HomeMy WebLinkAbout2/6/2008 - STAFF REPORTS - 1.C. TJ
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COUNCIL STAFF REPORT M
DATE: February 6, 2008 PUBLIC HEARING
SUBJECT. OLIVERA TOWNHOMES LLC — CASE NO. 5.1159 PLANNED
DEVELOPMENT DISTRICT 340 AND TENTATIVE TRACT MAP NO. 0
34729 CONSISITING OF A FIVE UNIT DETACHED CONDOMINIUM
PROJECT AND A CONDOMINIUM MAP ON 0.53 ACRES LOCATED AT m
THE SOUTHWEST CORNER OF VIA OLIVERA AND ZANJERO WAY. C
FROM: David H. Ready, City Manager m
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BY: Department of Planning Services O
SUMMARY
The City Council will consider a proposed 5-unit condominium project on a 0.53 acre M
parcel. The project has been determined exempt under the California Environmental Z
Quality Act as Infill Development. The project includes a Planned Development District
to establish design standards for the construction of the project, and a Tentative Tract
Map for condominium purposes.
RECOMMENDATION:
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1. Open the public hearing and receive public testimony. _
2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE �
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NUMBER
5.1159, INCLUDING PLANNED DEVELOPMENT DISTRICT 340, AND X
TENTATIVE TRACT MAP 34729, FOR OLVERA TOWNHOMES, LLC, A _
PROPOSED 5 UNIT CONDOMINIUM AT THE SOUTHWEST CORNER OF VIA
OLIVERA AND ZANJERO ROAD." 0
PRIOR ACTIONS:
The Architectural Advisory Committee (AAC) reviewed this project at its meetings of
August 6, September 24 and October 22, 2007. On October 22, the AAC determined
that the massing and site plan could be forwarded to the Planning Commission with
1a'
ITEM NO.
City Council Staff Report February 6,2008
Case.5.1159 PD340,TTM 34729 Page 2 of 3
recommendation for approval, conditional on the final architecture being returned to the
AAC at Final Planned Development District review.
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The Planning Commission considered the proposed project at its meetings of December a
12, 2007, and recommended approval of the project to the City Council.
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STAFF ANALYSIS: z
The applicant proposes five detached condominiums on a 28,168 square foot lot M
(23,039 square feet net, after the dedication of Zanjero Road). The condominiums will
be 2,413 square feet, all of the same model. The units will be two stories, or 23 feet in
height. Each unit will have a two car garage "tucked under" the second floor of each unit.
The Tentative Tract Map will subdivide the lot for condominium purposes, resulting in a
single lot which will be maintained by a Homeowners' Association.
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Access to each unit will be taken from Via Olivera. No access is proposed on Zanjero C
Road, although it will be required to be improved to its ultimate half width.
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The Planning Commission approved the Major Architectural Review for the architecture r
of the buildings, with conditions, as recommended by the Architectural Advisory
Committee. Q
Planned Development District 'fa
Table 1, below, describes the development standards applicable to the designations, 9
and the standards which the proposed project will implement.
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Table 1
Comparison of Existing Zoning and Proposed PD-340 Standards
Type of Standard Underlying R-2 Proposed PD-340
GP Density 15 d.u./acre 5 units, 7.7 units per acre
ZO Density 15 d.u./acre, or 8 units 7.7 d.u./acre, or 5 units
Coverage 30% 29% net lot area
Front Setbacks 25 Feet 23 feet
Side Setbacks 10 feet 15 feet (q
20 feet corner side 15 feet corner side
Rear Setbacks 15 feet 23 feet
Bldg Separations 15 feet 10 feet ,Zl
Common Open 50% 59%
Space n
Height 24 feet 23 feet
Parking 10 spaces, 5 to be covered 10 spaces, 10 covered
As shown in Table 1 above, the Planned Development District is required in this case to
address variations in front and street side setbacks, as well as building separations.
000002
City Council Staff Report February 6,2008
Case'5,1159 P0340,TTM 34729 Page 3 of 3
The site is irregular in shape, being narrower at its northern boundary line than at its
southern boundary line. The project could have proposed attached units, which would t—
have enabled the street side setback to be satisfied. However, this would create a large a
building mass on a relatively small lot. The applicant has chosen to detach the units,
which will result in less building mass, and more open space for each unit. Z
If the units were pushed to the south, the private open space (rear yard) for each unit Z
would be reduced. It appears that the preservation of private open space is an Ill
acceptable trade-off for the front yard setback reduction. O
The building separation requirement in the R-2 zone is 15 feet, and the applicant
proposes ten. As a condominium project, rather than a single family home project, a
more densely, more closely spaced building layout can be expected.
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Tentative Tract Map m
The proposed Tentative Tract Map divides the site into one lot for condominium
purposes. The design of the Tract Map is consistent with the design of the site for the E
project. Staff has reviewed the proposed Tract Map in light of the required findings and m
prepared recommended conditions contained in the attached draft resolution. r
Environmental Review
Pursuant to the California Environmental Quality Act, the project was reviewed by staff,
and determined to be exempt under Section 15332, Infill Development. A Notice of
Exemption is proposed for the project.
FISCAL IMPACT: m
No fiscal impact. Z
ai L)Wing, Al Thomas Wilson, ssistant City Manager
Dir c of Plan Services
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David H. Ready, City Ma
Attachments:
1. Vicinity Map
2. Draft Resolution and Conditions of Approval 0
3. Planning Commission Minutes dated 12/12/07
4. Planning Commission Staff report of December 12, 2007 (Without Attachments)
5. Copy of Site & Elevations Plans
6. Copy of Tentative Tract Map
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Vicinity Map 5
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CITY OF PALM SPRINGS
CASE NO: 5.1159 PD 340 DESCRIPTION: An application by Olivera
TTM 34729 Townhomes, LLC, to construct five 2,350 square
foot, detached two-story condominiums and a
APPLICANT: Olivera Townhomes, LLC Tentative Tract Map 34729 for a condominium lot
on aproximately 23,000-square foot parcel
located at 199 Via Olivera (the southwest corner
of Via Olivera and Zanjero Road), zoned R-2.
0Q600i
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, APPROVING CASE
NUMBER 5.1159, INCLUDING PLANNED DEVELOPMENT
DISTRICT 340, AND TENTATIVE TRACT MAP 34729, FOR
OLVERA TOWNHOMES, LLC, A PROPOSED 5 UNIT
CONDOMINIUM PROJECT AT THE SOUTHWEST
CORNER OF VIA OLIVERA AND ZANJERO ROAD
WHEREAS, Olivera Townhomes, LLC (the "Applicant") has filed an application with the
City for Planned Development District 340 under the provisions of Section 94.02.00(B)
of the Palm Springs Zoning Code; and
WHEREAS, notice of public hearing of the Planning Commission of the City of Palm
Springs to consider Case Number 5.1159, consisting of Planned Development District
340, and Tentative Tract Map 34729, and project architectural approval was given in
accordance with applicable law; and
WHEREAS, on December 12, 2007, a public hearing on the application was held by the
Planning Commission in accordance with applicable law, and
WHEREAS, the proposed project is considered exempt under Section 15332, pursuant
to the terms of the California Environmental Quality Act ("CEQA"); and
WHEREAS, the Planning Commission 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, and has
approved the major architectural review, and recommended that the City Council
approve Case Number 5.1169 consisting of Planned Development District 340, and
Tentative Tract Map 34729; and
WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to
consider Case Number 5.1159, consisting of Planned Development District 340 and
Tentative Tract Map 34729, was given in accordance with applicable law; and
WHEREAS, on February 6, 2008, a public hearing on the application was held by the
City Council in accordance with applicable law; and
WHEREAS, the City Council has carefully reviewed and considered all of the evidence
presented in connection with the 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:
. aoaaa�
Resolution No.
Page 2
Section 1. The project is exempt from the California Environmental Quality Act
(CEQA). The City Council independently reviewed and considered the
information contained in the record prior to its review of this Project and a
Notice of Exemption reflects the City Council's independent judgment and
analysis.
Section 2. Pursuant to Section 94.03.00 of the Palm Springs Zoning Code, the City
Council makes the following findings:
a. The proposed planned development is consistent and in conformity with the
general plan pursuant to Sections 94.07.00 (A)(1) and 94.02,00 (A)(4) of the
Palm Springs Zoning Code.
The proposed planned development is consistent with the General Plan, which
encourages a mix of land uses in the Mixed Use/Multi-Use designation,
including multifamily residential.
b. The subject property is suitable for the uses permitted in the proposed planned
development district, in terms of access, size of parcel, relationship to similar or
related uses, and other relevant considerations.
The site is physically suitable for the proposed project, insofar as it is vacant and
relatively flat, and provides sufficient access points for all units proposed.
c. The proposed establishment of the planned development district is necessary
and proper, and is not likely to be detrimental to adjacent property or residents.
The Planned Development District modifies setback requirements in a manner
which is conducive with the urban development sought for the area in the future.
The site is located in an area where a mix of uses, ranging from single family to
hotel, are located, and will blend with this mixed use area.
Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council
makes the following findings:
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The Tentative Tract Map will facilitate the sale of condominium units within the
project. The project is consistent with both the General Plan and no Specific Plan
governs the site.
b. The design and improvements of the proposed Tentative Tract Map are
consistent with the zone in which the property is located.
000006
Resolution No.
Page 3
The design of the Tentative Tract Map is consistent with the allowable uses in the
R-2 zone, and the project design meets the requirements of the zone, as
conditioned.
c. The site is physically suited for this type of development.
The site is flat and vacant. The construction of the proposed project 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 condominiums proposed. The overall density of the
project is within the density limits for the R-2 zone.
e. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Tentative Tract Map has been reviewed under the California Environmental
Quality Act, and determined to be exempt as infill development. The site is
significantly impacted by surrounding development, trails and dumping.
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. All structures on the
site 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.
Section 4: The City Council directs staff to file the associated Notice of Exemption.
Section 5: The City Council approves Case Number 5.1159, Planned Development
District 340 and Tentative Tract Map 34729, subject to the Conditions of
Approval attached hereto as Exhibit A, and as shown on the Tentative Tract
Map 34729 and Development Plans attached to the City Council Staff
Report dated February 6, 2008 and included herein by reference.
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Resolution No.
Page 4
ADOPTED THIS 6" day of February, 2008.
David H. Ready, City Manager
ATTEST:
James Thompson, City Clerk
oa000$
Resolution No.
Page 5
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on February 6, 2008, by the
following vote:
AYES.-
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
000009
EXHIBIT A
Case No. 5.1159 — PD 340 &Tentative Tract Map 34729
Olivera Townhomes LLC
Southwest corner of Via Olivera and Zanjero Road
CONDITIONS OF APPROVAL
February 6, 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 5.1159 and, PD 340 and
Tentative Tract Map 34729. The City of Palm Springs will promptly notify the
applicant of any such claim, action, or proceeding against the City of Palm Springs
and the applicant will either undertake defense of the matter and pay the City's
associated legal costs or will advance funds to pay for defense of the matter by the
City Attorney. If the City of Palm Springs fails to promptly notify the applicant of
any such claim, action or proceeding or fails to cooperate fully in the defense, the
applicant shall not, thereafter, be responsible to defend, indemnify, or hold
harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains
the right to settle or abandon the matter without the applicant's consent but should
it do so, the City shall waive the indemnification herein, except, the City's decision
to settle or abandon a matter following an adverse judgment or failure to appeal,
shall not cause a waiver of the indemnification rights herein.
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Conditions of Approval Case No 5.1159
Page 2 February 6, 2008
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 properly owner's sole expense. This condition shall be included
in the recorded covenant agreement for the property if required by the City.
4. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in
lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total
building permit valuation as calculated pursuant to the valuation table in the
Uniform Building Code, the fee being 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.
5. 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.
6. 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.
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Conditions of Approval Case No. 5.1159
Page 3 February 6, 2008
7. 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
8. 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.
9. 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 out 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
10. 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.
11. 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.
12. 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.
13. 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.
14. All materials on the flat portions of the roofs shall be earth tone in color.
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Conditions of Approval Case No. 5.1159
Page 4 February 6, 2008
15, 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.
16. 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.
17. Perimeter walls shall be designed, installed and maintained in compliance with
the corner cutback requirements as required in Section 93.02.00.D.
18. 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.
19, The street address numbering/lettering shall not exceed eight inches in height.
20. 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 Safety.
21. 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.
22. The architecture for the proposed project shall be returned to the AAC for review
and approval as part of the Final Planned Development Permit review.
Engineering Division
STREETS
23. Any improvements within the public right-of-way require a City of Palm Springs
Encroachment Permit.
24. Submit street improvement plans prepared by a registered California civil engineer
to the Engineering Division. The plans shall be approved by the City Engineer prior
to issuance of any building permits.
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Conditions of Approval Case No. 5.1159
Page 5 February 6, 2008
VIA OLIVERA
25. Dedicate a full half-street right-of-way of 25 feet along the entire frontage, together
with a property line - corner cut back at the northeast corner of the subject property
in accordance with City of Palm Springs Standard Drawing No. 105.
26. Dedicate an easement 3 feet wide along the entire frontage, and an easement 4
feet wide along the back of the driveway approaches, for sidewalk purposes.
27. Construct a 6 inch curb and gutter, 20 feet south of centerline along the entire
frontage, with a 25 feet radius curb return and spandrel at the southwest corner of
the intersection of Via Olivera and Zanjero Road in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
28. Construct the west half of a 6 feet wide cross gutter and spandrel at the southwest
corner of the intersection of Via Olivera and Zanjero Road with a flow line parallel
with and located 20 feet south of the centerline of Via Olivera in accordance with
City of Palm Springs Standard Drawing No. 200 and 206.
29. Construct driveway approaches in accordance with City of Palm Springs Standard
Drawing No. 201.
30. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
31. Construct a Type A curb ramp meeting current California State Accessibility
standards at the southwest corner of the intersection of Via Olivera and Zanjero
Road in accordance with City of Palm Springs Standard Drawing No. 212.
32. Construct pavement with a minimum pavement section of 2/2 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to centerline along the entire Via Olivera frontage in accordance
with City of Palm Springs Standard Drawing No. 110 and 305. 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.
ZANJERO ROAD
33. Construct a 6 inch curb and gutter, 20 feet west of centerline along the entire
frontage, with a 25 feet radius curb return and spandrel at the southwest corner of
the intersection of Zanjero Road and Via Olivera in accordance with City of Palm
Springs Standard Drawing No. 200 and 206.
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Conditions of Approval Case No. 5.1159
Page 6 February 6, 2008
34. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
35. Construct pavement with a minimum pavement section of 3 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a minimum
subgrade of 24 inches at 95% relative compaction, or equal, from edge of
proposed gutter to centerline along the entire Zanjero Road frontage in
accordance with City of Palm Springs Standard Drawing No. 110 and 315. If an
alternative pavement section is proposed, the proposed pavement section shall be
designed by a California registered Geotechnical Engineer using "R" values from
the project site and submitted to the City Engineer for approval.
ON-SITE
36. For on-site bay parking in residential and commercial zones, paving material shall
be decorative paving, colored and/or patterned to relate to the overall design in
accordance with Zoning Code 93.06.00.C.15.e.
37. An accessible pedestrian path of travel shall be provided throughout the
development, as may be required by applicable state and federal laws. An
accessible path of travel shall be constructed of Portland cement concrete, unless
alternative materials meeting state and federal accessibility standards is approved
by the City Engineer.
SANITARY SEWER
38. All sanitary facilities shall be connected to the public sewer system. One or more of
the four existing sewer service laterals shall be used for new sanitary facilities if
possible. Existing sewer laterals located on the property shall be removed if
unused, and new sewer laterals shall be installed in accordance with City of Palm
Springs Standard Drawing No. 405. A maximum of five sewer laterals shall be
allowed for this property. New laterals shall not be connected at manholes. All on-
site sewer facilities shall be privately maintained.
GRADING
39. Submit a Precise Grading Plan prepared by a California registered civil engineer to
the Engineering Division for review and approval. The Precise Grading Plan shall
be approved by the City Engineer prior to issuance of grading permit. 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
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Conditions of Approval Case No. 5.1159
Page 7 February 6, 2008
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.
a. The first submittal of the Precise Grading Plan shall include the following
information. a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Tentative Tract
Map or Site Plan; a copy of current Title Report; a copy of Soils Report; and
a copy of the associated Hydrology Study/Report.
40. Coordinate with Whitewater Mutual Water Company to determine relocation
requirements for the existing water lines and other facilities located within the
property if any. The applicant shall be required to make appropriate arrangements
to protect in place or relocate the existing Whitewater Mutual Water Company
facilities that are affected by the development. A letter of approval from
Whitewater Mutual Water Company for relocated or adjusted water lines and other
facilities shown on the Precise Grading Plan shall be submitted to the Engineering
Division prior to approval of the Precise Grading Plan.
41. Prior to approval of a Grading Plan, the applicant shall obtain written approval to
proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal
Historic Preservation Officer or Tribal Archaeologist. The applicant shall contact
the Tribal Historic Preservation Officer, Richard Begay (760-699-6907), or the
Tribal Archaeologist, Patty Tuck (760-699-6907), to determine their requirements,
if any, associated with grading or other construction. The applicant is advised to
contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as
possible. If required, it is the responsibility of the applicant to coordinate scheduling
of Tribal monitors during grading or other construction, and to arrange payment of
any required fees associated with Tribal monitoring.
42. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
43. A Geotechnical/Soils Report prepared by a California registered Geotechnical
Engineer shall be required for and incorporated as an integral part of the grading
aado�6
Conditions of Approval Case No. 5.1159
Page 8 February 6, 2008
plan for the proposed development. A copy of the Geotechnical/Soils Report shall
be submitted to the Engineering Division with the first submittal of a grading plan.
44. In cooperation with the Riverside County Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant Project,
applicants for grading permits involving a grading plan and involving the export of
soil will be required to present a clearance document from a Department of Food
and Agriculture representative in the form of an approved "Notification of Intent To
Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los
Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if
required). The California Department of Food and Agriculture office is located at
73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208).
DRAINAGE
45. All stormwater runoff across the property shall be accepted and conveyed in a
manner acceptable to the City Engineer and released to an approved drainage
system. No on-site grade slopes shall be less than 0.5%. Stormwater runoff may
not be released directly to the adjacent streets without first intercepting and
treating with approved Best Management Practices (BMP's).
46. Direct release of on-site nuisance water or stormwater runoff shall not be permitted
to Via Olivera or Zanjero Road. Provisions for the interception of nuisance water
from entering adjacent public streets from the project site shall be provided through
the use of a minor storm drain system that collects and conveys nuisance water to
landscape or parkway areas, and in only a stormwater runoff condition, pass runoff
directly to the streets through parkway or under sidewalk drains.
47. 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.
0000117
Conditions of Approval Case No. 5.1159
Page 9 February 6, 2008
48. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $6,511.00 per acre per Resolution No,
15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
49. 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.
50. On phases or elements of construction following initial site grading (e.g., sewer,
storm drain, or other utility work requiring trenching) associated with this project,
the applicant shall be responsible for coordinating the scheduled construction with
the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or
Tribal Archaeologist. Unless the project site has previously been waived from any
requirements for Tribal monitoring, it is the applicant's responsibility to notify the
Tribal Historic Preservation Officer, Richard Begay (760-669-6907), or the Tribal
Archaeologist, Patty Tuck (760-669-6907) for any subsequent phases or elements
of construction that might require Tribal monitoring. If required, it is the
responsibility of the applicant to coordinate scheduling of Tribal monitors during
construction, and to arrange payment of any required fees associated with Tribal
monitoring. Tribal monitoring requirements may extend to off-site construction
performed by utility companies on behalf of the applicant (e.g. utility line
extensions in off-site streets), which shall be the responsibility of the applicant to
coordinate and arrange payment of any required fees for the utility companies.
51. All proposed utility lines shall be installed underground.
52. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code,
all existing and proposed electrical lines of thirty-five thousand volts or less and
overhead service drop conductors, and all gas, telephone, television cable service,
and similar service wires or lines, which are on-site, abutting, and/or transecting,
shall be installed underground unless specific restrictions are shown in General
000018
Conditions of Approval Case No. 5,1159
Page 10 February 6, 2008
Orders 95 and 128 of the California Public Utilities Commission, and service
requirements published by the utilities. The existing overhead utility pole located
adjacent to the northeast corner of the subject property meets the requirement to
be installed underground. Utility undergrounding shall extend to the nearest off-site
power pole; no new power poles shall be installed unless otherwise approved by
the City Engineer. A letter from the owners of the affected utilities shall be
submitted to the Engineering Division prior to approval of a grading plan, informing
the City that they have been notified of the City's utility undergrounding
requirement and their intent to commence design of utility undergrounding plans.
When available, the utility undergrounding plan shall be submitted to the
Engineering Division identifying all above ground facilities in the area of the project
to be undergrounded. Undergrounding of existing overhead utility lines shall be
completed prior to issuance of a certificate of occupancy.
53. 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.
54. Upon approval of any improvement plan by the City Engineer, the improvement
plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD
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.
55. 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.
56. 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.
57. 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 in
accordance with City of Palm Springs Standard Drawing No. 904.
MAP
58. 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
0000i9
Conditions of Approval Case No. 5.1159
Page 11 February 6, 2008
traverse closures for the existing parcel and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
Division as part of the review of the Map. The Final Map shall be approved by the
City Council prior to issuance of building permits.
59. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be
submitted to the City Attorney for review and approval for any restrictions related to
the Engineering Division's recommendations. The CC&R's shall be approved by
the City Attorney prior to approval of the Final (Parcel) Map, or in the absence of a
Final (Parcel) Map, shall be submitted and approved by the City Attorney prior to
issuance of a Certificate of Occupancy.
60. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from
the Riverside County Transportation and Land Management Agency." G.I.S. digital
information shall consist of the following data: California Coordinate System,
CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines,
rights-of-way, and centerlines shown as continuous lines; full map annotation
consistent with annotation shown on the map; map number, and map file name.
G.I.S. data format shall be provided on a CDROM/DVD containing the following:
ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file
(e00), DWG (AutoCAD 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
61. A minimum of 48 inches of clearance for handicap accessibility shall be provided
on public sidewalks or pedestrian paths of travel within the development.
62. Construction signing, lighting and barricading shall be provided for on all projects
as required by City Standards or as directed by the City Engineer. As a minimum,
all construction signing, lighting and barricading shall be in accordance with State
of California, Department of Transportation, "Manual of Traffic Controls for
Construction and Maintenance Work zones" dated 2006, or subsequent additions
in force at the time of construction.
63. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
Waste Disposal
64. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
000020
Conditions of Approval Case No 5.1159
Page 12 February 6, 2008
Police Department
65. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code,
Building Department
66. Prior to any construction on-site, all appropriate permits must be secured.
67. Insufficient information: There is insufficient information to completely provide
all fire department conditions. These Fire Department conditions may not provide
all requirements. Detailed plans are still required for review.
68. Premises Identification: Approved numbers for the address shall be provided for
all new and existing buildings, prior to issuance of a Certificate of Occupancy by
the Building Official. Address numbering must be plainly visible and legible from
the street or road fronting the property. (901.4.4 CFC)
69. 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.
70. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped
with a KNOX key switch device or Key box. Contact the fire department at 323-
8186 for a KNOX application form. (902.4 CFC)
71. Location of Knox boxes: A Knox box shall be installed at every locked gate.
Show location of boxes on plan elevation views. Show requirement in plan notes.
72. Fire Hydrant(s): Operational fire hydrant(s) shall be available to this project. To
be considered available, the closest hydrant must be within 250 feet of all points
on the street fronting the project. (903.4.2 CFC) Appendix III-B
73. Fire Flow: Based on preliminary plan submitted the fire flow for this development
is estimated to be 1,000 GPM.
74. Fire Extinguisher Requirements: Provide one 2-A: 10 6: 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.
000021.
Conditions of Approval Case No. 5.1159
Page 13 February 6, 2008
75. Fire Apparatus Access Roads/Driveways: Fire department access
roads/driveways shall be provided so that no portion of the exterior wall of the first
floor of any building will be more than 150 feet from such roads. (902.2.1 CFC)
END OF CONDITIONS
000022
City of Palm Springs
Planning Commission Minutes
of December 12, 2007
10. Case 5.1159 P❑ 340 / TTM 34729 - An application by Olivera Townhomes,
LLC, to construct five 2,413 square feet, detached two-story condominiums
and a Tentative Tract Map 34729 for a condominium lot on an approximate
28,168 square foot lot located on the southwest comer of Via Olivera and
Zanjero Road, Zone R-2, Section 3, APN: 504-270-004. (Project Planner:
Edward O. Robertson, Principal Planner)
Nicole Criste, Contract Planner, provided background information as outlined in the staff
report dated December 12, 2007,
Chair Marantz opened the Public Hearing:
-Kent Salveson, developer, stated this project has been to the Architectural Advisory
Committee about four or five times and many revisions have been made. Mr_ Salveson
provided further details on the overhangs and balconies; and addressed the
bathroom windows and the storage area for trash receptacles.
There being no further comments the Public Hearing was closed.
Commissioner Scott noted it is unusual to approve a project contingent upon further
review by the Architectural Advisory Committee. Staff responded that as a planned
development district the code requires the final development plans to return to the
Architectural Advisory Committee.
M/S/C (Ringlein/Cohen, 6-0) To recommend approval to the City Council, subject to
Conditions of Approval.
11. COMMISSION WORK PROGRAM: Work Program Priorities and
Subcommittee Assignments
Mr. Ewing reported that the City Council will meet in January to discuss the Housing
Element and a public hearing will come before the Commission in late Spring. Mr.
Ewing provided details on the upcoming amendment to the Zoning Ordinance.
12. COMMISSION/STAFF REPORTS AND REQUESTS:
Mr. Ewing bid farewell to Fred L.owndes, Associate Planner, who will be relocating to the
East Coast.
7 000023
azZ
ePlanninq r Commission Staff Report "'
0
Date: December 12, 2007
Case No.: 5.1159, PD 340; TTM 34729 0
Application Type: Planned Development District, Tentative Tract Map M
and Major Architectural Review C
Location: Southwest corner of Via Olivera and Zanjero Road M
r
Applicant: Olivera Townhomes LLC Q
General Plan and Zone: Mixed Use/Multi-Use and R-2
APNs: 504-270-004 E
m
From: Craig Ewing, AICP, Director of Planning Services Z
Project Planner: Nicole Sauviat Criste, Consulting Planner ^-I
Edward O_ Robertson, Principal Planner
PROJECT DESCRIPTION 0
The applicant requests approval of a Planned Development and Major Architectural
Application to allow the construction of five detached condominium units on an cn
approximately 28,168 square foot lot. A Tentative Tract Map for condominium purposes,
resulting in a single lot, is also proposed.
RECOMMENDATION '-
0
1. Approve the proposed application by Olivera Townhomes, LLC to develop the
proposed 5-unit condominium project by:
• Approving Planned Development District 340, subject to the attached
conditions;
000024
Planning Commission Staff Report December 12,2007
Case:5.1159—PD 340 and,TTM 34729 Page 2 of 9
• Recommending to City Council conditional approval of Planned Development
District 340 and Tentative Tract Map 34729 for condominium purposes; and I—
• Approving the architectural and landscaping plans for Case 5.11,99. n
Z
PRIOR ACTIONS Z
The Architectural Advisory Committee (AAC) reviewed this project at its meetings of m
August 6, September 24 and October 22, 2007. On October 22, the AAC determined 0
that the massing and site plan could be forwarded to the Planning Commission with a
recommendation for approval, conditional on the final architecture being returned to the
AAC at Final Planned Development District review.
BACKGROUND AND SETTING
m
The project site is currently vacant, and generally flat. Via Olivera, along the northern C
property line, is paved. Zanjero Road, along the eastern property line, is not improved,
but has been used as a dirt road for a considerable amount of time. M
Properties to the north are a mix of vacant parcels and single-family homes. Properties r
to the west are vacant. The land to the east is developed as a nursing home. Lands to a
the south are developed as hotel use. .0
The project site was approved in 2005 for an apartment complex development. An
extension of time has been filed for that approval, although no action has been taken, m
pending completion of this application. If this PD and Tentative Tract Map are approved,
they will supercede the previous approval. Z
ANALYSIS
Project Description
The applicant proposes five detached condominiums on an approximately 28,168 O
square foot lot (23,039 square feet net, after the dedication of Zanjero Road)_ The --
condominiums will be approximately 2,413 square feet each, all of the same model. The N
units will be two stories and twenty three feet (23') in height. Each unit will have a two
car garage "tucked under" the second floor of each unit.
The Tentative Tract Map will subdivide the lot for condominium purposes, resulting in a _
single lot which will be maintained by the Homeowners' Association. 0
Access to each unit will be taken from Via Olivera. No access is proposed on Zanjero --I
Road, although it will be required to be improved to its ultimate half width.
000025
Planning Commission Staff Report December 12,2007
Case:5.1159-PD 340 and,TTM 34729 Page 3 of 9
Planned Development District
Ir
The Planned Development District is required in this case to seek relief in front, street
side setbacks, and building separations requirements.
Z
The subject site is irregular in shape and narrower at its northern boundary line than at Z
its southern boundary line. The project could have proposed attached units, which
would have enabled the street side setback requirement to be met. However, this would M
also have resulted in a significant massing of the building structure, creating a large 0
building mass on a relatively small lot. The applicant has chosen to detach the units,
which will result in less building mass and a great amount of open space for each unit.
As proposed, the front yard setback falls short of the zoning standard by two feet. If the
units were pushed to the south, the private open space (rear yard) for each unit would 0
be further reduced. Staff believes that the preservation of private open space is an M
acceptable trade-off for the front yard setback reduction. C
The building separation requirement in the R-2 zone is 15 feet; the applicant proposes m
ten. As a condominium project, rather than a single family home project, a denser, more r
closely spaced building layout can be expected. The individual side yards will be
screened from the street by connecting walls between units, so the space will be 0
private. The applicant changed the elevations on the 'left" side of each unit to assure
that there would be no windows (other than a second floor bathroom window) on that
side, so that individual privacy would be maintained. The architecture of the buildings is
clean and without significant overhang, so the buildings will not encroach into the
separation area. Staff believes that the variation can therefore be supported. M
Z
Table 1
Comparison of Existing Zoning and Pro osed PD-340 Standards
Type of Standard Underlying R-2 Proposed PD-340
GP Density 15 d.u_/acre 5 units, 7.7 units per acre 0
ZO Density 15 d.u./acre, or 8 units 7.7 d.u./acre, or 5 units
Coverage 30% 29% net lot area
Front Setbacks 25 Feet 23 feet (/)
Side Setbacks 10 feet 15 feet _
20 feet (corner side) 15 feet (corner side)
Rear Setbacks 15 feet 23 feet X
Bldg Separations 15 feet 10 feet —
Common Open 50% 59% 0
Space
Height 24 feet 23 feet T
Parking 10 spaces,_5 to be covered 10 spaces, 10 covered
000026
Planning Commission Staff Report December 12,2007
Case.5.1159—PD 340 and,TTM 34720 Page 4 of 9
General Plan and Zoning (�
The General Plan and Zoning designations for the project site and for surrounding D
properties are depicted in Table 2 below. The zoning for the site would allow up to 8 Z
units on the lot, and five are proposed, therefore the project is consistent with the Z
General Plan and Zoning designations assigned to the property.
m
Table 2
v
Project and Surrounding General Plan and Zoning Designations
Location General Plan Designation Zoning Designation
Project Site Mixed Use/Multi-Use; varies _ R-2; 15 units per acre p
West Mixed Use/Multi-Use; varies R-2; 15 units per acre
South Mixed Use/Multi-Use; varies R-2; 15 units per acre M
East Medium Density Residential; 6.1- R-2; 15 units per acre
15/acre
North Medium Density Residential; 6.1- R-2; 15 units per acre m
15/acre r-
Site Plan and Project Design 0
The parcel's configuration dictates specific site plan layout for this project_ The units will
be aligned along Via Olivera, consistent with the AAC's recommendation. Each unit will ic
have a driveway on Via Olivera, accessing the unit's garage. All the units except Unit 1 M
will be oriented in the same manner (front door on the west side of the unit). Unit 1 will Z
have its front door on the east side of the unit.
Architecture
The applicant proposes contemporary architecture for the project. Although all buildings
will be identical, each of the buildings is proposed to have a varying color scheme, each
tied by a sage green color. Large, multi-paned windows and doors are proposed for the
front and rear elevations, as well as one side of each unit. Stucco finish is accented by
brushed aluminum on the bands located above windows and doors. (f7
--I
The AAC expressed concerns with the project architecture, particularly as it related to
the bands around the building, which are proposed as sun shade devices. Two
concerns were expressed: first, that the bands were not functional on the eastern and
western exposures of the structures and second that they did not "wrap around" the 0
building consistently. The AAC felt that the details can be worked out during the Final
PD review.
000027
Planning Commission Staff Report December 12 2007
Case:5.1159—PO 340 and,TTM 34729 Page 5 of 9
Landscaping
r
The project proposes front yard landscaping to include paving stone walkways, and a n
palette of drought tolerant plantings, including bougainvillea, mesquite trees and
nandina. The final landscaping plan will be reviewed as part of the Final PD process for Z
the project. The rear yard landscaping will be undertaken by each condo-owner. Z
Public Utilities and Services M
Public utilities and services are available to the site. The applicant is required to
dedicate a full half-street right-of-way of 25 feet along the entire frontage at the
northeast corner of Via Olivera. Additional public street improvements are also required
of the applicant along Zanjero Road. Engineering conditions of approval Nos. 9 — 14
indicates the required street improvements to be completed by this project. 0
M
Tentative Tract Map C
The proposed Tentative Tract Map subdivides the site into one lot for condominium m_
purposes. The design of the Tentative Tract Map is consistent with the design of the site r
for the project. Staff has reviewed the proposed Map in light of the required findings and
prepared recommended conditions contained in the attached draft resolution. 0
REQUIRED FINDINGS
Findings can be made in support of establishing the proposed Planned Development MDistrict as follows:
Z
a, The proposed planned development is consistent and in conformity with the
general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the
Palm Springs Zoning Code.
The proposed planned development is consistent with the General Plan, which
encourages a mix of land uses in the Mixed Use/Multi-Use designation, including 0
multi-family residential. —
b. The subject property is suitable for the uses permitted in the proposed planned W
development district, in terms of access, size of parcel, relationship to similar or --I
related uses, and other relevant considerations. X
The site is physically suitable for the proposed project, insofar as it is vacant and
relatively flat, and provides sufficient access points for all units proposed.
C. The proposed establishment of the planned development district is necessary
and proper, and is not likely to be detrimental to adjacent property or residents.
800028
Planning commission staff Report December 12,2007
Case:5.1159—PD 340 and.TTM 34729 Page 6 of 9
The Planned Development District modifies setback requirements in a manner
which is conducive with the urban development sought for the area in the future.
The site is located in an area where mixes of uses, ranging from single family to r
hotel, are located, and will blend with this mixed use area. a
Additional findings are required for the proposed Tentative Map pursuant to Section Z
66474 of the Subdivision Map Act. These findings and a discussion of the project as it Z
relates to these findings follow:
m
a. The proposed Tentative Tract Map is consistent with all applicable general and
specific plans.
The Tentative Tract Map will Facilitate the sale of condominium units within the
project. The project is consistent with both the General Plan and no Specific Plan
governs the site. O
b. The design and improvements of the proposed Tentative Tract Map are Im
consistent with the zone in which the property is located. C
M-
The design of the Tentative Tract Map is consistent with the allowable uses in the r ,
R-2 zone, and the project design meets the requirements of the zone, as
conditioned. 0
C. The site is physically suited for this type of development.
The site is flat and vacant- The construction of the proposed project on the site is
appropriate at this location. m
d. The site is physically suited for the proposed density of development.
The site can accommodate the condominiums proposed. The overall density of the
project is within the density limits for the R-2 zone.
e- The design of the subdivision is not likely to cause environmental damage or 0
substantially and avoidably injure fish, wildlife, or their habitats. —
The Tentative Tract Map has been reviewed under the California Environmental CA
Quality Act, and determined to be exempt as infill development. The site is
significantly impacted by surrounding development, trails and dumping.
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. All structures on the
site will be required to meet or exceed City building codes. The project will not
cause public health problems.
000029
Planning Commission Staff Report December 12,2007
Case:5.1159-PD 340 and,TTM 34729 Page 7 of 9
g. The design of the subdivision or type of improvements will not conflict with TJ
easements, acquired by the public at large, for access through or use of the r
property within the proposed subdivision.
There are no known public easements or access across the subject property, Z
therefore the design of the subdivision will not conflict with easements for access Z
through or use of the property. Any utility easements can be accommodated within
the project design. Ill
Pursuant to the Palm Springs Zoning Ordinance, Section 94.04.04(D), Architectural
guidelines have been met for the proposed project, as follows:
9. Site layout, orientation, location of structures and relationship to one another and
to open spaces and topography. Definition of pedestrian and vehicular areas; 0
i.e., sidewalks as distinct from parking lot areas. m
The proposed project site plan creates interior open space areas by using C
buildings as screens. The project has included clear access points for both M-
pedestrians and vehicles.
r
2. Harmonious relationship with existing and proposed adjoining developments and Q
in the context of the immediate neighborhood/community, avoiding both
excessive variety and monotonous repetition, but allowing similarity of style, if
warranted.
The proposed architecture will be compatible with surrounding structures, which m
display a variety of styles in this portion of the City. The contemporary style and Z
varied color palette will add interest to the project-
3- Maximum height, area, setbacks and overall mass, as well as parts of any
structure (buildings, walls, screens, towers or signs) and effective concealment of
all mechanical equipment;
v
The mass of the buildings, building height and setbacks generally conform to the —
R-2 standards, as amendment by PD 340. The equipment for each unit will be Cn
located within each yard, and will be screened-
4- Building design, materials and colors to be sympathetic with desert surroundings; �
The color palette for the proposed project blends using neutral desert tones with
a range of earth toned color, compatible with the desert environment.
5. Harmony of materials, colors and composition of those elements of a structure,
including overhangs, roofs, and substructures which are visible simultaneously;
000030
Planning Commission Staff Report December 12,2007
Case.5.1159—PD 340 and,TTM 34729 Pagc 8 of 9
The design of the buildings is well coordinated, blending well together to create a .�
harmonious design.
r
6. Consistency of composition and treatment,- a
The project's design themes are highlighted on different portions of the project, to Z
create a uniform and consistent style. Z
7. Location and type of planting, with regard for desert climate conditions. rn
Preservation of specimen and landmark trees upon a site, with proper irrigation to
insure maintenance of all plant materials;
The plant palette has been reviewed for consistency with the desert environment.
The review of the plant palette at final design will assure that plant materials are
compatible with the desert environment. 0
8. Signs and graphics, as understood in architectural design including materials and rn
colors; C
m
No signage is proposed for the project. r
9. The planning architectural advisory committee may develop specific written 0
guidelines to supplement the design criteria and carry out the purposes of this
chapter.
The proposed project has been reviewed and recommended for approval by the
Architectural Advisory Committee with a requirement to finalize architectural rn
design with the Final PD. Z
ENVIRONMENTAL ASSESSMENT
The Planning Department has reviewed this project under the provisions of the
California Environmental Quality Act (CEQA), and determined that the project is exempt
under CEQA, Section 15332, Infill Development.
NOTIFICATION N
A public hearing notice was advertised and was mailed to all property owners within 500
feet of the subject property/adjacent property owners. As of the writing of this report,
staff has not received any Comment.
Mward O. beftson
pal Planner Di or of Pla in Services
. . p0003h
Planning Commission Staff RePOrt December 12 2007
Case.5.1159—PD 340 and TTM 34729 Page 0 of 9
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution & Conditions of Approval r
3. Reduced copy of site plan
4. Reduced Elevations, roof and landscaping plans
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CITY OF PALM SPRINGS
PUBLIC HEARING NOTIFICATION
0
CITY CLERK'S DEPARTMENT
James Thompson, City Clerk
City Council
Meeting Date: February 6, 2008
Subject: Olivera Townhomes — 199 Via Olivera — Case 5.1159
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 or before January 25, 2008, in a sealed envelope, with
postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California.
(46 notices)
I declare` 1under
penalty of perjury that the foregoing is true and correct.
Kathie Hart, CMC
Chief Deputy City Clerk
AFFIDAVIT OF PUBLICATION
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 published in the
Desert Sun on January 26, 2008.
1 declare under penalty of perjury that the foregoing is true and correct.
k4me
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 or before January 24, 2008.
1 declare under penalty of perjury that the foregoing is true and correct.
Dolores Strickstein, Secretary
000037
NEIGHBORHOOD COALITION REPS MR PETE MORUZZI
Case 5.1159 PD 340 &TTM 34729 PALM SPRINGS MODERN COMMITTEE
OLIVERATOWNHOMES MODCOM AND PO BOX4738
PHN for CC Meeting 02.06.08 HISTORIC SITE REP I I 1 PALM SPRINGS CA 92263-4738
CITY OF PALM SPRINGS
PLANNING SERVICES DEPARTMENT CASE 5.1159 PD 340
VERIFICATION NOTICE 1 1 1 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 MS MARGARET PARK
AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA
INDIANS 1 I 1 1 1 I INDIANS INDIANS
777 E.TAHQQUITZ CANYON WAY,#301 777 E.TAHQQUITZ CANYON WAY,#301
PALM SPRINGS CA 92262 PALM SPRINGS CA 92262
MR KENT SALVESON MR DOUG SCHULTZ
OLIVERA TOWNHOMES, LLC 570 E. LA CADENA DRIVE
SPONSORS 33-234 CAMPUS LANE RIVERSIDE, CA 92501
- - - - - - CATHEDRAL CITY, CA 92234
MR JOE SONEJI
DUDEK&ASSOCIATES
75-150 SHERYL AVENUE
PALM DESERT, CA 92211
L-,
VC .Q�
�--r //s7 P,o 3,�a 04,vct-,c %ea�tiklr-o� e �. P� CiD
504-260-004 504-260-005 504-270-002
Phoenix Row I Phoenix Row I Phoenix. Row Ti
25 Bay St 25 Bay St 25 Bay St
Tilton, Nil 03276 Northfield, NH 03276 Northfield, NH 03276
504-260-021 504-250-014 504-250-015
Catherine Meyler. Thomas J Dubbs Thomas J Dubbs
3423 Hen Lomond P1 11684 Ventura Blvd JIG 11664 Ventura Blvd 416
Los Angeles, CA 90027 Studio City, CA 91604 Studio City, CA 91604
504-230-012 504-250-001 504-270-00J
Richard & Patricia Leon Joseph & Leticia Mattingly Alan & Angel. Schneider.
6706 Harrington Ct 5887 All.eghany of PO Box 556
Chino, CA 91710 San Diego, CA 92139 Cathedral City, CA 92235
504-260-U22 504-250-009 504-260-019
Livebythepark San Jacinto Ltc Ladd E & Patricia Cameron Dol Mar Properties Vi Llc
61736 Onaga Trl 1,276 N Palm Canyon Dr 2 2395 N Indian Canyon Dr
Joshua Tree, CA 92252 Palm Springs, CA 92262 Palm Springs, CA 92262
504-270-009 504-260-026 504-260-027
Desert Moon Inn Llc Whitewater Mutual Water Co Whitewater Mutual Water Cc
2150 N Palm Canyon Dr PO Box 2821 PO Box 2921
Palm Springs, CA 92262 Palm Springs, CA 92263 Palm Springs, CA 92263
504-270-014 bO4-260-024 504-250-0] 0
Whitewater. Mutual Water Co City Of Palm Springs Mark Sofonio
PO Box 2821 PO Box 2743 1516 S Manzanita Ave
Palm Springs, CA 92263 Palm Springs, CA 92263 Palm Springs, CP_ 92264
504-250-093 b04-270-001 504-270-015
Mark Sofonio Lawrence L & Hendrika Scfcnic Rat Inv L1c
1516 S Manzanita Ave 1516 S Mdnzanita Avo 1.968 S Mesa Dr
Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264
5D4-250-011 504-270-016 504-250-ODJ
Olivera Vista Donald R Ward Del Mar Prop I
25 Ambassador Cir 133 The Masters Cir 1300 Bristol St N 200
Ranri,o Mirage, CA 92270 Costa Mesa, CA 92627 Newport Beach, CA 92660
504-250-022 504-260-002 504-260-003
Del Mar Prop I Del Mar Prop I Del Mar Prop T
1300 Bristol St N 200 1300 Bristol SL N 200 1300 Bristol St N 20O
Newport Beach, CA 92660 I Newport Beach, CA 92660 Newport Beach, CA 92G60
504-260-020 504-260-02B 504-260-032
Del Mdr Prop I Del Mar Prop I Del Mar Prop I
1300 N Hrastol. St 200 1300 Bristol St N 200 1300 Bristol SL N 200
Newport Beach, CA 92660 Newport Beach, CA 92660 Newport Beach, CA 92660
504-260-033 504-260-034 504-270-018
Del Mar Prop I Del Mar Prop I California Nursing & Rehab Cc
1300 Bristol St N 200 1300 Bristol St N 200 495 Las Palmas Dr
Newport Beach, CA 92660 Newport Beach, CA 92660 Santa Barbara, CA 93110
504-270-003 504-270-005 504-270-006
North First Street Prop North First Street Prop North First Street Prop
1122 willow St 200 1122 Willow SL 200 1122 Willow St 200
San Jose, CA 95125 San Jose, CA 95125 San Jose, CA 95125
504-270-007 504-270-008 I "* 36 Printed ***
North First Street Prop North First- Street Prop
1122 Willow St 200 1122 Willow at 200
San Jose, CA 95125 San Josc, CA 95125
PROOF OF PUBLICATION This is spice for Comfy Clerks Filing Stamp
(2015.5.C.C.P)
STATE OF CALIFORNIA
Coo aty of Riverside -.._
No,0252
NOTICE CITY COUNCILAPING
CITY OF PALM SPRINGS
5.1159 PLANNED
1 DEVELOPMENT DISTRICT
340 M TENT fTI E CT TRA AAP 34720
OLIVVERA TOWNHOMES
I am a citizen of the United States and a resident of
the Countyaforesaid;I am over the age of eighteen NOTICE of elmSpin
pHEREBY GIVEN that ill Cory Council'
g g Win,
Clay of Palmmting o?p February
6 will ralU no 1�—
ears,and not a a to Or interested in the COURq at Its meeting of t 6 00ry a 2In TCo Pry
y p Ccuric'il mcnting be Ina at 600 m. In the Councl
above�ntitled matter.I am the principal clerk of a chamber at City MIX 1200 E.Ta quiz Canyon way,
printer of the,DESERT SUN PUBLISHING I palm Springs.
COMPANY a newspaper o£general circulation The purpose of this hearing Is to consider an epplica-
g , non by 011vera TownhomYs, LLC to constrUat five
printed and published in the city of Palm Springs, 2350 square fort detachpped fwe•ehmJ condominiums
And e Tentative Tract
29 000 qu9[o teat pamominium
County of Riverside,and which newspaper has been lot on an approximate
Imai-
ed at 19g Via OlNoia (the ondR2't corner of Via
adjudged a newspaper of general circulation by the Dllvera and Zanjero Road),] e
Superior Court of the County of Riverside,State of _-_ " ----- -- - --
California under the date of March 24, 1988.Case "t-
Number 191236;that the notice,of which the -- -
annexed is a printed copy(set in type not smaller li .
than non pariel,has been published in each regular
and entire issue of said newspaper and not in any
I 1
supplement thereof on the following dates,to wit: u .
January 266,2008 -1—J I
All in the year 2008
I certify(or declare)under penalty of perjury that the
foregoing is true and correct. ENVIRONMENTAL DETERMINATION: Staff re-
viewed the ppre un act der Ilho Celltarnla Environmental
quality Act(C�QA)and determined that the ppreIIIgel is
Dated at Palm Springs,California this----28",--day onpmunt) oofythe exempt Under
Environmenttal 32(Qudlitye Act
(MA).
or---- Januar ��- ----- ---,2008 REVIEW OF PROJECT INFORMATION . The� staff report and other supppurling documents regarding
/ ils pro11act tiro also eve table for public review at City
•lall behveen the hours Of 9:00 am and 500 Pm.
Monday through Fridayy Please contact the Qfhce of
1 tho Cny Qlnrk ar(760)323.8204 If you would like to
----'�� schedule an appointment to review Illose documents
'...... p COMMENT ON THIS APPLICATION Rospoll5e
Si�ature j to this notice may_be made verbally at the Public Hear•
Imr,andlor in wnhnp Wore the hearing Written COm-
•�; t / mall o may he made to the City Council by Tartar flat
mall or hand delivery)to.
James Thompson City Clerk
3200 E.Tehquitz&Iyon Way
Palm Spnnge,CA 92262
LLZ
Cn Any challenge Of the proposed project in court may be
W I+ Iinved to raising only those Issues raised at the public
yi Q� V Q hearinq described in this notice, Or In written cOrro-
y U apondonc0 delivered to the City Clerk at,or prior,to
the publm hearing (COvemment Coda Section
0CL C44 +—r 65008N11-1)
W = tf An opportunity will be given at said hearing for all Inter-
G ,`-"U estsd persons to he heard Questions regaMln7 fnl
V_ .L case may be directed to Edward O.Rohertson,Plan•
r m ring Services Department at(lag)323.8245,
0
y— N SI necead,t a lm Pon Setswile,rhablar r llama ale
C= Ciudad
lot ono(760)r323.8245,de hablar can Nadine
James Thompson,Cify,Clerk
Published:1126/08
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
5.1159 PLANNED DEVELOPMENT DISTRICT 340 & TENTATIVE TRACT MAP 34729
199 VIA OLIVERA
OLIVERA TOWNHOMES
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will
hold a public hearing at its meeting of February 6, 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 Olivera Townhomes, LLC, to
construct five 2,350 square feet, detached two-story condominiums and a Tentative Tract
Map 34729 for a condominium lot on an approximate 23,000-square feet parcel located at
199 Via Olivera (the southwest corner of Via Olivera and Zanjero Road), zoned R-2.
ENVIRONMENTAL, DETERMINATION: Staff reviewed the project under the California
Environmental Quality Act (CEQA) and determined that the project is categorically exempt
under Section 15332 (Infill Development) of the California Environmental Quality Act (CEQA).
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][21).
An opportunity will be given at said hearing for all interested persons to be heard. Questions
regarding this case may be directed to Edward O. Robertson, Planning Services department
at (760) 323-8245.
Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar
con Nadine Fieger telefono (760) 323-8245.
es Thompson, 0ty Clerk
Department of Planning Services f � E
a Vicinity Map
o .e 5
.P� �neuc rm i
I
• VlA 0 LNERfl Y i
C
I
I
- —
Legend ',;ESCOEV.
I
Q 400 Foot Fadius
Proi ect Site
jII Surrpunding Parcels
j
CITY OF PALM SPRINGS
CASE NO: 5.1159 PD 340 DESCRIPTION: To consider an application by
TTM 34729 Olivera Townhomes, LLC, to construct five 2,350
square feet, detached two-story condominiums
APPLICANT: Olivera Townhomes, LLC and a Tentative Tract Map 34729 for a
condominium lot on an approximate 23,000
square foot parcel located at 199 Via Olivera (the
southwest corner of Via Olivera and Zanjero
Road, zoned R-2.