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HomeMy WebLinkAbout2/19/2003 - STAFF REPORTS (13) 12, DATE: February 19, 2003 TO: City Council FROM: Director of Planning and Zoning CASE NO. 5.0941 TTM 30941 - APPLICATION BY PALM SPRINGS MODERN HOMES, LLC FOR TENTATIVE TRACT MAP 30941TO CONSTRUCT 48 CONDOMINIUM UNITS FOR THE PROPERTY LOCATED AT 1460 AND 1550 EAST BARISTO ROAD, ZONE R-4, SECTION 14. RECOMMENDATION The Planning Commission recommends that the City Council order filing of a mitigated negative declaration and approve Tentative Tract Map 30941 for the construction of 48 condominium units and associated on and off-site improvements for the property located at 1460 and 1550 East Baristo Road, Zone R-4, Section 14. The applicant is Palm Springs Modern Homes, LLC. The principal of Palm Springs Modern Homes, LLC is Dennis Cunningham. SUMMARY The Planning Commission at its January 22, 2003 meeting, voted 5-0-2 to approve the project, subject to the conditions of approval. The applicant spoke at the public hearing with regards to concerns about the requirement for 26 foot wide driveways. Field research done by the applicant and by staff found that projects have been previously approved with driveway widths under 26 feet. The Commission found that the proposed 24 foot wide driveways met the intent of the various City policies and regulations with regards to width of travel lanes and maneuvering area from parking spaces (i.e. back up area). The Commission amended Engineering Condition #27 to reduce the widths of the project's private streets from 26 feet to 24 feet. BACKGROUND Palm Springs Modern Homes, LLC has submitted an application for Tentative Tract Map 30941 to construct 48 condominium units including associated on and off-site improvements for the property located at 1460 and 1550 East Baristo Road, Zone R-3, Section 14. The project site is currently vacant and consists of four (4) lots. The subject property is designated High Density Residential 21-30 units/acre (H43/30) on the General Plan and zoned Large Scale Hotel and Multi-Family Residential (R-4). The project will consist of 48 two and three bedroom two-story condominiums. There are five proposed floor plans, ranging in size from 1535 square feet to 1745 square feet in size. There will be 13 units of Type A, 13 units of Type B, 10 units of Type C, 10 units of Type D, and 2 units of Type E. Access to the subject property will be from two gated entries on East Baristo Road and two on East Arenas Road. Forty (40) feet of right-of-way and public utility easement on Baristo Road and Fifty-one (51) feet on Arenas Road are proposed to be dedicated from the subject tract to the City of Palm Springs. Existing improvements consist of vertical curb and gutter and a 2 lane, undivided, striped roadway on Baristo Road and an unimproved Arenas Road. Internal circulation consists of two 24-feet wide common driveways designed to carry two-way traffic. The common driveways would be privately maintained as well as the landscaped areas on the subject property. q14 ANALYSIS The applicant is proposing a right-of-zone project that will meet the R-4 zone standards. Staff analyzed the project in relation to the R-4 zone standards and found that the project is in compliance. The 48 dwelling units on 4.65 acres are well below the maximum allowable density of 98 to 140 units. The proposed two-story building height is compatible with the existing neighbourhood. Surrounding land uses are vacant land to the north and south, a portion of the tennis center facility to the west, and two-story assisted living facility to the east. The size and density of the contemplated development are appropriate for the site and the surrounding land uses. The project has at least two parking spaces for each unit with additional guest parking spread throughout the site. In total, the applicant has provided 98 parking spaces for residents and 23 for guests, for a total of 121 parking spaces. In accordance with ADA requirements, included in the parking are two van accessible parking spaces and three vehicle spaces. Pursuant to Section 93.06.00 of the Zoning Ordinance, the project is required to have 99 parking spaces. The target market for the development is couples with no children and will add to the City's supply of permanent housing. The applicant has indicated that the units will be sold at approximately $300,000 each. The project will be gated with two entries on Baristo Road and two entries on the cul-de-sac on Arenas Road. A perimeter wall will surround the project and each unit will have its own private courtyard and pool. While the units will share walls due to the pinwheel configuration of the buildings, the intention is for each unit to be a private living space with individual, enclosed parking, outside space, and pool area. The architectural style of the project will be mid-century modern. In terms of technical site issues, the 24-feet wide driveways are lined on both sides by a wedge curb designed to carry water from the project to off-site drainage facilities because the developer is proposing no on-site retention. The Engineering Department requested that a hydrology study be completed to confirm that off-site drainage facilities will be able to carry storm water flows from a 100-year storm event. ENVIRONMENTAL ASSESSMENT AND NOTIFICATION An Initial Study/Environmental Assessment was prepared for this project and is included as an attachment to the this report. In completing the IS/EA, staff found several potentially significant impacts including geologic problems, water, air quality, noise, and cultural resources. The potential geologic problems are related to the project site being situated in an area subject to severe ground shaking from earthquakes. The impacts to air quality and noise are the result of short-term construction and grading activities. Cultural resources are a concern in Palm Springs, and while the General Plan does not identify the site as a potential area for cultural resources, a tribal representative or qualified archaeologist should be on-site to monitor rough grading operations in the event cultural resources are discovered. Conditions of approval regarding monitoring of grading for the project have been included for this project. Impacts to water are related to the ability of the off-site storm water drainage system to carry storm water runoff from the project site, which has no proposed on-site retention. Staff received correspondence from the Desert Water Agency with regards to the impacts on utilities and service systems. Staff responded to the comments received. Both pieces of correspondence are attached to this report. I q4c Upon completion of the IS/EA, the Planning Commission found that although the project could have a significant impact on the environment, there will not be a significant impact in this case because of the mitigation measures described in the Mitigated Negative Declaration. All property owners within a 400 foot radius of the project have been notified. As of the writing of this report, staff has not received any public comment. Direc or of P nning and Zoning City Manager r ATTACHMENTS 1. Vicinity Map 2. Initial Study/Environmental Assessment 3. Letter from Agua Caliente Band of Cahuilla Indians dated January 8, 2003 4. Letter from Desert Water Agency dated January 14, 2003 5. Response to comments received for EA 5. Resolution 6. Conditions VICINITY MAP TAHQUITZ CANYON WAY ARENAS ROAD ARENAS ROAD — 0 3 g o SITE o r b E s SATURNINO ROAD < Baristo Road RAMON ROAD CITY OF PALM SPRINGS CASE NO, 3.2272 & TTM30941T41 SCRIPTION Appl. for an amendment APPLICANT General Plan to delete Arenas Rd. between Palm Springs Modernosa Dr. and sunrise Way from the circulation Homes II LLC am and to construct 48 condominium units on a cre parcel located at 1515/1575 E.Arenas Rd. 450M550 E.Baristo Rd.,Zone R-4,Section 14. CITY OF PALM SPRINGS DEPARTMENT OF PLANNING AND ZONING INITIAL STUDY December 23, 2002 Application No(s:): Case No. 3.2272, Tentative Tract Map 30941 and General Plan Amendment 5.0941 Date of Completed Application: November 27, 2002 Name of Applicant: Palm Springs Modern Homes II, LLC Project Description: Major Architectural Application and Tentative Tract Map for a gated 48 condominium unit on 4.65 acres with a request to eliminate Arenas Road from the General Plan between Hermosa Avenue and Sunrise Way Location of project: APN # 508-100-002,003,009, 010: Four interior parcels south of East Arenas and and north of East Baristo at 1515/1575 E. Arenas and 1450/1550 East Baristo General Plan Designation(s): H43/30 Proposed General Plan Designation(s): No change proposed Present Land Use(s): Vacant Existing Zoning(s): R4 (Large Scale Hotel and Multiple-family Residential Zone) Proposed Zoning(s): No change proposed I. Is the proposed action a 'project' as defined by CEQA? (See section 2.6 of State CEQA Guidelines. If more than one project is present in the same area,cumulative impact should be considered). ® Yes DNO II. If "yes" above, does the project fall into any of the Emergency Projects listed in Section 15269 of the State CEQA Guidelines? DYes ® No III. If "no" on II., does the project fall under any of the Ministerial Acts listed in Section 15268 (b) of the State CEQA Guidelines? LJYes ® No IV. If "no" on III., does the project fall under any of the Statutory Exemptions listed in Article 18 of the State CEQA Guidelines? ❑Yes ®No 1 ) MT� ❑Yes ®No If "no" on IV., does the project qualify for one of the Categorical V. Exemptions listed in Article 19 of the State CEQA Guidelines? (Where there is a reasonable probability that the activity will have a significant effect due to special circumstances, a categorical exemption does not apply). Project Description: VI. The applicant proposes to build forty-eight(48) condominium units in a gated complex on 4.65 acres of property. The property is located on four interior tax lots south of East Arenas Road and north of East Baristo Road and addressed as 1515/1575 East Arenas Road and 1450/1550 East Baristo Road. The subject site is currently zoned R4 (Large-scale Hotel and Multiple-family Residential). The applicant is proposing to build the project to the City of Palm Springs Zoning Code property development standards forthe R4 zoning designation.The project also includes a Tentative Tract Map in compliance with the Subdivision Ordinance of the City of Palm Springs regarding the conversion of parcels into a condominium use of the property. The project has a twelve (12) dwelling unit per acre density that is below maximum density levels for the R4 zoning designation. The proposed development will gain vehicular access from East Baristo and East Arenas. East Baristo is an existing public street. East Arenas is a proposed secondary thoroughfare that has not been built out. The applicant is proposing to eliminate Arenas Road from the General Plan between Hermosa Avenue and Sunrise Way. A precise grading plan will be required in conjunction with the specific development plan. The Major Architectural Application and Tentative Tract Map will be considered by the Planning Commission and the City Council as required by the Zoning Ordinance. Site Description: The site is currently vacant and consists of VI I. generally level land, with a slope of approximately 1% - 2%, with native scrub vegetation. Surrounding Zoning and Land Uses: Vill. North: R4 (Vacant) South: R4 (Vacant plus Single Story Condominiums) East: R4 (Convalescent Hospital/Senior Retirement) West: R4 (School District Excess Property and Palm Springs Tennis Club) Surrounding General Plan: 2 qj4ep North: R 43/30 (High) South: R 43/30 (High) East: R 43/30 (High) West: R 43/30 (High) IX. Is the proposed project consistent with: If answered yes or not applicable, no explanation is required) City of Palm Springs General Plan ❑Yes ®No ❑N/A*" Applicable Specific Plan ❑Yes ❑No®N/A City of Palm Springs Zoning Ordinance ®Yes ❑No ❑N/A South Coast Air Quality Management Plan ❑ Yes ❑No ® N/A Airport Part 150 Noise Study ❑Yes ❑No ®N/A Draft Section 14 Master Development Plan ❑Yes ❑No ®N/A "The City of Palm Springs General Plan designates Arenas Road as a secondary thoroughfare from Hermosa Drive to Sunrise Way. The January 2002 Revision of the Section 14 Master Development Plan, prepared for the Agua Caliente Band of Cahuilla Indians, proposes no designation for this portion of Arenas Road, effectively eliminating this portion of Arenas Road from the circulation plan. The applicant proposes to amend the City of Palm Springs General Plan to be consistent with what is proposed in the Section 14 Master Plan, and to eliminate a designation for Arenas Road between Hermosa Drive and Sunrise Way on the Circulation Element. The project is consistent with all other General Plan criteria including proposed land use. X. Are there any of the following studies required? 1. Soils Report ®Yes ❑ No 2. Slope Study ❑Yes ®No 3. Geotechnical Report ❑Yes ®No 4. Traffic Study ®Yes ❑No 5. Air Quality Study ❑Yes ®No 6. Hydrology ®Yes ❑ No 7. Sewer Study ❑Yes ®No 3 ` ��� 8. Biological Study OYes ®No 9. Noise Study ❑Yes ®No 10. Hazardous Materials Study OYes ®No 11. Housing Analysis OYes ®No 12. Archaeological Report ® Yes ❑No 13. Groundwater Analysis ❑Yes ®No ❑Yes ®No 14. Water Quality Report OYes ®No 15. Other XI. Incorporated herein by reference: • General Plan Final EIR • Hydrology Study for TM 30941 prepared by Mainero Smith and Associates, Inc. (October, 2002) • The Forty Eight at Baristo Traffic Impact Analysis prepared by Endo Engineering (October, 2002). Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 1. LAND USE AND PLANNING Would the proposal: a) Conflict with general plan designation or zoning? ❑ ❑ ® ❑ b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? ❑ ❑ ❑ c) Be incompatible with existing land use in 4 ! ��� the vicinity? ❑ ❑ ❑ d) Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? ❑ ❑ ❑ 19 e) Disrupt or divide the physical arrangement of an established community(including a low-income or minority community)? ❑ ❑ ❑ 10 1 a)LESS THAN SIGNIFICANT IMPACT.The elimination from the General Plan of a portion of Arenas Road between Hermosa Avenue and Sunrose Way is proposed by the applicant. The Traffic Section of the General Plan incorporates objective and policy statements to promote neighborhood safety and encroachment by through-traffic and the protection of residential neighborhoods from the intrusion of shortcutting through-traffic. The modification of traffic patterns by restricting access points and modifying internal traffic patterns are approved General Plan policies to achieve the safety objective. The General Plan also states that transportation alternatives must be consistentwith the resort character of the City of Palm Springs. The applicant proposes to utilize a cul-de-sac design to access the subject site's northeast corner and adjacent properties that is in keeping with small scale neighborhood streets rather than large scale commercial thoroughfares. Traffic analysis has been conducted by Endo Engineering to address trips per day changes and intersection impacts created by the elimination of a portion of Arenas Road and the increased traffic generated by the proposed development. Endo has concluded that there will be no significant impact generated from either factor. 1 b-e)NO IMPACT. The proposed project falls within an acceptable range of land uses as described by the Palm Springs Zoning Ordinance for an R4 zoning designation. The project site is designated as H 43/30 on the City's General Plan.Allowable density for multiple-family dwellings in the R4 zoning designation is 135 dwelling units for 4.65 acres. The proposed project consists of 48 dwelling units,well below maximum density levels. In the opinion of the Planning Division,the project is compatible with the City's General Plan and consistent with the Zoning Ordinance. The project will not disrupt or divide the physical arrangement of an established community upon build out. The proposed project is a residential development which would constitute new development within a undeveloped in-fill area.The general area is experiencing new private-sector investment and,as a result of the new investment is undergoing revitalization. The proposed project will have minimal visual impact on the surrounding properties.Properties directly adjacent to the project site,which currently enjoy open space views of the project site,will experience the loss of adjacent open space,which may be valued and therefore could effect some adjacent residents.Adjacent properties will also experience a minor loss of some view corridors. The proposed project will consist of forty-eight two and three bedroom two-story condominiums, There are four floorplans with models including fifteen 1,890 square foot units,thirteen 2,155 square foot units,ten 2,150 square foot units and ten 2,370 square foot units. The configuration of the units consists of a combination of duplex,fourplex,fourplex pinwheel,eightplex pinwheel,single units and guest units. Building height will be a maximum of 29 1/2'. The project provides a total of 23 guest parking spaces,85 garage covered spaces and 13 uncovered spaces for a total of 121 parking spaces. The code requirements for parking per Zoning ordinance specify 2 bedroom units require 1%units of parking space and 114 unit guest parking. Three bedroom units require 2 114 units of parking space and 1/4 guest parking. Therefore Code requires 99 total parking spaces. The proposed project is providing twenty-two additional parking spaces, The project proposes a lot coverage of 50%.The R-4 zone performance standard indicates a minimum of forty-five(45)percent of the site area shall be developed as usable landscaped open space and out-door living and recreation area,with an adequate irrigation system. The subject project exceeds the minimum by 5%. The proposed amenities include individual swimming pools in private courtyards for each unit. The bulk of the open space is provided by the private active recreation areas. The proposed landscape coverage is also consistent with existing development in the area.The proposed project design includes interior streetscape canopy treesand accent palms. The gated entries provide a water efficient desert landscape environment with accent plants and shrubs. The Baristo Road entry also includes large signature palms. The project is located in an area which is predominantly developed.All public services and utilities are currently in place and no expansion to the infrastructure,with the exception of Arenas Road entry improvements are proposed as part of the project. The proposed project falls within an acceptable range of land uses as described by the Palm Springs Zoning Ordinance for the R-4 zone 5 qaq designation.The project site is designated as H43/30 on the City's General Plan.In the opinion of the Department of Planning and Zoning, the project is consistent with existing development in the vicinity of the proposed project.Compliance with the conditions of approval will minimize any potential land use compatibility concerns. 2. POPULATION AND HOUSING Would the proposal: a) Cumulatively exceed official regional orlocal population projections? ❑ ❑ ❑ b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or directly or indirectly(e.g. through projects in an undeveloped area or extension of major infiustructme)? ❑ ❑ ❑ c) Displace existing housing, especially affordable housing? ❑ ❑ ❑ 2, a-c) NO IMPACT. The proposed project includes 48 new multi-family residential units in a gated community, and will result in approximately 96 new residents if the project is occupied on a full-time basis.The proposed development is consistent with existing zoning and general plan designations for the property. The project site is currently vacant,and is bounded by vacant property to the north and south,Palm Springs Unified School District excess land to the west and residential and a convalescent hospital to the east. The project is not likely to induce growth because the project is proposed as an in-fill development.The project utilizes existing infrastructure and does not include the extension of new infrastructure into an undeveloped area lacking major infrastructure. Since the site is vacant,displacement of existing housing including affordable housing,will not occur,and there should be no impacts to population and housing as a result of the project. 3. GEOLOGIC PROBLEMS Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? ❑ ❑ ® ❑ b) Seismic ground shaking? ❑ ❑ ® ❑ c) Seismic ground failure,including liquefaction? ❑ El ❑ d) Seiche,tsunami,or volcanic hazard? ❑ e) Landslides or mudflows? El ❑ ❑ 0 Erosion, changes in topography or unstable soil conditions from excavation, grading and El ❑ 6 ) qj4 10 fill? g) Subsidence of the land? El ❑ h) Expansive soils? ❑ El I) Unique geologic or physical features? ❑ ❑ j) Is a major landform, ridgeline, canyon, etc. involved? ❑ El ❑ 3.a-b)LESS THAN SIGNIFICANT IMPACT. The project site is located in an area where the primary geologic hazard is sever ground shaking from earthquakes originating on nearby faults. A major earthquake above magnitude 7 originating on the local segment of the San Andreas fault zone would be the critical seismic event that may effect the site within the design life of the proposed development. Engineered design and earthquake-resistant construction increase safety and allow development in seismic areas. Based upon data obtained from a review of selected literature and the site evaluation,the site is suitable for the proposed project. Standard City requirements to protect future residents include that the developer will be required to submit a precise grading plan and soils report for each lot along with a soils report for review and approval by the City prior to the issuance of building permits and that all structures will be constructed to meet Uniform Building Code specific earthquake design standards. The soils reportvvill address subsidence of land and the possibility of expansive soils on the property, and the grading plan will be required to be in compliance with the soils report. Therefore there will be no significant geologic impacts as a result of the development of this project. 3.c-j)NO IMPACT. The subject site consists of 4.65 acres of vacant land. The development of the proposed 48 multi-family residences will involve minor grading of the existing terrain. There are no known geological hazards present on the site other than ground shaking potential associated with earthquakes, and the site is not located within any Alquist-Priolo or City adopted special study zone. A site inspection conducted by the Department of Planning and Zoning verified that the site is relatively flat,with no slopes exceeding 10%. Therefore,there is no potential for a significant effect on the environment due to intrusion into slope or hillside areas. The project is being proposed in an undeveloped area.No significant increases in wind erasion,blowing sand or water erosion either on site or off-site are expected based upon review by the Planning and Engineering Departments. Therefore, there is no potential for a significant effect on the environment due to erosion. According to the General Plan,settlement and liquefaction as a result of seismic shaking are not considered significant hazards in Palm Springs.Therefore,there will be no impact to the environment as a result of liquefaction hazard issues. The project site is located on the valley floor and is underlain by deposits of recent alluvium.Because the site is level,no unique geologic features are known to be present.Therefore,there is minimal potential for a significant effect on the environment due to impacts to unique geological features.A site inspection by Department of Planning and Zoning Staff reveals no major land forms on the site. The preliminary grading plan estimates a balanced grading of 6,500 cubic yards with no offsite removal of material or addition of fill material. This grading activity will not add any significant impact to soil erosion on oroff site.The applicantwill be required to submit soils for review and approval by to the City of Palm Springs Department of Planning and Zoning and the Engineering Department. There are no known unstable earth conditions associated with the project site, and the nature of the project is such that there is no possibility of creating an unstable condition. 7 I �� I 4. WATER Would the proposal result in: a) Changes in absorption rates,drainage patterns,or rate and amount of surface runoff? ❑ ® ❑ ❑ b) Exposure of people or property to water related hazards such as flooding? ❑ ❑ ❑ c) Discharge into surface waters or other alternation of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? ❑ ❑ ❑ d) Changes in the amount of surface water in any water body? ❑ ❑ ❑ e) Changes in currents, or the course or direction of water movements? ❑ ❑ ❑ f) Change in the quantity of ground waters, either through direct additions or withdrawals,or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge capability? ❑ ❑ ❑ g) Altered direction or rate of flow of groundwater? ❑ ❑ h) Impacts to groundwater quality? ❑ ❑ ❑ i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? ❑ ❑ p D Are there any on-site or any proposed wells? ❑Yes ONO 4.a)POTENTIALLY SIGNIFICANT UNLESS MITIGATION IS INCORPORATED. The subject 4.65 acre site is vacant and sporadically covered with native vegetation. The subject site is found on the Flood Insurance Rate Map(FIRM)Panel 060257 0006D,dated July 7, 1999,for Riverside County. The Firm Map designates this area as Zone X,an area outside the 100 and 500 yearfloodplains. A preliminary hydrology study for this project was prepared by Mainiero,Smith&Associates,dated September 20,2002. 8 The applicant proposes to capitalize on the City's Master Drainage Plan,and use its policy of allowing development to convey stormwater runoff directly to approved drainage carriers. In this case,the existing property is adjacent to Baristo Road,a fully improved street with curb and gutter improvements. The subject property is part of a tributary area of approximately 40 acres with a future 30 inch and 48 inch storm drain planned as Line 2 of the Master Drainage Plan. Stormwater runoff falling within this tributary area will be served by Line 2,which when constructed will drain this area to the Baristo Wash. Specifically,the subject site drains southwesterly to Baristo Road,westerly to Hermosa Drive,and southerly along Hermosa Drive to the Baristo Wash. Hermosa Drive,from Baristo Road to the Baristo Wash is fully improved, with curb and gutter improvements. Although the Line 2 storm drain is not installed,interim drainage improvements exist at the south end of Hermosa Drive where it ends at the Baristo Wash. Two 15-feet wide catch basins drain stormwater runoff tributary to the end of Hermosa Drive into the Baristo Wash. The preliminary hydrology study prepared for this project proposes to demonstrate that the existing Baristo Road and Hermosa Drive streets, fully improved, can convey the increased stormwater runoff from this development, and therefore, on-site retention/detention facilities are not required. The City Engineer has agreed in concept to this proposal,contingent upon submittal of a revised hydrology study to include analysis of the developed condition stormwater runoff of areas tributary to the Line 2 storm drain. With the proposed mitigation measures,the proposed development of Tentative Tract Map 30941 will meet the flood control requirements of the City of Palm Springs. MITIGATION MEASURES 1. The developer shall submit a revised hydrology study for the proposed project that demonstrates,to the satisfaction of the City Engineer, that stormwater runoff tributary to Baristo Road and Hermosa Drive in the developed condition will not exceed the capacity of the existing off-site drainage carriers. In the event Hermosa Drive capacity is exceeded,an allowance will be made for the off-site stormwater runoff for this project with the provision that the City,when funds are available and budgeted,will install the required Line 2 storm drain to increase the drainage capacity of Hermosa Drive as originally intended in the Master Drainage Plan. 2. Provisions for interception of nuisance waterfrom on-site will be included in the development of the site,such that constant,direct run-off of landscaping and other nuisance water is not directed to Baristo Road. Provisions shall include,but not be limited to,minor catch basins or other drainage improvements that direct nuisance water flowing toward the entry driveways into adjacent parkway landscaped areas. 3. Completion of drainage improvements at the intersection of Baristo Road and Hermosa Drive shall be designed and constructed to facilitate the off-site drainage of this project to the Baristo Wash. 4.1b,c,d,f,g,h,i,j)NO IMPACT. Based upon a reviewof the Federal Emergency Management Agency,Preliminary Flood Insurance Rate Maps(Community Panel No.060257 0006D)and the knowledge of the Planning and Zoning Department staff and the City Engineer,the site is located outside of the 100-year or 500-year flood . Due to the nature of the project and its location,the project will not create a change in the course or direction of water movements,the quantity of ground waters,alter the flow of ground water,and there are no wells on the subject site. 5. AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? ❑ ® ❑ ❑ b) Expose sensitive receptors to pollutants? ❑ ❑ ❑ c) Alter air movement,moisture,or temperature,or cause any change in climate? ❑ ❑ ❑ d) Create objectionable odors? ❑ ❑ ❑ 9 AJ-3 5.a)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The Tentative Tmct Map is consistent With the General Plan and Zoning designations for the property. The project will also be consistent with the South Coast Air Quality Management District (SCAQMD)CEQA Air Quality Handbook. However,due to future project construction and grading activities,short term impacts to air quality could occur. To minimize construction activity emissions,the project applicant Will be required to comply with the City's Fugitive Dust and Erosion Control Ordinance. Compliance with this Ordinance will reduce the impacts to air quality to a level of insignificance. MITIGATION MEASURE: AQ-1.The applicant shall comply with Section 8.50 of the Palm Spring Municipal Code,Fugitive Dust and Erosion Control(PM-10)and prepare and submit a plan to the Building Department to control fugitive dust emissions in compliance with the South Coact Air Quality Management District(SCAQMD).The plan must implement reasonably available control measures to ensure that project emissions are in compliance with the SCAQMD. 5.b-d)NO IMPACT. The projectwill be located on a site that is surrounded by vacant land and a convalescent home.The proposed project will not alter climatological conditions either locally or regionally.The proposed residences will not interrupt wind patterns.The irrigation of landscaping will not effect the moisture or temperature of the area in a significantway due to the size of the project. Short term impacts, such as odors and pollution created by diesel engines of large equipmentduring construction and grading operations,may occuras a result of the development of the site but due to their short term nature these are considered less than significant. 6. TRANSPORTATIONURCULATION Would the proposal result in: a) Estimated Average Daily Trips generated by the project? 280 vehicle trips per day total b) Increased vehicle trips or traffic congestion? ❑ ❑ ® ❑ c) Hazards to safety from design features(e.g.,sharp curves or dangerous intersections) or incompatible uses(e.g.,farm equipment)? ❑ d) Inadequate emergency access or access to nearby uses? ❑ ❑ ❑ e) Insufficient parking capacity on-site or off, site? ❑ ❑ ❑ f) Hazards or barriers for pedestrians or bicyclists? ❑ ❑ ® ❑ g) Conflicts with adopted policies supporting alternative transportation (e.g.bus turnouts, bicycle racks)? ❑ ❑ ❑ 10 I V14 / q h) Rail,waterborne or air traffic impacts? ❑ ❑ ❑ 6. b,f)LESS THAN SIGNIFICANT IMPACT. A traffic study, by Endo Engineering,dated October 2002,was prepared for the proposed development. The proposal to construct 48 condominium units is expected to generate 280 daily trip-ends. In itself,this amount of traffic generated by a proposed development would not require preparation of a traffic study,however,the applicant proposes deletion of Arenas Road from the City of Palm Springs Circulation Element of the General Plan. Currently,Arenas Road from Hermosa Drive to Sunrise Way is designated as a secondary thoroughfare. With development of this project,the applicant proposes thatthis designation be eliminated,and that Arenas Road be cut-off with a cul-de- sac at the northeast corner of their project. The General Plan Amendment to eliminate the designation for Arenas Road required the preparation of the traffic study for this project. The analysis in the traffic study indicates that,although elimination of Arenas Road as an east-west corridor will cause traffic to be rerouted to Tahquitz Canyon Way or Baristo Road,the increase in traffic volumes due to the elimination of Arenas Road is not significant,and is not in excess of the capacity of either of those streets. Furthermore,the elimination of Arenas Road from the General Plan and the increase in traffic generated from the project will affect two key intersections:Arenas Road at Hermosa Drive and Arenas Road at Sunrise Way. However,although the peak-hour trips are in excess of 50 at either of these locations,these intersections will not operate at insufficient levels of service,nor will a rural peak hour signal warrants be met for a future traffic signal on Sunrise Way at Arenas Road. The results of the traffic study analysis indicate that elimination of Arenas Road from the General Plan,between Hermosa Drive and Sunrise Way,in addition to the increase traffic generated by development of the project,will cause a less than signifcant impact on the environment. The on-site circulation system for the project includes two separate private driveways that access Baristo Road and Arenas Road. Additionally,pedestrian access is proposed that will link the two"halves"of the project,via a central walkway. Sidewalks currently exist along Baristo Road and will be constructed along Arenas Road as part of this project. Pedestrian access on-site is limited to the internal driveways between units. Each unit includes its own pool and courtyard open space. No communal recreation facilities are proposed. With this proposed development concept,it is not expected that on-site pedestrian activity will be generated,and that less than significant impact relating to hazards or barriers to pedestrians and bicyclists will be generated by the project. The Baristo Road gated project entry will feature two separate 24 feet wide gated entries,with a phone and address board for guests to call their hosts and announce their arrival. A 15 feet wide median will provide separation between the entering and exiting vehicles. Two 24 feet wide gated entries are also proposed at Arenas Road,where the developer proposes to construct a new cul-de-sac at the west end of Arenas Road,with new curb,gutter and sidewalk improvements. 6.c,d,e,g,h)NO IMPACT. As a result of the proposed project unsafe ingress or egress will not be created. Access has been designed to the satisfaction of the Fire Department and will allow for sufficient emergency access and passing movement in emergencies, as necessary. Access to nearby uses will not be restricted as a result from development of the proposed project, nor will it conflict with adopted policies supporting alternative transportation. The proposal will not impact rail,waterborne or air traffic. 7. BIOLOGICAL RESOURCES Would the proposal result in impacts to: a) Endangered,Threatened,or rare species or then habitats (including but not limited to plants,Aish,insects, animals,and birds)? ❑ ❑ ❑ b) focally designated species? ❑ ❑ ❑ c) Locally designated natural communities(e.g.oak forest,coastal habitat,etc.)? ❑ ❑ ❑ 19 d) Wetland habitat (e.g. marsh, ripanar and vernal pool)? ❑ ❑ ❑ II Y61500" l e) Wildlife dispersal or migration corridors? ❑ ❑ ❑ f) is consultation with the California Fish and Game or the Department of Fish and Wildlife Service,as a trustee agency,required? DYES ONO 7.a-f)NO IMPACT. The subject property is an in-fill development. The site is currently vacant,and contains only sparse native scrub vegetation.Portions of the site have been disturbed previously.Therefore,the project will have no impact to endangered species or their habitats. 8. ENERGY AND MINERAL RESOURCES Would the proposal create: a) Conflict with adopted energy conservation plans9 ❑ ❑ ❑ b) Use non-renewable resources in a wasteful mid inefficient manner? ❑ ❑ ❑ c) Result in the loss of availability of a]mown mineral resource that would be of a future value to the region and the residents of the State? ❑ ❑ ❑ 8.a-c)NO IMPACT. The project will not conflict or interfere with an energy conservation plan and will not use non-renewable resources in a wasteful and inefficient manner. Therefore,the project should not result in a negative impact on energy and mineral resources. 9 HAZARDS Would the proposal: a) Be a risk of accidental explosion or release substances (including,but not limited to: oil,pesticides, chemicals,or radiation? ❑ ❑ ❑ 19 b) Create possible interference with arr emergency response plan or emergency evacuation plan ❑ ❑ ❑ c) Create any health hazard or potential health hazard? ❑ ❑ ❑ d) Create exposure of people to existing sources of potential health hazards? ❑ ❑ ❑ 29 e) Increase the risk of fire hazard in areas with Factorable brush,grass or trees? ❑ ❑ ❑ 9. a-e) NO IMPACT. There are no aspects of the proposed project or of future project construction which would involve explosives, pesticides,radiation,chemicals,or other hazardous substances. Access to the project will be provided via an entry of Baristo Road and Arenas Road of a width satisfactory to all affected agencies to serve the property in question in case of emergency. The entire site is 12 t q#4 A currently vacant and no hazardous materials are known to be existing on the property,buried underground,or to be used in conjunction with the proposed residential use. Therefore,there would be no risk of a release of or exposure to hazardous materials which would result in a potential for a significant impact on the environment. The proposed street improvements on Arenas Road were redesigned with the input of the Fire Department and Engineering Department to improve area traffic circulation and eliminate interference with emergency response vehicles. 10. NOISE Would the proposal result in: a) Increases in existing noise levels? ❑ ❑ ❑ b) Exposure of people to severe noise levels? ❑ ❑ ® ❑ c) Will the project be compatible with the noise compatibility planning criteria according to Table 6-F of the Palm Springs Municipal Arrport F A.L Part 150 Noise Compatibility study? ®YES ONO 10.a)NOIMPACT. The proposed residential subdivision is not expected to generate noise levels greater than the noise levels stated within Chapter 11.74 of the Palm Springs Municipal Code,other than during construction where the activities will be restricted to the hours and noise levels specified in the Municipal Code and the General Plan. The project is located in an area of the City not subject to periodic noise levels above 65 CNEL,as identified by the City of Palm Springs General Plan and the Zoning Ordinance. Despite this,new construction of the homes shall comply with and meet minimum soundproofing requirements applicable to the project per Section 1092(and related sections,if any)of Title 25,California Administrative Code and any applicable Uniform Building Code requirements to ensure that interior noise can be mitigated to"safe"levels,approximately 45 CNEL. 10.b)LESS THAN SIGNIFICANT IMPACT. The project is located adjacent to vacant property to the north that is zoned R-4. The potential for large-scale hotel and multiple-family residential developments exists. The consequence of such possible development could be increased noise and traffic to the residents of this proposed project. These types of noise levels are low enough to be considered less than severe or hazardous. However, even low noise levels may be viewed by some as a nuisance and/or unacceptable.Therefore a condition of approval or disclosure in the proposed projects'CC&R's of the potential for noise and traffic increase will be required. 11. PUBLIC SERVICES Would the proposal have an effect upon or result in a need for new or altered government services in any of die following areas: a) Fire protection? ❑ ❑ ❑ Distance to nearest fire station(1/4 mile) b) Police protection? ❑ ❑ ❑ C Schools? ❑ ❑ ❑ d) Maintenance of public facilities, including roads? ❑ ❑ ❑ 13 11411 e) Othergovenrmental services? ❑ ❑ ❑ 11.a-e)NO IMPACT. The proposed project is within the City's five minute response time for fire service and within reasonable proximity of the Police station. The project will be adequately served by other public services as well. The project will restricted to childless adults which eliminates any impact upon the local school system. Therefore,there should be no impacts to public services as a result of this project. 12. UTILITIES AND SERVICE SYSTEMS Would the proposal result in a need for new systems or supplies,or substantial alterations to the following utilities: a) Power or natural gas? ❑ ❑ ❑ b) Communications systems? ❑ ❑ ❑ c) Loral or regional water treatment or distribution facilities? ❑ ❑ ® ❑ d) Sewer or septic tanks? ❑ ❑ ❑ e) Storm water drainage? ❑ ❑ ❑ f) Solid waste disposal? ❑ ❑ ❑ g) Local or regional water supplies? ❑ ❑ ❑ 19 12 a,b,d-,g)NO IMPACT.The project will utilize non-renewable energy resources.All utilities and services are available to the site.The project has been reviewed by the Engineering Department an other relevant agencies.The utilities required for the project are present in the site area and currently serve the site.Therefore there is no potential for a significant effect on the environment due to impacts on utilities. 12.C.LESS THAN SIGNIFICANT IMPACT. Regional water distribution facilities will be impacted by forty-eight(48)new household water users. The project does not impact any existing water utility easements nor existing facilities on site. Therefore there is a less than significant impact to local and regional water treatment or distribution facilities. 13. AESTHETICS Would the proposal: a) Affect a scenic vista or scenic highway? ❑ ❑ ® ❑ b) Have a demonstrable negative aesthetic effect? ❑ ❑ ® ❑ c) Create light or glare? ❑ ❑ ® ❑ 13. a-c) LESS THAN SIGNIFICANT IMPACT. Preliminary architectural plans have been submitted, and plans for the condominium development will be subject to the City's Architectural Review process. The proposed project has been reviewed by the Design Review Committee.The function of the Design Review Committee is to provide 14 u#q / I recommendations to the Department of Planning and Zoning staff, in terms of project aesthetics. The Design Review Committee is comprised of design professionals including architects and landscape architects. The Design Review Committee approved the project as submitted with unanimous group consensus.The Design Review Committee has determined that the proposed architectural design of the project,as depicted in the project elevations and cross sections,is consistent with the high standards established within the City of Palm Springs.They have noted that the project is consistent with existing development in the project area,and noted that the proposed project would make a positive addition to the area. The project will minimally affect views from adjacent multi-family residential properties.Project landscaping will reduce the visual impact of the project.Therefore,there should be no impacts to aesthetics as a result of the project. An exterior lighting plan in accordancewith Zoning Ordinance Section 93.21.00,Outdoor Lighting Standards will be required as a condition of approval.A photometric study and manufacturers cut sheets of all exterior lighting,including building lighting,landscape lighting and parking lighting will be required to be submitted and approved prior to issuance of a building permit.All lighting shall be designed to protect the night sky,through the use of shielded and directed dawn lighting.If lights are proposed to be mounted on buildings,down lights will be required to be utilized. Compliance with the Lighting Ordinance will reduce impacts due to lighting or glare to a level of less than significant. 14. CULTURAL RESOURCES Would the proposal: a) Disturb paleontological resources? ❑ ❑ ❑ b) Disturb archaeological resources? ❑ ❑ c) Affect historical resources? ❑ ❑ ❑ d) Have the potential to cause a physical change which would affect unique ethnic cultural ❑ Elvalues? 23 e) Restrict existing religious or sacred uses within the potential impact area? El Z 14.a,c-e) NO IMPACT.The General Plan indicates there should be no impact to paleontological and historical resources as a result of this project nor would the project have the potential to cause a physical change which would affect unique ethnic cultural values. There are no known existing religious or sacred uses within the proposed project site. 14. b)LESS THAN SIGNIFICANT IMPACT. The potential to impact archeological resources within the City limits of the City of Palm Springs is evident throughout the community. The General Plan does not identify the project site as potential for impact to archeological resources. The General Plan states that if archeological resources are uncovered during grading for any project within the planning area, the building contractor shall stop grading immediately. The contractor shall notify the City and shall summon a qualified archaeologist to determine the significance of uncovered resources and specify appropriate mitigation. 15. RECREATION Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? ❑ ❑ ❑ 15 Iiq y b) Affect existing recreational opportunities? ❑ ❑ ❑ 15.a-b)NO IMPACT. The proposed units will each accommodate a swimming pool and courtyard area is to meet the recreational needs of the residents. 16. PUBLIC CONTROVERSY - a) Is the proposed project or action environmentally controversial in nature or can it reasonably be expected to become controversial upon disclosure to the public? ❑ ❑ ❑ 16.a).NO IMPACT. The Department of Planning and Zoning staff will mail a notice of preparation of this Draft Mitigated Negative Declaration to interested parties that have corresponded with the City or attended community meetings in regards to this project.The Department of Planning and Zoning staff will also mail a Public Hearing Notice to all property owners located within 400'of the site.The notice will also be mailed to all interested parties which have corresponded with the City in regards to this project. To date staff is not aware of any project specific controversy although concerns may arise during the public hearing process. 17. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment,substantially reduce the habitat of fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? ❑ ❑ ❑ b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? ❑ ❑ ❑ c) Does the project have impacts that are individually limited,but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects,and effects of probable future projects.) ❑ ❑ ❑ d) Does the project have environmental effects which will cause substantial adverse effects on human beings? ❑ ❑ ❑ e) Affect environment(Cultural Resources) ❑ ❑ ❑ f) Environmental Consequences - 1. Summary of 16 lqf ` impacts(Include a table summarizing the potential impacts by alternative. As much as possible, quantify the impacts. All of the BLM "critical elements'must be addressed whether or not they are affected by the proposal.Affected elements will be discussed in further detail in the following ❑ ❑ ❑ IT section. 17.a-f)NO IMPACT. The project will not impact the habitat of fish or wildlife species,and the project will not cause substantial adverse effects on human beings. The project will not achieve short-term goals to the detriment of long-term environmental goals.This conclusion is based on responses of the environmental assessment discussed previously. 18. LISTED BELOW THE PERSON OR PERSONS WHO PREPARED OR PARTICIPATED IN THE PREPARATION OF THE INITIAL STUDY: Douglas R. Evans, Director of Planning&Zoning Jing Yeo,Associate Planner Kathy Marx,Associate Planner Carol Templeton, Engineering Assistant Marcus Fuller,Senior Engineer David Barakian,City Engineer 19. DETERMINATION On the basis of this initial evaluation: ❑ I Find the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because of the mitigation measures described in the Mitigated Negative Declaration ❑ I find the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL IMPACT REPORT is required. ❑ 1 find that the proposed project is consistent with the Program EIR on: Douglas R.Evans December 23.2002 Director of Planning&Building Date 17 ■ ! �V I P�Jp CALIe�r� TRIBAL PLANNING , BUILDING & ENGINEERING a Q cAHU RECEIVED January 8, 2003 JAN 16 2003 Mr. Douglas R. Evans �, -�, Director of Planning and Zoning PLANNING OM AN City of Palm Springs 3200 E. Tahquitz Canyon Way - Palm Springs CA 92262 RE: Case No. 3.2272 Tentative Parcel Map 30941 and 5,0941 - CUP - Baristo 48 Dear Mr. Evans: The Agua Caliente Band of Cahuilla Indians appreciates the opportunity to review the above referenced environmental document. The proposed project is located within Section 14 of the Agua Caliente Indian Reservation (ACIR). Based on our review, we recommend addition of the following Conditions of Approval for the proposed project: Cultural Resources 1. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 2. Given that portions of the project area are within an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a Qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Cultural Resource Coordinator for approval. 3. One copy of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building and Engineering Department, I YA- 650 C. TAHCUITZ CANYON WAY • PALM SPRINGS, CA 92262 • (760) 325-3400 • FAX (760) 325-6952 Case No.3.2272 January 8,2003 2 of Biological Resources 1. The property lies within the Valley Floor Conservation Area of the Tribal Habitat Conservation Plan. Although the subject property is vacant, undeveloped land, it has been impacted in the past by development, illegal dumping, off-road vehicles, pedestrian use, and illegal parking and is now surrounded by urban development. If the property were to be preserved as open-space for habitat purposes, surrounding development will continue to reduce its quality. Therefore we find that the project will not affect significant biological resources and no biological mitigation is recommended. If you have any questions, please feel free to contact me at (760) 325-3400. Sincerely, Margaret Park, AICP Principal Planner AGUA CALIENTE BAND OF CAHUILLA INDIANS c: Tom Davis, Chief Planning Officer Michael Kellner, Environmental Resources Manager Project File MEP/mjcd FAEnvir Assessments\4-4\T4SR4ESec14-PSModernHomes\C of A Letter.doc ftot3 Ronald E.Starrs Desert WaterA Agency g Y William'Bill"Byrne 1200 Gene AutryTrail South Vice President DESERT WATER P.O. 1710 F.Gillar Boyd,Jr. • Palmalm Springs, CA 92263-1710 Secretary/Treasurer Telephone 760 323-4971 F.Thomas Kieley, Fax 760 III ((��-1 Patricia G.Oygar V www.dwa.orgs-6 .org 05 Dan M.Ainsworth General Manager Best Best&Krieger General Counsel NOISIA10 E)NiNNVId Krieger&Stewart Consulting Engineers W c L NVr January 14, 2003 03J3038 ling Yeo City of Palm Springs P.O. Box 2743 Palm Springs, CA 92263-2743 Dear Jing: We are in receipt of your Environmental Assessment for Case 5.0941, Tentative Tract Map 30941. With the exception of the following, this Agency has no additional comments and/or concerns relative to this study: A. Ref: Section 12, Utilities &Service Systems 1. Item c The impact of this project on utility and service systems needs to be re- evaluated, The Desert Water Agency currently owns, operates, and maintains water distribution and pumping facilities within the confines of this ' project. As this development will require considerable alterations and/or additions to these facilities,,,the. project's impact should be consiclmd"significant.unless mitigation.is-incorporated,., If you have any questions regarding these comments, please contact our office at (760) 323-4971. Sincerely, DESERT WATER AGENCY Woody Adams Senior Service Planner SGA/jlt G/JLT/STAFF/ADAMS/CPS 4�?ALMSA4+ City of Palm Springs N * . Department of Planning and Zoning * HC0'EORpTEO`�9 * 3200 E.Taliquitz Canyon Way R Palm Springs,California 92262 °q</FoeNX TEL:(760)323-8245 • FAX(760)322-8360 • TDD(760)864-9527 February 3, 2003 Woody Adams Senior Service Planner Desert Water Agency 1200 Gene Autry Trail South P.O. Box 1710 Palm Springs, CA 92263-1710 RE: Response to comments received for Environmental Assessment for TTM 30941 Dear Woody, Thank you for your comments regarding the Environmental Assessment forTTM 30941.To reflect your concerns regarding the project's potential impacts to DWA owned water distribution and pumping facilities,we have amended Section 12(c), Utilities and Service Systems,from"no impact" to"less than significant impact".Future initial studies/environmental assessments for projects within Palm Springs will reflect this change. If you have any questions, please contact me at(760) 323-8245. Sincerely, Jing Yeo Associate Planner Post Office Box 2743 0 Palm Springs, California 92263-2743 AFFIDAVIT OF MAILING NOTICES I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing before the City Council of the City of Palm Springs, in conjunction with Tentative Tract Map 30941 to construct 48 condominium units on 4.65 acres including on and off- site improvements, located at 1515/1575 East Arenas Road and 1450/1550 East Baristo Road, Zone R-4, Section 14, applicant, Palm Springs Modern Homes 11, LLC, was mailed to each and every person on the attached list on the 4th day of February, 2003. A copy of said Notice is attached hereto. Said mailing was completed by placing a copy of said Notice in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Sprin C iforp ia, this 4th day of February, 2003. PATRICIA A. SANDERS City Clerk t , NOTICE OF CITY COUNCIL MEETING NOTICE OF PUBLIC HEARING CITY OF PALM SPRINGS Tentative Tract Map 30941 1515/1575 East Arenas Road and 1450/1550 East Baristo Road NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of February 19, 2003. The City Council meeting begins at 7:OOp.m. in the Council Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of the hearing is to consider TTM 30941,an application for Tentative Tract Map 30941 by Palm Springs Modern Homes II, LLC to construct 48 condominium units on 4.65 acres including on and off-site improvements. The project will consist of 48 two and three bedroom two-story condominiums ranging from 1890 square feet to 2370 square feet in size. The subject property is located at 1515/1575 East Arenas Road and 1450/1550 East Baristo Road, Zone R-4, Section 14. In a related matter,the City Council will also be considering Case 5.0941 GPA, a request to amend the General Plan Circulation Element with regards to the deletion of an unimproved portion of Arenas Road between Sunrise Way and Hermosa Drive. This amendment to the General Plan Circulation Plan will be consistent with existing conditions and the Draft Section 14 Master Plan. A separate public hearing will be held to consider the General Plan Amendment. An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. A draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Members of the public may view this document in the Department of Planning and Zoning, City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs, and submit written comments at or prior to the City Council hearing. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the City Council hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Kathy Marx, Associate Planner or Jing Yeo, Associate Planner at (760) 323-8245. Publish: February 4, 2003 The Public Record PATRICIA A. SANDERS City Clerk i Now VICINITY MAP TANQUITZ CANYON WAY ARENAS LOAD AREA ROAD SITE � s o Z 3 E3 d X.: < Barlsto Road SATURNINO ROAD a z RAMON ROAD CITY OF PALM SPRINGS CASE NO, 3.1272 & TTM 30941 DESCRIPTION Appl. for an amendment to the General Plan to delete Arenas Rd. between APPLICANT ,palm Springs Modern Hermosa Dr. and Sunrise Way from the Circulation Diagram and to construct 48 condominium units on a Homes II, LLC 4.65 acre parcel located at 1515/1575 E.Arenas Rd. and 1450/1550 E. Baristo Rd.,Zone R-4, Section 14. NOTICE OF CITY COUNCIL MEETING NOTICE OF PUBLIC HEARING CITY OF PALM SPRINGS Case No. 5.0916, Case No. 5.0938, and Case No. 5.0941 Amendments to the General Plan Land Use and Circulation Elements 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 19, 2003. The City Council meeting begins at 7:00 p.m. in the Council Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of the hearing is to consider amendments to the General Plan with regards to the Land Use and Circulation elements. The first request is Case 5.0916, an application by Matthew Dragicevich Charitable Remainder Trust for an amendment to the General Plan Map so as to redesignate 5.11 acres of land located at 4155 E. Matthew Drive from M15 (Medium Density Residential) to GC (General Commercial) and C (Conservation). The second request is for Case 5.0938, an application by Laguna Pacific, LP for Canyon Vista, LP to amend the General Plan Map from MI5 (Medium Density: 12-15 units/acre) to H30 (Medium- High Density: 21-30 units/acre)for the property located at the northeast corner of Murray Canyon Drive and Sierra Madre. The General Plan Map Amendment will facilitate the development of a 66- unit timeshare project. The third request is for Case 5.0941, an application by Palm Springs Modern Homes II, LLC for an amendment to the General Plan Circulation Plan to delete Arenas Road between Hermosa Avenue and Sunrise Way. Currently, Arenas Road is designated as a secondary thoroughfare on the General Plan, but is unimproved in the portion described above. The deletion of Arenas Road between Hermosa Avenue and Sunrise Way is consistent with existing conditions and the Draft Section 14 Master Plan. An Environmental Assessment has been prepared and will be reviewed by the City Council at the meeting. A draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposals. Members of the public may view this document in the Department of Planning and Building, City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs, and submit written comments to the City Clerk at, or prior to, the City Council hearing. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the City Council hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Jing Yeo, Associate Planner, (760) 323-8245. PATRICIA A. SANDERS Publish: February 4, 2003 City Clerk The Public Record 'f ��9� 4� L� 6 508-115-001 508-115-002 508-115-003 Theodore H Kessel Ronnie L Sweeney William T Mead 910 2nd St S 509 Playa 6 Del Italia Kirkland WA 98033 Newport Beach CA 92660 Irvine CA 92614 508-115-004 508-115-005 508-115-006 Anthony Galietti Diane F Jacobs American Red Cross 153 E 57th St 16h 1360 Tiffany Cir N 550 W C St 1300 New York NY 10022 Palm Springs CA 92262 San Diego CA 92101 508-115-007 508-115-008 508-115-009 Pearl Frank Richard D See Ted & Rita Basch 184 E Palm Canyon Dr 1366 Tiffany Cir N 6370 Drexel Ave Palm Springs CA 92264 Palm Springs CA 92262 Los Angeles CA 90048 508-115-010 508-115-011 508-115-012 Marjorie Ruthruff Cynthia Ainsworth Samuel R Rivkin 1432 Tiffany Cir N 1932 Pierce St 2815 Nichols Canyon Rd Palm Springs CA . 92262 San Francisco CA 94115 Los Angeles CA 90046 508-115-013 508-115-014 508-115-015 Donald L Ross Lois R Mclean Joel E & Marilyn Sorkin 1450 Tiffany Cir N PO Box 2008 6922 W 85th St Palm Springs CA 92262 Palm Springs CA 92263 Los Angeles CA 90045 508-115-016 508-115-017 508-115-018 Gary R & Gayle Wilson Horst J Roeder Raymond D Rustad 1456 Tiffany Cir N 21 Newcastle Ln 20152 Midland Ln Palm Springs CA 92262 Laguna Niguel CA 92677 Huntington Beach 92646 508-115-019 508-115-020 508-115-021 Dale F Maguire Frank J Coronado Robert S Walwick 304 Tiffany Cir E 9474 Olive St 423 Crouch St Palm Springs CA 92262 Temple City CA 91780 Oceanside CA 92054 508-115-023 508-i15-024 508-115-025 Denise Campbell Jeffrey Bormaster Robert Geissler 37 Charles Ter 538 Congo St 1477 Tiffany Cir S Waldwick NJ 07463 San Francisco CA 94131 Palm Springs CA 92262 508-115-026 508-115-027 508-115-028 Davison J March Walter E & Lona Jackson Sandra S Evans 12 Crazy Horse Ct 1473 Tiffany Cir S 267 Warren St Palm Coast FL 32137 Palm Springs CA 92262 Brooklyn NY 11201 508-115-029 508-115-030 508-115-031 Patricia N Hawley J C & Stacy Lewis Donna Y Gordon 16045 Rimrock Rd 225 4th Ave A505 57533 29 Palms Hwy 8 Apple Valley CA 92307 Kirkland WA 98033 Yucca Valley CA 92284 N, AVERY@ AddPoc� I halc I G- -TM 508-115-032 508-115-033 508-115-034 George T Sheridan Jane G Thompson Frank F & Barbara Feher PO Box 1360 1377 Tiffany Cir S 1375 Tiffany Cir S Palm Springs CA 92263 Palm Springs CA 92262 Palm Springs CA 92262 508-115-035 508-115-036 508-115-037 Jirina Homolka Stephen Sims Reuter 1373 Tiffany Cir S 1371 Tiffany Cir S 23662 Via Ortega Palm Springs CA 92262 Palm Springs CA 92262 Trabuco Canyon CA 92679 508-115-038 508-115-039 508-115-040 Donald W Mcclaskey Pearl Mund Alex & Betty Zar 11 Main Ave 1520 Camden Ave 1331 Tiffany Cir S Tillamook OR 97141 Los Angeles CA 90025 Palm Springs CA 92262 508-115-041 508-115-042 508-115-043 James E Webster Warren J Westling Reginald R Belding 4060 W Lake Sammamish P 2344 Pinecrest Dr 6251 Farinella Dr Bellevue WA 98008 Altadena CA 91001 Huntington Beach 92647 508-115-044 508-115-045 508-115-046 Henry H & Bess Resnick Dennis E Sprando Phillip A Smith 10611 Lindamere Dr 2014 SE Nehalem St 1372 Tiffany Cir S Los Angeles CA 90077 Portland OR 97202 Palm Springs CA 92262 508-115-047 508-115-048 508-115-049 Sos Metals Inc Paul J Cancelli Thomas Fee 5103 Paramount Blvd 743 N Cherokee Ave 1275 N White Ave Pico Rivera CA 90660 Los Angeles CA 90038 Pomona CA 91768 508-115-050 506-115-051 508-115-052 John W & Helen Glessner Madelyne S Katz Theodore J Simon 707 Orange Ave G3 1367 Tiffany Cir N 218 Basinside Way Coronado CA 92118 Palm Springs CA 92262 Alameda CA 94502 508-115-053 508-115-054 508-115-055 Bonnette & Ernest Smith Elaine M Berke William J & M Healey 1450 W Colorado Blvd 20 17009 Cotter PI 1327 Tiffany Cir N Pasadena CA 91105 Encino CA 91436 Palm Springs CA 92262 508-115-056 508-115-057 508-115-058 Wayne & Sylvia Hilton Fern Naxon Carl R Lamarca 9600 Highridge Dr 6933 N Kedzie Ave 1321 !Tiffany. Cir N Beverly Hills CA 90210 Chicago IL 60645 Palm Springs CA 92262 508-115-059 H Kassinger Dev Cc 777 Tahquitz Mccallum Palm Springs CA 92262 �.O AVFRY® pddr�+cc I-t -I- 502 161 004 502 163 019 502 163 021 Sunrise&Tahquitz Lk Edward Lawson Msls Mapleridge Inc 15938 Bernardo Center Dr PO Box 4750 Marion:Dr 5293801 San Diego,CA 92127 Palm Springs,CA 92263 Washington,DC 20060 50 0 001 508 007 5>124sCityOfn rgs Usa Bia P ool Dist POBox Unkno 0-07- Pa pangs, C 92263 00 032 508 100 038 508 100 039 Usa Bia United States Of America In Usa 508 UnknowrJA -30-1 Caliente Band Agua Unknown 10-17-88 S CA PO Box 2245 CA Palm Springs,CA 92263 508 100 040 508 110 042 508 110 052 Usa Agua Caliente Band Of Cahuilla Place Sunrise Wolfgang&Alice Morgenstem PO Box 2245 1995 Market St Morgenstern Palm Springs, CA 92263 Riverside, CA 92501 12273 Vista Panorama Santa Ana,CA 92705 115<019Uo ,C 009 601488 009 603 125 009 607 087 Boys Club Of Palm Springs Inc Samuel Wacht&J Herbert Klein 201 Sunrise Way 450 S Sunrise Way 277 S Sunrise Way 9200 W Sunset Blvd#1100 Palm Springs, CA 92262 Palm Springs,CA 92262 West Hollywood, CA 90069 009 612 738 009 613 347 Haskell Calum Palm Springs Senior Center 1300 E Baristo Rd 480 S Sunrise Way Palm Springs,CA 92262 Palm Springs, CA 92262 Neighborhood Coalition List MS CHRISTINE HAMMOND MS JANE COWLES SMITH as of December 2002 1155 SOUTH CAMINO REAL 12000 RUSHMORE (discard all prior lists) PALM SPRINGS CA 92264 WHITEWATER CA 92282 MR FRANK TYSEN MR JOHN HURTER MR BOB WEITHORN C/O CASA CODY COUNTRY INN PO BOX 2824 261 SOUTH BELARDO ROAD 175 SOUTH CAHUILLA ROAD PALM SPRINGS CA 92263-2824 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 MR TIM HOHMEIER MR BOB SEALE MR PHIL TEDESCO 1387 CALLE DE MARIA 280 CAMINO SUR 1303 WEST PRIMAVERA DRIVE PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 Marvin Roos Mainiero, Smith & Associates 777 E. Tahquitz Canyon Way Suite 301 Palm Springs, CA 92262 Dennis Cunningham Palm Springs Modern Homes 74-140 El Paseo Suite 4 PMB 520 Palm Desert, CA 92260 Douglas Peters Design ARC 10500 West Pico Blvd. Los Angeles, CA 90064 TM I h , S SO call �06 D1egSr 22 23 Cjo CA 00 1p 5`fq0,9 1 l��0� dm `00 3 1601, 0 Z�S2ax�115 d1Gh , 92 6 1 f -7 1 508-115-002 Ronnie L Sweeney 509 Playa Newport Beach CA 92660 S 1WEESOIt Pp"I',lb CIC?94? 7 R E-.' 1JRIN TO e E',NM ! NO F°ORIniARf_7 '0I;O1=R ON I=TLL UNIABLG- TO FORWARD RETURN TO SEiN:OLf AFFIDAVIT OF MAILING STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) I,the undersigned, say: I am and was at all times herein mentioned,a citizen of the United States and employed in the County of Riverside, over the age of eighteen years, and not a party to the within action or proceeding; that my business address is 3200 E. Tahquitz Canyon Drive, Palm Springs, California; that on the26th day of December 2002, 1 served the within (NOTICE OF PUBLIC HEARING) on PLANNING COMMISSION CASE NO. 5.0941 to consider a request by Palm Springs Modern Homes 11, LLC for an amendment to the General Plan Circulation Plan to delete Arenas Road between Hermosa Drive and Sunrise Way. Currently, Arenas Road is designated as a secondary thoroughfare on the General Plan, but the road is not improved in the portion described above. The deletion of Arenas road between Hermosa Drive and Sunrise Way is consistent with existing conditions and the Draft Section 14 Master Plan. The second request is for a TTM 30941, an application for Tentative Tract Map 30941 by Palm Springs Modern Homes 11, LLC to construct 48 condominium units on 4.65 acres including associate architectural approval, Case No. 3.2272, for on and off-site improvements. The project will consist of 48 two and three bedroom two-story condominiums ranging from 1890 square feet to 2370 square feet in size. The subject property is located at 1 51 511 575 East Arenas Road and 1450/1550 East Baristo Road, Zone R-4, Section 14, on persons contained in Exhibit"A"attached hereto in said action or proceeding by depositing a true copy thereof, enclosed in a sealed envelope with postage thereon fully prepaid, in a mailbox,sub-post office, substation or mail chute, or other like facility, regularly maintained by the Government of the United States in the City of Palm Springs, California, addressed to the list of persons or firms indicated on the report received from the title company dated November 4,2002, and certified by the City's Planning Technician, and attached hereto as Exhibit"A". I hereby declare under penalty of perjury that the foregoing is true and correct. i V lbc, 11 Cc� '-torettta D. Moffett Dated at Palm Springs, California, this 261h h day of December 2002. e 1�r4'ot1. NOTICE OF PLANNING COMMISSION MEETING CITY OF PALM SPRINGS Case No. 5.0941 TTM 30941 1515/1575 East Arenas Road and 1450/1550 East Baristo Road NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Springs, California, will hold a public hearing at its meeting of Janaury 22, 2003. The Planning Commission meeting begins at 1:30 p.m.(public hearings start at 2:00 p.m.) in the Council Chambers at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of the hearing is to consider Case 5.0941, a request by Palm Springs Modern Homes ll, LLC for an amendment to the General Plan Circulation Plan to delete Arenas Road between Hermosa Avenue and Sunrise Way. Currently, Arenas Road is designated as a secondary thoroughfare on the General Plan, but the road is not improved in the portion described above. The deletion of Arenas Road between Hermosa Avenue and Sunrise Way is consistent with existing conditions and the Draft Section 14 Master Plan. The second request is for TTM 30941, an application for Tentative Tract Map 30941 by Palm Springs Modern Homes ll, LLC to construct 48 condominium units on 4.65 acres including associated architectural approval Case No. 3.2272 for on and off-site improvements. The project will consist of 48 two and three bedroom two-story condominiums ranging from 1890 square feet to 2370 square feet in size. The subject property is located at 1515/1575 East Arenas Road and 1450/1550 East Baristo Road, Zone R-4, Section 14. An Environmental Assessment has been prepared and will be reviewed by the Planning Commission at the meeting. A draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Members of the public may view this document in the Department of Planning and Zoning, City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs, and submit written comments at or prior to the Planning Commission hearing. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the City Council hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Kathy Marx, Associate Planner or Jing Yeo, Associate Planner at (760) 323-8245. PLANNING COMMISSION �lc DOUGLAS R. EVANS Director of Planning and Zoning Publish and Mail: 1/2/03 VICINITY MAP TAHQUITZ CANYON WAY ARENAS ROAD ARENAS ROAD N VE SITE o E_ i, SATURNINO ROAD Baristo Road i RA40N ROAD CITY OF PALM SPRINGS CASE NO. 3.2272 & TTM 30941 DESCRIPTION APpl. for an amendment to the General Plan to delete Arenas Rd. between APPLICANT ,palm Springs Modern Hermosa Dr. and Sunrise Way from the Circulation Diagram and to construct 48 condominium units on a Homes II, LLC 4,65 acre parcel located at 1515/1575 E.Arenas Rd. and 1450/1550 E. Baristo Rd.,Zone R-4, Section 14. n N City of Palm Springs �`` •••••` , Department of Planning & Zoning �liFORN MEMORANDUM Date: December 23, 2002 From: Yoav Shernock Planning Technician Subject: Mailing Labels for Notice of Public Hearing on Planning Commission Case No. 5.0941 This is to certify that the attached labels were created on November 4, 2002 using the most current information available. To the best of my knowledge, the labels are complete and accurate. ,4J Yoav Shernock, Planning Technician December 23, 2002 :Idm PROPERTY OWNERS CERTIFICATION certify that on \-e ® 2002 the attached property owners list was prepared by First American Title Co. pursuant to application requirements furnished by the Riverside County Planning Department. Said list is a complete and true compilation of the owners of the subject property and all other property owners within 400 feet of the property involved, based upon the latest equalized assessment rolls. If the project is a subdivision with identified off-site access/ improvements, said list includes a complete and true compilation of the names and mailing addresses of the owners of all the property that is adjacent to the proposed offsite improvement/ alignment. I further certify that the information filed is true and correct to the best of my knowledge. I understand that incorrect or incomplete information may be grounds for rejection or denial of the application. i ' l First American Ti le Co. Customer Service 3625 Fourteenth Street. Riverside, CA 92502 Tel. (909) 787-1700 Public Hearing Notices Notification Information Case No. 5.0941 TTM 30941 Applicant Name: Palm Springs Modern Homes II, LLC Address: 74-140 El Paseo, #4 PMB 520 Palm Desert, CA 92260 Project Location & Description: 48 condo units at 1515-1575 East Arenas and 1450 / 1550 Baristo Roads "48@Arenas Assigned Planner: Kathy Marx Labels Prepared by: First American Title Company and Yoav Shernock, Planning Technician Certification to City Clerk Date: December 26, 2002 Property Owners/Groups/ Date Notices Number of Notices Organizations Mailed Mailed Applicant/Sponsors 12-26-02 3 Property Owners 12-26-02 Land Owner (master lessor) Master Lessor (sub-lessor) Sub-lessee (unit owner) 70 Indian Land Owners 12-26-02 5 Neighborhood Coalition 12-26-02 8 Homeowners Association ONIPP NOP Agencies 12-26-02 26 TOTAL NUMBER MAILED: 112 508-115-001 508-115-002 508-115-003 Theodore H Kessel Ronnie L Sweeney William T Mead 910 2nd St S 509 Playa 6 Del Italia Kirkland WA 98033 Newport Beach CA 92660 Irvine CA 92614 508-115-004 508-115-005 508-115-006 Anthony Galietti Diane F Jacobs American Red Cross 153 E 57th St 16h 1360 Tiffany Cir N 550 W C St 1300 New York NY 10022 Palm Springs CA 92262 San Diego CA 92101 508-115-007 508-115-008 508-115-009 Pearl Frank Richard D See Ted & Rita Basch 184 E Palm Canyon Dr 1366 Tiffany Cir N 6370 Drexel Ave Palm Springs CA 92264 Palm Springs CA 92262 Los Angeles CA 90048 508-115-010 508-115-011 508-115-012 Marjorie Ruthruff Cynthia Ainsworth Samuel R Rivkin 1432 Tiffany Cir N 1932 Pierce St 2815 Nichols Canyon Rd Palm Springs CA 92262 San Francisco CA 94115 Los Angeles CA 90046 508-115-013 508-115-014 508-115-015 Donald L Ross Lois R Mclean Joel E & Marilyn Sorkin 1450 Tiffany Cir N PO Box 2008 6922 W 85th St Palm Springs CA 92262 Palm Springs CA 92263 Los Angeles CA 90045 508-115-016 508-115-017 508-115-018 Gary R & Gayle Wilson Horst J Roeder Raymond D Rustad 1456 Tiffany Cir N 21 Newcastle Ln 20152 Midland Ln Palm Springs CA 92262 Laguna Niguel CA 92677 Huntington Beach 92646 508-115-019 508-115-020 508-115-021 Dale F Maguire Frank J Coronado Robert S Walwick 304 Tiffany Cir E 9474 Olive St 423 Crouch St Palm Springs CA 92262 Temple City CA 91780 Oceanside CA 92054 508-115-023 508-115-024 508-115-025 Denise Campbell Jeffrey Bormaster Robert Geissler 37 Charles Ter 538 Congo St 1477 Tiffany Cir S Waldwick NJ 07463 San Francisco CA 94131 Palm Springs CA 92262 508-115-026 508-115-027 508-115-028 Davison J March Walter E & Lona Jackson Sandra S Evans 12 Crazy Horse Ct 1473 Tiffany Cir S 267 Warren St Palm Coast FL 32137 Palm Springs CA 92262 Brooklyn NY 11201 508-115-029 508-115-030 508-115-031 Patricia N Hawley J C & Stacy Lewis Donna Y Gordon 16045 Rimrock Rd 225 4th Ave A505 57533 29 Palms Hwy 8 Apple Valley CA 92307 Kirkland WA 98033 Yucca Valley CA 92284 aAVERY@ Address Labels Laser 5960T" 508-115-032 508-115-033 508-115-034 George T Sheridan Jane G Thompson Frank F & Barbara Feher PO Box 1360 1377 Tiffany Cir S 1375 Tiffany Cir S Palm Springs CA 92263 Palm Springs CA 92262 Palm Springs CA 92262 508-115-035 508-115-036 508-115-037 Jirina Homolka Stephen Sims Reuter 1373 Tiffany Cir S 1371 Tiffany Cir S 23662 Via Ortega Palm Springs CA 92262 Palm Springs CA 92262 Trabuco Canyon CA 92679 508-115-038 508-115-039 508-115-040 Donald W Mcclaskey Pearl Mund Alex & Betty Zar 11 Main Ave 1520 Camden Ave 1331 Tiffany Cir S Tillamook OR 97141 Los Angeles CA 90025 Palm Springs CA 92262 508-115-041 508-115-042 508-115-043 James E Webster Warren J Westling Reginald R Belding 4060 W Lake Sammamish P 2344 Pinecrest Dr 6251 Farinella Dr Bellevue WA 98008 Altadena CA 91001 Huntington Beach 92647 508-115-044 508-115-045 508-115-046 Henry H & Bess Resnick Dennis E Sprando Phillip A Smith 10611 Lindamere Dr 2014 SE Nehalem St 1372 Tiffany Cir S Los Angeles CA 90077 Portland OR 97202 Palm Springs CA 92262 508-115-047 508-115-048 508-115-049 Sos Metals Inc Paul J Cancelli Thomas Fee 5103 Paramount Blvd 743 N Cherokee Ave 1275 N White Ave Pico Rivera CA 90660 Los Angeles CA 90038 Pomona CA 91768 508-115-050 508-115-051 508-115-052 John W & Helen Glessner Madelyne S Katz Theodore J Simon 707 Orange Ave G3 1367 Tiffany Cir N 218 Basinside Way Coronado CA 92118 Palm Springs CA 92262 Alameda CA 94502 508-115-053 508-115-054 508-115-055 Bonnette & Ernest Smith Elaine M Berke William J & M Healey 1450 W Colorado Blvd 20 17009 Cotter P1 1327 Tiffany Cir N Pasadena CA 91105 Encino CA 91436 Palm Springs CA 92262 508-115-056 508-115-057 508-115-058 Wayne & Sylvia Hilton Fern Naxon Carl R Lamarca 9600 Highridge Dr 6933 N Kedzie Ave 1321 !Tiffany Cir N Beverly Hills CA 90210 Chicago IL 60645 Palm Springs CA 92262 508-115-059 H Kassinger Dev Cc 777 Tahquitz Mccallum Palm Springs CA 92262 �� AVERY@ Address Labels Laser 5960TM J' 502 161 004 502 163 019 502 163 021 Sunrise&Talaquitz Lle Edward Lawson Msls Mapleridge Inc 15938 Bernardo Center Dr PO Box 4750 Mariott Dr 5293801 San Diego, CA 92127 Palm Springs, CA 92263 Waslrnrgton,DC 20060 502-200 001 /� 508 007 ?� 508 1'0 24 City OX-7 mg� �LG Usa Bia Palm SprinEi d-iyc'Eool Dist PO Bo Unkno 10-07- Ui low , 92263 �A 100 032 508 100 038 508 100 039 Usa Bia United States Of America In Usa 508 Unlaiowi -6-30-1 9x� Caliente Band Agua Unknown 10-17-88 S CA- PO Box 2245 CA Patin Springs, CA 92263 508 100 040 508 110 042 508 110 052 Usa Agua Caliente Band Of Calmilla Place Sunise Wolfgang&Alice Morgenstern PO Box 2245 1995 Market St Morgenstern Palm Springs,CA 92263 Riverside,CA 92501 12273 Vista Panorama Santa Ana,CA 92705 115 O5� Usa Unkno i -13-79 S , C� �1 009 601 488 009 603 125 009 607 087 Boys Club Of Palm Springs Inc Samuel Wacht&I Herbert Klein 201 Sunrise Way 450 S Sunrise Way 277 S Sunrise Way 9200 W Sunset Blvd#1100 Palm Springs, CA 92262 Palm Springs, CA 92262 West Hollywood, CA 90069 009 612 738 009 613 347 Haskell Cahan Palm Springs Senior Center 1300 E Baristo Rd 480 S Sunrise Way Palm Springs, CA 92262 Palm Springs, CA 92262 Neighborhood Coalition List MS CHRISTINE HAMMOND MS JANE COWLES SMITH as of December 2002 1155 SOUTH CAMINO REAL 12000 RUSHMORE (discard all prior lists) PALM SPRINGS CA 92264 WHITEWATER CA 92282 MR FRANK TYSEN MR JOHN HURTER MR BOB WEITHORN C/O CASA CODY COUNTRY INN PO BOX 2824 261 SOUTH BELARDO ROAD 175 SOUTH CAHUILLA ROAD PALM SPRINGS CA 92263-2824 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 MR TIM HOHMEIER MR BOB SEALE MR PHIL TEDESCO 1387 CALLE DE MARIA 280 CAMINO SUR 1303 WEST PRIMAVERA DRIVE PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 PALM SPRINGS CA 92264 Marvin Roos Mainiero, Smith & Associates 777 E. Tahquitz Canyon Way Suite 301 Palm Springs, CA 92262 Dennis Cunningham Palm Springs Modern Homes 74-140 El Paseo Suite 4 PMB 520 Palm Desert, CA 92260 Douglas Peters Design ARC 10500 West Pico Blvd. Los Angeles, CA 90064 LaG� 5960T`" City of Palm Springs a L N Planning & Building Department C'44/FORN�h Date: December 26, 2002 To: Bureau of Indian Affairs Attn: Claudia From: Loretta D. Moffett, Senior Secretary Subject: Planning Commission Hearing Notice Case No. 5.0941 - Indian Landowners We would appreciate your forwarding the enclosed Notice of Public Hearing to the following Indian Landowners: APN: 508-100-007 508-100-032 508-100-039 508-115-059 Enclosed are four(4) postage prepaid envelopes and five (5) Notices. These notices should go out at your earliest convenience, The Public Hearing is scheduled for January 22, 2003. If you should require additional information or materials, please let us know. Thank you. ZvV/ (15 COPIES) OFC OF HISTORIC PRESERVATION NATIVE AMERICAN EARI K7USE ATTN MR HANS KRENTZBERG HERITAGE COM 1400 TT ET PO BOX 942896 1400 TENTH STREET SATS AMENTO CA SACRAMENTO CA 94296-0001 SACRAMENTO CA 95814 RIVERSIDE COUNTY FLOOD CONTROL/ CA REGIONAL WATER QUALITY PALM SPRINGS UNIFIED SCHOOL DIST WATER CONSERVATION DISTRICT CONTROL BOARD 333 SOUTH FARRELL DRIVE 1995 MARKET STREET 73-720 FRED WARING DRIVE#100 PALM SPRINGS CA 92262 RIVERSIDE CA 92501 PALM DESERT CA 92260 SO CALIFORNIA GAS COMPANY MR TOM DAVIS WATER RESOURCES CONTROL 211 NORTH SUNRISE WAY AGUA CALIENTE TRIBAL COUNCIL BOARD PALM SPRINGS CA 92262 650 EAST TAHQUITZ CANYON WAY 1416 NINTH STREET ROOM 615-2 PALM SPRINGS CA 92262 SACRAMENTO CA 95814 REGION 8 ENV SERVICES DIV EASTERN SIERRA& INLAND US ARMY CORP OF ENGINEERS CA DEPT OF FISH & GAME DESERTS REGION 6 ATTENTION: REGULATORY BR 350 GOLDEN SHORE DR SUITE D 4775 BIRD FARM ROAD PO BOX 2711 LONG BEACH CA 90802 CHINO HILLS CA 91709 LOS ANGELES CA 90053 BUREAU OF LAND MANAGEMENT ARCHAEOLOGICAL RESEARCH US DEPT OF INTERIOR DEPT UNIVERSITY OF CA AT RESOURCES AGENCY PO BOX 581260 RIVERSIDE 1416 NINTH STREET ROOM 1311 NORTH PALM SPRINGS CA 92258 44400 SACRAMENTO CA 95814 RIVERSIDE CA 92521 STATE OF CA ENVIRONMENTAL REVIEW MS JOAN TAYLOR DEPT OF CONSERVATION DIVISION SIERRA CLUB DIVISION OF MINES &GEOLOGY US FISH &WILDLIFE SERVICES 1800 SOUTH SUNRISE WAY 801 K STREET MS 12-30 2730 LOOKER AVENUE WEST PALM SPRINGS CA 92264 SACRAMENTO CA 95814 CARLSBAD CA 92008 C'TIZE "'BETTER `" " RGf4MEN-T MS KATIE BARROWS MR JIM DEFORGE Pe BG*+24-5 COACHELLA VALLEY MOUNTAIN BIGHORN RESEARCH INSTITUTE PALM SPRINGS GA 92263 CONSERVANCY PO BOX 262 Moved-left no address 45-480 PORTOLA AVENUE PALM DESERT CA 92261 PALM DESERT CA 922690 SOUTHERN CAL EDISON CO WASTE DISPOSAL SERVICES GENERAL TELEPHONE CO 336-100 CATHEDRAL CANYON DR 4690 SOUTH MESQUITE 295 NORTH SUNRISE WAY CATHEDRAL CITY, CA 92234 PALM SPRINGS CA 92264 PALM SPRINGS CA 92262 DESERT WATER AGENCY SCAQMD BUREAU OF INDIAN AFFAIRS 1200 SOUTH GENE AUTRY TRAIL 21865 EAST COPLEY DRIVE PO BOX 2245 PALM SPRINGS CA 92264 DIAMOND BAR CA 91765-4182 PALM SPRINGS CA 92263-2245 MR WAYNE BRECHTEL 462 STEVENS AVENUE #102 SOLANA BEACH CA 92075 NOP Agency List as of December 2002 /L0 AVER Y@ Address Labels Laser 5960v"" NOTICE OF PLANNING COMMISSION MEETING CITY OF PALM SPRINGS Case No. 5.0941 TTM 30941 1515/1575 East Arenas Road and 1450/1550 East Baristo Road NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Springs, California, will hold a public hearing at its meeting of Janaury 22, 2003. The Planning Commission meeting begins at 1:30 p.m.(public hearings start at 2:00 p.m.) in the Council Chambers at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of the hearing is to consider Case 5.0941, a request by Palm Springs Modern Homes II, LLC for an amendment to the General Plan Circulation Plan to delete Arenas Road between Hermosa Avenue and Sunrise Way. Currently, Arenas Road is designated as a secondary thoroughfare on the General Plan, but the road is not improved in the portion described above. The deletion of Arenas Road between Hermosa Avenue and Sunrise Way is consistent with existing conditions and the Draft Section 14 Master Plan. The second request is for TTM 30941, an application for Tentative Tract Map 30941 by Palm Springs Modern Homes II, LLC to construct 48 condominium units on 4.65 acres including associated architectural approval Case No. 3.2272 for on and off-site improvements. The project will consist of 48 two and three bedroom two-story condominiums ranging from 1890 square feet to 2370 square feet in size. The subject property is located at 1515/1575 East Arenas Road and 1450/1550 East Baristo Road, Zone R-4, Section 14. An Environmental Assessment has been prepared and will be reviewed by the Planning Commission at the meeting. A draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Members of the public may view this document in the Department of Planning and Zoning, City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs, and submit written comments at or prior to the Planning Commission hearing. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the City Council hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Kathy Marx, Associate Planner or Jing Yeo, Associate Planner at (760) 323-8245. PLANNING COMMISSION DOUGLAS R. EVANS Director of Planning and Zoning Publish and Mail: 1/2103 VICINITY MAP TAHQUl`TZ CANYON WAY ARENAS ROAD ARENAS ROAD — g o SITE ri = Z 0MIT 3 b d Baristo Road SATURNINO ROAD RAMON ROAD CITY OF PALM SPRINGS CASE NO. 3.2272 & TTM 30941 DESCRIPTION Appl.for an amendment to the General Plan to delete Arenas Rd, between APPLICANT palm Springs Modern I Hermosa Dr. and Sunrise Way from the Circulation Diagram and to construct 48 condominium units on a Homes II, LLC4.65 acre parcel located at 1515/1575 E. Arenas Rd. and 1450/1550 E. Baristo Rd.,Zone R-4,Section 14. r OF PALM SA City of Palm Springs Department of Planning&Building Planning Division a>oa^Tao 3200 Tahquuz Canyon Way •Palm Springs,California 92262 Cq(�FO RN�P TEL:(760)323-8245 •FAX(760)322-8360 •Too(11 60)864-9527 MEMORANDUM From: Director of Planning and Zoning To: Distribution Subject: Notice of Availability of an Initial Study/Environmental Assessment that evaluates the implementation of the 48 Condominiums at Baristo ,proposed by Palm Springs Modern Homes, LLC Case 3.2272 TTM 30941 and 5.0941 for a General Plan Map Amendment, Zone R-4, Section 14. The City of Palm Springs has prepared an Initial Study/Enviroiunent Assessment (IS/EA) which evaluates the General Plan Map Amendment to amend the General Plan Circulation Plan to delete Arenas Road between Hermosa Avenue and Sunrise Way. The deletion of Arenas Road between Hermosa Avenue and Sunrise Way is consistent with existing conditions and the Draft Section 14 Master Plan. The second request is for Case 3.2272 TTM 30941, an application for Major Architectural Approval and Tentative Tract Map 30941 to construct 48 condominium units on 4.65 acres including associated on and off-site improvements. The project will consist of forty-eight two and three bedroom two-story condominiums ranging from 1890 square feet to 2370 square feet in size. The subject property is located at 1515/1575 East Arenas Road and 1450/1550 East Baristo Road, Zone R-4, Section 14. The City has authorized the release of the IS/EA for public review and comment for the project summarized above. Mitigation measures addressing Water and Air Quality are contained in the IS/EA. A copy of the IS/EA and related processing materials can be reviewed or obtained by the City at the address above. The period of review and comment will be from January 2, 2003 to January 22, 2003. Written comments on the IS/EA should submitted to Jing Yee, Associate Plainer, or Kathy Marx, Associate Planner, Department of Planning and Zoning, City of Palm Springs, at the above address no later than January 22, 2003. The Planning Commission will review the proposed project at its meeting on January 22, 2003. At that meeting the Planning Commission may recommend that the City Council adopt a mitigated negative declaration at a later date. Please contact Jing Yee, Associate Planner, or Kathy Marx, Associate Planner at (760) 323-8245, if you have any questions regarding the City's review process for considering the IS/EA. Post Office Box 2743 0 Palm Springs, California 92263-2743 Y CITY OF PALM SPRINGS DEPARTMENT OF PLANNING AND ZONING INITIAL STUDY December 23, 2002 Application No(s:): Case No. 3.2272, Tentative Tract Map 30941 and General Plan Amendment 5.0941 Date of Completed Application: November 27, 2002 Name of Applicant: Palm Springs Modern Homes II, LLC Project Description: Major Architectural Application and Tentative Tract Map for a gated 48 condominium unit on 4.65 acres with a request to eliminate Arenas Road from the General Plan between Hermosa Avenue and Sunrise Way Location of project: APN # 508-100-002,003,009, 010: Four interior parcels south of East Arenas and and north of East Baristo at 1515/1575 E. Arenas and 1450/1550 East Baristo General Plan Designation(s): H43/30 Proposed General Plan Designation(s): No change proposed Present Land Use(s): Vacant Existing Zoning(s): R4 (Large Scale Hotel and Multiple-family Residential Zone) Proposed Zoning(s): No change proposed 1. Is the proposed action a "project' as defined by CEQA? (See section 2.6 of State CEQA Guidelines. If more than one project is present in the same area, cumulative impact should be considered). ® Yes ❑No II. If "yes" above, does the project fall', into any of the Emergency Projects listed in Section 15269 of the State CEQA Guidelines? ❑Yes ® No Ill. If "no" on IL, does the project fall under any of the Ministerial Acts listed in Section 15268 (b) of the State CEQA Guidelines? Yes ® No IV. If "no" on Ill., does the project fall under any of the Statutory Exemptions listed in Article 18 of the(State CEQA Guidelines? ❑Yes ®No 1' ❑Yes ®No If "no" on IV., does the project qualify for one of the Categorical V. Exemptions listed in Article 19 of the State CEQA Guidelines? (Where there is a reasonable probability that the activity will have a significant effect due to special circumstances, a categorical exemption does not apply). Project Description: VI. The applicant proposes to build forty-eight (48) condominium units in a gated complex on 4.65 acres of property. The property is located on four interior tax lots south of East Arenas Road and north of East Baristo Road and addressed as 1515/1575 East Arenas Road and 1450/1550 East Baristo Road. The subject site is currently zoned R4 (Large-scale Hotel and Multiple-family Residential). The applicant is proposing to build the project to the City of Palm Springs Zoning Code property development standards for the R4 zoning designation.The project also includes a Tentative Tract Map in compliance with the Subdivision Ordinance of the City of Palm Springs regarding the conversion of parcels into a condominium use of the property. The project has a twelve (12) dwelling unit per acre density that is below maximum density levels for the R4 zoning designation. The proposed development will gain vehicular access from East Baristo and East Arenas. East Baristo is an existing public street. East Arenas is a proposed secondary thoroughfare that has not been built out. The applicant is proposing to eliminate Arenas Road from the General Plan between Hermosa Avenue and Sunrise Way. A precise grading plan will be required in conjunction with the specific development plan. The Major Architectural Application and Tentative Tract Map will be considered by the Planning Commission and the City Council as required by the Zoning Ordinance. Site Description: The site is currently vacant and consists of VII. generally level land, with a slope of approximately 1% - 2%, with native scrub vegetation. Surrounding Zoning and Land Uses: Vill. North: R4 (Vacant) South: R4 (Vacant plus Single Story Condominiums) East: R4 (Convalescent Hospital/Senior Retirement) West: R4 (School District Excess Property and Palm Springs Tennis Club) Surrounding General Plan: 2 North: R 43/30 (High) South: R 43/30 (High) East: R 43/30 (High) West: R 43/30 (High) IX. Is the proposed project consistent with: If answered yes or not applicable, no explanation is required) City of Palm Springs General Plan ❑Yes ®No ❑N/A** Applicable Specific Plan I ❑Yes ❑No®N/A City of Palm Springs Zoning Ordinance ®Yes ❑No ❑N/A South Coast Air Quality Management Plan [] Yes []No ® N/A Airport Part 150 Noise Study ❑Yes ❑No ®N/A Draft Section 14 Master Development Plan ❑Yes ❑No ®N/A **The City of Palm Springs General Plan designates Arenas Road as a secondary thoroughfare from Hermosa Drive to Sunrise Way. The January 2002 Revision of the Section 14 Master Development Plan, prepared for the Agua Caliente Band of Cahuilla Indians, proposes no designation for this portion of Arenas Road, effectively eliminating this portion of Arenas Road from the circulation plan. The applicant proposes to amend the City of Palm Springs General Plan to be consistent with what is proposed in the Section 14 Master Plan, and to eliminate a designation for Arenas Road between Hermosa Drive and Sunrise Way on the Circulation Element. The project is consistent with all other General Plan criteria including proposed land use. X. Are there any of the following studies, required? 1. Soils Report ®Yes ❑ No 2. Slope Study ❑Yes ®No 3. Geotechnical Report ❑Yes ®No 4. Traffic Study ®Yes ❑No 5. Air Quality Study []Yes ®No 6. Hydrology ®Yes ❑ No 7. Sewer Study ❑Yes ®No 31 8. Biological Study ❑Yes ®No 9. Noise Study ❑Yes ®No 10. Hazardous Materials Study ❑Yes ®No 11. Housing Analysis ❑Yes ®No 12. Archaeological Report ® Yes []No ❑Yes ®No 13. Groundwater Analysis []Yes ®No 14. Water Quality Report ❑Yes ®No 15. Other XI. Incorporated herein by reference: • General Plan Final EIR • Hydrology Study for TM 30941 prepared by Mainero Smith and Associates, Inc. (October, 2002) • The Forty Eight at Baristo Traffic Impact Analysis prepared by Endo Engineering (October, 2002). Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 1. LAND USE AND PLANNING Would the proposal: a) Conflict with general plan designation or zoning? ❑ ❑ ® ❑ b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? ❑ ❑ ❑ c) Be incompatible with existing land use in 4 the vicinity? ❑ ❑ o 29 d) Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? ❑ ❑ ❑ 0 e) Disrupt or divide the physical arrangement of an established community(including a low-income or minority community)? ❑ ❑ ❑ 1 a)LESS THAN SIGNIFICANT IMPACT.The elimination from the General Plan of a portion of Arenas Road between Hermosa Avenue and Sunrose Way is proposed by the applicant. The Traffic Section of the General Plan incorporates objective and policy statements to promote neighborhood safety and encroachment by through-traffic and the protection of residential neighborhoods from the intrusion of shortcutting through-traffic. The modification of traffic patterns by restricting access points and modifying internal traffic patterns are approved General Plan policies to achieve the safety objective. The General Plan also states that transportation alternatives mustbe consistentwith the resort character of the City of Palm Springs. The applicant proposes to utilize a cul-de-sac design to access the subject site's northeast corner and adjacent properties that is in keeping with small scale neighborhood streets rather than large scale commercial thoroughfares. Traffic analysis has been conducted by Endo Engineering to address trips per day changes and intersection impacts created by the elimination of a portion of Arenas Road and the increased traffic generated by the proposed development. Endo has concluded that there will be no significant impact generated from either factor 1 b-e)NO IMPACT. The proposed project falls within an acceptable range of land uses as described by the Palm Springs zoning Ordinance for an R4 zoning designation. The project site is designated as H 43130 on the City's General Plan.Allowable density for multiple-family dwellings in the R4 zoning designation is 135 dwelling units for 4.65 acres. The proposed project consists of 48 dwelling units,well below maximum density levels. In the opinion of the Planning Division,the project is compatible with the City's General Plan and consistent with the Zoning Ordinance. The project will not disrupt or divide the physical arrangement of an established community upon build out. The proposed project is a residential development which would constitute new development within a undeveloped in-fill area.The general area is experiencing new private-sector investment and,as a result of the new investment is undergoing revitalization. The proposed projectwill have minimal visual impact on the surrounding properties.Properties directly adjacent to the project site,which currently enjoy open space views of the project site,will experience the loss of adjacent open space,which may be valued and therefore could effect some adjacent residents.Adjacent properties will also experience a minor loss of some view corridors. The proposed project will consist of forty-eight two and three bedroom two-story condominiums. There are four fioorplans with models including fifteen 1,890 square foot units,thirteen 2,155 square foot units,ten 2,150 square foot units and ten 2,370 square foot units. The configuration of the units consists of a combination of duplex,fourplex,fourplex pinwheel,eightplex pinwheel,single units and guest units. Building height will be a maximum of 29 1/2'. The project provides a total of 23 guest parking spaces,85 garage covered spaces and 13 uncovered spaces for a total of 121 parking spaces. The code requirements for parking per Zoning ordinance specify 2 bedroom units require 1 Y:units of parking space and 1/4 unit guest parking Three bedroom units require 2 1/4 units of parking space and 1/4 guest parking. Therefore Code requires 99 total parking spaces. The proposed project is providing twenty-two additional parking spaces. The project proposes a lot coverage of 50%.The R-4 zone performance standard indicates a minimum of forty-five(45)percent of the site area shall be developed as usable landscaped open space and out-door living and recreation area,with an adequate irrigation system. The subject project exceeds the minimum by 5%. The proposed amenities include individual swimming pools in private courtyards for each unit. The bulk of the open space is provided by the private active recreation areas The proposed landscape coverage is also consistent with existing development in the area.The proposed project design includes interior streetscape canopy treesand accent palms. The gated entries provide a water efficient desert landscape environment with accent plants and shrubs. The Baristo Road entry also includes large signature palms. The project is located in an area which is predominantly developed.All public services and utilities are currently in place and no expansion to the infrastructure,with the exception of Arenas Road entry improvements are proposed as part of the project. The proposed project falls within an acceptable range of land uses as described by the Palm Springs Zoning Ordinance for the R-4 zone 5' designation.The project site is designated as H43/30 on the City's General Plan.In the opinion of the Department of Planning and Zoning, the project is consistent with existing development in the vicinity of the proposed project.Compliance with the conditions of approval will minimize any potential land use compatibility concerns. 2. POPULATION AND HOUSING Would the proposal. a) Cumulatively exceed official regional or local population pmlections? ❑ ❑ ❑ b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension orditectly or indirectly(e g. through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially affordable housing9 ❑ ❑ ❑ 2. a-c) NO IMPACT. The proposed project includes 48 new multi-family residential units in a gated community, and will result in approximately 96 new residents if the project is occupied on a full-time basis.The proposed development is consistent with existing zoning and general plan designations for the property. The project site is currently vacant,and is bounded by vacant property to the north and south,Palm Springs Unified School District excess land to the west and residential and a convalescent hospital to the east. The project is not likely to induce growth because the project is proposed as an in-fill development.The project utilizes existing infrastructure and does not include the extension of new infrastructure into an undeveloped area lacking major infrastructure. Since the site is vacant,displacement of existing housing including affordable housing,will not occur,and there should be no impacts to population and housing as a result of the project. 3. GEOLOGIC PROBLEMS Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? ❑ ❑ ® ❑ b) Seismic ground shaking? ❑ ❑ ® ❑ c) Seismic ground failure,including liquefaction? ❑ El ❑ d) Seiche,tsunami,or volcanic hazard? ❑ 71 ❑ e) Landslides or mudflows? ❑ 9 Erosion, changes in topography or unstable soil conditions from excavation, grading and ❑ ❑ 6 fill? g) Subsidence of the land? ❑ h) Expansive soils? I) Unique geologic or physical features? ❑ 11 ❑ j) Is a major landform, ridgeline, canyon, etc. involved? 3.a-b)LESS THAN SIGNIFICANT IMPACT. The project site is located in an area where the primary geologic hazard is sever ground shaking from earthquakes originating on nearby faults. A major earthquake above magnitude 7 originating on the local segment of the San Andreas fault zone would be the critical seismic event that may effect the site within the design life of the proposed development. Engineered design and earthquake-resistant construction increase safety and allow development in seismic areas. Based upon data obtained from a review of selected literature and the site evaluation,the site is suitable for the proposed project. Standard City requirements to protect future residents include that the developer will be required to submit precise grading plan and soils report for each lot along with a soils report for review and approval by the City prior to the issuance of building permits and that all structures will be constructed to meet Uniform Building Code specific earthquake design standards. The soils report will address subsidence of land and the possibility of expansive soils on the property, and the grading plan will be required to be in compliance with the soils report. Therefore there will be no significant geologic impacts as a result of the development of this project. 3.c-j)NO IMPACT. The subject site consists of 4.65 acres of vacant land. The development of the proposed 48 multi-family residences will involve minor grading of the existing terrain. There are no known geological hazards present on the site other than ground shaking potential associated with earthquakes, and the site is not located within any Algwst-Priolo or City adopted special study zone. A site inspection conducted by the Department of Planning and Zoning verified that the site is relatively flat, with no slopes exceeding 10%. Therefore,there is no potential for a significant effect on the environment due to intrusion into slope or hillside areas. The project is being proposed in an undeveloped area.No significant increases in wind erosion,blowing sand or water erosion either on site or off-site are expected based upon review by the Planning and Engineering Departments. Therefore, there is no potential for a significant effect on the environment due to erosion. According to the General Plan,settlement and liquefaction as a result of seismic shaking are not considered significant hazards in Palm Springs.Therefore,there will be no impact to the environment as a result of liquefaction hazard issues. The project site is located on the valley floor and is underlain by deposits of recent alluvium.Because the site is level,no unique geologic features are known to be present.Therefore,there is minimal potential for a significant effect on the environment due to impacts to unique geological features.A site inspection by Department of Planning and Zoning Staff reveals no major land forms on the site. The preliminary grading plan estimates a balanced grading of 6,500 cubic yards with no offsite removal of material or addition of fill material. This grading activity will not add any significant impact to soil erosion on or off site.The applicant will be required to submit soils for review and approval by to the City of Palm Springs Department of Planning and Zoning and the Engineering Department. There are no known unstable earth conditions associated with the project site, and the nature of the project is such that there is no possibility of creating an unstable condition. �1 4. WATER Would the proposal result in: a) Changes in absorption rates,drainage patterns, or rate and amount of surface runoff? ❑ ® ❑ ❑ b) Exposure of people or property to water related hazards such as flooding? ❑ ❑ ❑ c) Discharge into surface waters or other alternation of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? ❑ ❑ ❑ d) Changes in the amount of surface water in any water body? ❑ ❑ ❑ e) Changes in currents, or the course or direction of water movements? ❑ ❑ ❑ f)i Change in the quantity of ground waters, either through direct additions orwithdrawals,or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge capability? ❑ ❑ ❑ g) Altered direction or rate of flow of groundwater? ❑ ❑ ❑ h) Impacts to groundwater quality? ❑ ❑ ❑ i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? ❑ ❑ ❑ j) Are there any on-site or any proposed wells? ❑Yes ®No 4.a)POTENTIALLY SIGNIFICANT UNLESS MITIGATION IS INCORPORATED. The subject 4.65 acre site is vacant and sporadically covered with native vegetation. The subject site is found on the Flood Insurance Rate Map(FIRM)Panel 060257 0006D,dated July 7, 1999,for Riverside County. The Firm Map designates this area as Zone X,an area outside the 100 and 500 year floodpla ns. A preliminary hydrology study for this project was prepared by Mainiem,Smith&Associates,dated September 20,2002. 8 The applicant proposes to capitalize on the City's Master Drainage Plan,and use its policy of allowing development to convey stormwater runoff directly to approved drainage carriers. In this case,the existing property is adjacent to Baristo Road,a fully improved street with curb and gutter improvements. The subject property is part of a tributary area of approximately 40 acres with a future 30 inch and 46 inch storm drain planned as Line 2 of the Master Drainage Plan. Stormwater runoff falling within this tributary area will be served by Line 2,which when constructed will drain this area to the Baristo Wash. Specifically,the subject site drains southwesterly to Baristo Road,westerly to Hermosa Drive,and southerly along Hermosa Drive to the Baristo Wash, Hermosa Drive,from Baristo Road to the Baristo Wash is fully improved, with curb and gutter improvements. Although the Line 2 storm drain is not installed,interim drainage improvements exist at the south end of Hermosa Drive where it ends at the Baristo Wash. Two 15-feet wide catch basins drain stormwater runoff tributary to the end of Hermosa Drive into the Baristo Wash. The preliminary hydrology study prepared for this project proposes to demonstrate that the existing Baristo Road and Hermosa Drive streets, fully improved, can convey the increased stormwater runoff from this development, and therefore, on-site retention/detention facilities are not required The City Engineer has agreed in concept to this proposal,contingent upon submittal of revised hydrology study to include analysis of the developed condition stormwater runoff of areas tributary to the Line 2 storm drain. With the proposed mitigation measures,the proposed development of Tentative Tract Map 30941 will meet the flood control requirements of the City of Palm Springs. MITIGATION MEASURES 1. The developer shall submit a revised hydrology study for the proposed project that demonstrates,to the satisfaction of the City Engineer, that stormwater runoff tributary to Baristo Road and Hermosa Drive in the developed condition will not exceed the capacity of the existing off-site drainage carriers. In the event Hermosa Drive capacity is exceeded,an allowance will be made for the off-site stormwater runoff for this project with the provision that the City,when funds are available and budgeted,will install the required Line 2 storm drain to increase the drainage capacity of Hermosa Drive as originally intended in the Master Drainage Plan. 2. Provisions for interception of nuisance water from on-site will be included in the development of the site,such that constant,direct run-off of landscaping and other nuisance water is not directed to Baristo Road. Provisions shall include,but not be limited to,minor catch basins or other drainage improvements that direct nuisance water flowing toward the entry driveways into adjacent parkway landscaped areas. 3. Completion of drainage improvements at the intersection of Baristo Road and Hermosa Drive shall be designed and constructed to facilitate the off-site drainage of this project to the Baristo Wash. 4.b,c,d,f,g,h,i,j)NO IMPACT. Based upon a review of the Federal Emergency Management Agency,Preliminary Flood Insurance Rate Maps(Community Panel No 060257 0006D)and the knowledge of the Planning and Zoning Department staff and the City Engineer,the site is located outside of the 100-year or 500-year flood , Due to the nature of the project and its location, the project will not create a change in the course or direction of water movements,the quantity of,ground waters,alter the flow of ground water,and there are no wells on the subject site. 5. AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? ❑ ® ❑ ❑ b) Expose sensitive receptors to pollutants? ❑ ❑ ❑ c) Alter air movement,moisture,or temperature,or cause any change in climate? ❑ ❑ ❑ d) Create objectionable odors? ❑ ❑ ❑ 9 5.a)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The Tentative Tract Map is consistent with the General Plan and Zoning designations for the property. The project will also be consistent with the South Coast Air Quality Management District (SCAQMD)CEQA Air Quality Handbook. However,due to future project construction and grading activities,short term impacts to air quality could occur. To minimize construction activity emissions,the project applicant will be required to comply with the City's Fugitive Dust and Erosion Control Ordinance. Compliance with this Ordinance will reduce the impacts to air quality to a level of insignificance. MITIGATION MEASURE: AQ-1.The applicant shall comply with Section 8.50 of the Palm Spring Municipal Code,Fugitive Dust and Erosion Control(PM-10)and prepare and submit a plan to the Building Department to control fugitive dust emissions in compliance with the South Coact Air Quality Management District(SCAQMD).The plan must implement reasonably available control measures to ensure that project emissions are in compliance with the SCAQMD. 5.b-d)NO IMPACT. The project will be located on a site that is surrounded by vacant land and a convalescent home.The proposed project will not alter climatological conditions either locally or regionally.The proposed residences will not interrupt wind patterns.The irrigation of landscaping will not effect the moisture or temperature of the area in a significant way due to the size of the project. Short term impacts, such as odors and pollution created by diesel engines of large equipment during construction and grading operations,may occur as a result of the development of the site but due to their short term nature these are considered less than significant. 6. TRANSPORTATION/CIRCULATION Would the proposal result in: a) Estimated Average Daily Trips generated by the project? 280 vehicle trips per day total b) Increased vehicle trips or traffic congestion? ❑ ❑ ® ❑ c) Hazards to safety from design features(e.g.,sharp curves or dangerous intersections) or incompatible uses(e.g.,farm equipment)? ❑ d) Inadequate emergency access or access to nearby uses? ❑ ❑ ❑ e) Insufficient parking capacity on-site or off- site? ❑ ❑ ❑ f) Hazards or barriers for pedestrians or bicyclists? ❑ ❑ ® ❑ g) Conflicts with adopted policies supporting alternative transportation (e.g.bus turnouts, bicycle racks)? ❑ ❑ ❑ 10 h) Rail,waterborne or air traffic impacts? ❑ ❑ ❑ 6. b,f)LESS THAN SIGNIFICANT IMPACT. A traffic study, by Endo Engineering, dated October 2002,was prepared for the proposed development. The proposal to construct 48 condominium units is expected to generate 280 daily trip-ends. In itself,this amount of traffic generated by a proposed development would not require preparation of a traffic study,however,the applicant proposes deletion of Arenas Road from the City of Palm Springs Circulation Element of the General Plan. Currently,Arenas Road from Hermosa Drive to Sunrise Way is designated as a secondary thoroughfare. With development of this project,the applicant proposes that this designation be eliminated,and that Arenas Road be cut-off with a cul-de- sac at the northeast corner of their project. The General Plan Amendment to eliminate the designation for Arenas Road required the preparation of the traffic study for this project. The analysis in the traffic study indicates that,although elimination of Arenas Road as an east-west corridor will cause traffic to be rerouted to Tahquitz Canyon Way or Baristo Road,the increase in traffic volumes due to the elimination of Arenas Road is not significant,and is not in excess of the capacity of either of those streets. Furthermore,the elimination of Arenas Road from the General Plan and the increase in traffic generated from the project will affect two key intersections:Arenas Road at Hermosa Drive and Arenas Road at Sunrise Way. However,although the peak-hour trips are in excess of 50 at either of these locations, these intersections will not operate at insufficient levels of service,nor will a rural peak hour signal warrants be met for,a future traffic signal on Sunrise Way at Arenas Road. The results of the traffic study analysis indicate that elimination of Arenas Road from the General Plan,between Hermosa Drive and Sunrise Way,in addition to the increase traffic generated by development of the project,will cause a less than significant impact on the environment. The on-site circulation system for the project includes two separate private driveways that access Baristo Road and Arenas Road. Additionally, pedestrian access is proposed that will link the two"halves"of the project,via a central walkway. Sidewalks currently exist along Baristo Road and will be constructed along Arenas Road as part of this project. Pedestrian access on-site is limited to the internal driveways between units. Each unit includes its own pool and courtyard open space. No communal recreation facilities are proposed. With this proposed development concept,it is not expected that on-site pedestrian activity will be generated,and that a less than significant impact relating to hazards or barriers to pedestrians and bicyclists will be generated by the project. The Baristo Road gated project entry rill feature two separate 24 feet wide gated entries,with a phone and address board for guests to call their hosts and announce their arrival A 15 feet wide median will provide separation between the entering and exiting vehicles. Two 24 feet wide gated entries are also proposed at Arenas Road,where the developer proposes to construct a new cul-de-sac at the west end of Arenas Road,with new curb,gutter and sidewalk improvements. ' 6.c,d,e,g,h)NO IMPACT. As a result of the proposed project unsafe ingress or egress will not be created. Access has been designed to the satisfaction of the Fire Department and will allow for sufficient emergency access and passing movement in emergencies, as necessary. Access to nearby uses will not be restricted as a result from development of the proposed project, nor will it conflict with adopted policies supporting alternative transportation. The proposal will not impact rail,waterborne or air traffic. 7. BIOLOGICAL RESOURCES Would the proposal result in impacts to. a) Endangered,threatened,or rme species or thew habitats (including but not hinted to plants,f4ish,insects, animals,and birds)? ❑ ❑ ❑ b) Locally designated species? ❑ ❑ ❑ c) Locally designated natural communities(e.g.oak I forest,coastal habitat,etc.)? ❑ ❑ ❑ d) Wetland habitat (e.g marsh, riparian and vernal pool)? ❑ ❑ ❑ 11 e) Wildlife dispersal or migration corridors? ❑ ❑ ❑ t) is consultation with the California Fish and Game at the Depattmcnt of Fish and Wildlife Service,as a trustee agency,tequired9 ❑YES ®NO 7. a-f)NO IMPACT. The subject property is an in-fill development. The site is currently vacant,and contains only sparse native scrub vegetation Portions of the site have been disturbed previously.Therefore,the project will have no impact to endangered species or their habitats. 8. ENERGY AND MINERAL RESOURCES Would the proposal create. a) Conflict with adopted cneigy conservation plans? ❑ ❑ ❑ b) Use non-renewable resources in a wasteful and inefficient manner? ❑ ❑ ❑ c) Result in the loss of availability of a known mineral resource that would be of a firture value to the region and the residents of the State? ❑ ❑ ❑ S.a-c)NO IMPACT. The project will not conflict or interfere with an energy conservation plan and will not use non-renewable resources in a wasteful and inefficient manner. Therefore,the project should not result in a negative impact on energy and mineral resources. 9. HAZARDS Would the proposal. a) Be a risk of accidental explosion or release substances (including,but not limited to oil,pesticides, chemicals,or radiation? ❑ ❑ ❑ 19 b) Create possible interference with an emergency response plan or emergency evacuation plan? ❑ ❑ ❑ c) Create any health hazard or potential health hazard? ❑ ❑ ❑ d) Create exposure of people to existing sources of potential health hazmds? ❑ ❑ ❑ e) Increase the risk of fire hazard in areas with flammable brush,gmss or trees? ❑ ❑ ❑ 9. a-e) NO IMPACT. There are no aspects of the proposed project or of future project construction which would involve explosives, pesticides,radiation,chemicals,or other hazardous substances. Access to the project will be provided via an entry of Baristo Road and Arenas Road of a width satisfactory to all affected agencies to serve the property in question in case of emergency. The entire site is 12 . 1 currently vacant and no hazardous materials are known to be existing on the property,buried underground,or to be used in conjunction with the proposed residential use. Therefore,there would be no risk of a release of or exposure to hazardous materials which would result in a potential for a significant impact on the environment. The proposed street improvements on Arenas Road were redesigned with the input of the Fire Department and Engineering Department to improve area traffic circulation and eliminate interference with emergency response vehicles. to. NOISE Would the proposal result in: a) Increases In existing noise levels? ❑ ❑ ❑ b) Exposure of people to severe noise levels? ❑ ❑ ® ❑ c) Will the project be compatible with the noise compatibility planning criteria according to Table fi-F of the Palm Springs Municipal Airport F.A.R. Part 150 Noise Compatibility study9 ®YES LINO 10 a)NOIMPACT. The proposed residential subdivision is not expected to generate noise levels greater than the noise levels stated within Chapter 11.74 of the Palm Springs Municipal Code,other than during construction where the activities will be restricted to the hours and noise levels specified in the Municipal Code and the General Plan. The project is located in an area of the City not subject to periodic noise levels above 65 CNEL,as identified by the City of Palm Springs General Plan and the Zoning Ordinance. Despite this,new construction of the homes shall comply with and meet minimum soundproofing requirements applicable to the project per Section 1092(and related sections,if any)of Title 25,California Administrative Code and any applicable Uniform Building Code requirements to ensure that interior noise can be mitigated to"safe"levels,approximately 45 CNEL. 10.b)LESS THAN SIGNI FICANT IMPACT. The project is located adjacent to vacant property to the north that is zoned R-4. The potential for large-scale hotel and multiple-family residential developments exists. The consequence of such possible development could be increased noise and traffic to the residents of this proposed project. These types of noise levels are low enough to be considered less than severe or hazardous. However, even low noise levels may be viewed by some as a nuisance and/or unacceptable.Therefore a condition of approval or disclosure in the proposed projects'CC&R's of the potential for noise and traffic increase will be required. It. PUBLIC SERVICES Would the proposal have an effect upon or result in a need for new or altered government services in any of the following areas: a) Fire protection? ❑ ❑ ❑ Distance to nearest fire station(1/4 mile) b) Police protection? ❑ ❑ ❑ c) Schools? ❑ ❑ ❑ d) Maintenance of public facilities, including roads? ❑ ❑ ❑ 13 e) Other governmental setvmes? ❑ ❑ ❑ IS 11.a-e)NO IMPACT. The proposed project is within the City's five minute response time for fire service and within reasonable proximity of the Police station. The project will be adequately served by other public services as well. The project will restricted to childless adults which eliminates any impact upon the local school system. Therefore, there should be no impacts to public services as a result of this project 12. UTILITIES AND SERVICE SYSTEMS Would the proposal result in a need for new systems or supplies,or substantial altei etions to the following utilities: a) Power or natural gas? ❑ ❑ ❑ b) Communications systems? Cl ❑ ❑ c) Local or regional water treatment or distribution facilities? ❑ ❑ ❑ d) Sewer or septic tanks? ❑ ❑ ❑ e) Storm water drainage? ❑ ❑ ❑ f) Solid waste disposal? ❑ ❑ ❑ g) Local or regional water supplies? ❑ ❑ ❑ 12 a-g)NO IMPACT.The projectwill utilize non-renewable energy resources.All utilities and services are available to the site.The project has been reviewed by the Engineering Department an other relevant agencies.The utilities required for the project are present in the site area and currently serve the site.Therefore there is no potential for a significant effect on the environment due to impacts on utilities. 13. AESTHETICS Would the proposal: - a) Affect a scenic vista or scenic highway? ❑ ❑ ® ❑ b) Have a demonstrable negative aesthetic effect? ❑ ❑ ® ❑ c) Create light or glare? ❑ ❑ ® ❑ 13. a-c) LESS THAN SIGNIFICANT IMPACT. Preliminary architectural plans have been submitted, and plans for the condominium development will be subject to the City's Architectural Review process. The proposed project has been reviewed by the Design Review Committee.The function of the Design Review Committee is to provide recommendations to the Department of Planning and Zoning staff, in terms of project aesthetics. The Design Review Committee is comprised of design professionals including architects and landscape architects. The Design Review Committee approved the project as submitted with unanimous group consensus. The Design Review Committee has determined that the proposed architectural design of the project,as depicted in the project elevations and cross sections,is consistent with the high standards established within the City of Palm Springs.They have noted that the project is consistent with existing development in the project area,and noted that the proposed project 14 would make a positive addition to the area. The project will minimally affect views from adjacent multi-family residential properties Project landscaping will reduce the visual impact of the project.Therefore,there should be no impacts to aesthetics as a result of the project. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00,Outdoor Lighting Standards will be required as a condition of approval.A photometric study and manufacturers cut sheets of all exterior lighting,including building lighting, landscape lighting and parking lighting will be required to be submitted and approved prior to issuance of a building permit.All lighting shall be designed to protect the night sky, through the use of shielded and directed down lighting. If lights are proposed to be mounted on buildings,down lights will be required to be utilized. Compliance with the Lighting Ordinance will reduce impacts due to lighting or glare to a level of less than significant. 14. CULTURAL RESOURCES Would the proposal: a) Disturb paleontological resources? ❑ ❑ ❑ b) Disturb archaeological resources? ❑ ❑ ® ❑ c) Affect historical resources? ❑ ❑ ❑ 23 d) Have the potential to cause a physical change which would affect unique ethnic cultural ❑ ❑ ❑ values? e) Restrict existing religious or sacred uses within the potential impact area? ❑ ❑ ❑ 14.a,c-e) NO IMPACT.The General Plan indicates there should be no impact to paleontological and historical resources as a result of this project nor would the project have the potential to cause a physical change which would affect unique ethnic cultural values. There are no known existing religious or sacred uses within the proposed project site. 14. b) LESS THAN SIGNIFICANT IMPACT. The potential to impact archeological resources within the City limits of the City of Palm Springs is evident throughout the community. The General Plan does not identify the project site as potential for impact to archeological resources. The General Plan states that if archeological resources are uncovered during grading for any project within the planning area, the building contractor shall stop grading immediately. The contractor shall notify the City and shall summon a qualified archaeologist to determine the significance of uncovered resources and specify appropriate mitigation. 15. RECREATION Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? ❑ ❑ ❑ b) Affect existing recreational opportunities? ❑ ❑ ❑ 15 15.a-lb)NO IMPACT. The proposed units will each accommodate a swimming pool and courtyard area is to meet the recreational needs of the residents 16. PUBLIC CONTROVERSY a) Is the proposed project or action environmentally controversial in nature or can it reasonably be expected to become controversial upon disclosure to the public? ❑ ❑ ❑ 19 16.a).NO IMPACT. The Department of Planning and Zoning staff will mail a notice of preparation of this Draft Mitigated Negative Declaration to interested parties that have corresponded with the City or attended community meetings in regards to this project.The Department of Planning and Zoning staff will also mail a Public Hearing Notice to all property owners located within 400'of the site.The notice will also be mailed to all interested parties which have corresponded with the City in regards to this project. To date staff is not aware of any project specific controversy although concerns may arise during the public hearing process. 17. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment,substantially reduce the habitat of fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? ❑ ❑ ❑ b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? ❑ ❑ ❑ c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects,and effects of probable future projects.) ❑ ❑ ❑ d) Does the project have environmental effects which will cause substantial adverse effects on human beings? ❑ ❑ ❑ e) Affect environment(Cultural Resources) ❑ ❑ ❑ f) Environmental Consequences - 1. Summary of impacts(Include a table summarizing the potential impacts by alternative. As much as possible, quantify the impacts. All of the BLM "critical elements'must be addressed whether or not they 16 are affected by the proposal.Affected elements will be discussed in further detail in the following ❑ ❑ ❑ section. 17.a-f)NO IMPACT. The project will not impact the habitat of fish or wildlife species, and the project will not cause substantial adverse effects on human beings. The project will not achieve short-term goals to the detriment of long-term environmental goals.This conclusion is based on responses of the environmental assessment discussed previously. 18. LISTED BELOW THE PERSON OR PERSONS WHO PREPARED OR PARTICIPATED IN THE PREPARATION OF THE INITIAL STUDY: Douglas R. Evans,Director of Planning&Zoning Jing Yea,Associate Planner Kathy Marx,Associate Planner Carol Templeton,Engineering Assistant Marcus Fuller,Senior Engineer David Barakian,City Engineer 19. DETERMINATION On the basis of this initial evaluation: ❑ I find the proposed project COULD NOT have a significant effecton the environment,and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment,there will not be a significant effect in this case because of the mitigation measures described in the Mitigated Negative Declaration ❑ 1 find the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project is consistent with the Program EIR on: December 23,2002 Douglas R. Ev9q Date Director of Pla ing&Building 17 RESOLUTION NO. OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 30941 FOR THE CONSTRUCTION OF 48 CONDOMINIUM UNITS LOCATED AT 1460 AND 1550 EAST BARISTO ROAD, ZONE R-4, SECTION 14. WHEREAS, Palm Springs Modern Homes II, LLC.(the"Applicant")has filed an application with the City pursuant to Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to construct 48 condominium units located at 1460 and 1550 East Baristo Road, Zone R-4, Section 14; and WHEREAS, the Applicant has filed Tentative Tract Map 30941 with the City and has paid the required filing fees; and WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments, and requirements; and WHEREAS, notice of the public hearing of the Planning Commission of the City of Palm Springs to considerTTM 30941 and related architectural approvals(Case 3.2272),was given in accordance with applicable law; and WHEREAS, on January 22, 2003, a public hearing on the application for Tentative Tract Map 30941 and related architectural approvals (Case 3.2272) was held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of the public hearing of the City Council of the City of Palm Springs to consider TTM 30941, was given in accordance with applicable law; and WHEREAS, on February 19, 2003, a public hearing on the application for Tentative Tract Map 30941 was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the proposed subdivision,Tentative Tract Map 30941, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; the approval of the proposed project represents the balance of these respective needs in a mannerwhich is most consistent with the City's obligation pursuant to its police power to protect the public health, safety, and welfare; and WHEREAS, the proposed subdivision, Tentative Tract Map 30941, is considered a "project" pursuant to the terms of the California Environmental Quality Act("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; 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, all environmental data including the environmental assessment prepared forthe project and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds that the current environmental assessment for TTM 30941 adequately addresses the general environmental setting of the proposed Project, its significant environmental impacts, and the mitigation measures related to each significant environmental effect for the proposed project. The City Council further finds that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance and therefore recommends adoption of a Mitigated Negative Declaration for the project. Section 2: Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices, and general land uses and program provided in the City's General Plan and any applicable specific plan. Section 3: Pursuant to Government Code Section 66474(Subdivision Map Act), the Planning Commission finds that with the incorporation of those conditions attached in Exhibit A: 1. The proposed Tentative Map is consistent with applicable general and specific plans. The proposed project is consistent with the General Plan. The General Plan designation for the site is H43/30 (High Density Residential 21-30 units/acre). The applicant is proposing 48 units and therefore, is well within the density parameters of the General Plan. 2. The design of improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan. Pursuant to Government Code Section 66473.5 the City Council finds that the proposed subdivision and the provisions for its design and improvement are compatible with the objectives, polices,and general land uses and program provided in the City's General Plan. All street, drainage, and utilities improvements are subject to the standards of the General Plan and Conditions of Approval associated with TTM 30941. 3. The site is physically suitable for the type and density of development contemplated by the proposed subdivision. The site is proposed for forty-eight(48)two and three-bedroom condominium units on 4.65 acres of land. The proposed development is well under the maximum allowable density of 98-140 units, as permitted under the General Plan and Zoning Code. There will be no incompatibility issues as the subject property is surrounded by a commercial use to the west, vacant but commercially zoned land to the north, residential uses to the east, and vacant but high density residential zoned land to the south. The applicant proposes a medium density residential development that will be compatible with the surrounding neighbourhood. 4. The design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. ) qc2w.. All potential environmental impacts as a result of developing the subject property are fully disclosed in the Environmental Assessment. The incorporation of the mitigation measures as prescribed in the EA will ensure that any potentially significant impacts will be reduced to a level of insignificance. Therefore, the design of the proposed subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision and proposed improvements must follow the conditions of approval including, but not limited to, the application of the Uniform Building Code Seismic Safety Standards, and the City of Palm Springs Fugitive Dust Control Ordinance in order to ensure public health and safety. 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Baristo Road is already improved to secondary thoroughfare standards including sidewalk, curb, and gutter. Arenas Road will be improved to extend to the project, terminate with a cul-de-sac constructed to City standards, and include an 8-foot wide sidewalk behind the curb. The 24-foot wide common travelways providing internal circulation for the project will be privately maintained. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby orders filing of a Mitigated Negative Declaration and approves TTM 30941, subject to those conditions set forth in the attached Exhibit A, which are to be satisfied prior to the issuance of a Certificate of Occupancy unless otherwise specified. ADOPTED THIS_day of , 2003. AYES: NOES: ABSENT: ABSTENTIONS: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager Reviewed and Approved as to Form: 14 qC3 EXHIBIT A Tentative Tract Map 30941 1460 and 1550 East Baristo Road February 19, 2003 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, 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. la. 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. 1 b. 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 TTM 30941. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense,the applicant shall not,thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 2. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition,free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 3. The mitigation measures of the environmental assessment shall apply. The applicant shall submit a signed agreement that the mitigation measures outlined as part of the mitigated negative declaration will be included in the plans prior to Planning Commission consideration of the environmental assessment. lqcq 4. Architectural approval shall be valid for a period of two(2)years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 5. The appeal period for an Architectural Approval and Tentative Tract Map application is 15 calendar days form the date of project approval. Permits will not be issued until the appeal period has concluded. 6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 7. 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. 8. 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. 9. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6"deep. The irrigation system shall be field tested prior to final approval of the project. Section 14.24.020 of the Municipal Code prohibits nuisance water from entering the public streets, roadways or gutters. 10. 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 Engineering specifications. 11. The applicant prior to issuance of building permits shall submit a draft declaration of covenants,conditions and restrictions("CC&R's")to the Director of Planning and Building for approval in a form to be approved by the City Attorney, to be recorded prior to approval of a final map. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 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$250 filing fee shall also be paid to the City Planning Department for administrative review purposes. 12. 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. 13. All materials on the flat portions of the roof shall be earth tone in color. 14. 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 C 5700 Y heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 15. No exterior downspouts shall be permitted on any facade on the proposed building(s)which are visible from adjacent streets or residential and commercial areas. 16. 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. 17. The street address numbering/lettering shall not exceed eight inches in height. 18. 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 & Building prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building, in the landscaping, and in the parking lot 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. A photometric study shall be required for all parking areas, driveways and entries. 19. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 20. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 21. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee,the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4%for residential projects with first$100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Building 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. 22. Details of pool fencing (material and color)and equipment area shall be submitted with final landscape plan. 23. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 24. Shading requirements for parking lot areas as set forth in Section 93.06.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 25. Parking stalls shall be delineated with a 4 to 6 inch double stripe or equivalent design - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuos 6" barrier curb shall provide wheel stops. HC49 26. Concrete walks with a minimum of two (2) feet shall be installed adjacent to end parking space or end space shall be increased to eleven (11)feet wide. 27. Tree wells shall be provided within the parking area and shall have a planting area of six feet in diameter/width. 28. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight(8) handicap accessible spaces, but not less than one (1) shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 29. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. Handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 30. Curbs shall be installed at a minimum of five(5)feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2)feet from the face of walls, fences, or buildings adjoining driveways. 31. The developer shall submit a letter from the waste disposal service verifying that trash cans are acceptable for project waste management prior to issuance of building permits. 32. A detail of the decorative wheel stop for the accessible parking spaces shall be provided to the Planning Department for review and approval prior to issuance of building permits. 33. Prior to any ground disturbing activity, including clearing and grubbing, installation of utilities, and/or any construction related excavation, an Archaeologist qualified according to the Secretary of the Interior's Standards and Guidelines, shall be employed to survey the area for the presence of cultural resources identifiable on the ground surface. 34. Given that portions of the project area are within an alluvial formation,the possibility of buried resources is increased. A Native American Monitor shall be present during all ground- disturbing activities and that, should buried deposits be encountered, that the Monitor have the authority to halt destructive construction and that the Monitor notify a Qualified Archaeologist to investigate and, if necessary,prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Band of Cahuilla Indians. 35. One copy of any cultural resource documentation generated in connection with this project, including reports of investigations, record search results and site records/updates shall be forwarded to the Tribal Planning, Building, and Engineering Department. POLICE DEPARTMENT 1. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code. / 1 ( 7 BUILDING DEPARTMENT 1. Prior to any construction on-site, all appropriate permits must be secured. FIRE 1. Road Design: 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. (902.2.2.2 CFC) 2. 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) 3. 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. 4. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required. 5. Fire Hydrant & FDC Location: Residential fire hydrants are required. A public fire hydrant will be required to be installed within 30' feet of the Fire Department Connection (FDC). 6. 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. 7. 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. Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 8. 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. (8.04.260 PSMC) ENGINEERING Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. Work shall be allowed according to Resolution 17950 - Restricting Street Work on Major and Secondary Thoroughfares. IqC 8 2. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Department. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following, IF applicable: A. Copy of signed Conditions of Approval from Planning Department. B. All agreements and improvement plans approved by City Engineer, IF applicable. C. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses,covenants, reimbursement agreements,etc. required bythese conditions. EAST BARISTO ROAD 3. Construction minimum 24 foot wide driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. 4. Complete the construction of curb, gutter, cross gutter, and other required improvements at the intersection of East Baristo Road and South Hermosa Drive as necessary to provide for off-site storm water runoff drainage to the Baristo Channel. 5. The existing curb and gutter shall remain in place except for curb cuts necessary for driveway approaches. 6. The following requirements for a gated entry shall be met to provide adequate setbacks and turning movements for vehicles entering the primary parking facilities of this project. A. Provide a turnaround after the mechanism for vehicles unable to enter the project. B. Security gates shall provide a minimum of 20 feet clear width in at least one direction. 7. All broken or off grade CURB, GUTTER,AND AC PAVEMENT shall be repaired or replaced. EAST ARENAS ROAD 8. Dedicate additional right-of-way for a modified off-set cul-de-sac as required by the City Engineer. The minimum radius at right-of-way shall be 51 feet throughout the cul-de-sac bulb. The minimum curb radius shall be 43 feet throughout the cul-de-sac bulb. 9. Construct 6 inch curb and gutter throughout the modified off-set cul-de-sac per City of Palm Springs Standard Drawing No. 200. 10. Construction minimum 24 feet wide driveway approaches in accordance with City of Palm Springs Standard Drawing No. 201. 11. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. lqcq 12. The following requirements for a gated entry shall be met to provide adequate setbacks and turning movements for vehicles entering the primary parking facilities of this project. A. Security gates shall provide a minimum of 20 feet clear width in at least one direction. 13. Construct AC pavement with a minimum pavement section of 2-1/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, between the edges of proposed gutter in the cul-de-sac and easterly to clean sawcut edge of existing pavement in accordance with City of Palm Springs Standard Drawing No. 110 and 101. The pavement section shall be designed, using "R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. SANITARY SEWER 14. Connect all sanitary facilities to the City sewer system if not already connected. Laterals shall not be connected at manholes. 15. Construct an on-site (private) sewer system to collect and convey sewage through a maximum of two lateral connections to the existing sewer main located in Baristo Road. 16. 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 Codes, Covenants, and Restrictions(CC&R's) required for this project. GRADING 17. A copy of a Title Report prepared/updated within the past 3 months and copies of record documents shall be submitted to the City Engineer with the first submittal of the Grading Plan. 18. Submit a Grading Plan prepared by a Registered Professional to the Engineering Department for review and approval. The Grading and Paving plan shall be submitted to the Planning Department for approval to submit for plan check, prior to submittal to the Engineering Department. A PM10(dust control)Plan shall be submitted to and approved by the Building Division prior to approval of the grading plan. The Grading Plan shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal includes the following: A. Planning Department approval to submit for plan check. B. Copy of signed Conditions of Approval from Planning Department. C. Copy of Site Plan stamped approved and signed by the Planning Department. D. Copy of Title Report prepared/updated within past 3 months. IYC 10 E. Copy of Soils Report F. Copy of the National Pollutant Discharge Elimination System (NPDES) stormwater permit from the California Regional Water Quality Control Board (Phone No. 760- 346-7491)to the City Engineer prior to issuance of a grading permit. 19. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6"deep- to keep nuisance water from entering the private or public streets, roadways, or gutters. 20. Developer shall obtain a National Pollutant Discharge Elimination System (NPDES)from the California Regional Water Quality Control Board (Phone No. 760-346-7491) and provide a copy of same, when executed, to the City Engineer prior to issuance of the grading permit. 21. In accordance with City of Palm Springs Municipal Code, Section 8.50.025(c),the developer shall post with the City a cash bond of two thousand dollars ($2,000.00) per acre for mitigation measures of erosion/blowsand relating to his property and development. 22. A soils report prepared by a licensed Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed site. A copy of the soils report shall be submitted to the Building Department and to the Engineering Department along with plans, calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 23. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) plan requirements. 24. 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) or a verbal release from that office prior to the issuance of the City grading permit.The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert(Phone:760-776- 8208). DRAINAGE 25. The developer may conduct stormwater runoff off-site to East Baristo Road in accordance with the preliminary Hydrology Report dated September 2002, prepared by Mainiero, Smith, and Associates, Inc. A revised hydrology study shall be submitted to the City Engineer for review and approval to demonstrate the capacity of off-site drainage carriers in relation to the developed condition of properties tributary to Baristo Road at Hermosa Drive. Provisions for the interception of nuisance waterfrom entering East Baristo Road 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 adjacent to East Baristo Road, and in only a stormwater runoff condition, pass runoff directly to the street through parkway or under sidewalk drains. 26. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is$9,212,00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ON-SITE 27. Construct minimum 24 feet wide private streets between concrete wedge curbs with a minimum pavement section of 2-1/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. The pavement section shall be designed, using "R' values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 28. Parking shall be prohibited along all private streets. GENERAL 29. Any utility cuts in the existing off-site pavement made by this development shall receive trench replacement pavement to match existing pavement plus one additional inch in accordance with City of Palm Springs Standard Drawing No. 115. Pavement shall be restored to a smooth rideable surface. 30. All proposed utility lines shall be installed underground. 31. All existing utilities shall be shown on the grading/street plans. The existing and proposed service laterals shall be shown from the main line to the property line. 32. The original grading, street, storm drainage, and other improvement plans approved by the City Engineer shall be documented with record drawing"as-built"information and returned to the Engineering Department prior to issuance of the certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 33. Nothing shall be constructed or planted in the corner cut-off area of any drivewaywhich does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Ordinance Section 93.02.00.D. 34. 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 Engineering specifications. MAP 35. The Title Report prepared for subdivision guarantee of 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 first draft of the Final Map to the Engineering Department for review and approval. 36. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and submitted to the Engineering Department for review and approval. The Final Map shall be approved by City Council prior to issuance of building permits. IqC 1jamw TRAFFIC 37. The developer shall provide a minimum of 48 inches of sidewalk clearance around all street furniture, fire hydrants and other above-ground facilities for handicap accessibility. The developer shall provide same through dedication of additional right-of-way and widening of the sidewalk or shall be responsible for the relocation of all existing traffic signal/safety light poles, conduit, pull boxes and all appurtenances located on the East Baristo Road and East Arenas Road frontages of the subject property. 38. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall be installed per City of Palm Springs Standard Drawing Nos. 620-625 at the following locations: A. East Baristo Road at project exits. B. East Arenas Road at project exits. 39. 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"dated 1996, or subsequent additions in force at the time of construction. 44. This property is subject to the Transportation Uniform Mitigation Fee, which shall be paid prior to issuance of a building permit. /y C 13