approved by the Fire Marshall_ An opticom system for automatic operation by emergency vehicles, with uninterrupted power supply (battery back-up), shall be installed for the entry gates, meeting the approval of the Fire Marshall. ON-SITE 9 ENG 17. All on-site drive aisles shall be two-way with a minimum 24 feet wide travelway (as measured from face of curb) where no on-street parking is proposed. ENG 18. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the surface access road and the emergency access drive aisle as necessary to enforce parking restrictions. A Home Owners Association shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions required for the development- ENG 19. The minimum pavement section for all on-site drive aisles and parking spaces shall be 2'/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. ENG 20, The emergency access drive aisle may be constructed of turf block or alternative materials, as approved by the Fire Marshall- ENG 21. An accessible pedestrian path of travel shall be provided throughout the development, as may be required by applicable state and federal laws. An accessible path of travel shall be constructed of Portland cement concrete, unless alternative materials meeting state and federal accessibility standards is approved by the City Engineer- SANITARY SEWER ENG 22. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. The on-site sewer system shall connect to the existing sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. GRADING ENG 23. Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. i. 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 10 contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that has completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Precise Grading and Paving plan. c) The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Tentative Tract Map or site plan; a copy of current Title Report; a copy of Soils Report; a copy of the associated Hydrology Study/Report; and a copy of the associated Water Quality Management Plan. ENG 24. Prior to approval of a Grading Plan, the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at (760) 699-6800, to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. ENG 25. In accordance with an approved PM-10 Dust Control Plan, perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Perimeter fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations- ENG 26_ Perimeter fence screening shall be appropriately maintained, as required by the City Engineer_ Cuts (vents) made into the perimeter fence screening shall 11 not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. ENG 27_ Within 10 days of ceasing all construction activity and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on-site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022_ Following stabilization of all disturbed areas, perimeter fencing shall be removed, as required by the City Engineer. ENG 28, Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. ENG 29. Notice of Intent to comply with Statewide General Construction Stormwater Permit (Water Quality Order 99-08-DWQ as modified December 2, 2002) is required for the proposed development via the California Regional Water Quality Control Board (Phone No. (760) 346-7401). A copy of the executed letter issuing a Waste Discharge Identification (WDID) number shall be provided to the City Engineer prior to issuance of a grading permit. ENG 30. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. ENG 31. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Division with the first submittal of a grading plan. ENG 32. 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. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776.8208)_ DRAINAGE ENG 33. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities 37 12 approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40-50% of the street frontage parkway/setback areas should be designed as retention basins. On-site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on-site retention. ENG 34. Direct release of on-site nuisance water or stormwater runoff shall not be permitted to Sunrise Way or Amado Road. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. ENG 35, A Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from within the underground parking garage and the on-site private drive aisles. Direct release of nuisance water to adjacent public streets is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. ENG 36_ This project will be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating stormwater runoff, will be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development. E-NG 37. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212.00 per acre per Resolution = No. 15189. Fees shall be paid prior to issuance of a building permit_ GENERAL ENG 38. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (Le. 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. ENG 39. On phases or elements of construction following initial site grading (e.g., sewer, storm drain, or other utility work requiring trenching) associated with this project, the applicant shall be responsible for coordinating the scheduled construction with the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. Unless the project site has previously been waived from any requirements for Tribal monitoring, it is the applicant's responsibility to notify the Tribal Historic Preservation Officer or the Tribal Archaeologist at (760) 699-6800, for any subsequent phases or elements of construction that might require Tribal monitoring. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during construction, and to arrange payment of any required fees associated with Tribal monitoring. Tribal monitoring requirements may extend to off-site construction performed by utility companies on behalf of the applicant (e.g, utility line extensions in off-site streets), which shall be the responsibility of the applicant to coordinate and arrange payment of any required fees for the utility companies_ ENG 40. All proposed utility lines shall be installed underground. ENG 41, In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television - or 14 cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the property meet the requirement to be installed underground. Utility undergrounding shall extend to the nearest off-site power pole; no new power poles shall be installed unless otherwise approved by the City Engineer. A letter from the owners of the affected utilities shall be submitted to the Engineering Division prior to approval of a grading plan, informing the City that they have been notified of the City's utility undergrounding requirement and their intent to commence design of utility undergrounding plans_ When available, the utility undergrounding plan shall be submitted to the Engineering Division identifying all above ground facilities in the area of the project to be undergrounded. Undergrounding of existing overhead utility lines shall be completed prior to issuance of a certificate of occupancy. ENG 42. All existing utilities Shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. ENG 43. 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), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. 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. ENG 44. 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. ENG 45. 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. ENG 46. 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 l5 ENG 47. 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. ENG 48_ A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Attorney For review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be approved by the City Attorney prior to approval of the Final (Parcel) Map, or in the absence of a Final (Parcel) Map, shall be submitted and approved by the City Attorney prior to issuance of a Certificate of Occupancy. ENG 49. 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_LS. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater) formats. 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 ENG 50_ Install a 24 inch stop sign, stop bar, and "STOP" legend For traffic exiting the development, in accordance with City of Palm Springs Standard Drawing No. 620 through 625, ENG 51_ Install traffic signage at the emergency access driveway restricting access to emergency vehicles only. ENG 52. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. ENG 53. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, and striping, associated with the proposed development '1 16 shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. ENG 54. 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. ENG 55. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. FIRE DEPARTMENT CONDITIONS These conditions are subject to final plan check and review. Initial fire department conditions have been determined on the site plan dated 5/30/2008 and received by the Planning Department on 8/18/08. Additional requirements may be required at that time based on revisions to site plans_ Fire Department Conditions were based on the 2007 California Fire Code. Four complete sets of plans for private fire service mains, fire alarm, or fire sprinkler systems must be submitted at time of the building plan submittal. FID 1. Public Safety CFD: The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. FID 2. Radio Communications: Must install an in-building Public Safety Radio Communications Coverage System composed of a radiating cable system or an internal multiple antenna system with FCC-certified bi- directional 800 MHz and 150 MHz (as required to meet the two indicated 150 MHz frequencies) 17 amplifier(s), distribution system, and subcomponents shall be required for all buildings in excess of three stories, or has subterranean floors, or subterranean parking_ This system must meet the City of Palm Springs Public Safety Radio System Coverage Specifications as stated in the Palm Springs Municipal Code Chapter 11.03- FID 3, Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with (Sections 503 CFC) Minimum Access Road Dimensions: FID 4. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet; a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. The Palm Springs Fire Department requirements for two-way private streets, is a minimum width of 24 feet is required for this project, unless otherwise allowed by the City engineer_ No parking shall be allowed in either side of the roadway. FID 5. The 24' wide access road from Amado Road on the west side of the complex that transitions into the 24' turf block is designated as a fire lane. FID 6. Access During Construction (CFC 503): Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire Department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. FID 7. Fire Apparatus Access Gates (8.04260 PSMC): Entrance gates shall have a clear width of at least 15 feet and be equipped with a frangible chain and padlock during construction. FID 8. Buildings and Facilities (CFC 503.1.1): Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. FID 8. Additional Access Required (CFC 503.1.2): The fire code official is authorized to require more than one fire apparatus access road based on the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access to multifamily 18 residential and one or two family dwelling where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. The secondary access from° Sunrise Way meets fire department approval. The 16' gate shall utilize a combination of a Tomar strobe-activated switch and an approved Knox key electric switch. FID 9. Access Road Design Required (CFC 503.1.4): Entrance from Sunrise Way must provide both a left and right turn access into project site that must meet apparatus turning radius requirements. The fire code official shall evaluate access road design in terms of total response efficiency. The fire code official is authorized to make modifications to access road network design, access road routes and inter-connectivity with new or existing roads so that response efficiency is maintained. FID 10. Dimensions (CFC 503.2.1): Fire apparatus access roads shall have an unobstructed width of not less than 24 feet except for approved security gates in accordance with Section 503.6 and an unobstructed vertical clearance of not less than 13 feet 6 inches. FID 11. Surface (CFC 503.2.3): Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus (73,000 lbs. GVW) and shall be surfaced so as to provide all-weather driving capabilities. FID 12. Turning radius (CFC 5032.4): The required turning radius of a fire apparatus access road shall be determined by the fire code official. Fire access road turns and corners shall be designed with a minimum inner radius of 25 feet and an outer radius of 43 feet. Radius must be concentric. FID 13. Dead Ends (CFC 5032.5): Dead-end fire apparatus roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. The City of Palm Springs has two approved turn around provisions. One is a cul-de-sac with an outside turning radius of 43 feet from centerline. The other is a hammerhead turnaround meeting the Palm Springs Public Works and Engineering Department standard dated 9-4-02. FID 14. Designated Fire Lanes: Private developments shall be not less than 24 feet wide (curb face to curb face) with no parking on either side. The 24' wide access road from Amado Road on the west side of the complex that transitions into the 24' turf block is designated as a fire lane. FID 15. Fire Lane Marking (CFC 503-3): Approved signs or other approved notices shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. Signs or notices shall be maintained in a clean and legible condition at all times and is replaced or repaired when necessary to provide adequate visibility. 19 FID 16. Reduced Roadway Width: Areas with reduced roadway width at entry and exit gates, entry and exit approach roads, traffic calming areas that are less than 36 Feet wide require red painted curb to maintain minimum 24 foot clear width. Red curb shall be stenciled "NO PARKING' and "FIRE LANE" with white paint. FID 17. Security Gates (CFC 503.6): The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency-. operation. The security gates and the emergency operation shall be maintained at all times. FID 18. Secured automated vehicle gates or entries shall utilize approved Knox access switches as required by the fire code official. Secured non-automated vehicle gates or entries shall utilize an approved padlock or chain (maximum link or lock shackle size of inch) when required by the fire code official. FID 19. The Amado Road main gate and the Sunrise Way secondary gate shall utilize a combination of a Tomar strobe-activated switch and an approved Knox key electric switch. FID 20. Gate arms securing parking lots and parking structures shall be equipped with a fire department approved dual-keyed Knox key electric switch. When activated, the arm or arms shall open to allow fire and law enforcement access. FID 21. Approved security gates shall be a minimum of 15 feet in unobstructed drive width on each side with gate in open position. FID 22. In the event of a power failure, the gates shall be defaulted or automatically transferred to a fail safe mode allowing the gate to be pushed open without the use of special knowledge or any equipment. If a two-gate system is used, the override switch must open both gates. FID 23. If there is no sensing device that will automatically open the gates for exiting, a fire department approved Knox electrical override switch shall be placed on each side of the gate in an approved location. FID 24_ A final field inspection by the fire code official or an authorized representative is required before electronically controlled gates may become operative. Prior to final inspection, electronic gates shall remain in a locked-open position. FID25. Premises Identification (CFC 505.1): New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the o � 20 street or road fronting the property_ These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 4" high with a minimum stroke width of 0.5". FID 26. Key Box Required to be Installed (CFC 506.1): Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. FID 27. Location of Knox boxes: A Knox box shall be installed at every locked gate. Boxes shall be mounted at 5 feet above grade. Show location of boxes on plan elevation views. Show requirement in plan notes. FID 28. Operational Fire Hydrant(s) (CFC 508.1, 508.5.1 & 1412.1): Operational fire hydrant(s) shall be installed within 250 feet of all combustible construction. They shall be installed and made serviceable prior to and during construction. No landscape planting, walls, or fencing is permitted within 3 feet of fire hydrants, except ground cover plantings. FID 29. Fire Flow (CFC 508.3): Fire flow requirements for buildings or portions of buildings and facilities are estimated to be 4,000 GPM for the multi story residential units and subterranean parking with the installation of fire sprinklers based on Appendix B of the 2007 CFC. FID 30. Fire Flow (CFC 508.3): Fire flow requirements for buildings or portions of buildings and facilities are estimated to be 1,500 GPM for the Club House with the installation of fire sprinklers based on Appendix B of the 2007 CFC. FID 31. Identification (CFC 510.1): Fire protection equipment shall be identified in an approved manner. Rooms containing controls for air-conditioning systems, sprinkler risers and valves, or other fire detection, suppression or control elements shall be identified for the use of the fire department. Approved signs required to identify fire protection equipment and equipment location, shall be constructed of durable materials, permanently installed and readily visible_ FID 32. Elevator Recall Required (CFC 607.1): Elevators shall be provided with Phase I emergency recall operation and Phase If emergency in-car operation in accordance with ASME A17.1. FID 33. NFPA 13 Sprinkler System required for the Club House Building and Subterranean Parking (903.3.1.1). Where the provisions of this code require that a building or portion thereof be equipped throughout with an automatic sprinkler system in accordance with this section, sprinklers shall be installed throughout in accordance with NFPA 13 except as provided in Section 903-3.1.1.1. r 21 FID 34. NFPA 13R sprinkler system: required for the multi-story residential units (903.3.1.2)_ Where allowed in buildings of Group R, up to and including four = stories in height, automatic sprinkler systems shall be installed throughout in accordance with NFPA 13R. FID 35. Audible Water Flow Alarms (CFC 903.4.2): An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) to alert the occupants shall be provided in the interior of the building in a normally occupied location. FID 36. Valve and Water-Flow Monitoring (CFC 903.4): All valves controlling the fire sprinkler system water supply, and all water-flow switches, shall be electrically monitored. All control valves shall be locked in the open position. Valve and water-flow alarm and trouble signals shall be distinctly different and shall be automatically transmitted to an approved central station. FID 37. Fire Alarm System: Fire alarm system is required and installation shall comply with the requirements of NFPA 72, 2002 Edition. FID 38_ Standpipe Systems Required (CFC 905.3): Class 1 Standpipe system is required in addition to the automatic sprinkler system. FID 39. Portable Fire Extinguisher (CFC 906.1): Portable fire extinguishers shall be installed. Provide one 2-AA0-B:C portable Fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Portable fire extinguishers shall not be obstructed or obscured from view. Portable fire extinguishers shall be installed so that the top I not more than 5 feet above the floor. Requirements for the Club House commercial kitchen: FID40_ Ventilating Hood & Duct System (CFC 904.11 & CMC 507.1): A Type I ventilating hood and duct system shall be provided for commercial-type food heat-processing equipment that produces smoke or grease-laden vapors. FID 41_ Listed Duct Fire Wrap: The listed duct fire wrap shall provide a two-hour rating. FID 42. Fire Suppression Systems Testing (CFC 904.4 & NFPA 17A: 6.4.1): The hood and duct fire extinguishing system shall be function tested prior to final acceptance. Call the fire prevention secretary at 760-323-8186 for an inspection appointment. 7 22 FID 43_ Fire Extinguishing System Required (CFC 904.11): Approved UL 300 automatic fire-extinguishing systems shall be provided for the protection of commercial type-cooking equipment. FID 44. Automatic Power and Fuel Shutoffs (CFC 904.11.2 & CIVIC 513.4.1): The automatic fire extinguishing system shall be interconnected to the fuel or current supply for cooking equipment. The interconnection shall shut off all cooking equipment and electrical receptacles which are located under the hood when the system is actuated. Shutoff valves or switches shall be of a type that requires manual operation to reset. FID 45. Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1 & 4): In addition to the fixed system, a fire extinguisher listed and labeled for Class K fires shall be installed within 30 feet of commercial food heat processing equipment, as measured along an unobstructed path of travel. The preferred location is near the exit from the cooking equipment area. FID 46. Cooking Hood System Clearances (CIVIC 507.2.1): Where enclosures are not required, hoods, grease removal devices, exhaust fans, and ducts shall have a clearance of at least 18 in. to combustible material, 3 in. to limited- combustible material, and 0 in. to noncombustible material. (4.2.1 NFPA 96) Where a hood, duct, or grease removal device is listed for clearances less than those required above the listing requirements shall be permitted. FID 47. Type I Cooking Hoods (CIVIC 508.1.1): Type I cooking hoods shall be constructed of and be supported by steel not less than 1,09 mm (0.043 in.) (No. 18 MSG) in thickness or stainless steel not less than 0.94 mm (0.037 in.) (No. 20 MSG) in thickness. FID 48. Type I Cooking Hood Enclosure (CIVIC 508.2): All seams, joints, and penetrations of Type I cooking hood enclosure that direct and capture grease- laden vapors and exhaust gases shall have a liquid tight continuous external weld to the hood's lower outermost perimeter- FID 49. Grease Ducts (CIVIC 510.5.1): Grease ducts shall be constructed of and supported by carbon steel not less than 1.37 mm (0,054 in.) (No. 16 MSG) in thickness or stainless steel not less than 1.09 mm (0.043 in.) (No. 18 MSG) in thickness. FID 50. Grease Duct Construction (CIVIC 510.5.2.1): All seams, joints, penetrations, and duct-to-hood collar connections of grease ducts shall have a liquid tight continuous external weld. FID 51. Air Balance/Performance Test (CIVIC 511.2.2): Upon completion and before final approval of the installation of a ventilation system serving commercial food heat-processing equipment, a performance test shall be required to 23 - i� verify the rate of airflow and proper operation. Replacement air quantity shall be adequate to prevent negative pressures in the commercial cooking area(s) from exceeding a.02 in. water column. FID 52. Exhaust Fan Operation (CIVIC 511.2.3)= A hood exhaust fan(s) shall continue to operate after the extinguishing system has been activated. FID 53. Exhaust/Makeup Air Operation (CIVIC 511.3): The exhaust and makeup air systems shall be connected by an electrical interlocking switch. FID 54. Fire Extinguishing System Annunciation (CIVIC 513.6.2): Where a fire alarm signaling system is serving the occupancy where the extinguishing system is located, the activation of the automatic fire-extinguishing system shall activate the fire alarm signaling system. FID55. Listed Appliance Installation (CIVIC 515.1.2.1): All listed appliances shall be installed in accordance with the terms of their listings and the manufacturer's instructions. FID 56. Listed Equipment Installation: All listed equipment shall be installed in accordance with the terms of their listings and the manufacturer's instructions. END OF CONDITIONS 24 City of Palm Springs Planning Commission Minutes of September 24, 2008 2. PUBLIC HEARINGS: 2A. Case 3.3274 MAJ / TTM 35998 (Olympian Villas Senior Housing) - An application by John Skordoulis of Legacy Development International to construct a 38-unit senior housing complex with two guest casitas, underground parking and recreation areas, on a 2.66 acre lot parcel, located at 1550 Amado Road, Zone MR, Section 14, APN: 508-060-036. (Project Planner: Ken Lyon, Associate Planner) Ken Lyon, Associate Planner, provided background information as outlined in the staff report dated September 24, 2008. Mr. Lyon pointed-out that this, project is scheduled for review by the Tribal Planning Commission on October 6, 2008 and by the Tribal Council on October 14, 2008. Chair Hochanadel opened the Public Hearing: -John Skordulis, applicant, stated that in January 2006, he purchased the lot from Verizon with the vision to develop something "different and unique". Mr. Skordulis explained that the project is Greek island architecture. -Chris Sahlin, architect, provided further details and thanked staff for their work. Mr. Sahlin spoke of his visit to the Greek islands and noted their use of brighter colors in the architecture. Mr. Sahlin stated their intent is to maintain the traditional elements and detailing. Mr. Sahlin-(responding to questions from the Commission) provided further details pertaining _to the adjacent parking lot, guest parking and the material specifications for the stone ionic capitals/columns, the pediment, plaster and the two piece tile roof. Commissioner Conrad stated that the units are very generous and the site plan is nice, however, expressed 'concern with the materials for the architectural elements and reg66sted a condition be imposed to bring back material selection to the Planning Commission for approval prior to issuance of permit. M/S/C (Ringlein/-1, -) To approve Case 3.3274 MAJ and Tentative Tract Map 35998 and recommend approval of TTM 35998 to the City Council, subject to the Conditions of Approval, as amended: (MOTION WAS LOST, DUE TO A LACK OF A SECOND.) -Final material specifications and color selections shall be submitted for review and approval by the Planning Commission prior to issuance of Building Permit. Commissioner Scott said noted his reluctance with this project is that it is not a Greek town and the aesthetic is odd for Palm Springs. City of Palm Springs Planning Commission Minutes of September 24, 2008 Commissioner Ringlein felt that Palm Springs embraces diversity, including architecture, and thought this "new look" would be refreshing. Commissioner Donenfeld concurred with Commissioner Ringlein. Mr. Donenfeld said this town is big enough town to include diversity and to encourage people and developers to "think out of the bwe'. Commissioner Scott requested the applicant address the, sustainability and energy efficiency aspects of the project. Ann Berrington provided details on an insulation product called "Radiant Barrier" that reflects heat in the summertime and cold in the wintertime- Commissioner Caffery noted that he was tardy and missed staffs presentation, however, he has read the staff report and heard the public testimony and would be participating in the discussion and vote- Commissioner Caffery clarified that there are several Greek style projects in the city and has no concerns with the architecture. M/S/C (Donenfeld/Ringlein, 5-2/Scott/'Conrad) To approve Case 3-3274 MAJ and Tentative Tract Map 35998 and recommend approval of TTM 35998 to the City Council, subject to the Conditions of Approval, as amended: . -Final material specifications and color selections shall be submitted for review and approval by the Planning Commission prior to issuance of Building Permit- _ 4 w T ' crry OF PM SFRINL9, 70u OF 1WJQsmG Mt,[M OF CAUbLumm O�mfP mFaminiRYJ um.rrr[s TENTH TI VE TRA C T MA P NO. 35998 0 A PORTION OF TfEC N•E I/J OP 5&LTTON lw '/prrN$jj¢`A SON R=E i Eh T ytF Sµ Mi g�x rrurec HUSxnmm�lNo NASE nN➢ Nu�arnEAN ixd wa.ve ¢xa rcy N'''w'n reeu row. SANRONN 44% lac A la zoos rsn v �.n�w -ssr FOR GON6OM/N/UM PURPOSES _ � I" ` •. 5,• - +I it y � � �M"�. 9� IIILLLJJJJJj.11J"r•�i"`1...`"J// �,�� p�v�t°°�' x:�,,r ..i rJ• el 14�1 v.J O•• I� �i .y� � i I� I n�'w�Ya:a-r D o '•xFPd,.. •3 r rcwau°m.":boaau Iv. 97w�sGGOE LC.'CAn �A�Ape' B r' mr I I w.- P'lf' I r M'�t['rrrx9[orc � 11 - i I I �� I - III I rc�mo� • � � ] 4'4 mvfti..vaw x " ' I,J �nr�� N,i ,,lo._i I'r` III 1 I• ' r'�:� «r,.;w.�G :Sv,2'!7 •.. I�i I��1 I 1.-1 I �� i I i Ioi.�.'."w'�:•r' �ia tiP.+d+[Vtc W j GErr=Fn��7r=5 . . I II'L I� 411 �I• x l _ curl 7 iW 5 �:�m"�..�ra,,,pir mr.�-�,.,r,=.,o•... I:il II' C : k 1 N =`r7r,II.Id Lor w-xm a:,r `roca:uir n •�`� ^----�• �--T rr�• �� y r q PROJECT SIIE SUWM WAY' - 3 j 1 to M �1 Y L f W.O. Nvaio rrppxr pad. -000P • •• o aCMr Pw II. L'r.�: i irs ewym•nv _ .. I L//a 9M1 I NCIN1TY MA, �� �'� fa fde Clty N P�Im'Sprinyz SANBORN A/E. Inc. .IIaT Wsn�����Vry LLeol!1,:<+'•, I�� � „-..e.....,.a�r" 1ENlAfi'll MAP- TRACf NAP NO. a:096 SANBORN ��r< � OLYAfPlAN YfLLA.S '� rn,rwo�-.soew� qq r� p rnoE.e - :1... PLANNING SERVICES DEPARTMENT NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33162 CASE 3.3274 MAJ "OLYMPIAN VILLAS' 1550 AMADO ROAD PALM SPRINGS, CALIFORNIA 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 5, 2008, 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 John Skordoulis of Legacy Development International Inc, for Tentative Tract Map 35998, a map for condominium purposes for a proposed development of a 38-unit senior living condominium complex. The proposed project would be located on an approximately 2.66 acre-site at 1550 Amado Road. The project would include subterranean off-street parking, swimming pools, a community building, recreational areas and landscaped common areas. ENVIRONMENTAL DETERMINATION: Pursuant to Section 15332 of the CEQA guidelines, the project is considered a Class 32 in-fill development meeting the conditions for categorical exemption because the project is consistent with the applicable policies of the general plan and zoning designation. The project is less than five acres in size and is not considered a habitat for endangered, rare or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be served by all utilities. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. Please contact the Office of the City Clerk at (760) 323- 8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter(for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. (Government Code Section 65009[b][2]). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Ken Lyon, Department of Planning Services at (760) 323-8245. Si necesita ayuda con esta carta, porravor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760) 323-8245. James Thompson, City Clerk CITY OF PALM SPRINGS PUBLIC HEARING NOTIFICATION a : : CITY CLERK'S DEPARTMENT James Thompson, City Clerk Meeting Date: November 5, 2008 Subject: TTM 33162 Olympian Villas AFFIDAVIT OF MAILING I, Kathie Hart, CMC, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was mailed to each and every person on the attached list on October 23, 2008, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (56 notices) I declare under penalty of perjury that the foregoing is true and correct. Kathie Hart, CMC Chief Deputy City Clerk AFFIDAVIT OF PUBLICATION I, Kathie Hart, Chief Deputy City Clerk, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing will be published in the Desert Sun on October 25, 2008. l declare under penalty of perjury that the foregoing is true and correct. Kathie Hart, CMC Chief Deputy City Clerk AFFIDAVIT OF POSTING I, Dolores Strickstein, Secretary, of the City of Palm Springs, California, do hereby certify that a copy of the attached Notice of Public Hearing was posted at City Hall, 3200 E. Tahquitz Canyon Drive, on the exterior legal notice posting board and in the Office of the City Clerk on October 23, 2008. 1 declare under penalty of perjury that the foregoing is true and correct. Dolores Strickstein ` Secretary NEIGHBORHOOD COALITION REPS Case 3.3274&TTM 35998 MR PETE MORUZZI Olympian Villa Housing MODCOM AND PALM SPRINGS MODERN COMMITTEE PHN for CC Meeting 11.05.08 HISTORIC SITE REP I I 1 PO BOX 4738 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS PLANNING SERVICES DEPARTMENT CASE 3.3274 MAJ VERIFICATION NOTICE I 1 I ATTN SECRETARY MRS.JOANNE BRUGGEMANS PO BOX 2743 506 W. SANTA CATALINA ROAD PALM SPRINGS, CA 92263-2743 PALM SPRINGS, CA 92262 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA INDIANS INDIANS 11 I I 1 1 777 E.TAHQUITZ CANYON WAY,9301 PALM SPRINGS, CA 92262 MR JOHN SKORDOULIS MR CHRIS SAI-ILIN,ARCHITECT LEGACY DEVELOPMENT INT'L. 121 S. PALM CANYON DRIVE,#229 SPONSORS 400 NORTH SUNRISE WAY, #222 PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92262 momommommillil (/.t .I. �. 1< f /7 i .� �{ ( � / �"2 / 4•�Lf jA-.L'�f!'L v I �'�.-i PARCEL:502-0022-004-1 PARCEL 502-022-010-0 PARCEL,502-023-040.6 CONTINENTAL GARDENS ASSOC CORNERSTONE ASSOC WASHINGTON MUTUAL 600 N QUEEN ANNE AVE 600 N QUEEN ANNE AVE 400 N SUNRISE WAY 140 SEATTLE,WA 98109-4012 SEA77LE,WA 98109-4012 PALM SPRINGS,CA 92262-0301 PARCEL 502-024-073.9 PARCEL.508-060-017-3 PARCEL 506.060-037-1 WASHINGTON MUTUAL USA 508 GENERAL TELEPHONE CO OF CALIF 380 UNION ST 300 PO BOX 152206 WEST SPRINGFIELD, MA 01089-4128 IRVING, TX 75015-2206 PARCEL 506.060-038-2 PARCEL 506-060.039.3 PARCEL.508-070-015-2 METHODIST CHURCH OF PALM SPRINGS CLEVELAND BRUCE E&WOESTE JEFFR GENERAL TELEPHONE CO OF CALIF PO BOX 2007 PO BOX 471 PO BOX 152206 PALM SPRINGS, CA 92263-2007 L08 OLIVOS CA 93441-0471 IRVING,TX 75015-2206 PARCEL:508-071-001-2 PARCEL 508.071-002-3 PARCEL,508-071-003.4 USA BIA USA BIA USA BIA 280 N HERMOSA DR 282 N HERMOSA DR 281 N HERMOSA DR PALM SPRINGS, CA 92262.6480 PALM SPRINGS, CA 92262.6480 PALM SPRINGS, CA 92262-6480 PARCEL 508-071.004.5 PARCEL:5OB-071-005-6 PARCEL:508-071-006-7 USA 508 USA BIA USA BIA 286 N HERMOSA OR 260 N HERMOSA DR 262 N HERMOSA DR PALM SPRINGS, CA 92262-6480 PALM SPRINGS,CA 92262-6480 PALM SPRINGS, CA 92262-6480 PARCEL 506.071-007-8 PARCEL 508.071.008-9 PARCEL:508-071 9.0 USA BIA USA BIA KANTOR M JORIE S 264 N HERMOSA DR 266 N HERMOSA DR 1271 E ADO RD PALM SPRINGS, CA 92262-6480 PALM SPRINGS,CA 92262-6480 PALM SPRINGS, CA 92262-6475 PARCEL,506-071.010-0 PARCEL:508-071.011.1 PARCEL:508-071-012-2 USA BIA USA BIA USA BIA 1273 E AMADO RD 1275 E AMADO RD 1277 E AMADO RD PALM SPRINGS, CA 92262-6475 PALM SPRINGS, CA 92262-6475 PALM SPRINGS,CA 92262-6475 PARCEL:508-071-013-3 PARCEL 508.071-014-4 PARCEL:508-071.015.5 USA 508 USA 608 USA BIA 1279 E AMADO RD 1281 E AMADO RD 1311 E AMADO RD PALM SPRINGS,CA 92262-6475 PALM SPRINGS, CA 92262.6475 PALM SPRINGS, CA 92262-6477 PARCEL:508-071-015-6 PARCEL 508-071-017-7 PARCEL 508-071-018-8 USA BIA USA 508 USA 508 1313 E AMADO RD 1315 E AMADO RD 1317 E AMADO RD PALM SPRINGS,CA 92262-6477 PALM SPRINGS,CA 92262.6477 PALM SPRINGS, CA 92262-6477 PARCEL 508.071.019-9 PARCEL 508.071.020-9 PARCEL 506-071.021-0 USA 508 USA 508 USA BIA 1321 E AMADO RD 1323 E AMADO RD 1325 E AMADO RD PALM SPRINGS, CA 92262.0477 PALM SPRINGS,CA 92262-6477 PALM SPRINGS, CA 92262'-64471.( r-.� PARCEL'508-071.022.1 PARCEL 508-071-023-2 PARCEL 508-071-024-3 USA 508 USA BIA USA 508 1327 E AMADO RD 1329 E AMADO RD 1331 E AMADO RD PALM SPRINGS,CA 92262.6477 , CA 92262.6477 PALM SPRINGS, CA 92262-6477 PARCEL:508-071-025-4 PARCEL 508.071.026-5 PARCEL 508-071-027-5 USA 508 USA 508 USA BIA 1341 E AMADO RD 1343 E AMADO RD 1345 E AMADO RD PALM SPRINGS, CA 92262.6477 PALM SPRINGS, CA 92262-6477 PALM SPRINGS, CA 92262-6477 PARCEL.508.071.028-7 PARCEL,508-071-029-8 PARCEL:508-071.030.8 USA BIA USA BIA USA BIA 1347 E AMADO RD 1451 E AMADO RD 1453 E AMADO RD PALM SPRINGS, CA 92262-6476 PALM SPRINGS,CA 92262.6478 PALM SPRINGS,CA 92262.6478 PARCEL:$08-071-031-9 PARCEL.508-071-032-0 PARCEL.508-071-033-1 USA BIA SCHWARTZ CARON&SINDY USA BIA 1455 E AMADO RD 1457 E AMADO RD 1461 E AMADO RD PALM SPRINGS, CA 92262.6478 PALM SPRINGS,CA 92262-6478 PALM SPRINGS,CA 92262-6478 PARCEL.$08-071-034-2 PARCEL 508-071-035-3 PARCEL 508-071-035-4 USA 508 USA 508 USA BIA 1463 E AMADO RD 1465 E AMADO RD 1467 E AMADO RD PALM SPRINGS, CA 92262-6478 PALM SPRINGS, CA 92262-6478 PALM SPRINGS,CA 92262-6478 PARCEL 508-071-037.5 PARCEL:508-071-038-5 PARCEL.508-071-039-7 USA BIA USA BIA USA BIA 1471 E AMADO RD 1473 E AMADO RD 1475 E AMADO RD PALM SPRINGS, CA 92262.6478 PALM SPRINGS,CA 92262-6478 PALM SPRINGS, CA 92262-6478 PARCEL 508.071.040-7 PARCEL 508-071-041.8 USA BIA USA BIA 1477 E AMADO RD 1301 E AMADO RD PALM SPRINGS,CA 92262-6478 CA 92262-6479 =ern nv.=�- aF PAlM S City ®f Palm Springs �1 l = I " ��� Office of the City Clerk , -� , x CaL 3200 T Lq,nv Cwrnn\\'.y • Palm Spr,ngs fuwa 92262, 0��14 1 FO RN�P = TFT (76n)323-3204 • FAY ('60)322-3332 -Tpp (760)86-0-9527 October 23, 2008 Ms. Claudia Salgado Bureau of Indian Affairs P. O. Box 2245 Palm Springs, CA 92263 Dear Ms. Salgado: RE: City Council Meeting — November 5, 2008 Olympian Villas, 1550 Amado Road The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced on November 5, 2008. Enclosed is a copy of the public hearing notice to be forwarded to the Indian landowner of APN 608-060-017-3 which is within the 400 ft. radius of the project location. Please feel free to contact me if there are any questions or concerns, 323-8206. Sincerely, Kathie Hart, CMC Chief Deputy City Clerk /kdh PHN to BIA-2009-11-05 U mpion Vllm doo Encl: Public Hearing Notice (1 copy) Post Office Box 2743 • Palm Springs, California 92263-2743 PROOF OF PUBLICATION This is space for County Clclks Filing Statnp (2015.5.C.C.P) No 36ee NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33162. CASE 3.3274 MAJ STATE OF CALIFORNIA 1550 AMADO RAN OAD County of Riverside NOTICE IS HEREBY GIVEN thin Iho CIryry Council of 1110 City of Palm Springs,Cahfomia w11 hold a public hearing at its meeting of Novembv 5, 2008. The ClW Counnl meeting begins at 4:00 pp.M., in he Council Chamber at City Hall, 3200 East Tahquiu Canyon Way, Palm Springs The rurpos0 of this hoannpp Is to consider an ap. plica Ior,by John Skordoufis of Lep ac Oovelop- I am a citizen of the United States and a resident of mom International Inc., for Tentetfva£tract Map 35996, a map for condominium purposes for a the County aforesaid]I am over the age of eighteen pmpged developmont of a 38-unil senior livingp condominium complex. The proposed prolec7 years,and not a party to or interested in the would be loaded on an approximate 2 G6 acre-site above-entitled matter.I am the principal clerk of a at 1550 Ameba Road. The prolect would include P P .111)(cmanean off-street parking,swimming pooh printer of the,DESERT SUN PpBI,ISi•IfNC lan community common are, recreational areas and s. COMPANY a newspaper of general circulation, _ printed and published in the city of Palm Springs, v,qw County of Riverside,and which newspaper has been adjudged a newspaper of general circulation by the Superior Court of the County of Riverside,State of California under the date of March 24,1988.Case Number 191236;that the notice,of which the f I!II W- annexed is a printed copy(Set in Type not smaller than non pariel,has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates,to wit• cnYnYYTi NrnIML _ - October 25",2008 1 EN u- -- -- - - -- - - -W--W,,,-- RON'MENTAL DETERMINATIONYJ� Pursuant to goction 15332 of the CEQA guide- All in the year 2008 lines,,he pro ect Is considered a Class 32(In4ill ❑avolopmentM me0lmg the conditions for 0ategon- wtth exemption bemuse policies of thr)gatneral oplansand I certify(Or declare)Under penalty Of perjury that the zoning.designation. The project is leer Ihan five foregoing is true and correct. acres in size and is not considered a habitat for g g anden god,rare or threatened species. AIpro- vat Of project would not result in any significam affects reialing la traffic,nurse air%UQ1 ,or water Dated at Palm Springs,California this---3re,----day -_quality,and the site can be served 6y alf uttilms, REVIEW OF PROJECT INFORMATION The Staff report and Other suppporlmpp documonisi of------- Nove er -ram 1 -----------------,200$ mgerdinp this project are evniltble!or pHulse re- / I __ view at City Hall between theghours of g 00 a.m. and he 061 goof M1elCl,y 011ork Friday. 323 0204 if you would like m echodule an appointment to review these documonjs. --....—......--,,—..........—... ----•------------------ COMMENT ON THIS APPLICATION; Re- SI Hato re arise to m1s notice may be made verbally at the g Public Mooring and/or m writing before,he hmi- ` Ing Written commons may be mad'l0 the Clty L' a Council by 101tur(for mad or hand delivery)to `= Lf-5 James Thompson,City Clerk av C7 3200 E Tahgwte Canyyon Way �, ✓l..G Palm Springs,CA g2262 / Any challenge of the proposed pajact in court 1y .� _LC] (_ '(} r, mar,be public ,o raising donly escribed i this iaeuac raised orIn INS' m tj10 public halo deecribgd i those i slice In L` — written comrs ondence delivered to the City Clerk r C %� i at or phoe. to the(pUbli hearing (Government ction 65009 6 C" I >_ Codo Se 2 �. CD �' `�!� An opporjunity will M given at sold headng for all Interaslud persons to be heard Questions regard- II11 this case nn be dirvcled to Ken Lyon,Do. c +K pinment of Plenn ng Services at(760)3 Y•9245. to St necogl.t ayum can osta card,poravor Ma is a N Is Ciudad de Palm 5pdnga puede hablar con Nadine Fsgar tolefono(7gp)yJ-0245.' James Thompson,City Clerk Publl2hed:10/25/08 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS TENTATIVE TRACT MAP 33162 - CASE 3-3274 MAJ OLYMPIAN VILLAS 1550 AMADO ROAD NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of November 5, 2008. 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 John Skordoulis of Legacy Development International Inc., for Tentative Tract Map 35998, a map for condominium purposes for a proposed development of a 38-unit senior living condominium complex. The proposed project would be located on an approximate 2.66 acre site at 1550 Amado Road. The project would include subterranean off- street parking, swimming pools, a community building, recreational areas, and landscaped common areas. ENVIRONMENTAL DETERMINATION: Pursuant to Section 15332 of the CEQA guidelines, the project is considered a Class 32 (In-fill Development) meeting the conditions for categorical exemption because the project is consistent with the applicable policies of the general plan and zoning designation. The project is less than five acres in size and is not considered a habitat for endangered, rare, or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be served by all utilities. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents- COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. (Government Code Section 65009[b][21). An opportunity will be given at said hearing for all interested persons to be heard- Questions regarding this case may be directed to Ken Lyon, Department of Planning Services at (760) 323- 8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760) 323-8245. =_ : - James Thompson, City Clerk utm""` Department of Planning Services Vicinity Map ---------------- REE 00000, y w� P a a �g IDViJ PAP� o _ rc a FF 0 III E-E ----��--- --- DESERT PALMS R -- b/\E-SErFy`R�L�is OR Tx r I SbR - ...... ......... . .. -------------- -_.-._ + t .. .. . ........_. `._. AMAOO R y 0 z - - - �-r � / U ....__ ANOREAS RO ..... Legend 400 Foot Radius ® Project site _ p Surrounding Parcels 3 __— i i I I CITY OF PALM SPRINGS CASE NO: 3.3274 MAJ & DESCRIPTION: To consider an application by John TTM 35998 Skordoulis of Legacy Development International Inc. for a major architectural application and tentative tract map APPLICANT: John Skordoulis for condominium purposes. The project is comprised of Legacy Development a 38-unit senior housing complex with two guest casitas, International Inc. underground parking, a common dining and social/recreation clubhouse, swimming pools, recreation areas, and landscaping on 2.66 acres at 1550 Amado Road, Zone MR, Section 14, OLYMPIAN ma Liefg j��7, 4 0 00 1Jilt�1 >iC.f.7lCJUJ519 ( ^ , - Y�`.!x: ill(J il�i ter: JJ ny^ L": '..-.�.':•�4'.,lr�L'J � .. IVO 'L: ? ! �njf ,^�I-.l 1..�i 4•: ifF,� �'^'c'rtiG,G �.• �::[Tq;��"I`'+` 'u1� itll♦Ri?i `�i7ill�l_YI?L.. �+ .s r' w)'` v,5y I` ^ .i..z° '• — rLita •�. +!'l.�' e - ..I ,.';, f"I,''� ',IE'�i: p ,� - - =-�''"�. � 114 - _ �, ,, +";(rN`'; %r; .. 'nf1,r`.y'F'. ,1�+.�s1 .� ..�•�'� � J'l ii �'.!f:i4� L. 'Jk��r._-�1 ',4 � u x _1 4y . . ::—�+4iM✓ �� ��'� — ..1'_ II'"-1•� �✓�'ry' ] ,.,�',;• '. ,.d F , _�4n.Lf_ � � L � 1 r � .-�f!�,4". J.1•^ t ^+tia+1�r��^++11i��'.�—.� —���1�W1.i::d!M-_ - _.. ^*l �.i��r �-Y,�r�a�dl�i �X _ -- .,w . �,���� � y� - ':ry„., a,L.h :1y��, � F.:�.:^cl--.��yy'ti``:��.�yyM•'y' r- '�,4Y,„ -,���.'1 +vvJ.-;."Jy�yyrv�aavrcx...�i.�� sa:•:;nL1,nGavLaiul rrs�s :r OLYMPIAN VILLAS ELEVATION )sl,l i::Jf;JJJ Ia =v;JIrE. 5CALE: DRAWING ND7YD SCALE ,,urr ��•:u.u�u. ,i.�. , e.:. rrun�nil,iv e-1 Y.i;. PROJECT DFSCRj.p ;J__QN OLYMPIIA,N;VIILLA5 w JgNN,.SICOWItpOU CIS'p,EVELOPER hd,r I OLYMPIAH VH$.As TxE.OEPORTVNITY OFALIFF TIME, ~ l , h LIV,E,IN,ATRU E 6REER�IFRANPIYILIA�E�wITH wL4 THL AMRNITIES OF MooertN CONVENIENCE. SURROUND ,1 'J YOURSELF WITHTHE COLORS AND ICONS OF LRIM ARLHITECTFRE• FNTERTHRUTHETEMPLE.FRONT I,.i II r L04A'?';ANo,PryoCEEp TO THE coolwni[R$OFCIREVLARTwIH PooLS ANp COLONNAo[osPAS.BAFk IN _ln, IA" 'TNL;CLEAR DESERT SUN OR,ENIOY FINE MEALS,ANDI_FELLOWSWIP IH THE RoiuNDA pININc,RooM.ENJOY ACAMEOR,CI4NY�BALLo,n PLAYING[ARDSIIN�HE.eLue noOM.VIEW MOVIES ORATTEND SOCIALOATH' 'Iq ERINLSINTHEFIN19$l . IOFrSyRROUHDLHL,y EHTR{RpIH MRLE LROU�$�OF GVCSX INTW6CW8HOVSEANp � IT y y- OCCOMMOPATE OYERNILHT"GUEST IN OHEAFTWD IrFIXAS. .'F 1, l��rPS" I�� I l XCLYR IHGIVIPUA4RESIpEN4E�NA5 THE PINESTOFIMENITIES.TN FIEIRST FLOOR UNITS PROVIPEDIRECT �.I „ :�, �'',. AC4ES5•TO INP�YICUALLARAeEg,FOR,TWOAVTOA$oa1LE$. UPPER UNITS ALSO HAVE PRIVATE 4ARA6C 45 I Ir SPALEFOIETWD WGS r . RE$IDLNCCSINTHE EASTINCNTER DIRECTLY FROM THE LORRY CORRIDOR. RE$[- 1' 1 4 DE.NCi31NYHE WE$TIWING$�ENT,CR VIA A GREEH ISLAN6PASSA4EWAV WITH OPPORTUNITY TO MEETAND ,. r . +If i '.L{ •�• Ilii'.�1 ICI" VISIT,WITH BYO VR'FkICNP,S AHD HE14H80RSr" ' •M!,� �j=1 i.� �'P _� '•�'• f'i,ri:• '^ LVFH,CREEHvEGETATJoN,wITH,PRI4WT REU,YCLLOWANDPLRPLE�PLOWERSADOUNDTHRU-OUYTHE hic GROUNDS„NINE THE WINOCP 6ODPE$SOF VICTORY STANDS CENTER COURT INTHERECREATIONTER- '. RACE.THE IONI[ENTRy{OLyMHS OF THEOILYMPIAN SPORTING FIELD LUARp THC CATEP_EHTRY TO _ _ J'�'1 p,1-�•u ) IIf�ice 1< 1 [ODL.SAFL,SyRTCR,RANEAN PARkIH4... ry P. ��11 ... ^ ''•^ `t'' _ ,� ,ry ''•I' OYyYMP1ANLVILLASIAI{E�LOCATEP.IN THEIHEART OF PALM SPRIHIS WITH ACCESS TO THE FINEST OF DININ4 AN,pIENTERTAIHMENTIVENUEs.THE PALM SPRINGS ART MUSEUM IS.PCINL JOINED RV THE NEW CALICNTE INDIAN MUSEUMON TAHQU1TZ AND THE NEW LA SIERRA WORLD HISTORY MY5EUM LOCATED ON PALM ' '^ / CANYON. RECREATION OPPORTUNITIES AROUND WITH 4REATdOLFINL AND TENNIS FACILITIES NEARBY. THEMOUNT,&INSAN DVALLETS PROVIDE MANY FINE HIklH4 TRAILS AND NATURAL BEAUTY,ATRIP TO THE TOP,OF THE TRAM I$ALWAYS AN EXCITING WAY TO ENJOY ONE OF THE MOST PANORAMIC VIEWS IN. ( Y THE WORLD.. J J r 'aIi 7:5aIG15,::_5.1 � OLVMPIAN V ILLAS: AWOnLDAPAJt2T. A,WORLP BLESSED 8Y THE COPS OF ANCIENT OLYMPIA. _ JrOHiI S1iUI;J�U!li PRO) ECT, DESC.RI PTION """10i �nlrn ualrl u]?; 0 IO.lnrJ 1+,J 5 01 ENTITLEMENT REPORT',"' SEPTEMBER 30, 2,00& 1,•Y1 OLYMPIANVILkr =JOHN,SNORDOULIS DEVELOPER, ' 4 '- 1 PAIicEL"R'PIOryrH-W_EST CORNCRVfUNRI5EJIAMADO- 7N " 1 P",$PRIK6,CALIFORNIA PL'NpINc PRpCEss OF APPRPYAL%FOR ENTITLFMEN : .mild . -: r.:n TII15PROJECTIs NOW UNDER WAY WITH INITIALAPPnoVILPRpCCSSWILLALONG.HERE ISA �-- -I' f aEYIEWOFTNE APPROVAL ANPENTITLEMENT PROCESS AND A TIME RFFFRFHCEFORTHECOM- PEEr10N OF TXL'Pkoc[55. � L Ii ONMARCH 3,100H IPRFLNMINARY APPWWTIOH FOR MAJOR ARCHITECTURE APPLICATION D[NVIIipNMCNTALA55ESSln EHi(' IW�S jURMITTED TO TH C CITY P F PALM SPRINGS P LAN- AM HANG UCPARYMCHY,7 THIS WAS REVIEW PY THE PLANNING siAKF ANn F11iE ANe ENGINEERING DE- DARTMENTSAND WILL AS REVIEW RYTH[ARCHITFCTURALAOVISORY COMMITT[[. ATTHAT 1 , WM TIME 6eHT TO SUPAIT TH9 PROJFCTA5 A-PLANN ED DOELOPMLNT"WITH A PARTIAL f i THIRD" OR'UDON RECEIPT OF THE PRELIMINARYREYILW WE DETERMINED THAT SEEKING THE —� 4,,, VARIANCE NECESSARY FORrHETHIRP LEVEL WAS NOT AN EFFEMVEPROCEDURE AND HAVE AL- .. ,I!I-I; "� � . I, TEREDTUlVCSIGIIiTO+RE WITH-IN THNInFSTnIenOHS ILLewC�FIT 100E STANDARDS. jl�l YI,I ONJUHE SI,30OS,,WCSURMITTEPTHE R[VISEOPLANSTOTHk CITY PLANNING OEPARTMENTFOR ' AMAIO,nl.rlaCFHTAeTUIIIL APPLICATION IMAJ)- CITY STALL IRE REVIEWING THIS PLAN SET NOW, ` mil :�av •IrI M1 '+ THIS yPLICITION WIL}DE PRESENT" PTO THEARCHITFCTYRAL AP ISORY CO J •� .p&'I + kJl _Ip, 1: O Y MMITTEE ON YN6 �]. WE'E%PTCYTHATTHEIIAC REVIEW WIIL4E FAVORIYLE. THE�nO1CCT WAS APPROVED NY TYRECITY OF PALM SPRINGS PLANNING COMISSIONON ON ,_:y sEP 111',4fH.'FINAL CONPITIOMS OF APPROVAL WAR['SYANDARD DEVELOPMENTG HAVE a •q-, .1` ��- _ •J � , MET WITH,CURRENT PLAN,. I,^,'.. r-M•1 THE CITY COUNCIL FOR PALM SPRINGS WILL REVIEW R L /N APPROVAL AND - . M OFTEN EN15'Fonl4rio/EliiuPON RCCEIPTCF PLANNING PEPAniInENr✓PM1OWL.THIS IS MOST OFTEN eV[DHSEKrJWITHOUT ANY FURTHER REQUEST FOR REVISIONS OR ALTERATIONS.ATAFST ANY nEVI IOHSA s RE USUALLY VERY MINORAHD WILL PE INCORPORATED QUICKLY WITHOUT ANY REAL CHANGL TO PROTECT. "'fin j -1i1°;f IN SUMMARY WE ARE NOW IN RECEIPT OF THE IMPORTANT APPROVAL IN THE ENTITLEMENT REPOni WE ANTJSIPATL FINAL CITY CQUNCU APPROVAL AT TH[NOYEMPCIS FTH COUNCIL MEETING.WE J + ARC READY AND AIME TO STARTWORKING ON DETAILED ARCHITECTURAL DRAWINGS NOW.WE WILL°PRIHG•OHSTRUCTUNL,MECHANICALPLUM[IHCSELE[TRICAL[NGINCCRS UPON NOVEM• �r1�•li i:.�l1!r1.2Ld11d:iJ Ili EAR STH APPROVALS Llii.Il,11i�rL,'i L1:1L! MIN 7;tuitDVA15 ENTITLEMENT REPORT.. 1 f•.v..nu,5aa 16D B U PG ET P E V E L4 P,M ENT.COST.;�STIMAT.E i 0LY,Mr%Y N VILLAS„-•3S,_LU%UI RY,UNITS, � �n rEC 51MI;LE PARCEL'A'-NoryrH WEST CORN C,rt 5UNnl5f&AMAop ail; I d N,'"1 55p AMAob ROAD ^r PACM.5IRINc3;6LiFORNIA N I' > ;Ni 613,,G6ET,P.EYELO PMENT,CO.ST,ESTIMATE: _ BASFP aryNR$IAEAius FQUAa[.KvoY Cash ioo8 DO,LDIN6 AMA;AND C05T Pra SQUARE FOOT: ' ,^ �:�) •;j,,v^ 25TURV 9ESmENT1AL UNITF, 71,53 L S.F.@F 127.00_ •,",,, i,i; CLOD H[IUSE 12.2 S85.F.@$166.00= $ 2,059,344.00 w`I•✓:'+ „, I'. ',!\• "P, l}ill I•I WNDEnertOUNP►ARNIN6 40,296 F.F.@$ 30.35= f 1,2}2,983.00 - ,,,411n ,fA ,�li� }'� q-;n' +` 5YD-TDTbL= { 12,367,653.00 ? {F 51T{' eTK pXVMCP00LSWAELSANPUT1aITVEOHaEEiFONf@15%= $ 1,855,141),00 _4; jli I,.d �I[.'" FEES PEn M4NOMARBMTINE 920%e $ 2,644,560.00 TOTAL PRajECr bEVCLOVMEHT ESTIMATED C05T(NOT INELIIPINE L/J•IP) _ S 17,099,361,00 " 1oJ1,1 S;t01!JJU!li BUDGET REPORT r Yi,7 1Ju 53•17 0 • 111 POINTS OF INTEREST FUTURE LA$I ERRAWORL5MUSEUM N PALM CANYON THEATRE M'dc 11 Cc, 0 DONNEL GOLF COURSE y < APN tF 5oH-06o-o3 6-o PALmSPRNj5SARTMUSELJM jy pi`,777777P 5- PALM S P R NC 5 TENSN 15 CLU D, 6. A61JACALIENTECULTURALmUsEum Rt ,PULOILJS PALM SP21N65 FOLLIE;; ACUA(.ALIENTE5PA,Hc-rEL 9- A6L)ACALIENTECASIND TI, 10. P,�,VM5P I,N,GS CONVENTION CENTER, r hqua Canyo %Wly FUTLJRIEAWACALIENTETRIBALMUSEUM CS12. PALM SPRINGS TENNIS CENTER 511NR15E P6Rk 4. MIZELL SENIOR CENTER l'Tll R2 1,5. PALM Sr.RIN6S MALL 1,6. PALM SPRIN65 CITY HALL 1, rr,P,T 17'. PALM 5PRJN65 AIR MUSEUM DESERT RII6 10 NA,,A5 E D 1[A L CENTER VICINITY MAP a SCALE: DRAWING NoT'To SCALE- v luD_'s fly! m" .�'YI Ir i.W'- r-F •�!iy ie'r61 a,.�� 'i f l II'i`v'In I:� IgCI,C!F-1r 1 Xp� �"� to '.�1�"'' � _ t Irn III .11' YYJ -- htr', r .` ' r IPIrvr il. i•1a1 �f� WI ,� `(: �4-7^1F1 �� ���1 T� � •- {": J�;'i �r n 'r`� ( � 4iJ rf � '�� - - - III�^i. ' .41�I` _}�. ' N $14 1 •• A -••m• .� .r.T' p �' _ T sr• w Eli. M�`Y ,. ',I.' - •n1,', i - r1wyr-':a -X '��.. '• •i '�� M ,'i i'Rf -.ris�y�'•'-_ �rrr�A �'.� 11 i=J��r �.%" 1 •e�x "na Nyxi v c �- _, �-r mt• - - - 4�J Sw ea 11 Ve plasm i• fp.t _ M � �' Yi.M@i'�W'S ;iY:r'{'pr h wi 1'. �r,�;.,rr r..i'�-Ir , r � •1T " - _ t DTI 1`q ' - . . P[�d11^•,`{Iq 'r.t:=�^ ,.""!„J!'V F _ ---' a -- �.::"; 'r'r�� �M'"- _- -- ..wy,�-•:' - - 'J.,.V;.L;IrLrL,'-'�:d'I n w �na�i�•� � I'^T•Iw'~rn�� � rlvu.i:i.it'1 'THECREATION OFA.RTIS NOTTHE FULFILLMENTOFANEED BUTTHECREATION OFANEED-THEWORLD NEVER IO;J;t iJ?OJjJf)IJIJj NEEDED B'EETHOVENf'FIFTH$YMPHONY UNTIL HE CREATED Ii NOW WE COULD NOT LIVE WITHOUT IT." �C/EIrJiEq _ - 1)9d fur f, �rnrr1.li LOUS 1,KAHN�-ARCHITECT rnl^ i111 lc , r't A9 J3u J]Jd Sit Ig VS! ol 71 , I OLYMPIAN VILLAS SCALE: DRAWING NOT T0SCALE 774 I `J.Ti'uv'rY L.,. �-..�/ �x�f .. ., i"rr ,��.;,;r4W,:-3�• ��r_rt.�rwrov��_2w..���,�.' %P,• .'� ...,..,..:•E' Tm .,1,` w - - .'ir_�, ,°liyr r— J_�I.P {. •l1r"r -- �r...: �'hni..: l :I'i _ I ? ' r 44 ,•.I� r '.rn "1- - - Lr_ i a.J :Y�.rr,''o- r �—.` �•• I��_C'•"''7,_ -. . . .. I-eyj --J I��,_'1".:�_,,J Y `-1 :�-y x�,�r'�-1�,— IEwI• `".L.' I'rw«;�,i-,-�� � �e;;Y ..... r � II ��.Y rv ,'•b�IF _'. -,N- ) .np4 t ;1i^ t_ '� ''`—I 1r. y .,, r— w.r ,a��,,.. ��•linl. ""�pr'�r '.°'.r,. .;1"^•fw, r �✓C r , Irm�n rl:i 1 �I �� 1, _ 'I �� � �I::p . rL �� #ja vf;l L�iv_{�`r F �liii lL!y' u IrVi..r "�r - ' � . ITp � , i].J� LJJ LIB., t `r,l�r- �(( I-I I I t. I .. .-I Tr _��'11.:I I �- �-r,44''- :° I ;•,I 1 r,' I✓ h4, � � I 1 "'� `=� lia' 1 r �i-ih�;i•�•.:Ni F'.3�. IC.;• 11''1,i - - "ylr= J.1 W'2°'-�'.r _ ',, ..ta=Ti'J""_ _ _sY''n-p'+."'G.",: ..I��.I - __ .A 10 — .r•W�� 'gin•-� .).._�^_�,._. �J Mic.u:u;-Mid..mcn.rscr: - - -• ins. ;vr,lls� � ���. CONCEPTUAL LANDSCAPE PLAN' SCALE:DRAWING NOT TO SCALE "� nuq.1. .,gyp,.; •��.1 �,r.,r • v+Ln :V?I•li: ca '1115: 0 r•I;yS,^n —"'q,Mini,'i° `'fru:f-'k", ,"krx.^�^„� �•t '� T�'�'kFyl�� i .,' "�I^'1"lrnw .'""—m.�y7,.7r �..��.n'y)l nnnv y . 'Wl'•"i.�m .x 1 r�•:e � y r.. �r'My ar ,.�. � LqJ ' r, d,�,` L'r'' `I J+ ,.pri.- .�r.�' r•r'149;(..irM.�J�+ ' �• I • ,i;".per. per' - :l' 9�"i 44 .! _Irl"7oI:I I _r�li_I J'E�FJ;'� °,;]'S— - __L�+`-iJa,w r •?If :y y��+i��. _ �r ._.I — J rM�f 1 •-„ :,, 4 � Rey r� 1 y � - r -Ji'-�d.,.�� .;:r.q�,..,.�G J ■ � !l ''�,�I� r if y __7�. I /9 h. r :'i .'III +� -. L% p. .V' ! - r'•- E i�/:� Yw r. .` 1 •�.: q err �I: r' f,F� �� �I, i,�,.,' rre -�"r' l !a' ' r.� �J -- �Ifn: -- `I '.i`' �.,. .. ,III, _ . P y„..•= —.w u..rnwvmr w.rrLr.•w.n ra ti' ' nn _ r.• , "`•`!.: IFT — I JI I y S f I r�. �':. pi Tyr .y� �,, - II +,,I,i. •/. �. ,L pr, F �1 �IPe e , � L'I:%:u11LL ili11J tit-'S/ f�L: :Ar{ r tld:: -j c s;, .1_�r+:' r�C•„H^,�' '."..r.,Y^ .5'cJ�:i:Arw:w.xlf::ix'+�I :r q�N I.l;: _ . :,',1 'THERE ARE THREE FORMS OF VIWALART.PAIN TING,15ARTYDU LOOKAT,SCULPTURE ISARTYOU CAN J�Y�I iiS 011Jp1)flj WALk AROUND AND ARCHITECTURE IS.AkTYOU CA.N WALKTH KOUGH." �S'/Sa�iM1 . IM m wd I,: vr:vor33 . " r .• PAN RICE :eL+r vnln•::_! ldd al ! f401.{n. dfd _. I G Ip a'yal G ql�;n �-� T .:csF.,, r:.-•s.v..ec...o -`L,...7C71��i' ;�f(�"�' 1 _ ^'Lxjyj, -,—�`� �rL-_ F�-••,(Y�0IL + , L r-J I I 2,^III h 11\ ICI 4"-I IJ APNN G08.O6G•03B-U I I d w'-, '-flI��_� af��i I�•YL tc�±- +c.C- Tla ZONE CLASSIFICATIONS ` -- LiL �.I '.im ,i '� TIN, „H, �r�rh I Id 4 LLL�JJ�amro,h, AREA CLASSIFICATIONS Y III �II1° �� mo-.,°r .alrr nun n..v.an .[ I � �^.�. I )I :yll I � ICI I I •-- �� UNIT OALCULATIONSF.-.- .:,r>a,,,eevee�.rerrm,.�.r.l� ,,..,,.�,�� 411 II"�'�� ` P P.�F-�1 ..J._I ��ul_�. �m��^ �, I . ,fA •I �� � ..y ��jJ_r � f PARKING CALCULATIONS - -c—��l:m��_--r.-F� = _ - � fL.r •.- �I — I . zic 1 I w.q,ecrl a'N_'l a.Ke, r 4_ 1 Fil EJr � rI1.4'.• J���"Ii' Id w�•rwrocR a r.ec �.I '.��-�L-�:_III ��—^J�_ I�.l+���•�J I�YYY•��::::Lr -i� I r i I . . . -I I: , SITE MAP LOCATION 1A �2'" 1J;-!11 7i:�I:DUJ!li OLYMPIAN VILLAS SITE PLAN J4711 'Vpl,l.`. n:.., ::. 5CALE: DRAWING NOT•fo SCALE .. -.•I :v:le e::.-•i.±s_ c^icl[p•dCov[ /,l ..�.•..� —.•..•.. ... _ _ _�•--�\\ — �t III —n� -I ryl N �. n 'L�. rrrJJl ��..ILSI 12 t Q Ll.�,-_ "c� � I V,—__'11.iflJ .�-_•__°" llli `-�-�� 1 -_""'���il� -i. _w ._W l w. I 111L i �I . ._..I III ^ ., _ J{ ---p- _-..�..__� �_.�' I,.^ -^ J L..a" �— -�7-; :;"U',:r:Ll dALdlfL'f: .r if _ L wlm,u�.rd,7 I w _ I i - I 1"'ISL' rwl,ls; •. r• JUrJrI �i:Ul!JD!)Sli GARAGE FLOOR PLAN AttESSABLE FROM STREET ABOVE.CU INCLUDES 38 4ARAGE UNITS.,2 STORAGE UNITS AND GUEST PARKING. SCALE: DRAWING NOT TO 3CgLE r,u,.,:r u,,,: :„ i•�_, !ca J!J.;Lid i • i _�?y,'�.= rl'! ��;�w_�_„T:=�;—��,'�M«w—�-,,C,' :i;d�•.r.�,.,_ s_,�.. _ '..�yy';r�:-.,.,,r. :�'r.�.: N,le ;�' _� `[ '�r:C;'r. >✓"�`""'ri! iS �^�-,�,i"Iv,�. �_lw=4,� 1�.�N'i- +Fg,"�l��" �r � - - .". _�` `I kY'h�i�° �''ti� �LM„p" Tr ^ ,y��µ^.�yyy,_„•�S..Mr_., ,'V �Y' „1`�•^.1✓ vat.• L' "1 ''I'M: ,'�; x'uq"rtrl,>�y�"F`p }A••T.wd''"rM.. L'.. 1 _'_�', �r\,nr1h p� nt tf rf.�i�r5?I/Ar 01 •�t'� l Ir 'v y Ell r •-�n _ !:i •�Y•�W 1 � n IY j11 IVI ���"r �r��Y C' aZi^fin r W'"a �`il ne e�l�psAl� lE3L- n!" I' , Ilk •,,4 r�i - I.4'x�:ra�m pµ...a. 1_%!L.L1:4SuJJJd:r:,l "L).r 'II'�, �� /9r•:7:4.4i i. 11Ju1 :,f4YN,MkwL�.51' Y;fin.�'N. "LIVE ME-A,L EVE R LO NG E NO U6 H-AN U A EU LCRUM ON WW I CH TO PLAVE TO P LACE IT,AN D IS HA LL MOVE TH E WO RLC: "rJi1 „pJIJ�JSJ! 13`/3•JJil1 " ARCHIMEOE5 IOU it sun LLlsu•dav r 1.11 ANCIENT6REER MATHEMETICIAN /-H+1 %Y,rlln c_r 1134A s • • FT G , ,. I; � , I• e;i o- Val'll<� - rle'iR1'I,I I �1v�J .JJIII�., r'„r• il- I .� � � �4 ��� :.�,I,' :Iki. ^.i•'.�'I 'll .`II - I,';��il7r��'11i.1 6 {.p��:. 'I'.I• _ ` —I --r-'IL i III'%4�;U�I. 'I�"� irll- I I - _ I . ;r''i"I��'I�I - Il to1, - L n ° (o ,i,j� _I+,�'.l ir.li!'� I a1ll!41 - -I- - ,=p I_o,� I_ -1 �_ .,li[lll--r=�I'rn�:1— ° ill • 5 I��l f III �� J q.n ` GI „J Il�tl --- ','.� .._ r •. r_.' F117 w� r ar L' L L 17 sly -, f : L; --- 1 - n:I _ I 1�= _ I I - I I - I Ij� ,II , .I hlJ - u�i - 'I I':'=fl ° I 12 �:l ur,lr'!,r F�.1•"' 'i II' ., I L IL,I ii, �I'I I 'I I' L � _• ! �� - . 'p I� I- ' ` - .n ,�'1�lil yh J���".•IIJ. i - , ..: — _I �_` ic,lill i�� I Va: _ I I,Uj r 5ull, (. I - I - a_r - u� _ _ „ r-i l yL• ],_" � I�lil.ik - L.'--�''B',';rllllll,i[f:'.,'- -- ' - _ - {-'. -r �`j C;_ c =1 . .._—... :�✓ ''�I,, liL �ill'ri'I—�� �ir�l'I"II ; �'',:✓ r' li C � ! i_[j _ - - I � - 1 Iry I� -';c• !:I,r:...:,lrr=t•: L, �:.... CJI„ I I ,I , II I ' I' i llu Il.l�r i L.� Rlfill f' II �, .,v .ar 1 J ES 1 5 2 tA517 INCLUDES $ LUXURY A5&A FIRST FLOOR PLAN SCALE PRAMN6 NOT 705CALH 3. 761 SQ. FTCLUBHOUSE r„ ;.ri,l:: ;_ •, s_ r 7,v.n 171-1 1- J. -r- -7 7- Io j 1 q I',I iL -]I l-1 ILI"'ZI-T T., --Q� 7- 7D j j l 1--rL Ir a H F —n� ,F= Ell T ;:III l:.f 1II It IP N TI: 1 7 jlr INCLUPES 20 LUXURY UNITS SECONDTLOOR PLAN tD I,;U01 G3 4-t 4 5CALE:DR,6,Wl N6 NOTTO 5CALE 1 �ulnio ,21 9_ nq iyrv- _ �i..':I.Iti."P'- ._. `:"rir•..,n...".i:L' ..-- -.,. "i':'L•�,.�"�.d•,:u,_ _•i�p1���1_'�.. :"': nam avGi4'E!i1'!9�i-iL•iNfiS,.,� ,r-n..�:,"_ EAST (FRONT)ELEVATION Isl lyf;P�i;i'i'?;1111 TiF1''r!,Itn„ — — sL'- ..,,.` —...,r�.v-,i^.4::.u��k,C,,..v'.L�:,..1i{�L..1�.6 „:S'L,.:J"2'�l,,ill,tl i..Lua:c__,;:i�i14�y,1�,- ,_ .,a� ji;fj(;""i�;i,yPiiYd1��;Yf✓f!"m�^-:.rn.!,.,,_ NORTH ELEVATION —� ,iu)li�;17i9.16n9V�,'.'Gl.i, SOUTH ELEVATION ia '.i', a„i,�Gi•,- 'punc�..'r,icr, - ,,.iri�'.�';i11P1°n.rr,'i:r i :aa:: .,lvd:. ❑irrsr. WEST ELEVATION([OURTYARp VIEW) ,_b„ ;r;�,�,; ;• �,,., OLYMPIAN VILLAS ELEVATIONS SCALE: DRAWING NOT TO'SCALE I 1�1 0 1'11-0I V'Ra,ar', 'd 11 Z L71 n-,Jll 7%1111: 11 171-51 IIllj 1:11-1 1 Tj,rI 11 1,5R I DMIllIul X. WEST ELEVATION(CLUBHOUSE VIEW) > Il,ju,1111,1 [�Fpl-j 11-�"I E 111 9 lip, "'aiiiialmo iiii, ql�IJIL�jVDj jiidJi�]2�,Lli SOUTH ELEVATION(COURTYARD VIEW) �IIIITPJJ'If �[II]Ijj%,L',�... • 'I'll jrjjj'i �F?J�ip[,r�IiIiijji-g 111,11,1111 lItjp, ,0,; l9t;, NORTH ELEVATION(COURTYARD VIEW) OUTWARD ELEVATION(CORRIDOR VIEW) OLYMPIAN VILLAS ELEVATIONS SCALP E)R,&,WINC NOT TO SCALE r Ito F, Color & Materials Schedule 5AW MA69 aN nT9ti0ft mLL OJ&irr) W-M?1rWAq6-=CAM*M V.0,4 ME RVANYdl 64M"11MASOCMWAL16ff 0144K FOR54 OMW CZLM "-06nR1WLWm -I Tz"m 56 KAw*TmmmAW I CaUW.FirMFS-WM RXK�2 PL,&TmtTmB&mvke 77-7, omm Rim-K4,w.&m"wv-,T�vk P-6b WAR,PiTTwft-aNw ww"NA WLTIM W5 niIF L ULWk Wkft, I -,Ap"wrjmwT,5wmC41 4%, c4m Uw1dA0- r,Cm el,11L 'T cam 000k�)z UNC oiatm Im 26 Cmamcmm Cam,KLM-ems.0142*e 4 U= MORCO STV&SWOK R= %owDgoLmLY*V=rfD WM TU-TW FM CLAY6 7"IZI COLORAND ,MATERIALS 500 f, 1U1,111-11 I 3;e 1 0 320 31,1,1 '•~ f �`]f'- - ` ]:iZ':; i'r':A�'"+-'�^'.�.�- - �`iM:;�nr� .r'!�iry1: �i' -_ ~J''`„ R •1 -1� ^I -i Y.xhK'��� .r'I�i�'.:' :�F:"'• Uld�`:'._ �,,�.; .r`_"-_:V:}m.^�?� - - ��, C .1 1 ram \ �4:ti^- •i�� .r':s,., ':cl4�_F."nrT:` _ ".[':, - -;.;I.'. - "xtia}: ',�µl•ttrr,- 'ly;;ti': :.k',' ,yx - �' :nl:. '?�'I'r - •-" - .4 .`~;^;': - - - - `,"y't`: ry W. Orl •��,.n •'� Ifr��.,-.It• _^lam.' .��„15i.,=J3i�- ::i1 __ - __ - ~a..- •`;:A �L. . ..'_ ,�. •" ', aY •'r77`e .��w vJ_n•_�: '�'+_ _- - - „r�A`y.ry�i.r=w,._`�ir.�".,-' x.Oi eC' 'I. it .t�� �i`!r • -�;'f'��• 44. 1�-'� _``.T„�.rr - - "rr�'•r•..,�:�,:;_ .+tea. r rdy�l.": r Wi a f`j:w' \ LjI Idµ L� - _�' `.a'-�'R,_• +r - _ - IPI `�yn�E..��i JT=�%•'I�;e/W f�laa rrv„_nm+' t �vu' A'.I .I _ "�:v �y�L�' r M•� - - _ _ � er- ..-'"'yl`I'�� R, • ° La I - 1 } r �._,; -q de:•7,';r I i , . ,�..-�.ii�- �" `J . �� _ '`✓ �:?J I• _r,.. -l�ya r! L.17:-1y =`li;''. . .,` Aj l-i1.-�II ^I. 1'" -;�i ';fv „�b.' i• - �: . ,� __ ■ ^tell: I�. r_II,II'" i ;•:I: _ Ji� �l�,r r" .. I ' ,�, 4L l ✓��I'il�f- �I r(�cn ., -• '�5`' u -� ';`r ��. , x'�, I Y l:u _'. -II:I�µ�li hynw. Ih � ram" r• � '- ym:r'_ �..,..li�." � - •'o^I'T Flo IJS.:a i4ri„IJ',:.fetl'J JAL r.Y:•lrl:; OLYMPI'AN VI.L'LAS" CLV'BH:O:U$E."` JNiJJlCI 5CALf: DRAWING NOT'TO SCALE LOUNGE LOUNGE 11-9-x11-6' REAR ENTRANCE _ 1210'x I I-6' C 51 TA 5-0"x 14 s-B"x t © KITCHEN '--r- MANA44}}ll{{5 OF 13-0'tt 1o'_ , ALL HALL SALES OFFICE - EXCERCIFE IIM.■ --16 x 15-' $ p ��-'i� �—p CD l O L LB, 'Ul • GAMEROOM#1 [(���.,�,l V,NING ROom �.��/ 14-,o'x5a GAMEILOOM iF .�.4 —J14-1o'x 19 'f I I CLUBHOUSE FLOOR PLAN SCALE DRAWING NOY TO SCALE lJi9 Jl'J.1:J . •• i�l i9._'J i... VGA„�cpl ., 1[ .aIAlll_.911�9 .. I _ - --e"r= I— I I- FRONT ELEVATION d Fr:'ti_ -B �'1J3115`di"�dkVf=alN-` _w��=a Cw r �.,�s.4,����-- luu Irin n!pe�,,;p� �'1�r��z.�. l I!Ilh II R14HT ELEVATION I ,�I naFeiN,u�' 011'�u@t'hli6@IfuodlV lG�fidiGCu�LJR m?bl;4 I ul[WCJiIFatI67;��3�I��.F, zn„=._ -L7u la:!9'INJI;I III IIIg L•.::. Pam,• REAR ELEVATION -:muNtn P�ItiAIl_r_5¢iu_n=eurnver.� ITE- �1119 i i���rn ,NIII� YII i Ilul�mn..vM-�uiwa;e.. MIA"Ili-5949 M1.l .�diia c,ur_rr. - Ipli A'L'AL.w IrG,WN.IL'1l LEFT ELEVATION 1:,ua :•rr.l,lu: r:re ... r'r�� CLUBHOUSE ELEVATIONS urJr.l ii:J,:Ja�!li vei¢:�sr SCALE DRAWING NOT TO SCALE 'r;V )eu.;JrJ -r. • i ..in�M V�nini v,µxllrw9 .ij .. 'i .'�x (`� < mi "II +L. a '.�� J�'•�'T�rvarlw�� '��`A _.I 1�a•� yEF 1� J I w W ,r i .I� �++gy,w'..z., v"bti'�•vi.r�• �' ,, .• .. ,,f.y^�..(,;,P":: �.,�.� � � _ { ,� 7". {yj,,,�+ 1 a..o�Yt',"I.�i',1 x ,� +�. `r,.liTi",!,1.R4"'' kV I: �I "� a�?��.u.F.���'.'.%:�.4 :�.w. y,i.�.. r '�•� 'ram �' r' 'uJ �, ,+!h n.�; ^).�_. ip.},; r7^;f��:�i;w, r„ ,.,, s•.i' - � I P � Y. �i�7 i�;,.g�...,,�• „V ,.�',r7"�r�~k;'d`�N^:d., ti,a.�:^y,�r�::, r.L�u`. it :;,'8'.;)l' .?�'kE ,�N(F,4"iltr' a&Si�..y +,p:,;+•y.' ^�a ;,,pp� '1 =Y?'Jp'°'. L�'YY ILdl�r �.,� � ')'+r;cir'w(h' 'i=:v'��,� .cf..,., �+�._ )a.� 3r,'• ..•rTq'.e khc'' M'ir - /(r.,:n,..,ir.� Ir,r ti f', -feq � u 1^+.- - it �'✓r. •.. l_r�:, a.191u2_�1 uric "THE AIM OF ART IS TO REPRESENT NOTTHE OUTWARD APPEARANCE OFTHIN6S,BUTTHEIR INWARD 1D,''IP ji{pJ{Jp�IJj SId NIFIGN[E." f 09 o u , 5u �r rvrrnus ., i 1 ARISTOTLE nu ANCIENTPHILOSOPHER r/3J 130 31JIf B TFI BATH K "1 eEORooe7-4 / REAT-ROOM BEDROOM I ,Jh YKX IL I PAR05 UNIT PLANJ-1i1 x�,c nu l; Z BEDROOM/2 BATH 15 1 3 SQ„_FT W/ 19 7 SQ.FT FLEX SCALE: 1/4 = 1.0" _ '_ ....�n,. i.i•,o :� lJp;__ e r E ATH l ao BATH X t i4f Eli, Li BEDROOM' C 'BEDROOM [� ( %EJ F-I MYKONOS UWTPLANI ""0 15 TS SQ. FT W/ 19 1 SQ. FT FLEX 01 `2 BATH SCALE 114w= 1•-0^ vl 771 BATH Lo�h.,A, 5 BATH '<x > t yy DFZOCM AF BEDROOM > SANTORINI UNMPLANII BEDROOM/21BATH'I 5 13 5Qj FT W/ 1975Q. FTFLEX 5CALE! 1/4'= 1'-0` Vj, n7vu Jl� -13j BATH .� �. , C /_ isO-eNrlr�o•• BATH a.R BED OOMct 'I BBOROOM 'I I• -_ly— L_fJ ' J7Hrl ;�Jl'-70JSli CEPHALONIA,UNIT,PLAN26FdROOM/2BATH 7399 SQ. FTW/ 773 SQ. FTFLEX t Yr,i iJ4 Ja ' nliJ)Jl iJ.0 c) H BATH OAT 1� X''itN "I 60, < </ CL T r BE x x, _J7 BEDROOM 1 . CRETUNIT PLAW"10ROO l'SATH '1493'5Q. FT 'W'BS SQ.FT FLEX E a , �r L , I X ✓ n a - '� G�t?ING/O FICA ��, '✓ ti BATH . �`r•7e.C"\/tip{ , � BATH �y •""'"' � _��. —s r ✓c�` 7l 1' /�•��..�../{y'`4ny`•K•., Ev'✓rU do'; '��j�`GREAT'ROOKM'\,X.,,�;\:. .Xi;,�,•;�T'l � I �, �.. Yi'4 )Lxje•x'+e,rre''�y`,i ..`i. I-�,°IEwi;J f.... - �:iCi• i`�111 "-�>�_ .nisi is�'" YT�.y1y YT '"'�BEDROOM �ti\•^' S I f r�><�e-a• �, il - _ BEDROOM `r� 13.4•%19'.11 .��1 r., C> n=P, "mow I ILI x -- C _ LOG / ; 4• l ; )GrJ:I a:Jt:97UL1; NAjCOS U N IT P LAN 2 BEDROOM/1 BATH 1604 SQ, FT W/ 1 87 SQ. FT FLEX r,:uri SCALE: 1/4 = 1'-0" ._,.9•.n n+c::� 9._ss rfn F77; •E RvJi .ram.BATH \� ,��/\�,� ,"'.?�i. �,�;.)y�.? •� BATH 7:r:� INIjC�.\RJ.�fTty`j� s 4 x }•'�..riy:X:�.T/�Y%�'.: h/\ti` - ciok,x ' I I '', y -- BEDROOM p LJ BEDROOM _ LICK,\>,; LJ I Li i1A RHOM UNIT PLAN 71:J1:9 JU515 2 BEbF:00M/2 BATH 1 S 7 3 5Q.FTC W/1op 5Q.FT FLE% �:reanri. SCALE: 1/4 = I'•O" --- —1 I� ,.ull.^AP,�41 BATH i Il LL: tic��rc lr. - \ 'T, yl r '��[ /uuxea�i BATH \ < <yi ,�\yam nW-�kv —XI l L � T%?• x a V n i MMUT ,II�.T ��'lh7�ai71'� �D� � '� '.•y �KIT.CkEN[DtN�TkG r�� � � I 1 _.._... PL r.f 1 yi _4• BEROOM \n/ ..�rY �- f,fG4;a:.JSIf 1Jrl;! ;l:p!!JJ�JIIi OOM/2,KAT]i A$1 8�$Q:FT W/ 1�76 SQ.FT FLEX CO RF V V N 1T PLAN 2 BEdR 1:•J-:��:� ac D.�,._,.,,.: ^.,Jr- _ 1" '1 ilo�w, "'y—+�:>rr,., r:,i� r�,� ,�.�r, ' ".�rzi' ., -•°.�.';I.dM�I�N'„a , :%8a1�,�"`.1, s. :. yLl L'?y ';� •F�"' .. p.q.�l�'Ilr 4L It I^I ICI r(8��^Ili' , � 'I �� fp�i,ur 1. t;1m1 "'.,. ,i Yb S,'1 ,ps•.r,r�,:••'��,.� _ �I - �i.L�.u.,�.�ed,v........�..1.w„ .w,,r1 I:VAr+s:'... v r . ... �•I,J . - - r � �I '- . ,++�" =4� c I^,wu" r . ,fl . v!"�'.I ��j'v w•r ,, ll! f111 � I — •,I�,� - - I L.I if r .•`'Y III I f� -- 4"ll l° I f.•,� 1 1 L R I _ . 4 , yip� , �i�i�ra�n@µ Y' i V R IIC�II 1 5F� I p e� . ... �- .. 'i r.y�•gg�rAl. .,' �n'Adr.d.`a`h"�x u. 2[ ,.., I 4 F t, i.�. � ,'llr•ha•I r'.Ij� FIy„�I ' d I _ .� _`,}�`�.y •i f I � .! �r'��,;�� .i1ii� �y"•..L',� ��I�:.,..a M1 't' r ' I'.r -I !R'• , I� rat, j� /^'.. �,:�;;L ,�.•. �IV�r'rI Jy, r m, ., M l�Jl 'IJI^.u '»�.i�"'IR" b�4�IA6:`r "f;0 i.•+..1 'Y FAUTY L•CPCN PS ON 5 ITE AS WELL AS SYMM ETRY.N O VERY SMALL AN IMAL CAN k E k EAUTI FYL,FOR LOO kIN6 AT IT TA k ES SO SMALL A P ORTION OF TIM E THAT THL lOr�hl )iS r)I{Jf)�I IJ IMPRESSION OF IT WILL BE CONFUSED.NOR CAN ANY VERY LARGE ONE,FOR A WHOLE VIFW OF ITCANNOT BE HAD AT ONCE.' yn,-L]Va0 • - - ARISTOTLE 400,I sUdru:('.v,vbA?1 ANCIENT PHILOSOPHER °'•° 1°" r '!,o 170 ;5 III M pm RNEAl"Ift"I NAPQI,E, N BONAPARTC � 'r9;' jr jDA I I:b,9U .17