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HomeMy WebLinkAbout7/30/2008 - STAFF REPORTS - 1.D. pPLM Sp F A RZ r c U N ,m a C P" z gC�FORN� CITY COUNCIL STAFF REPORT z M DATE: July 30, 2008 PUBLIC HEARING v SUBJECT: PALM SPRINGS LLC, LAWRENCE RAEL — AMENDMENT OF VESTING TENTATIVE TRACT MAP NO. 34190 TO RE-DESIGNATE CLOVELLY STREET FROM A PRIVATE STREET TO A PUBLIC STREET; FOR A PREVIOUSLY APPROVED MIXED-USE DEVELOPMENT OF UP TO 118 O CONDOMINIUM UNITS AND 25,000 SQUARE FEET OF COMMERCIAL m SPACE ON A 4.1-ACRE, LOCATED AT THE SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND ALEJO ROAD C FROM: David H. Ready, City Manager m Ir BY: Department of Planning Services 0 SUMMARY The City Council will consider a proposal to amend a previously approved Vesting m Tentative Tract 34190; a condominium map for Planned Development District 324, now z known as "Port Lawrence". The proposed amendment is to re-designate Clovelly Street, located at the portion of the site from a private street to a public street. No other change to the project is proposed. The Planning Commission considered the request at its July 9, 2008, meeting, and recommended approval to the City Council. RECOMMENDATION: O 1. Open the public hearing and receive public testimony_ U) 2. Adopt Resolution No. _ "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A REQUEST TO AMEND VESTING TENTATIVE TRACT MAP 34190 TO RE-DESIGNATE CLOVELLY STREET FROM A PRIVATE STEET TO A PUBLIC STREET FOR PALM SPRINGS LLC, ON A PREVIOUSLY APPROVED CONDOMINIUM MAP n FOR PALNNED DEVELOPMENT DISTRICT 324; A MIXED-USE DEVELOPMENT OF UP TO 118-UNIT CONDOMINIUM PROJECT WITH 25,000 SQUARE FEET OF RETAIL COMMERCIAL DEVELOPMENT ON A 4.1-ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF ALEJO ROAD AND NORTH PALM CANYON DRIVE". Item No. 1 • D . City Council Staff Report July 30,2003 Case 5.1091 PD324—TTM 34190 Page 2 of 4 PRIOR ACTIONS: r On October 4, 2006, the City Council adopted a Mitigated Negative Declaration and approved the proposed mixed-use development. The Planning Commission considered the proposed amendment to the Vesting Z Condominium Map at its regularly scheduled meeting of July 9, 2008, and Z recommended approval of the proposal to the City Council by a vote of 7-0. The m Commission made its recommendation for approval with the comments below: v • That there should be consideration for the Home Owners Association to cover the costs associated with the street lighting_ • That the proposed street name (Clovelly) should be studied for a change and referred to the Council for consideration. BACKGROUND: m C The Port Lawrence project will be built on lands which have until recently been fully developed. The site which is now vacant had structures that have been demolished to m make way for the new development. The previously approved project includes the r development of up to 118 condominium units and 25,000 square feet of retail O commercial space on approximately 4.1-acre site bounded on the north by Alejo Road, on the west by North Palm Canyon Drive, on the east by North Indian Canyon Drive, and on the south by existing commercial development. 9 The project also includes the construction of an underground parking structure with 219 m parking spaces for residential use, and 96 spaces for commercial use. Z The original site plan and tentative condominium map had Clovelly Street as a private --� street located along the southern portion of the site connecting Indian Canyon Drive from Palm Canyon Drive. The condominium map which was approved as part of the mixed use development created a single lot on which all the proposed units will be located. With the re-designation of Clovelly Street from a private street to public street a 0 modification of the map depicting the street as a separate lot is required. ANALYSIS: N The amended map has been reconfigured to have two separate parcels; Parcels 1 and 2, and three lettered lots; Lots A, B and C. Parcels 1 and 2 are for the mixed use development consisting of retail, commercial and residential uses; the three lettered lots — are for rights of way, easements and a public street (Clovelly Street). As proposed, n Clovelly Street will have curbs, decorative walkways and enough width for street parking spaces. The proposed layout of the street will not affect the already established use, required parking, access and design of the site. The main difference is that Clovelly Street was previously conditioned to be privately maintained, however, with the approval of the amended map, the street will be maintained by the City. 0e601 2 City Council Staff Report July 30 2008 Case:5.1091 PD324—TTM 34190 Page 3 of 4 The Engineering and Planning Departments have determined that the proposed .0 amended map will have no impact on the intent of the Planned Development District, which is the establishment of a mixed use development consisting of commercial and residential uses. The Engineering Department has made the following a recommendations for the revised map: Z • Clovelly Street must be designed to meet City Standards Z • Retaining the street as one-way from Palm Canyon to Indian Canyon • The street should have no encroachments from the underground parking M structure • Provide a clear accessible path of travel on both sides of the street from Palm Canyon to Indian Canyon • Parking configuration along Clovelly Street to remain as previously proposed. v The re-designation of Clovelly Street required modifications and revisions to some of Ill the previously approved conditions of approval from the Engineering Department. This C will ensure that City Street Standards, safety, right-of-ways, ingress and egress matters are adequately addressed with the proposed amendment. As recommended by Staff, m parking configuration on the street will be angled adjacent to the commercial portion of r the project site; this layout will keep the parking count intact while maximizing available space for parking on the street. 0 Conditions of Approval Nos. 33A, 60A, 60B, 60C, 60D, 60E, 65B, 65C and 65D have been added; Conditions Nos. 35, 45, 70, 84D, 84E and 86 were revised. Conditions of Approval Nos. 61, 62, 64 and 65 were deleted from the previously approved project. m Environmental Review Z Pursuant to the California Environmental Quality Act, an Initial Study was conducted for the proposed project. That study concluded that with the incorporation of proposed mitigation measures, any potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and that a Mitigated Negative D Declaration can be adopted for the project. FISCAL IMPACT: (/) No fiscal impact. yy rai A. ing, AI Thomas Wils , Assistant City Manager n Dire of Plann' Services --I f �� David M Ready, City r City Council Staff Report July 30,2008 Case:5.1091 PD324—TTM 34190 page 4 of 4 Attachments: 1, Vicinity Map r 2. Draft Resolutions a 3. Draft Conditions of Approval 4. Planning Commission Minutes dated July 9, 2008 (Excerpts) z 5. Planning Commission Staff report July 9, 2008 (Without Exhibits) z 6_ Letter from the applicant dated April 7, 2008 7, Revised Vesting Tentative Tract Map 34190 Ill 8. Reduced copy of previously approved site plan O M C M r O M z v U) 0 Department of Planning Services W E Vicinity Map S I -� T I I �L'I^I lfd❑ CAR =_ , 1 V1.4 G;)I.USA Fd C=,10 Rf1 I I I loi i ... I - :` ,ILl J I J I I rp I I Legend I I ;- --__ --- - I ® Project Slte - I i =400 Foot Radius I 1 !_ Parcels. . . CASE NO: TTM 34190 DESCRIPTION: To consider an application by Palm Springs LLC, Lawrence Rael, to amend a APPLICANT. Palm Springs LLC previously approved condominium map (TTM Lawrence Rael 34190) for Planned Development District 324. The property is a 4.1 acre site bounded by Alejo Road on the north, North Palm Canyon Drive on the west, North Indian Canyon Drive on the east, and existing commercial development on the south. The amendment is to re-designate °Clovelly Street" from a private to a public street, Zone Cl3D, Section 15. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A REQUEST TO AMEND VESTING TENTATIVE TRACT MAP 34190 TO RE-DESIGNATE CLOVELLY STREET FROM A PRIVATE STEET TO A PUBLIC STREET FOR PALM SPRINGS LLC, ON A PREVIOUSLY APPROVED CONDOMINIUM MAP FOR PLANNED DEVELOPMENT DISTRICT 324; A MIXED-USE DEVELOPMENT OF UP TO 118-UNIT CONDOMINIUM PROJECT WITH 25,000 SQUARE FEET OF RETAIL COMMERCIAL DEVELOPMENT ON A 4.1-ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF ALEJO ROAD AND NORTH PALM CANYON DRIVE. WHEREAS, Palm Springs LLC, the "Applicant" has filed an application with the City pursuant to Section 0.62.010 of the Palm Springs Municipal Code, to amend a previously approved Vesting Tentative Tract Map No. 34190; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider the request to amend Vesting Tentative Tract Map 34190 was given in accordance with applicable law; and WHEREAS, on July 30, 2008, a public hearing on the application was held by the City Council in accordance with applicable law, and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment was prepared for this project and was distributed for public review and comments in accordance with CEQA; 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: A Mitigated Negative Declaration (MND) was completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council found that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this 000 ,.2,DO PC Resolution for Amended TTM 34190 July 30.2008 Page 2 of 3 project will be reduced to a level of insignificance. The City Council independently reviewed and considered the information contained in the MND prior to the approval of this Project and the MND reflects the City Council's independent judgment and analysis. Section 2: Pursuant to Section 66474 of the Subdivision Map Act, the City Council makes the following findings: a. The proposed Vesting Tentative Tract Map is consistent with all applicable general and specific plans. The Amended Vesting Tentative Tract Map will re-designate Clovelly Street from private to public street; since the street will now be publicly maintained, it is required that the previously approved map be amended to reflect the change. b. The design and improvements of the proposed Vesting Tentative Tract Map are consistent with the zone in which the property is located. The design of the map is consistent with the allowable uses under the Planned Development District for this property. The Planned Development District allows for variations from zoning standards. C. The site is physically suited for this type of development. The site is flat and surrounded by existing development and City streets. The construction of commercial and residential buildings on the site is appropriate at this location. d. The site is physically suited for the proposed density of development. The site can accommodate the 118 units proposed. The zoning designation for the property allows up to 29 units per acre, and the project meets that density. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Amended Vesting Tentative Tract Map and associated Planned Development District have been reviewed under the California Environmental Quality Act, and a Mitigated Negative Declaration was adopted. Mitigation measures have been included which will reduce potential impacts to less than significant levels. The site has been 060637 PC Resolution for Amended TTM 34190 July 30 2008 Page 3 of 3 fully developed for many years, and does not include any natural habitat. The project will therefore not damage or injure fish, wildlife or their habitats. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The subdivision is designed to meet or exceed City standards. The homes and commercial spaces will be required to meet or exceed City building codes. The project will not cause public health problems. 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. There are no known public easements or access across the subject property, therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council takes the following actions: • Approves the request by Palm Springs LLC, to amend Vesting Tentative Tract Map 34190 • Re-designate Clovelly Street from a private street to a public street, subject to the conditions contained in Exhibit A, which is attached hereto and made a part of this resolution. ADOPTED this 30" day of July, 2008. David H. Ready, City Manager ATTEST: James Thompson, City Clerk EXHIBIT A Case No. 5.1091 — PD-324, 32933 -- TTM 34190 Palm Springs LLC Southeast corner of Alejo Road and North Palm Canyon Drive ("Port Lawrence") CONDITIONS OF APPROVAL July 30, 2008 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1091 PD — 324 and 3.2933, Tentative Tract Map 34190. 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 0aG Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 2 July 30,2005 decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sale expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County_ 5. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial or industrial projects, 1/4% for new residential subdivisions, or 1/4% for new individual single-family residential units constructed on a lot located in an existing subdivision with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning Services and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. 6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland. The applicant shall submit a property appraisal to the Planning Services Department for the purposes of calculating the Park Fee. The Park Fee payment and/or parkland dedication shall be completed prior to the issuance of building permits. Conditions of Approval Case No 5 1091 Tentative Tract Map 34190 Page 3 July 30,2008 Environmental Assessment 7. The mitigation measures of the Initial Study shall apply to the proposed project. The applicant shall submit a signed agreement that the mitigation measures will be included in the Planning Commission consideration of the environmental assessment. Mitigation measures are included in the Initial Study, and hereby incorporated into these conditions by reference. 8. The developer shall reimburse the City for the City's costs incurred in monitoring the developer's compliance with the conditions of approval and mitigation monitoring program, including, but not limited to inspections and review of developers operations and activities for compliance with all applicable dust and noise operations, and cultural resource mitigation. This condition of approval is supplemental and in addition to normal building permit and public improvement permits that may be required pursuant to the Palm Springs Municipal Code. CC&R's 9. The applicant prior to issuance of building permits shall submit three (3) sets of a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. The CC&R's shall be enforceable by the City, shall not be amended without City approval, and shall require maintenance of all property in a good condition and in accordance with all ordinances. 10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. Final Design 11. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 12, The final development plans shall be submitted in accordance with Section 94.03.00 of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, grading plans, landscape plans, 060 J- Conditions of Approval Case No 5 1091 Tentative Tract Map 34190 Page 4 July 30,2008 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 approval of the tentative tract map. 13. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. General Conditions/Code Requirements 14. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 15. 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. 16. 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. 17. 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. 18. All materials on the flat portions of the roofs shall be earth tone in color. 19. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93-03-00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. ® lfG�!L ILI Conditions of Approval Case No.5.1091 Tentative Tact Map 34190 Page 5 July 30,2008 20. 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. 21. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 22. 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. 23. The street address numbering/lettering shall not exceed eight inches in height_ 24. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safet 25. 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. 26. Modified architectural and landscaping designs shall be reviewed by the Architectural Advisory Committee prior to City Council action on the project. 27. Parallel parking stalls on Clovelly shall be modified to provide a length of 24 feet per space, as required by Section 9306. 28. Assigned parking spaces shall be dedicated to each residential unit in the parking garage. Tandem parking spaces shall be assigned to the same unit as the standard parking space in front of or behind it. These requirements shall be included in the CC&R's for the project. 29. The underground commercial parking area shall be revised to delete the tandem parking, providing 80 single-loaded vehicle parking spaces. Tandem spaces may be re-introduced for restaurant or other uses which require additional parking, subject to approval by the Director of Parking Services of a parking management plan which shall minimize patron, employees or other parking conflicts. 30. Prior to issuance of building permits, the applicant shall provide or contribute a public benefit to the City in a form or amount as determined by the City Council as part of the Council's decision regarding the project. 00G613 Conditions of Approval Case No 5.1091 Tentative Tract Map 34190 Page 6 July 30,2008 Engineering Division STREETS 31. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 32, Submit street improvement plans prepared by a California Registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. PALM CANYON DRIVE 33. All existing decorative street improvements, landscaping, and lighting improvements shall be protected in place, except removals approved by the City Engineer. The applicant shall be responsible for the repair, removal and replacement of existing improvements damaged as a result of the construction of this project, as directed by the City Engineer. 33A. The applicant shall obtain specific approvals for alternative decorative streetscape improvements along-Palm_Canyon Drive, including but not limited to: alternative decorative pavers in a pattern inconsistent with the established pattern along Palm Canyon Drive: circular tree wells_in_lieu of octagonal tree wells; lighting and electrical system; and landscape palette along the Palm Canyon Drive frontage. The applicant shall clearly specify the re guested alternative streetsca a design as part of the Final Development_ Plan_approval by the Planning Commission. The applicant shall be required to enter into an Encroachment Agreement for all alternative decorative _ streetscape improvements, which shall be privately maintained by a Home Owners Association. 34. Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. Existing decorative concrete pavers shall be removed and salvaged to the City Corporation Yard, or reused in replaced street improvements. New sidewalk shall be constructed of decorative concrete pavers to match existing. 35. Remove the existing street improvements as necessary to construct a 24 feet wide new street intersection with the centerline of the new street intersection located approximately 120 feet north of the south property line. The new street intersection shall be constructed with 25 feet radius curb returns and spandrels, and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Any removal or relocation of existing landscaping, irrigation, electrical and lighting improvements shall be coordinated with the City Engineer prior to removal or relocation. Existing decorative concrete pavers shall O00Q;' � Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 7 July 30,2008 be removed and salvaged to the City Corporation Yard, or reused in replaced street improvements. Access shall be limited to left-turn ingress only. 36. Construct a Type A curb ramp meeting current California State Accessibility standards on either side of the new street intersection in accordance with City of Palm Springs Standard Drawing No_ 212_ The curb ramps shall be constructed of colored Portland cement concrete to match existing decorative street improvements. 37. Construct a new decorative landscape planter to match existing planters along Palm Canyon Drive, on either side of the new street intersection. The applicant shall furnish and install new Washingtonia fitifera palm trees within each new decorative landscape planter. The palm trees shall have a trunk height and diameter equal to other palm trees along the project frontage, as approved by the City Engineer. Irrigation, electrical and lighting improvements for the new palm trees shall be connected to the existing systems, as required by the City Engineer. 38. New palm trees shall be guaranteed for a period of 90 days from the date of acceptance by the City Engineer. Any palm trees that fail during the 90-day landscape maintenance period shall be replaced with a new palm tree of similar trunk height and diameter to the satisfaction of the City Engineer, and shall be subject to a subsequent 90-day landscape maintenance period. 39. All broken or off grade street improvements shall be repaired or replaced. INDIAN CANYON DRIVE 40. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 50 feet along the entire frontage. 41. All existing street improvements and palm trees shall be protected in place, except as otherwise required by the City Engineer. The applicant shall be responsible for the repair, removal and replacement of existing improvements damaged as a result of the construction of this project, as directed by the City Engineer. 42. Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. 43. Remove the existing curb and gutter located approximately 32 feet west of centerline, and construct a new curb and gutter located 24 feet west of centerline with adjacent sidewalk, where proposed curb "pop-outs" are proposed, in accordance with applicable City standards. HUI 5 Conditions of Approval Case No.5.1091 Tontative Tract Map 34190 Page 8 July 30,2008 44. Remove the existing street improvements as necessary to construct an approximately 86 feet wide driveway approach for the northerly access point with the centerline of the driveway approach located approximately 290 feet south of the centerline of Alejo Road. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205. Any removal or relocation of existing landscaping and irrigation improvements shall be coordinated with the City Engineer prior to removal or relocation. Access shall be limited to left-turn ingress and egress only. 45. Remove the existing street improvements as necessary to construct a 24 feet wide new street intersection for the southerly access point with the centerline of the new street intersection located approximately 95 feet north of the south property line. The new street intersection shall be constructed with 25 feet radius curb returns and spandrels, and a 6 feet wide cross-gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Any removal or relocation of existing landscaping and irrigation improvements shall be coordinated with the City Engineer prior to removal or relocation. Access shall be limited to left-turn egress only. 46. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the driveway approach and new street intersection, in accordance with City of Palm Springs Standard Drawing No. 212. 47. An application for an Encroachment Agreement shall be made through the Engineering Division to allow construction of decorative paving within the public right-of-way of Indian Canyon Drive. An application for the Encroachment Agreement shall be approved prior to issuance of a certificate of occupancy. 48. Remove and reconstruct the decorative pedestrian crosswalk across Indian Canyon Drive at Alejo Road, as necessary to align with the new curb ramp to be located at the southwest corner of the intersection. 49. All broken or off grade street improvements shall be repaired or replaced. ALEJO ROAD 50. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 50 feet along the frontage (where required). 51. Remove the existing curb and gutter located 32 feet south of centerline, and construct an 8 inch curb and gutter located 38 feet south of centerline along the frontage (where required), with a 25 feet radius curb return and spandrel at the southwest corner of the intersection of Alejo Road and Indian Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 0 a 0 0 1 Conditions of Approval Case No 5.1091 Tentative Tract Map 34190 Page 9 July 30.2008 52. Remove the existing catch basin and reconstruct a new catch basin and extend the existing storm drain connector pipe in accordance with Riverside County Flood Control standards and requirements, as necessary to relocate the existing curb and gutter along Alejo Road. 53, Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. 54. Remove the existing street improvements as necessary to construct a minimum 24 feet wide driveway approach for the primary access point with the centerline of the driveway approach located approximately 140 feet east of the centerline of Palm Canyon Drive. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205. Access shall be limited to right- turn ingress and egress only. 55. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the driveway approach in accordance with City of Palm Springs Standard Drawing No. 212. 56. Construct a sidewalk from back of curb to property line along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 57. Remove the existing curb ramp and construct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of Alejo Road and Indian Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 212. 58. Construct a 4 feet wide raised, decorative median island from Palm Canyon Drive to Indian Canyon Drive. The raised, decorative median shall follow the general alignment of the existing centerline striping. The interior of the median shall be constructed with decorative stamped concrete. 59, Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the frontage (where required) in accordance with City of Palm Springs Standard Drawing No. 110 and 340. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 60. All broken or off grade street improvements shall be repaired or replaced. p���i'�i Conditions of Approval Case No 5 1091 Tentative Tract Map 34190 Page 10 July 30.2008 CLOVELLY ROAD 60A. Dedicate full street right-of-way varying_from 52_feet to 63 feet as shown on the approved site plan, together with property line - corner cut backs at each intersection, as required by the City Engineer. 60B. Clovelly Lane shall be constructed with concrete curb, gutters and sidewalk in accordance with applicable City standards, as approved by the City Engineer. Portions of sidewalk along Clovelly Lane constructed with decorative concrete pavers. The applicant shall be required to enter into an Encroachment Agreement for all alternative decorative streetscape improvements, which shall be privately maintained by a Home Owners Association. 60C. Clovelly Lane shall be constructed with a decorative concrete paver section equivalent_to 2'/2 inches_asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subqrade of 24 inches at 95% relative compaction, similar to the streetscape design constructed on Andreas Road between Palm Canyon Drive and Indian Canyon Drive. If an alternative decorative concrete paver is used, the applicant shall be required to enter into an Encroachment Agreement for all alternative decorative streetscape improvements, which shall be privately maintained by a Home Owners Association. 60D. Clovelly Lane shall be limited to one-way access only, with access directed from Palm Canyon Drive to Indian Cannon Drive, similar to access restrictions imposed on Andreas Road between Palm Canyon Drive and, Indian Canyon Drive. Two- way access on Clovelly Lane is prohibited. 60E. Parking shall be restricted along Clovelly Lane as necessary to maintain a minimum 20 feet wide clear one-way travel way, except for designated parking spaces and parking bays. Regulatory Type R26 "No Parking" signs or red curb shall be installed along Clovelly Lane as necessary to enforce parking restrictions. ON-SITE 61. All on-site two-way parking garage ramps and drive aisles shall be a minimum of 24 feet wide. 62. 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. 0 � 0i IS Conditions of Approval Case No.5.1091 Tentative Tract Ma 34190 PP p Page 11 July 30,2008 SANITARY SEWER 63. All sanitary facilities shall be connected to the public sewer system. Existing sewer service laterals to the property may be used for new sanitary facilities. New laterals shall not be connected at manholes. 64. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 65, Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. a. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of the Water Quality Management Plan. 65B. Perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. Conditions of Approval Case No.5,1091 Tentative Tract Map 34190 Page 12 July 30.2008 65C. Within 10 days of ceasinq 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 unless otherwise allowed by the City Engineer. 65D. Prior to approval of a Grading Plan, the applicant shall obtain written approval to proceed with construction from the Aqua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist. The applicant shall contact the Tribal Historic Preservation Officer, Richard Begat', or the Tribal Archaeologist, Patty Tuck at (760)_325-3400, to determine their requirements, if anV, 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 paVment of any required fees associated with Tribal monitoring. 66. 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. 760 346-7491 . 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. 67. 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. 68. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Engineering Division with the first submittal of a grading plan. 69. 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 Rough Grading Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). GG 02 Conditions of Approval Case No.5.1091 Tentative Tract Map 34100 Page 13 July 30,2008 DRAINAGE 70. This project may 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, may 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. If required, 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. 71. 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. GENERAL 72. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. 009021 Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 14 July 30,2008 73. All proposed utility lines shall be installed underground. 74. 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. 75. 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 (Auto CAD 2004 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. 76, The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as-built" information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 77. Contact Whitewater Mutual Water Company to determine impacts to any existing water lines and other facilities that may be located within the property. Make appropriate arrangements to protect in place or relocate any existing Whitewater Mutual Water Company facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Whitewater Mutual Water Company shall be submitted to the Engineering Division prior to issuance of a grading permit. 78. Nothing shall be constructed or planted in the corner cut-off area of any intersection or 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. 79. 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 80. 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 parcels 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. Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 15 July 30,2008 81. 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 Map. 82. In accordance with Section 66434 (g) of the Government Code, the easterly 10 feet of public right-of-way for Palm Canyon Drive adjacent to a portion of the parcel currently identified by Assessor's Parcel Number (APN) 513-081-006, generally described as the westerly 10 feet of the northerly 100 feet of Lot 4, Block 24, of Palm Springs Townsite, as shown in on map filed in Book 9, Page 432 (records of San Diego County), excluding anV portion required for public right-of-way_for Clovelly Lane, may be abandoned upon the filing of a Final Map identifying the abandonment of the right-of-way granted to the City of Palm Springs. Prior to approval of a Final Map, the applicant shall coordinate with each public utility company and determine specific requirements as to the abandonment and/or relocation of existing underground utilities that may exist within that portion of the public right-of-way to be abandoned. Prior to approval of a Final Map, the applicant shall provide the City Engineer a letter of approval regarding the proposed abandonment of a portion of public right-of-way for Palm Canyon Drive from each public utility agency. 83. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the fallowing: ArcGIS Geodatabase, Arc.View 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 84. As determined by the Rae[ Development Traffic Impact Study submitted by RK Engineering Group, Inc. (as amended on 7/12/0(3), the following mitigation measures will be required: a. Pay a fair share contribution determined as 7.7% (or $15,400) for the future installation of a traffic signal at the intersection of Indian Canyon Drive and 0 a 0 0 2 S Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 16 July 30 2009 Tamarisk Road. The applicant shall pay the fair share contribution prior to approval of a final map. b. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at all project access points, in accordance with City of Palm Springs Standard Drawing Nos. 620-625. c. The project access point on Alejo Road is restricted to right-turn ingress and egress only; install traffic striping and signage improvements to implement the access restrictions as required by the City Engineer. d. The project access point on Palm Canyon Drive is restricted to left-turn ingress only. The northerly protect access point on Indian Canyon Drive is restricted to left-turn ingress and egress only; the southerlyproiect access point on Indian Canyon Drive is restricted to left-turn egress only: install traffic striping and signage improvements to implement the access restrictions as required by the City Engineer. e. Install a traffic signage on Clovelly Lane between Palm Canyon Drive and Indian Canyon Drive as necessary to implement one-way access restrictions, as required by the City Engineer. 85. Relocate and modify the existing traffic signal at the intersection of Indian Canyon Drive and Alejo Road, in conjunction with the associated street improvements at the southwest corner of the intersection. The applicant shall submit traffic signal modification plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall be relocated and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. 86. Revise the traffic striping on Alejo Road to accommodate construction of the four feet wide median, as required by the City Engineer. Submit traffic striping and signage plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. 87. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. 88. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. Minimum clearance on public sidewalks or pedestrian paths of travel shall be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk, or by the relocation of any obstructions within the public sidewalk Conditions of Approval Case No 5 1091 Tentative Tract Map 34190 Page 17 July 30.2008 along the Palm Canyon Drive, Indian Canyon Drive, and Alejo Road frontages of the subject property. 89. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 90. 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. 91. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. Waste Disposal 92. Trash cans shall be screened from view and kept within fifty (50) feet of the street. Police Department 93. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. Building Department 94. Prior to any construction on-site, all appropriate permits must be secured. Fire 95. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Show location of address on plan elevation view. Shaw requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 96. 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 conditions of Approval Case No,5 1091 Tentative Tract Map$41 g0 Page 18 July$0 2008 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. 97. Radio Communications: The building will include all necessary wiring and antennas required for the "Built-in Radio Amplification System". This requirement is necessary for the fire department radio communications within the building "C". 98. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required for this development. 99. Trash Container Protection_ If trash container space is within 5 feet of a building wall provide information on the type and size of trash container to be stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater, then the container must be protected by an approved automatic fire sprinkler. (1103.222 CFC) 100. Exterior soffits/canopies: Roofs or canopies must be protected with fire sprinklers if they are more than 4 feet wide unless the entire assembly is non-combustible. (5-13.8 NFPA 13 1999) Any exterior fire sprinklers require approval of the Planning Department. 101. Standpipe System: An approved standpipe system is required for the multi-story residential buildings. Standpipe system will be a wet system. (CBC 904.5.2) 102. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an electronic CAD version shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. 103. Fire Department Connections: Fire Department connections shall be visible and accessible, have two 2.5 inch NST female inlets, and have an approved check valve located as close to the FDC as possible. All FDC's shall have KNOX locking protective caps. Contact the fire prevention secretary at 760-323-8186 for a KNOX application form. 104. Location of Fire Department Connections: The connection inlets must face the street, and be located on the street side of the building. The face of the inlets shall be 18 inches horizontal from the back edge of sidewalk (or back of curb, if no sidewalk), and shall be 36 to 44 inches in height to center of inlets above finished 0660112S Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 19 July 30,2008 grade. No landscape planting, walls, or other obstructions are permitted within 3 feet of Fire Department connections. The FDC and supporting piping shall be painted OSHA safety red. 105. Valve and water-flow monitoring: All valves controlling the fire sprinkler system water supply, and all water-flow switches, shall be electrically monitored where the number of sprinklers is one hundred or more. (Twenty or more in Group I, Divisions 1.1 and 1.2 occupancies.) (904.3.1 CBC) All control valves must be locked in the open position. 106, Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 107. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 108. Smoke Detector Installation: Provide Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) 109. Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement 110. Audible Water Flow Alarms: 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. (904.32 CBC) 111. Audible Residential Water Flow Alarms: 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 (FIREX # 0498 accessory module connected to multi- station FIREX smoke detectors or equal per dwelling and fire sprinkler flow switch) to alert the occupants shall be provided in the interior of the building in a normally occupied location. (904.3.2 CBC) �09,0, 27 Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 20 July 30,2008 112. Commercial Cooking Hood & Duct Systems for proposed restaurants: 113. Ventilating Hood & Duct System: A ventilating hood and duct system shall be provided for commercial-type food heat-processing equipment that produces grease-laden vapors. (1005.1 CFC) 114. Fire extinguishing system required: Approved automatic fire extinguishing systems shall be provided for the protection of commercial type cooking equipment. (10062.1 CFC) 115. Hood & Duct Fire Protection System Coverage: The automatic fire extinguishing system used to protect ventilating hoods and ducts and cooking appliances shall be installed to include cooking surfaces, deep fat fryers, griddles, upright broilers, char broilers, range tops, and grills. Protection shall also be provided for the enclosed plenum space within the hood above filters and exhaust ducts serving the hood. (1005.2.3.1 CFC) 116. Hood & Duct Fire Protection System plan submittal: The contractor should submit fire extinguishing system plans as soon as possible. Submittal shall include manufacturer's data/cut sheets and listings with expiration dates on all equipment and materials used. 117. Portable Fire Extinguishers for Food Processing Equipment: 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. (1005.2.7 CFC) The preferred location is near the exit from the cooking equipment area. Show proposed location on the plans. 118. Automatic Power and Fuel Shutoffs: 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. (1005.2.4.1 CFC) 119. Systems Testing: 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. 120. Elevator Stretcher Requirement: At least one elevator shall be designed to accommodate medical emergency service. The elevator(s) so designed shall accommodate the loading and transport of an ambulance gurney or stretcher 24 inches by 76 inches in the horizontal position. The elevator entrance shall have a clear opening of not less than 42 inches wide or less than 78 inches high. The elevator car shall be provided with a minimum clear distance between walls or between walls and door excluding return panels not less than 80 inches by 54 inches, and a minimum distance from wall to return panel not less than 51 inches 060 Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 21 July 30,2008 with a 42 inch side slide door. (3003.5a CBC) Note: Two elevators meeting the stretcher requirement required for building "C". One located on the West side and one located on the East side. 121. Elevator Recall: The elevator(s) designated the medical emergency elevator(s) shall be equipped with a key switch to recall the elevator nonstop to the main floor. (3003.5.4a CBC) 122. Elevator Designation: Medical emergency elevators shall be identified by the international symbol (Star of Life) for emergency medical services. The symbol shall be not less than 3 inches in size. A symbol shall be permanently attached to each side of the hoistway door frame on the portion of the frame at right angles to the hallway or landing area. Each symbol shall be not less than 78 inches and not more than 84 inches above the floor level at the threshold. (3003.6a CBC) 123. Elevator Smoke Detection Recall: When the elevator vertical travel is 25 feet or more, each associated elevator lobby or entrance area and associated machine rooms shall be provided with an approved, listed smoke detector for elevator recall purposes only. (3003.2 CBC) 124. Elevator Emergency Devices for Summoning Assistance: Add a note to the plans indicating that emergency devices for summoning assistance shall be provided per 3003.4.18 CBC 125. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) • Minimum Access Road Dimensions: 1. Private streets shall have a minimum width of at least 20 feet, pursuant to California Fire Code 902.1 however, 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, unless otherwise allowed by the City engineer. No parking shall be allowed in either side of the roadway. 126. Access: Fire department access roads shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150' from such roads. CFC 902.2.1 127. Road Design or parking lot surface: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902222 CFC) The minimum inside turning radius is 30 feet, with an outside radius of 45 feet. ®�i�922 Conditions of Approval Case No.5.1091 Tentative Tract Map 34190 Page 22 July 30,2008 128. Vertical Clearance for Underground Parking: Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 8 feet 6 inches. (902.2.2.1 CFC) 129. Smoke Evacuation System for underground parking: Provide manual override system on the HVAC in the garage area for smoke evacuation 130. Fire Dampers: Fire Dampers shall be provided where air ducts penetrate fire-rated walls or ceilings_ 131. Dampers and Detectors: Smoke Dampers and Activating Smoke and/or Heat Detectors shall be in accordance with the 2001 CBC and must be installed separately from the Fire Alarm System. The signals for these devices shall not be included with any fire alarm or water flow signal. These devices may be tied into the Fire Alarm Control Panel for annunciation purposes only. 132. Fire Apparatus Grade requirements: The gradient of fire apparatus access roads shall not exceed 12% to the subterranean parking. (902.2.2-6 CFC) 133. Prior to issuance of building permits, the applicant shall prepare and obtain approval of a rescue operation plan. Approval shall be sought from the Palm Springs Fire Department. 134. Access Gates: Fire/Police/Ambulance access gates shall be at least 14' in width when in the open position and equipped with a Knox (emergency access) key switch. A Knox key operated switch shall be installed at every automatic gate. Show location of switch on plan. Show requirement in plan notes for subterranean parking areas. 135. Location of Knox boxes: A Knox box shall be installed at every locked gate. Boxes shall be mounted at 6 feet above grade. Show location of boxes on plan elevation views. Show requirement in plan notes. 136. Knox (emergency access) key switch: A Knox key operated switch shall be installed at every automatic gate. Show location of switch on plan. Show requirement in plan notes. 137. Water Supply: The water supply and location/s of fire hydrants must be approved prior to any work being performed on the job site. (903.1 CFC) 138. Fire Hydrant & FDC Location: A commercial fire hydrant is required within 30 feet of the Fire Department Connection (FDC). Fire Hose must be protected from vehicular traffic and shall not cross roadways, streets, railroad tracks or driveways or areas subject to flooding or hazardous material or liquid releases. 00 Conditions or Approval Casa No.5.1091 Tentative Tract Map 34190 Page 23 July 30,2008 139. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within 250' of all combustible construction. No landscape planting, walls, or fencing is permitted within 3 feet of fire hydrants, except groundcover plantings. (1001.7.2 CFC) 140. Fire Flow: Fire flow for this project is estimated to be 2000 GPM 141. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04260 PSMC) 142. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a Knox key switch device or Key box. Boxes shall be mounted at 6 feet above grade. Contact the Fire Department at 760-323-8186 for a Knox application form. (902.4 CFC) END OF CONDITIONS ®� 0122 City of Palm Springs Planning Commission Minutes of July 9, 2008 5. Case 5.1091 PD-324 / TTIVI 34190 AMND - Application by Palm Springs LLC, Lawrence Rael, to amend a previously approved condominium map TTM 34190 for Planned Development District 324; a mixed-use development on a 4.1-acre site located at the southeast comer of Alejo Road and North Palm Canyon; zone PD 324, Sectionl5, (Project Planner: Edward O. Robertson, Principal Planner) Edward Robertson, Principal Planner, provided background information as outlined in the staff report dated July 9, 2008. Mr. Robertson •reported, that the applicant is requesting an amendment to re-designate Clovelly Street from a private street to a public street. Chairman Hochanadel opened the Public Hearing; and there being no appearances the Public Hearing was closed. Graeme Rael, applicant, addressed questions from the Commission; noting that the overall traffic flow, cost and maintenance has been•.the determining factor for this request. Commissioner Ringlein suggested consideration-be given for a street name change to emphasize the city's history and culture. Further discussion occurred on the street lighting, set-backs and design. M/S/C (Conrad/Cohen, 6-0, 1 absent/Scott) To recommend approval of the proposed amendment of-tbe condominium map to.the-City Council, as amended: -Allow consideration.for the homeowners association to cover the costs associated with the lighting plan. -Street name change to be studied and referred to the City Council for consideration 4 '[J r °"pALM S,p1� V n z z�ggagAiFO fie', c4`'F°Ra�P. Planninq Commission Staff Report m a Date: July 9, 2008 Case No.: 5.1091 — PD 324; 3.2933 —TTM 34190 v Application Type: Vesting Tentative Tract Map Amendment m Location: South side of Alejo Road, between North Palm C Canyon and North Indian Canyon Drives. m Applicant: Palm Springs LLC, Lawrence Rael r Zone- PDD 324 O General Plan: CBD APNs: 513-081-002 through -006, -023 m From: Craig Ewing, AICP, Director of Planning Services Z Project Planner: Edward O. Robertson, Principal Planner v PROJECT DESCRIPTION _ The applicant, Rael Development, is requesting the Planning Commission to amend a Cn previously approved Tentative Tract Map 34190; a condominium map for Planned Development District PD 324, now known as 'Port Lawrence". The proposed amendment will redesignate Clovelly Street from a private street to a public street. Clovelly Street will provide pedestrian and one-way vehicular access through the southern portion of the site connecting Palm Canyon Drive and Indian Canyon Drive. No (7 other change to the project is proposed. Section 94.03.00(G) allows the Planning Commission to modify Final Development Plans of Planned Developments. The Commission may approve minor architectural or site changes that do not affect the intent of the PD. In this case, staff believes that the a55nu2 Planning Commission Staff Report July 9,2008 Case 5 1091 —PD 324—TTM34190 Page 2 of 4 intent of the Planned Development was to establish a mixed use development that provides adequate open space and internal circulation within the site with variations to certain development standards. r RECOMMENDATION: a Z That the Planning Commission recommend approval of the proposed amendment of Z Tentative Condominium Map 34190 to the City Council subject to the attached conditions of approval. Ill PRIOR ACTIONS: 0 The proposed mixed use project was reviewed by the Architectural Advisory Committee (AAC) on May 22, 2006. Following changes to the project, the AAC reviewed the project again on September 25, 2006. The AAC made a number of favorable comments on the O design, including the importance of the revitalization of the downtown street scene, the M inclusion of the pedestrian way through the project site, and the quality of the C architectural design. m The Planning Commission considered the proposed project at its regularly scheduled r meeting of September 13, 2006, and recommended approval of the project to the City Council by a vote of 6-0-1; Commissioner Marantz recused herself due to conflict of Q interest. On October 4, 2006, the City Council adopted a Mitigated Negative Declaration and 9 approved the proposed project as recommended by the Planning Commission. Ill BACKGROUND: Z The Port Lawrence project occurs on lands which have until recently been fully developed. The site which is now vacant had structures that have been demolished to make way for the new development. The previously approved project includes the development of up to 118 condominium units and 25,000 square feet of retail commercial space on approximately 4.1-acre site bounded on the north by Alejo Road, 0 on the west by North Palm Canyon Drive, on the east by North Indian Canyon Drive,and on the south by existing commercial development. The project also includes the construction of an underground parking structure with 219 parking spaces for residential use, and 96 spaces for commercial use. �J The original site plan and tentative condominium map had Clovelly Street as a private street located along the southern portion of the site connecting Indian Canyon Drive from Palm Canyon Drive. The condominium map which was approved as part of the -4 mixed use development created a single lot on which all the proposed units will be UHM Planning Commission Staff Report July 9 2008 Case 5,1091 —PD 324—TTM34190 Page 3 of 4 located. With the re-designation of Clovelly Street from a private street to public street a modification of the map depicting the street as a separate lot is required. r ANALYSIS: a The amended map has been reconfigured to have two separate parcels; Parcels 1 and Z 2, and three lettered lots; Lots A, B and C. Parcels 1 and 2 are for the mixed use Z development consisting of retail, commercial and residential uses; the three lettered lots are for rights of way, 'easements and a public street (Clovelly Street). As proposed, m Clovelly Street will have curbs, decorative walkways and enough width for street parking spaces. The proposed layout of the street will not affect the already established use, required parking, access and design of the site. The main difference is that Clovelly Street was previously conditioned to be privately maintained, however, with the approval of the amended map, the street will be maintained by the City. v The Engineering and Planning Departments have determined that the proposed m amended map will have no impact on the intent of the Planned Development District, C which is the establishment of a mixed use development consisting of commercial and residential uses. The Engineering Department has made the following m recommendations for the revised map! r • Clovelly Street must be designed to meet City Standards 0 • Retaining the street as one-way from Palm Canyon to Indian Canyon • The street should have no encroachments from the underground parking structure • Provide a clear accessible path of travel on both sides of the street from Palm Canyon to Indian Canyon M • Parking configuration along Clovelly Street to remain as previously Z proposed. --I The re-designation of Clovelly Street required modifications and revisions to some of the previously approved conditions of approval from the Engineering Department. This will ensure that City Street Standards, safety, right-of-ways, ingress and egress matters are adequately addressed with the proposed amendment. As recommended by Staff, 0 parking configuration on the street will be angled adjacent to the commercial portion of the project site; this layout will keep the parking count intact while maximizing available space for parking on the street. Cn Conditions of Approval Nos. 33A, 60A, 60B, 60C, 60D, 60E, 698, 69C and 69D have been added, Conditions Nos. 35, 45, 70, 86, 88D and 88E were revised. Conditions of Approval Nos. 61, 62, 64 and 65 were deleted from the previously approved project. — n REQUIRED FINDINGS In accordance with Section 94.03.00(C) of the Zoning Code, the Planning Commission is authorized to establish a full range of development standards appropriate to the 0600 Planning Commission Staff Report July 9,2008 Case:5.1091 —PD 324—T-FM34190 Page 4 of 4 orderly development of a site for which a PD is approved. As stated earlier, Section „D 94.03.00(G) allows the Planning Commission to modify Final Development Plans of Planned Developments. The Commission may approve minor architectural or site r changes that do not affect the intent of the PD. 9) That the use is in keeping with the stated intent and purpose of the Planned Z Development. Z The proposed re-designation of Clovelly Street will not impact the intent of the m previously approved Planned Development District; the overall site design will remain basically the same. Access to the parking garage for both the residents and the 0 commercial patrons/employees at the site will still be provided through Clovelly Street as previously designed and proposed. Pedestrian connection between Palm Canyon Drive and Indian Canyon Drive will not be affected as a result of the proposed amendment to the condominium map. ENVIRONMENTAL ASSESSMENT Ill Pursuant to Section 15162 of the California Environmental Act (CEQA), the preparation C of further environmental assessment is not necessary since the circumstances of the M project have not changed. The present request could not therefore, result in any new r- environmental impacts beyond those already assessed in the adopted Mitigated O Negative Declaration. NOTIFICATION A public hearing notice was advertised and was mailed to all property owners within 400 m feet of the subject property/adjacent property owners. As of the writing of this report, staff has not received any comment. Z - d lard Q. b rtson "6r g�wing, AIC ,' Pritcipal Planner Di ctt� or of Plannimg ervlces Attachments- 1 Vicinity Map 2. Draft Resolution / Conditions of Approval 3. Letter from the applicant dated April 7, 2008 4. Revised Vesting Tentative Tract Map 34190 5. Previously approved site plan ^-1 4 April 7, 2008 Mr. Edward Robertson, Principal Planner , K C T City of Palm Springs Planning Department CON5ULTANT5, INC. 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 4344 Latham Street Suite 200 Re: Port Lawrence, Planned Development Riverside,CA 92501.1773 District, PD 32,4, Vesting TTM 34190. P.D.Box 5705 , Dear Mr, Robertson: Riverside, CA 9Z517-5705 KCT Consultants, Inc. (KCT) has been asked by the owner/developer of the above project, Rael Development, to proceed with the conversation of Clovelly Fx:951.341.8945 Ph:951.341.894 St., approved as private, to a public street. I met with Marcus Fuller and Carol ' Templeton of Public Works Engineering last month to discuss this request. Based . ww6dconsultants.com on their comments we have prepared the enclosed exhibit showing the portions of Clovelly St. to be converted to a public street. Following I have listed some of key points based on my meeting with Public Works Engineering. These are: 1. Clovelly Street will be a modified City standard street section which is allowed, as approved by Public Works, by the General Plan for downtown area. CIVIL ENGINEERS 2 Public Works had su ested turning the street into one-way, from Indian SURVEYORS gg ❑ y� PLANNERS Canyon to Palm Canyon. We are proposing one-way from Palm. Canyon to Indian Canyon. This is due to the fact that the major entrance into the parking structure and for commercial deliveries and trash pick is from Pam Canyon. The exhibit shows the suggested lane configuration, turn movements and signagc for.the one-way street. 3. The public street will have no encroachments from the underground parking structure. 4. 1A clear, accessible path of travel is shown, on both sides of the street, from c'Palm Canyon to Indian Canyon. 5. F'Alth6ugh Public Works had suggested angled parking along the public street the site constraints will not allow this adjacent to the residential units and still maintain our parking count. We have added angled parking adjacent to the commercial portion of the project. 6. ;;Per Public Works, grading and drainage designs will remain as shown. Storm water will continue as proposed into the privately maintained filter unit at the southeast corner of the site before entering Indian Canyon. We a;e aware that this request will result in the need to amend the approved Tentative Tract Map from one condominium lot to two lots and a lettered lot for the proposed public right of way. This will also cause changes to our current set of construction documents being processed for permits. Following is an outline of CEPD U_ ll1Q� y.0 6, 0 -1 n quality People Providing Quality Professional 5ervices to ��tz - actions, both with Planning and Public Works, we anticipate will be required to complete this action. These are: L Submit and process a revised tentative tract map through Planning for the revision to 2 condominium lots- 2. Revise current Street Improvement Plans to add Clovelly Street as a"plan view"only public works construction item. 1 3. Revise current grading plan to reference the Street Improvement Plans for the Clovelly design. 4. Revise the final tract map to show 2 lots and lettered lot for public dedication for Clovelly St. 1 understand this may not be all that will be required. By this letter and enclosed exhibit we are requesting review and comment by City staff of this proposal. Once comments are received we Will address any concerns fxom staff and proceed directly with revised documents and application. If you have any questions regarding this issue or require additional information please feel free to contact me at (951) 341-8940; ext 223 or at donnkctconsultants-com. Thank you for your attention to this matter. Very truly yours KCI' C t ltants, Inc on J- Edison ' President Cc: Lawrence Rael, Racl Development Graham Rael, Rael Development Marcus Fuller, City of Palm Springs'Public Works. Carol Templeton, City of Palm Springs Public Works !i Don Duckworth, City of Palm Springs Building and Safety Francisco Calderon, KCT L f �GIL�c K C T nl TEN 190 _" � _ VESTING -----" �, __ ---_ ___ __— ----_- --`----- -- - FOR CONDOMINIUM PURPOSES LEGAL OESCFIP(ION. PROJECT RFPRFSFNTATIVr$ IT II Np, c.vim i' w 'i 1 Y_�h.;;,nrn �+ i(n __ c r ^..n„ ¢nwnx�..w y am�mcc n n .. IELLII li Ili awa10hN,w+xinvw umexr/1. u'i^,Neil 5$SG^$O11 NI IN.h n 5[YAFLEL Nf/M9EF5. mn ....,.,,•[ C 0r ; �' h f l y ,ra-..,-ma......ve.III..,r .ve.n - YY nG cc rss .yr it � _ r i •• PROJECT OAiI. [ I a. NIG I - _ II: If �_ __� U rnor[�.�:[ .�r 1 o:v Mm,r,r 19•r ; cnn amour i'r`n;""s�,n.�m,a nTI� _l �'v �L�I c F 4 5 ,ree.w vv i,wr.,=„ x., F o, �I1�—. _ r -' r 1'i _ N LIT im urn ws/r -urea PARCEL 1 ^ —�_� -'i�_,I r .ay rF�EL _�_ � ,.,.. a.;,o.`..i', ,w,l,.o-„a..ir..r...-nx�. nnnu wu[n ngc[rl�[II x K _ '� �r/-VFO55 � yW -' am was nmr an n.n[i -NI,-I, ee 01 •� h JG C�SS `y �i[I .105 G/a0]. ( ]5-rJFi I�i CI pr t wna/me xn rcnrn MAP PRE_PAFFO UNDER DIRECTION Of. `� I� n wru �i rm'Rv d00 NlI L ____.M4r JJ tlni eu nn a,[, ,[ I.1,I TO — Q _ Yrl if�up iy n'.•crHITiu:i ie�,xcn •arPn1n';e, ,n"�•w. : rOPOGflAPHYsgNN 3�e :�.'.'ur" — ..ra ,,,, I �-_�.`off___.L-_'j•.+_ io nr[o — w,` r,w.NorrS ...,n„rI n,owkr r{J iqr PROJECT _=' o f• •r "N---r— [urn,mrv—I unwise necaa �•—..I r° n }yHrIr'�= H�='=1+� ���1'.+ --•--r'-•• w •u�i iv �H 5/Tf /i_ nx ..w,.y,;;;;::; 1 n —dII r . .n—.,r.T.,ne u:, :.e ; k _ 2 r— �I '� rn. ' 1 c.. .— TH mI.a,x.,.M,nr-I.,�In.,u~[" 1 1,11 1 HN.- Al,.1n.�, NI j ' —M1 ' unn reusernrnrmmo a,y[nr[n nminnu .rniw " ow. nrrv — tIl n"r1 I `n"1 ' i� •`~li��miwin r ___��r LECFNP:_ _ _ �I ,•-� .,,, n ._, Tyr` L.m.. „�.,,.x, C�..�,.n.nw r,w SECTION A-A .nnr.a,.nIr.N— 1-11 VH.— GnLF I'•5 nx u xen ,n II n[uwm KT — ,.���H. KCf CONS[1LbIN1;9 QVC. M1iIPT s .^a. ,...i.,.� . (= III x..•,. ioiw�ar,i I , r. ; ram'-fir . .. Q }} wGM1n SECTION B-g —__ ,aw r r.rw. ..Jar nn — rvES O 2t A= EHINT TAI M&IP NO. 34M Ioh CONOOMINmM PURPOSES 0 /I INDIAN CANYON DRIVE gar, 6 .,.. BLDG• 7" 14 we,n •I �\ -- _ _ ,J RESIDENTIAL PLAZA LbG 5 � f I � \ u • r r•' s '/ I i w � i ne. �E ' "I. > �\\ 3 U 'I @ as CD I� �'°0.J � w ..r,,.•,• ox.a•- CD COURCTISY ARD "A�'Ia •• :r.A. r ° ° J m. Ja *1 ux°.. Naa ...J LI r li 114 'U p — — m N p xrtw MO 5 x IT i yI i "I U °my(mww� ni - ., ,w E °°:Inm•w�•ry ..a� �„I-�— I �•�,.:I7 I" �° f�� ����Ink, ����y "vi;���_ ,• .,,�o . �I� � — SERMCE V ,I ! ! ^nL,,,,aiyln f+""'-" �TIIII'Y.._.. _1N"I �Vr� MAINT, n nA v w le r ` _ 1_ .v ,�. »�v•�+ n \:;> nRETAI R^ R TAIL 3 RCYM1IL M1 IR AI RE TANRnxi �en= BLOCS 1 ' $ �d�r'[ _ a _ _ MOLL:-� RETAIL t s,e lk, I e �E,T,.,L,5,� RETAIL E ,,,,. �� wA, nm��L M.T. 1 } I 'I L � .n „x BLDGe RESTAyRANT BLDG 2A RETAIL P4AZn IrtTmL T RETAgIq R( n9 RETAIL,pI AI n 1 rr— » N.l '��I� ' `�. ed Kv. .. `�Y .x �"u' �I'„I.;L^e��r�r�r; - •�— �. ._� OO PALM^CANYON DRIVE $ITE PLAN O :o! O CITY OF PALM SPRINGS PUBLIC HEARING NOTIFICATION 0 CITY CLERK'S DEPARTMENT James Thompson, City Clerk Meeting Date: July 30, 2008 Subject: TTM 34190 - Rae] Project 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 July 17, 2008, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (81 notices) I declare under penalty of perjury that the foregoing is true and correct. t AA� 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 Public Hearing Notice was published in the Desert Sun on July 19, 2008. 1 declare under penalty of perjury that the foregoing is true and correct. 1 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 July 17, 2008. 1 declare under penalty of perjury that the foregoing is true and correct. Dolores Strickstein Secretary PROOF OF PUBLICATION This is space for County Clerk's Filing Stamp (201.5.5.C.C.P) - NOTICE ppF PUBLIC HEARING CfrY COUNCIL CITY OF PALM SPRINGS AMENDMENT OF TENTATIVE TRACT MAP STATE OF CALIFORNIA 34180 MIXED USE COMME COMMERCIAL RESIDENTIAL County of Riverside DEVLAWRENCE RAEL-RAEL PROJECT ALEJO ROAD ON THE NORTH,NORTH PALM CAN- YON ON THE WEST NOR1H INDIAN CANYON DRIVE ON THE EAST AND EXISTING DEVELOP- MENT ON THE SOUTH NOTICE IS hIEREBY GIVEN 11W tho City Council of the City of Palm Springs,California will hold a ppublic hearing at its meetlnq of July 30 2006 The City Coun- I am a citizen of the United States and a resident of cd m0i of ar 6:00 p m,In Iho Caanol Ch,lm. the County aforesaid;I ant over the age of eighteen 'Springs��Hall,3200 E Tahquitz Canyon Wary,Palm years,and nor a party to or interested in the - above-entitled matter. 1 am the principal clerk of a printer of tbe,DESERT SUN PLBLISFfTNG COMPANY a newspaper of general circulation, - - printed and published in the city of Palm Springs, County of Riverside,and which newspaper has been I; ir adjudged a newspaper of general circulation by the Superior Court of the County of Riverside,State of California under the date of March 24,1988.Case ' Number 191236;that the notice,of which the - annexed is a printed copy(set in type not smaller than non pariel,has been published in each regular '. =T and entire issue of said newspaper and not in any - supplcment thereof on the following dates,to wit: — � Jul 19"' 2008 The puryryoaso of this hoarinp rs to comidur an applica- Y tlon by Faim Springa LLC,Lawrence Fast to amend a premously approved condominium map (TTM Strad) - - - --_--_-- _—�-�-� for Planned Development Distinct 324 Thu praputy is a 4.1 acre site bounded by Ale Road on the north Nolth Pape Canyon Drive on the west, North In0i9p ------------- ----------- Canyon Drive on the east and existing commercial de- All in the year 2008 velopment on the south. The amendment a to re- Y I designate Clovolly Strout from a private to a public street. I certifyor declare under penalty of perjury that the ENVIRONMENTAL DETERMINATION: A Draft ( P tY p ] rY Mitigated Negative Declaration was prepared for this foregoing is true and correct. project under the gwdehnne of the California Envoon- mental Quality Act(CECA)and was prcviousl adopl- ed by the City Council on October A 2006. Members m of Me public may view this documoid at tni,Plannln4 Dated at Palm Springs,California this—29 ,--day Services Department, City Hall 2200 East Tah#tx Cany tit Way Palm Scringga and sutimlRvrinen cam- Them at,or prior to,Vie Cilyrouncil heannu of------ July -- �' --- ----,2008 REVIEW OF PROJECT INFORMATION :The 0�w' this report and omer;upable[o tlocumen4 regarding this prol'Icct are also available for public mvicw at City Hall beRveen the hours of 8,00 a.m. and 5.00 p m. Monday through Fndi g PloaSe contact Ilse Office of the Gil Clerk at(7607 323-820.1 if you would like to ----------_-„�--_—_ schedule an appointment to review these documents. 'Y41% COMMENT ON THIS APPLICATION Public Hear- �.� �a to than omits may be g made verbally ang, Puben com- mg snWor m maa doles'he hoanng.written cons" yy -U '7 mantis may bo made to the City Council by latter(far C77-d, u^ �: mail or hand delivery)to: CIL J �= Ipp �f� 9 3203E.Tehpuitz Canyton Way. Palm Springs CA v2262 o Q n Any challen0a of(he propmed thfujuct in court may bu limited to raising only those Issues raised at the public I-earing described In this notice, or In written carre- V 1 ^panduneo delivered to the City Clerk dt or prior to the puh[ic hearing. (Government Code Section 650 ptb][2]). An opportunity will be ggNan at said hearing for all Inter- o51od pomon::to be Iteird Que-Mio e fb7afdm the case may be directed to Edward O Roberlson Trhol- pal Planner,at(750)323-6245. SI necesita ayuda con esta carte,pohavor[lame a la Ciudad de Palm Sprngqs puede hablar can Nadine Roger toolono(760)02y 245 Publi:hod:7/19/OC James Thompson,City Clerk I NEIGHBORHOOD COALITION REPS Case TTM 34190 MR PETE MORUZZI Rael Project MODCOM AN❑ PALM SPRINGS MODERN COMMITTEE PHN for CC Meeting 07.30.08 HISTORIC SITE REP I I I PO BOX 4738 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS PLANNING SERVICES DEPARTMENT CASE TTM 34190 VERIFICATION NOTICE] I 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 1 1 I I 1 1 777 E.TAHQUITZ CANYON WAY,#301 PALM SPRINGS, CA 92262 MR LAWRENCE RAEL MR GENE ROGERS PALM SPRINGS, LLC PROJECT MANAGER SPONSORS 2415 CAMPUS DRIVE, #140 PALM SPRINGS, LLC r- IRVINE, CA 92612 2415 CAMPUS DRIVE,#140 IRVINE. CA 92612 MS DEBORAH SAULINA KCT CONSULTANTS MR JAMES CIOFFI,ARCHITECT MRS NICOLE CRISTE 4344 LATHAM STREET,#200 2121 E.TAHQUITZ CANYON WAY,93 TERRA NOVA PLANNING RIVERSIDE, CA 92501 PALM SPRINGS, CA 92262 400 S. FARRELL, STE. B-205 PALM SPRINGS, CA 92262 MR DAVID DEMEREST TBG PARTNERS 2923 CANTON STREET 302 MARKET STREET, STE.450 DALLAS, TX 75226 DALLAS,TX 75202 � n 17, 009603835 505324001 / 505325003 PALM CANYON THEATER MEZRAI-II,SI-fAUL&CAROL CITY OF PALM SPRINGS 538 N PALM CANYON DR PO BOX 2399 PO BOX 2743 PALM SPRINGS, CA 92262 RANCHO MIRAGE, CA 92270 PALM SPRINGS, CA 92263 507195018 507540001 PACIFICA COLONY PALMS DIBARI,NICHOLAS MICIIALL&ASHLFY WI 507540002 540002 5220 PACIFIC CONCOURSE DR HBAVENSTONR WI , ARK AN CANYON DR LOS ANGELES,CA 90045 PO BOX 1767 N IN PALM SPRINGS,CA 92263 PALM SPRINGS, CA 92262 507540003 507540004 507540005 DORT,RANDY L TRUST KIEFFER,PHIL LEVfN,KENNETH 595 THALIA ST 546 N INDIAN CANYON DR 544 N 1NDIAN CANYON DR LAGUNA BEACH,CA 92651 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 507540006 507540007 507540008 1`-H HERBELJ06 M&JERALDINE RM HEAVENST E COLLECTIONS HEAVENS�7F COLLECTIONS 542 N DIAN CANYON DR X ' 560 N AN CANYON DR 9A 707 E TAyHQUITZ CANYON WAY 23 P SPRINGS,CA 92262 PALK SPRINGS, CA 92262 PAL M'SPRINGS, CA 92262 508031001 ANGEL VIEW CRIPPLED CHILDRENS GR 508031002 031002 ICHARD& STANTON 509031016 FOUNDATION DBA ANGEL USA 508 12379 MIRACLE HILL RD 12165 SUMMIT PL DESERT HOT SPRINGS,CA 92240 BEVERLY HILLS,CA 90210 508031017 508031018 508531009 USA 508 USA M8 USA BIA 277 E ALF,JO RD 110 PALM SPRINGS, CA 92262 508531010 508531012 508531016 USA BIA USA BLA USA BIA. 277 E ALEJO RD 111 277 E ALEJO RD 113 277 E ALEJO RD 117 PALM SPRINGS, CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262 508531025 508531032 508531036 USA BIA USA BIA. USA BIA 277 E ALEJO RD 126 277 E ALEJO RD 207 277 E ALEJO RD 211 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262 508531042 508531060 508531061 USA BIA USA BIA USA BLA 277 E ALEJO RD 217 277 E ALEJO RD PH 277 E ALEJO RD PH10 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262 508531063 508531064 508531067 USA BIA USA 81A HFINZEN,RIC1-1ARD H 277 E ALEJO RD PHI 277 E ALEJO RD PH13 2770 ALKI AVE SW 205 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 SEATTLE,WA 98116 77r' d-11 i-7a 1<4,0-t f�� �f (ors f�) Lr e rri �• 30, ,�� 513081002 513081003 513081004 PALM,SPRINGS PALM,SPRINGS PALM SPRINGS 2415 CAMPUS DR 140 2415 CAMPUS DR 140 2415 CAMPUS DR 140 IRVINE, CA 92612 IRVTNF, CA 92612 IRVINE,CA 92612 513081005 513081006 513081007 PALM,SPRINGS PALM,SPRINGS DBA MONTE VISTA LEONARD COMMUNFfY PROP 2415 CAMPUS DR 140 HOTEL&SPA TRUST IRVINE,CA 92612 2415 CAMPUS DR 140 6 8Tl-I ST IRVINE, CA 92612 REDLANDS,CA 92373 513081008 ,//�� 513081009 513081010 INDIAN C ON LLC 1"1 PRENESTI,CARMTNE T G&W PARTNERS 383 N IAN CANYON D 360 N PALM CANYON DR 73612 HIGHWAY I I I PA SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM DESERT, CA 92260 513081018 513081019 513081020 G&W PARTNERS G& W PARTNERS PRENESTT,CARMINE T 73612 HIGHWAY I 11 73612 HIGHWAY 111 360 N PALM CANYON DR PALM DESERT,CA 92260 PALM DESERT,CA 92260 PALM SPRINGS,CA 92262 513081021 513081022 513081023 G &W PARTNERS MCB PROP PALMS,SPRTNGS 73612 HIGHWAY 1 11 844 N MISSION RD 2415 CAMPUS DR 140 PALM DESERT,CA 92260 PALM SPRINGS,CA 92262 IRVINE,CA 92612 513082002 513082006 513082007 LYLE,SCOTT A &GTNA R TRUST BRAMOWETH,LARRY& CONNTF GAUDINEER,JAMES JAY 2920 E VIA VAQUERO RD 911 W RACQUET CLUB RD 600 W PANORAMA RD PALM SPRINGS, CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262 513082008 513082011 513082013 CAVANAUGH PROP I•IOFFMAN,MICHAEL S TRUST IIOFFMAN,MICHAEL S&SHEILA I 445 N PALM CANYON DR 650 S EUGENE RD 650 S EUGENE RD PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92264 PALM SPRINGS,CA 92264 513082021 513082022 513082023 POST 519 AMERICAN LEGION DEPT OF OWEN COFFMAN POST 519 AM ERICAN REDEVELOPMENT AGENCY CITY CALIF LEGION OF PALM SPRINGS 400 N BELARDO RD 400 N BELARDO RD 3200 E TAHQUITZ MCCALLUM PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 513082026 513082027 513082034 RICCIO,RICHARD I&LINDA M GARCIA,IOSEPH ROSE,ALEXANDER&BORIS REX 2155 N PALM CANYON DR 419 N PALM CANYON DR PO BOX 5626 ' PALM SPRINGS, CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92263 513082035 513082036 513082038 PALM SPRINGS ENTERPRISES 333 N PALM CANYON ROMAN CATHOLIC BISHOP OF SB 369 N PALM CANYON DR 201 WILSHIRE BLVD A28 1201 E HIGHLAND AVE PALM SPRINGS, CA 92262 SANTA MONICA,CA 90401 SAN BERNARDINO,CA 92404 8 513082040 BIAN 039 513082042 435 N PALM CAN O N J REDEVELOPMENT AGENCY CITY OF CANYON PALM TERRACE LLC PA N PALM CANYON OR PALM 2743SPRINGS 888 S FIGUEROA ST 1900 PALM SPRINGS, CA 922(2 PO BOX IUN LOS ANGELLS, CA 90017 PALM SPRINGS, CA 92263 513082043 513-081-015 507-195-014 COMMUNITY REDEV AGENCY CITY AL1&VIDA MOLA7_ADEH ILOT OF PALM SPRINGS 310 N PALM CANYON DRIVE DAVID 3200 E TAHQUITZ CANYON WAY PALM SPRINGS, CA 92262-5642 11555 SE 8TH 8T" ST STE 200 PALM SPRTNGS,CA 92262 BELLEVUE WA 98004-6447 507-195-001 513-070.010,513.070-008 505-324-002 VERA GAJITCH CITY OF PALM SPRINGS REDEVELOPMLNT AGENCY 333 E VALMONTE SUR PO BOX 2743 CITY OF PALM SPRINGS PAL SPRINGS,CA 92262-6036 PALM SPRINGS CA 92263-2743 PO BOX 2743 PALM SPRINGS CA 92263-2743 508-531-049 QUARTAROLA ROBERT M 4650 STALJFFER PL OAKLAND CA 94619 PALM City --f 'aim Springs Office of Elie City Clerk qj 5200 1i lnhgwrz Canyon W,y • Palrn Springs, Californri 92262 �g2IFQR��A Td (760) d2;-8204 • Fax (760) �22-9332 ' Wcb wwwpahnsprnngs cagov July 17, 2008 Ms. Claudia Salgado Bureau of Indian Affairs P. O. Box 2245 Palm Springs, CA 92263 Dear Ms. Salgado: RE: City Council Meeting —July 30, 2008 Rael Project—TTM 34190 The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced on July 30, 2008. Enclosed are copies of the public hearing notice to be forwarded to the appropriate Indian landowners within the 400 ft. radius of the project location, as shown on the attached list. Please feel free to contact me if there are any questions or concerns, 323-8206. Sincerely, Kathie Hart, CMG Chief Deputy City Clerk /kdh PHN to 8IA-Reel ProI°ct 07-30-03 d°° Encl.- Public Hearing Notice (11 copies) List of Properties and Labels Post Office Box 2743 0 Palm Springs, California 92263-2743 Q r ,Y 508031016 USA 508 508031017 508031018 508531009 USA 508 USA 508 USA BIA 277 E ALEJO RD 1 10 PALM SPRINGS, CA 92262 508531010 508531012 508531016 USA BIA USA WA USA BIA 277 E ALEJO RD 111 277 E ALEJO RD 113 277 E ALEJO RD 117 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92262 508531025 509531032 508531036 USA BIA USA 131A USA BIA 277 E ALEJO RD 126 277 E ALEJO RD 207 277 E ALEJO RD 211 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262 508531047 508531060 508531061 USA BIA USA BIA USA BIA 277 E ALEJO RD 217 277 E ALEJO RD PH9 277 E ALEJO RD PHI PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 PALM SPRINGS, CA 92262 508531063 508531064 USA BIA USA BIA 277 E ALEJO RD PF112 277 E ALEJO RD PH13 PALM SPRINGS,CA 92262 PALM SPRINGS,CA 92262 ©6JC� 3 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS AMENDMENT OF TENTATIVE TRACT MAP 34190 MIXED USE COMMERCIAL / RESIDENTIAL DEVELOPMENT LAWRENCE RAEL - RAEL PROJECT ALEJO ROAD ON THE NORTH, NORTH PALM CANYON ON THE WEST, NORTH INDIAN CANYON DRIVE ON THE EAST AND EXISTING DEVELOPMENT ON THE SOUTH NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of July 30, 2008. The City Council meeting begins at 6:00 p.m., in the Council Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Palm Springs LLC, Lawrence Rae[, to amend a previously approved condominium map (TTM 34190) for Planned Development District 324. The property is a 4.1 acre site bounded by Alejo Road on the north, North Palm Canyon Drive on the west, North Indian Canyon Drive on the east, and existing commercial development on the south. The amendment is to re-designate "Clovelly Street" from a private to a public street. ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declaration was prepared for this project under the guidelines of the California Environmental Quality Act (CEQA) and was previously adopted by the City Council on October 4, 2006. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and submit written comments at, or prior to, the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are also available for public review at City Hall between the hours of 8:00 a.m. and 5.00 p.m., Monday through Friday. Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing. (Government Code Section 65009[b][2]). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Edward O. Robertson, Principal Planner, at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con . Nadine Fieger telefono (760) 323-8245. - mes Thompson, City Clerk '...,"' Department of Planning Services W N E Vicinity Map r - -- - i A I r I I En — .- A 1 �A C=C7 i U�� ALEJO RD n 0 s. -- - - � 1 w ri I ------- Legend ® Project Site Q400 Foot Radius ..„ Parcels CASE NO: TTM 34190 DESCRIPTION: To consider an application by Palm Springs LLC to amend a previously APPLICANT: Palm Springs LLC approved condominium map (TTM 34190) for Lawrence Rael Planned Development District 324. The property is a 4.1 acre site bounded by Alejo Road on the north, North Palm Canyon Drive on the west, North Indian Canyon Drive on the east, and existing commercial development on the south. The amendment is to re-designate "Clovelly Street" from a private to a public street, Zone CBD, Section 15. 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