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HomeMy WebLinkAbout7/3/2002 - STAFF REPORTS (18) PALM, Sp �.. O ; � °��� y of Palm Sp rin�� s i U NL , Department of Public Works and Engineering C1,1. •p o`P'a ' 3200 P.Tahquitz Canyon Way • Palm Springs, California 92262 O"14)FO I(1�0P Tel: (760)323-8253 • Pax:(760) 322-5360 • Web:www.ci.palm-springs.ca.us February '18, 2005 Gulf Insurance Company c/o Advanced Insurance 1855 W. Katella Ave., Suite 255 P.O. Box 4459 Orange, CA 92868 Attn: Thomas Joel Wright Re: Tract Map 30568, "Pintura" Please consider this letter the City of Palm Springs' notice that the obligations of the subdivision improvement agreement between the City of Palm Springs and Palm Canyon Village, LLC, related to Tract Map 30568, have been satisfied. The following subdivision securities required by the agreement may now be released: • Faithful Performance Bond; Bond No. BE2617256; $1,289,281 • Labor and Materials Bond; Bond No. BE2617256; $644,641 • Faithful Performance Bond (Monumentation); Bond No. BE2617257; $16,000 The subdivision improvements for this development were accepted by the City on December 14, 2004. Therefore,the bond for maintenance and warrant,, of improvements(Bond No. BE2617256; $322,320)shall be held in full force and effect for one year until December 14, 2005, at which time it may be released unless otherwise notified by the City of Palm Springs. If you have any questions, I can be reached at (760) 323-8253, extension 8744. Sincerely, /�( Lf� Marcus L. Fuller, P.E., P.L.S. Senior Civil Engineer cc George Baker,Palm Canyon Village LLC,3535 Intend Empire Blvd.,Ontario, CA 91764-via facsimile,(909)941-2556 James Thompson,City Clerk TM30568 file Post Office Box 2743 0 Palm Springs, California 92263-2743 DATE: July 3, 2002 f TO: City Council FROM: Director of Planning and Building TTM 30568- 5.0905- PD- 274 -APPLICATION BY CREATIVE COMMUNITIES, LLC. FOR A TENTATIVE TRACT MAP AND PLANNED DEVELOPMENT DISTRICT FOR THE SUBDIVISION OF 8.42 ACRES OF LAND INTO 63 LOTS LOCATED AT SOUTHWEST CORNER EAST PALM CANYON DRIVE AND ARABY DRIVE, R-3/RGA6/RESORT OVERLAY ZONE, SECTION 25. RECOMMENDATION: That the City Council order the filing of a Negative Declaration and approve Tentative Tract Map 30568 and Case 5.0905 - PD - 274 for construction of 63 cluster residential homes on individual lots and the subdivision of 8.42 acres of land into 63 lots, located at southwest corner of East Palm Canyon Drive and Araby Drive, Zone R-3/RGA6/Resort Overlay Zone, Section 25. SUMMARY: The Planning Commission, at its' June 12, 2002 meeting, by a 4:1 vote, 2 abstentions, Jurasky dissenting, recommended approval of the Tentative Tract Map 30568 and Case No. 5.0905-PD- 274. The Planning Commission added and modified several conditions of approval as follows: 1. Eight additional on-site parking spaces shall be added (Condition Number 31). 2. That the CC&R's allow guest parking in front of garages which have adequate parking area (approximately 20 units). 3. That the rear elevations of proposed residences be re-designed and upgraded to be architecturally compatible with the front elevations. Specific concerns was views from East Palm Canyon Drive, Araby and adjoining properties. 4. Modify Planning Condition Number 29 to add code requirement reference. 5. Modify Engineering Condition Number 12 to require that the sidewalk on Araby Drive match the existing sidewalk (5 foot sidewalks required). 6. That the on-site private drives be 28 feet wide. Project complies with this criteria. BACKGROUND: The proposed project is consistent with the land uses as described by the Palm Springs Zoning Ordinance for the RGA6 and R-3 Zone designation. The project site is designated as H43/21 and L6 on the City's General Plan and the project is consistent with the General Plan. The subject property also has a Resort (R) Overlay zoning designation. The R designation was established to identify parcels of land which could be developed with visitor serving land uses (hotels and support commercial). This overlay zone requires a conditional use permit for all multi-family residential development. Approval of a multi-family residential use requires the Planning Commission and City Council to make findings supporting the proposed use. Findings include consistency with surrounding land use and that the site is not appropriate for other uses allowed in the R-3 and RGA6 zones. The proposed project includes a number of modifications from the standards set forth in the R-3 and RGA6 zones. The proposed project includes a building height ranging from 24' 9" to 27' 6", which exceeds the R-3 zone requirement of 24 feet. Building separation and setbacks to property lines have been reduced significantly. The private roadway within the proposed development is proposed at 28' feet wide. Development in the area, particularly the existing multi family residential development to the south of East Palm Canyon Drive and multi family residential developments to the north, include two story units and reduced setbacks and building separation requirements. Development to the west includes multi-family residential, hotel, and restaurant. ANALYSIS: 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 and some view loss. Loss of views should be minimal since existing development to the south does not have views to the north, development to the east does not have views to the west and is separated by Araby Drive and development to the north is two story and separated by East Palm Canyon Drive. Table 1: Surrounding General Plan Designations, Zoning, and Land Uses General Plan Zoning Land Uses North H43/21 R-3 Multi-Family Residential South L6 RGA6 Multi-Family Residential East M15, H43/21 R-2, R-3 Multi-Family Residential West H43/21 R-3 (PD 103) Multi-Family Residential, Hotel, and Restaurant The project consists of three floor plans. Plan 1 is a 3,238 square foot two story duplex and is 27' 6" in height. Plan 2 is a 2,051 square foot two story residence, with a proposed height at 24' 9". Plan 3 is a 2,232 square foot two story residence, with a proposed height of 26' 0". All proposed structures are requiring relief in height through the planned development district application to allow full architectural tile roofs. Building heights over twenty-four (24) feet tall are allowable in the R-3 Zone (highrise buildings) but are not permitted in the RGA6 Zone. The RGA6 Zone limits two story to 24' and 50% of the building foot print. The Planned Development application is proposing relief from these zoning provisions based upon project design (significantly below allowable density) and design of surrounding land uses. The proposed project also features minimum building separation of 6'to 8', whereas the R-3 and RGA6 zones require a minimum building separation of 15'. Given the proposed site design characteristics, whereby the project is designed with internal circulation and rear yards face towards the exterior of the project, the proposed side and rear yard setbacks will not cause /V)9x structures to be located closer to adjacent development than normally allowed by the underlying zones. The same is true of building separation, given the proposed site design characteristics, whereby the project is designed with an internal orientation, the proposed building separation will comply with the Uniform Building Code requirements. Below, the R-3 development standards are compared with the proposed plan: R-3/RGA6 Proposed Density Maximum 136 units 63 units proposed Height 15' -24' maximum 24' 9" to 27' 6" High rise buildings are permitted with in the R-3 Zone. Yards Front - 25' Front- 0' (on internal streets) Side - 10' to 24' (R-3) Side - 3' to 4' (10' or equal to building height if height if over 12') Not less than 10% of lot width. (RGA6) Rear- 10' to 24' Rear- 20' (10' or equal to building height if height if over 12') Street Frontage 125' from centerline 120' (Setback from E. Palm Canyon Drive) Araby Drive 20' 25' Separation 15' 6' - 8' Parking 2 spaces per 2 spaces per unit unit, 1 guest space in a garage (126) and per 4 units (16) for a 14 guest spaces, for a total of 142 spaces total of 140 spaces Coverage No standard 35% Landscaping Minimum of 45% 45% and of the site to be 4%(Decorative Paving) open space landscaped 49% Total The project is well within the density allowed by the R-3/RGA6 zones. However, variations to certain development standards have been proposed. These include deviations with respect to side and rear yard setbacks and building separation as noted above. The project provides a total of 14 guest parking spaces, 126 garage covered spaces for a total of 140 parking spaces. The project is under parked by two parking spaces per the City of Palm Springs Zoning Ordinance. The code requirements for parking per Zoning Ordinance requirements are two covered spaces per dwelling unit and one additional guest space for every four dwelling units. Sixteen spaces will be required for the guest parking for the 63 dwelling units. Parking the project per bedroom would require .75 spaces per each bedroom. All dwelling units include three bedrooms totaling a required 142 spaces plus one space for every four dwelling units (guest space requirement)totaling 158 parking required. Parking on one side of the street could be achieved if the opposing curb is marked red to the desire of the Palm Springs Fire Department. Planning Commission required the internal drive to be a minimum of twenty-eight (28) feet wide to provide for parking on one side to meet the Palm Springs Fire Department's standard. Planning Commission required that there be an additional eight (8) on site parking spaces in addition to the existing 14 guest parking spaces provided. Planning Commission also required an additional twenty (20) additional spaces at garage drive-up areas, be permitted in the CC&R's. The project proposes a lot coverage of 34%. The R-3 and RGA6 zones do not contain standards for maximum lot coverage. As an in-fill project, the proposed project's overall building coverage and open space is consistent with existing development in the area. Lot sizes range from 1,784 sq.ft. (attached units) to maximum of 6,319 sq.ft. on the detached dwelling lots. Confusion about the lot lines encroaching into the streets, and the potential administrative challenge with the access easements have been addressed in condition 12a. Staff foresees this as becoming a difficult challenge for homeowners and City staff. It has been staffs experience that in the future there will be disagreements between homeowners over the easements granted between properties. The proposed amenities, including the location of the bulk of the opens space in a large retention area located on East Palm Canyon Drive, and the ability for each individual lot to create a swimming pool and spa, provide for both active and passive recreation amenities. The project includes 49% landscaped area. The R-3 zone requires a minimum of 45% landscaped area. However the RGA6 zone requires fifty percent of the site area to be landscaped in which the applicant will be requiring relief under the planned development district for the portion of the site. An additional 4% of decorative paving is being proposed. The proposed landscape coverage is also consistent with existing development in the area. The proposed project design includes dense shade tree canopy, accent plants, shrubs, vines and groundcover in a lush yet water efficient landscape design. 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 minor traffic calming street improvements to Araby Drive and East Palm Canyon Drive, is 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-3 and RGA6 zone designations. The proposed development is compatible with surrounding land uses. The site is located adjacent to an existing restaurant and time share project. All other adjacent uses are residential. Planning Commission recommends that the proposed multi-family residential project is an appropriate land use and that it is unlikely that the site will be developed as a hotel in the future. The project site is designated as H43/21 and L6 on the City's General Plan. The Planning Commission found that the project is consistent with existing development in the vicinity of the proposed IV19K project. Compliance with the conditions of approval will minimize any potential land use compatibility concerns. ENVIRONMENTAL ANALYSIS AND NOTIFICATION: An Environmental Assessment/ Initial Study has been prepared and will be reviewed by the Commission at the meeting. Pursuant to Section 21092.6(a) of the Public Resources Code, the California Environmental Quality Act (CEQA), a draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Environmental issues addressed in the Initial Study include, land use, hydrology, and traffic. If approved the site zoning will be changed to PD-274. Director of Plaf'ining and Zoning City Manager Attachments: 1. Vicinity Map 2, Initial Study 3. Minutes from June 12, 2002 Planning Commission meeting_w 3. Resolution 4. Conditions of Approval VICINITY MAP w1YYM1�Y�'I III�I�MIM�I�rp A+MIMIMM�IIIMF� RAMON ROAD 3 � o I oil w a: inALMz *DRIVEE' VICINITY MAP N.T.S. (1A CITY OF PALM SPRINGS CASE NO. 5.0905-PD 274- TM 30568 DESCRIPTION APPLICANT APP.by Creative Communities,LLC.,to subdivide 8.42 acres into 63 units,located on SW corner of E.Palm Canyon Drive and Creative Communities, LLC. Araby Drive,Zone R-3/RGA6,Sect.25. CITY OF PALM SPRINGS DEPARTMENT OF PLANNING AND BUILDING INITIAL STUDY Revised: June 19, 2002 Application No(s:): Case No. 5.0905, Planned Development District No. 274 and Tentative Tract Map 30568 Date of Completed Application: May 20, 2002 Name of Applicant: Creative Communities, LLC Project Description: Planned Development District and Tentative Tract Map for a gated 63 unit, two story, multi-family residential development, on 8.42 acres. Location of project: APN # 510-030-3 and 510-030-4; South west of the corner of Araby Drive and East Palm Canyon Drive. General Plan Designation(s): H43/21 (High Density Residential) L6 (Low-Density Residential) Proposed General Plan Designation(s): No change proposed Present Land Use(s): Vacant Existing Zoning(s): R-3 (Multiple Family Residential and Hotel) RGA6 (Garden Apartment and Cluster Residential Zone) Proposed Zoning(s):Planned Development District - 274 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 ❑No I I. If"yes"above,does the project fall into any of the Emergency Projects listed in Section 15269 of the State CEQA Guidelines? ❑Yes ®No III. If"no"onll.,does the project fall under any of the Ministerial Acts listed ❑Yes ®No in Section 15268 (b) of the State CEQA Guidelines? IV. If"no"on III.,does the project fall under any of the Statutory Exemptions ❑Yes ®No listed in Article 18 of the State CEQA Guidelines? 1 1 V07 OYes ®No V. If "no" on IV., does the project qualify for one of the Categorical 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). Vl. Project Description: The applicant proposes to subdivide 8.42 acres (gross)of land into a residential development of 63 residential units. The property is located at the southwest corner of East Palm Canyon Drive and Araby Drive. The subject site is currently zoned RGA6(Garden Apartment and Cluster Residential Zone) and R-3 (Multiple Family Residential and Hotel). The applicant is proposing a Planned Development District to allow the development of a 63-unit attached and detached multi-family cluster residential project with modified setbacks, height, and building separation. Maximum height being proposed is 27' 6". The project also includes a Tentative Tract Map to subdivide the parcel into 63 lots/units for individual ownership. The proposed development will gain vehicular access from Araby Drive,an existing public street and from the frontage road located to the west of the subject property. A precise grading plan will be required in conjunction with the specific development plan. The Planned Development District and Tentative Tract Map will be considered by the Planning Commission and the City Council as required by the Zoning Ordinance. VII. Site Description:The site is currently vacant and consists of generally level land, with a slope of approximately 1% - 2%, with native scrub vegetation and scattered trees and shrubs. Portions of the site are currently disturbed. Vill. Surrounding Zoning and Land Uses: North: R-3 (Multiple Family Residential and Hotel); Apartments South: RGA6 (Garden Apartment and Cluster Residential Zone); Apartments, Condominiums. East: R-3 (Multiple Family Residential) and R-2 (Limited Multiple Family Residential); Vacant, Condominiums and proposed Apartments. West: PD 107-underlying zones R-3(Multiple Family Residential and Hotel)and RGA6(Garden Apartments and Cluster Residential Zone); Restaurant and timeshare condominium. 2 I '60 Surrounding General Plan: North: H 43/21 (High Density Residential) South: L-6 (Low Density Residential) East: H 43/21 (High Density Residential) West: L-6 (Low Density Residential)/ H 43/21 (High Density Residential) 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 X. Are there any of the following studies required? 1. Soils Report oYes ®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 8. Biological Study ❑Yes ®No 9. Noise Study ❑Yes ®No 10. Hazardous Materials Study ❑Yes ®No 11. Housing Analysis ❑Yes ®No 3 I V�q 9 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact - Impact Incorporated Impact 12. Archaeological Report ❑Yes ®No 13. Groundwater Analysis ❑Yes ®No 14. Water Quality Report ❑Yes ®No 15. Other ❑Yes ®No XI. Incorporated herein by reference: • General Plan Final EIR • Hydrology Study for TM 30568 prepared by Mainero Smith and Associates, Inc. (May 8 2002); and • Traffic Impact Study for the Friend Development by Lawrence Eisenhart (August 17, 2000). • Institute of Transportation Engineers, 5th Edtion, 1991. 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 the vicinity? ❑ ❑ ❑ d) Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? ❑ ❑ ❑ e) Disrupt or divide the physical arrangement of an established community(including a low-income or minority community)? ❑ ❑ ❑ 4 TIVO Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 1 a-e)NO IMPACT. The proposed project falls within an acceptable range of land uses as described by the Palm Springs Zoning Ordinance for the RGA6 and R-3 zone designation.The project site is designated as H43/21 and L6 on the City's General Plan. In the opinion of the Planning Division,the project is compatible with the City's General Plan and consistent with the Zoning Ordinance. Byright of zone up to 84 dwelling units could be proposed.There are no agricultural resources in the area of the project. 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 fully developed area.The general area is experiencing new private-sector investment and,as a result of the new investment is undergoing revitalization. The proposed project includes a number of slight modifications from the standards set forth in the R-3 and RGA6 zones.The proposed project includes a building height ranging from 24'9"to 27'6",which exceeds the R-3 zone requirement of 24 feet. Building separation and setbacks to property lines have been reduced significantly. The private roadway within the proposed development is proposed at 28'feet wide. Development in the area,particularly the existing multifamily residential development to the south of East Palm Canyon Drive and multi family residential developments to the north, include two story units and reduced setbacks and building separation requirements. Development to the west includes multi-family residential,hotel,and restaurant. 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 mulit- family complex south of the proposed development has no windows facing this proposed development. The project consists of three floor plans. Plan 1 consists of a 3,238 square foot duplex. This two story structure is proposed at 27' 6". Plan 2 consists of a 2,051 square foot two story residence,with a proposed height at 24'9". Plan 3 consists of a 2,232 square foot two story residence, with a proposed height of 26' 0". All proposed structures are requiring relief in height through the planned development district application to allow full architectural tile roofs. The proposed project also features minimum building separation of 6'to 8',whereas the R-3 and RGA6 zones require a minimum building separation of 15'. Given the proposed site design characteristics,whereby the project is designed with internal circulation and rear yards face towards the exterior of the project,the proposed side and rear yard setbacks will not cause structures to be located closer to adjacent development than normally allowed bythe underlying zones.The same is true of building separation,given the proposed site design characteristics,whereby the project is designed with an internal orientation,the proposed building separation will comply with the Uniform Building Code requirements. The project provides a total of 14 guest parking spaces, 126 garage covered spaces for a total of 140 parking spaces.The project is under two parking spaces per the City of Palm Springs Zoning Ordinance. The code requirements for parking per Zoning Ordinance requirements are two covered spaces per dwelling unit and one additional guest space for every four dwelling units. Sixteen spaces will be required for the guest parking for the 63 dwelling units. The project proposes a lot coverage of 34%.The R-3 and RGA6 zones do not contain standards for maximum lot coverage. As an in-fill project,the proposed project's lot coverage is consistent with existing development in the area.The proposed amenities,including the location of the bulk of the opens space in a large retention area located on East Palm Canyon Drive,and the ability for each individual lot to create a swimming pool and spa,provide for both active and passive recreation amenities. The project includes 45% landscaped area.The R-3 zone requires a minimum of 45% landscaped area. However the RGA6 zone requires fifty percent of the site area to be landscaped in which the applicant will be requiring relief under the planned development district for the portion of the site. The proposed landscape coverage is also consistent with existing development in the area.The proposed project design includes dense shade tree canopy,accent plants,shrubs,vines and groundcover in a lush yet water efficient landscape design. Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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 minor traffic calming street improvements to Araby Drive and East Palm Canyon Drive,are proposed as part of the project. The proposed project falls within an acceptable range of land uses as described bythe Palm Springs Zoning Ordinance for the R-3 and RGA6 zone designations.The project site is designated as H43/21 and L6 on the City s General Plan. In the opinion of the Planning Division,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 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 infrastructure)? ❑ ❑ ❑ c) Displace existing housing, especially affordable housing? ❑ ❑ ❑ 2. a-c) NO IMPACT. The proposed project includes 63 new multi-family residential units in a gated community, and will result in approximately 134 new residents if the project is occupied on a full-time basis.The proposed planned development and subdivision is consistent with existing zoning and general plan designations for the property. The project site is currently vacant,and is bounded by single family residential uses to the north,commercial uses to the east and residential and hotel uses to the south and residential uses further to the west. 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? ❑ ❑ ❑ 6 /qlf ��, Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact d) Seiche,tsunami,or volcanic hazard? ❑ ❑ ❑ e) Landslides or mudflows? ❑ ❑ ❑ f) Erosion, changes in topography or unstable soil conditions from excavation, grading and ❑ ❑ ❑ fill? g) Subsidence of the land? ❑ ❑ ❑ h) Expansive soils? ❑ ❑ ❑ 1) Unique geologic or physical features? ❑ ❑ ❑ j) Is a major landform, ridgeline, canyon, etc. involved? ❑ ❑ ❑ 3.a-j)NO IMPACT.The subject site consists of 8.42 acres of vacant land. The development of the proposed 63 single family residences which 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 Building 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. There are no known unstable earth conditions associated with the project site based on review of the Seismic Safety Element of the City of Palm Springs General Plan. The future development of housing on the site will be designed to comply with the Uniform Building Code which mandates requirements for seismic safety construction and the developer will be required to submit a precise grading plan along with a soils report for review and approval of the City prior to the issuance of any permits. Therefore,there will be no geologic impacts as a result of the development of this project and the proposed subdivision of the land. The project site is a level parcel with very little ground relief. The project does not include any change in site topography or ground surface relief features through site preparation or development,therefore there will be no impact to the environment. The project is being proposed in an un-developed area.No significant increases in wind erosion blowsand 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. There are no known geologic hazards present on the site,other than ground shaking potential associated with earthquakes.All structure will be constructed to meet Uniform Building Code specific earthquake design standards. The preliminary grading plan notes 10,000 cubic yards of cut and 7,000 cubic yards of fill,and 3,000 cubic yards of export.This grading activity will not result in significant impacts to on-site and off-site drainage patterns or soil erosion.The applicant will be required to submit soils and compaction reports for review and approval by to the City of Palm Springs Department of Planning and Building 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. • Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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 Building Staff reveals no major land forms on the site.Thus there exists no potential for a significant effect on the environment due to an impact on a major land form. 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? ❑ ❑ ❑ j) Are there any on-site or any proposed wells? DYes ®No 8 1 V14I Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 4.a,b,e)LESS THAN SIGNIFICANT IMPACT. The subject 8.42 acre site is vacantand sporadically covered with native vegetation. The subject site is found on the Flood Insurance Rate Map(FIRM)Panel 060257 0008 C,dated June 18,1996,for Riverside County.The FIRM Map designates this area as"Zone B",or areas subject to flooding within the 100-year and 500-year flood plains. During the 100-year storm, the area is expected to experience flooding of up to one (1)foot of storm water. The development of the proposed 63 lot residential project will increase the amount of hard surface and will create additional storm water run-off,but with mitigation,this should not be significant. An approved drainage study,dated May 8,2002,by Mainiero,Smith and Associates,was prepared for this project. The subject site is surrounding by existing development,and therefore,there are no off-site storm water drainage areas tributary to this project. Storm water runoff falling on the subject site naturally drains in a northeasterly direction to the intersection of East Palm Canyon Drive and Araby Drive,where existing flows are directed to an existing 38-inch storm drain pipe that outlets to the north side of East Palm Canyon Drive. The study demonstrates that the existing 100-year storm water runoff rate from the subject site is approximately 7.74 cubic feet per second(cfs). After development,the subject site will be developed and constructed in such a way that four separate drainage areas are created, each with storm water runoff directed through on-site streets and drainage systems to a retention area. The study demonstrates that after development, the combined 100-year storm water runoff rates for each of these sub-drainage areas after reducing the amount of storm water runoff that pre-existed, results in an incremental storm water runoff volume of 0.71 acre-feet required to be stored on-site. The development is proposing a 0.7 acre area for retention of incremental storm water runoff within the landscaped setback area along the south side of East Palm Canyon Drive,adjacent to the project. The Riverside County Flood Control and Conservation District Master Drainage Plan forthe City of Palm Springs includes a master-planned storm drain line adjacent to the project. This drain line,indicated as Line 23 on the Plan,is anticipated to serve a small area north and west of the Palm Canyon Wash,and eventually direct stormwater flows to the Tahquitz Creek crossing on El Cielo Road. Line 23 will be constructed with a 42"diameter pipe,capable of carrying a 10-year design flow of 135 cfs in the area near the project. Indication from RCFC is that Line 23 is being designed for construction by their staff,and is scheduled for construction in the next few years. At the time Line 23 is constructed,it will be available for use by this project,and required on-site retention/detention of stormwater runoff could be directed into Line 23,subject to RCFC approval. In conclusion,the proposed development of Tentative Tract Map 30568 will meet the flood control requirements set by the City of Palm Springs. 4.1b,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 0008 C)and the knowledge of the Planning and Building Department staff and the City Engineer, the site is located outside of the 100-year or 500-year flood way. 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? ❑ ❑ ❑ 9 Y14 / 5 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact c) Alter air movement,moisture,or temperature,or cause any change in climate? ❑ ❑ ❑ d) Create objectionable odors? ❑ ❑ ❑ 131 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 Erasion 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 Cade,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 multi family residences,a hotel,and a restaurant.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? (S.F.= 10; M.F. = 6; or from ITE): 43 S.F.X 10 trips=430 trips 20 M.F.X 6 trips= 120 trips 550 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)? ❑ ❑ ® ❑ 10 ldfil(a 7 n Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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)? ❑ ❑ ❑ h) Rail,waterborne or air traffic impacts? ❑ ❑ ❑ 6. b-d)LESS THAN SIGNIFICANT IMPACT. The proposed use includes 43 detached dwellings and 20 attached dwellings. Attached dwellings are determined to have 6 trips per unit for 120 trips per the twenty attached units according to the ITE 51h Edition. Detached units will create approximately 10 trips for 43 detached dwellings creating 430 trips for a total of 550 trips based on the ITE(Institue of Transportation Engineers,51h Edition, 1991). The City's General Plan assumed that 84 units could be constructed on-site. By 2020, based on "Build Out"traffic projections, all study intersections will continue to operate at acceptable levels of service. No roadway traffic control improvements are recommended to accommodate"Build Out"2020 traffic or as a consequence of the proposed development. The proposed project includes improvements to East Palm Canyon Drive, and Araby Drive. The improvements include a 12 foot meandering bike path and side walk in a landscaped parkway along East Palm Canyon Drive. The gated project entry will feature two 24'wide gated entries with a phone and address board for guests to call their hosts and announce their arrival.A 10'landscaped median will provide a buffer between the entry driveway and exit driveway. Standard curb, gutter,and sidewalks will be required on Araby Drive. 6.e-h)NO IMPACT. As a result of the proposed subdivision,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,hazards for pedestrians and/or bicyclists will not 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 their haltitals (mdudmg but not limied to plants,f4ish, insects, animals,and birds)? ❑ ❑ ❑ b) Locally designated species? ❑ ❑ ❑ 10 11 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact c) Locally designated natural communities(e.g. oak forest,coastal habitat,etc.)? ❑ ❑ ❑ d) Wetland habitat (e.g. marsh, riparian and vernal pool)? ❑ ❑ ❑ 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? EYES ENO 7.a-f)NO IMPACT. The subject property is an infill development and is surrounded by developed property. The site is currently vacant, and contains only sparse native scrub vegetation and scattered trees and shrubs.Portions of the site have been graded and disturbed over the years. 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 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 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. g. HAZARDS Would the proposal: 12 If iq ,8 v� Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact a) Be a risk of accidental explosion or release substances(including , but not limited to: oil, pesticides,chemicals,or radiation? ❑ ❑ ❑ 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 hazards? ❑ ❑ ❑ e) Increase the risk of fire hazard in areas with flammable 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 off Araby Drive Way,of a width satisfactory to all affected agencies to serve the property in question in case of emergency. The entire site is 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 Araby Drive and East Palm Canyon Drive 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 Airport F.A.R. Part 150 Noise Compatibility study? ®YES ONO 10.a)NO IMPACT. 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,otherthan 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 13 lytqll Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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 inclose proximity to East Palm Canyon Drive. In this area,there are increased levels of noise during specific times of day and seasons due to downtown activities. During these peak visitation times,the City experiences increase noise from a larger number of private automobiles,busses,and emergency vehicles. Despite the distance from downtown,future residents of the site may experience relatively low but audible noise levels(35 to 50 dB). 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. Interior noise levels,with windows closed and mechanical ventilation,should be below audible levels. No mitigation necessary or recommended. 11. 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? ❑ ❑ ❑ e) Other governmental 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,and school fees are required for all new construction to mitigate any potential impacts to the school district. 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? ❑ ❑ ❑ 14 / / Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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 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. 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. The subject site is located within an area of the City where architectural approval for residential development is required. 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 on multiple occasions.The function of the Design Review Committee is to provide recommendations to the Department of Planning and Building staff,in terms of project aesthetics.The Design Review Committee is comprised of design professionals including architects and landscape architects.Recommendations made bythe Design Review Committee have been incorporated into the project,including the implementation of the great room concept,narrowing of internal streets, entry way improvements and a shift towards pedestrian oriented design. 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 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 15 1 YAW Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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? ❑ ❑ ❑ 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-e) NO IMPACT.The General Plan indicates there should be no impact to paleontological,archaeological and historical resources as a result of this project. 15. RECREATION Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? ❑ ❑ ❑ b) Affect existing recreational opportunities? ❑ ❑ ❑ 15,a-b)NO IMPACT. The proposed lot sizes will accommodate a swimming pool and spa 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 � ��� Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 16.a).LESS THAN SIGNIFICANT IMPACT. The Department of Planning and Building 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 Building 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. The property to the east was recently approved for apartment use and that there was controversy regarding the proposed apartment land use,project design,traffic,and view loss. Similar issues and 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? ❑ ❑ ❑ 123 e) Affect environment(Cultural Resources) ❑ ❑ ❑ f) Environmental Consequences - 1. Summary of impacts(Include a table summarizing the potential Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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 ❑ ❑ ❑ 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. 18. LISTED BELOW THE PERSON OR PERSONS WHO PREPARED OR PARTICIPATED IN THE PREPARATION OF THE INITIAL STUDY: Douglas R. Evans,Director of Planning&Building Todd Mierau,Assistant Planner Marna Van Horn,Associate Engineer Marcus Fuller,Senior Engineer David Barakian,City Engineer 19. DETERMINATION On the basis of this initial evaluation. ❑ I find the proposed projectCOULD NOT have a significant effect on the environment,anda NEGATIVE DECLARATIONwill be prepared. ® 1 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: May 20,2002 Douglas R. E ans Date Director of Planning&Building 18 ' yJqay � C C� CITY OF PALM SPRINGS (g- PLANNING COMMISSION MEETING June 12, 2002 1:30 p.m. Council Chamber, City Hall 3200 East Tahquitz Canyon Way Palm Springs, California 92262 ROLL CALL Present this Meeting Present to Date FY 01-02 Excused Absences Philip Klatchko, Chairman X 19 2 Jeffrey Jurasky, V. Chr. X 20 1 Ralph Raya X 19 2 Jon Shoenberger X 20 1 Jon Caffery X 19 2 Mark Matthews X 17 4 Jerry Grence X 5 0 STAFF PRESENT: Douglas R. Evans, Director of Planning & Building Dave Barakian, City Engineer Alex Meyerhoff, Principal Planner Sky Warden, Assistant Planner Jing Yeo, Assistant Planner Todd Mierau, Assistant Planner Sky Warden, Assistant Planner Michele Boyd, Administrative Coordinator Chairman Klatchko called the meeting to order at 1:34 p.m. The May 22, 2002 agenda was available for public access at the City Hall exterior bulletin board and the Department of Planning & Building counter by 4:00 p.m., Friday May 17, 2002. APPROVAL OF MINUTES: M/S/C (Raya/Caffery, 5-0, 1 absent, 1 abstain) to approve the minutes of March 27, 2002 as presented. Page 2 of 7 Planning Commission Minutes June 12, 2002 Chairman Klatchko opened the meeting for Public Comments.There being no appearances, Public Comments was closed. Case 5.0905—PD 274—TTM 30568—Application by Creative Communities, LLC, for a Tentative Tract Map and Planned Development District to subdivide 8.42 acres of land into 63 lots on the southwest corner of East Palm Canyon Drive and Araby Drive, R-3/RGA 6 Zone, Section 25. Todd Mierau, Assistant Planner, reported that the subject property also has a Resort Overlay zoning designation which requires a Conditional Use Permit for all multi-family residential development. He reported that the proposed ten duplex homes will be clustered and have a common wall but have individual lots. He reviewed exhibits for the Planning Commission. Chairman Klatchko opened the Public Hearing. Mr. Marvin Roos, Mainiero Smith & Associates, project planners and engineers, addressed the Planning Commission to state that the proposed development is similar to King's Point which was developed in the 1960's and 1970's (located off of Murray Canyon Drive) and shares the same primary advantage in that each home has its own yard, pool, and spas, etc as a sort of hybrid single family residence, multi-family residence, condominium development. He asked for clarification of Planning Condition No. 29 as code requires two feet and the condition calls for a width of five feet landscaped area in subject area. He asked that Engineering Condition No. 12 be amended to require the connection to existing sidewalk and curb match and stated that he believes the existing is a five foot wide sidewalk. He stated that he feels the proposed project is architecturally superior and will have a true village atmosphere which resolves a long-vacant site. He stated that the proposed density could be greater. There being no further appearances, the Public Hearing was closed. Commissioner Raya expressed concern regarding proposed building height in comparison with surrounding neighborhood. He stated that he appreciated the fact that the applicant has proposed a low density development on this property; however, expressed concern regarding the setback reduction request. He also stated that he believes 14 guest parking spaces is insufficient and could be a problem for the neighborhood. He stated that some homeowners may have three or more cars and/or use their garage for storage rather than parking which adds to his concern. Dave Mathews, Fire Department Inspector, reported that the standard minimum street width requirement of 28 feet is 20 feet for clearance and 8 feet for parking on one side of the street. Commissioner Raya called the applicant to the podium. Mr. Brian Dawson, applicant, addressed the Planning Commission to reviewthe plans and exhibits. He stated that the proposed exterior color of the two-story duplexes will be dark rust. He stated foc* Page 3 of 7 Planning Commission Minutes June 12, 2002 that market demands require a 9 foot plate; therefore the two stories plus a one foot floor construction makes a 27.5 foot height requirement with a clay tile roof pitched as low as possible, varied for dimension. He confirmed that pad height is higher than street level and cannot be lowered due to drainage requirements. He stated that, regarding parking in driveways and on streets, the Homeowners Association and Police Department are the major influences. He stated that he feels two covered parking spaces per unit and the proposed guest parking is sufficient. He confirmed that unit-to-unit separations are eight feet and that there will be reciprocal easement agreements in place. Mr. Marvin Roos addressed the Planning Commission to state that the applicant does not wish to reduce landscaped area for increased street width and noted that there are 20 tandem parking spaces provided at 10 units with full aprons which should alleviate parking concerns. He stated that in the Final Planned Development District application, approximately 4-6 parking spaces could be added, in addition to parking on Araby Drive. He stated that the pad height is below residences to the south (which do not have windows facing north) and that it is also below East Palm Canyon DriveNilla Alegria elevations. He stated that the amount of the building height which exceeds 24 feet is 2%. He stated that the property wall will be screened with creosote and desert willow. Commissioner Jurasky commented that he is concerned that the view while traveling east on East Palm Canyon Drive would be a wall six feet in height. He recommended that the wall undulate and that the interior village environment does not turn its back on surrounding neighborhood. Chairman Klatchko stated that he is not comfortable with the proposed zero foot front setbacks on internal streets. He stated that Kings Point looks like single family residences, not like the proposed development, and that, while having backyard space is nice, front yards are necessary too. He stated that driveways at garage areas are also necessary. He said that,with the exception of some small plantings, the views from inside the development are garages and buildings — no common space. He stated that he felt the entry areas could be more aesthetically pleasing and that he concurs with Commissioner Jurasky regarding the streetscape. Mr. Roos stated that this project is different than most projects which have come before the Planning Commission in that it is an urban village with each unit having a landscaped entry at its own parking area. He stated that it features European intimacy of design not typical with the big front yard/big back yard single family residence designs (in keeping with Smart Growth)which are more common. He stated that he feels this project could set the standard for this type of site design. He stated that, if it is the Planning Commission's direction, he will ask the landscape architect to redesign the streetscape at the walled area; although, he feels that it is a great street scene—just different from, for example, the Desert Rose apartments with 125 foot setback from East Palm Canyon Drive. Chairman Klatchko concurred that appreciating one particular design over another is subjective and that he appreciates the creativity of the design team. He asked if an additional eight parking spaces would be possible to incorporate onsite. Commissioner Shoenberger stated that he feels Smart Growth is an important consideration and that Design Review gave the proposed design high marks. He asked if there might be a way to /it, 7 Page 4 of 7 Planning Commission Minutes June 12, 2002 better embrace the surrounding neighborhood with the design. Mr. Roos stated that finding eight additional parking spaces onsite would be a problem. He stated that the East Palm Canyon Drive area characteristics include sound and light buffering requirements (from staff recommendations). He stated that the 8-10 units with frontage on East Palm Canyon Drive will have patio walls and pools, etc in the rear yards. Fie confirmed that there is no requested entry from East Palm Canyon Drive and stated that he feels the design of the East Palm Canyon Drive frontage is exemplary. He stated that he feels the Araby Drive frontage is similar to that of Villa Alegria — no relationship to the street. He stated that there could be direct access off of Araby Drive and that 5-6 units will have frontage to that street and will have walls five feet in height as a buffer. MS/C (Raya/Grence 4-1, 2 absent, Jurasky dissenting) to approve subject to Conditions of Approval in Staff Report; and • Applicant to add a minimum of eight onsite parking spaces; and • Street width to be increased to 28 feet; and • Twenty additional parking spaces at garage drive-up areas to be provided and protected by incorporation into the CC&Rs through the Homeowners Agreement; and • West elevation to be redesigned to soften the eastbound East Palm Canyon Drive view; and • Rear elevation to be equal in curb appeal as the front elevation; and • Engineering Condition No. 25 to be deleted; and • Engineering Condition No. 12 to be amended to require five foot wide sidewalk to match existing adjacent sidewalk. • Case 5.0910—PD 277—Application by Coachella Valley Housing Coalition for Architectural Approval and Planned Development District to construct 66 apartment units located west of Sunrise Way, north of San Rafael Road, PD116A Zone, Section 35. Motion, if desired: A. That the Planning Commission approve a ten percent reduction in the number of required parking spaces(15 required spaces)and eliminate eight spaces which are not required but shown on the site plan. The eliminated required parking spaces shall be shown on the final site plan (shaded or other graphic depiction). In the event there is a parking deficiency at any time in the future, the property owner, upon written request of the Director of Planning, shall construct said 15 required parking spaces within 90 days. I YAM Page 5 of 7 Planning Commission Motions Agenda June 12, 2002 2. That the Planning Commission consider approving termination of Twin Star Road and require the construction of a 10 foot wide colored concrete sidewalk/bikeway and an area wide enough shall be constructed in a manner that will structurally support (turf block, roadway base with decomposed granite, or other approved material) emergency vehicles. Access shall also be provided to existing retention basin lot. The vacated portion of this roadway shall be fully improved and maintained by the owners of Coyote Run. The Planning Commission directs staff to revised Conditions of Approval and findings accordingly prior to City Council approval and the Planning Commission finds that the closure of this small portion of Twin Star Road is consistent with the General Plan. 3. That the Planning Commission review and consider deleting the required sidewalk on the north side of Garnet Road, 4. Case 5.0912—Application by Udo Kierspe for a Change of Zone from O (Open Space) to R-1-C (single family residential)for Assessor's Parcel#501-590-007, located at 2555 Via Miraleste, O Zone, Section 2. Motion, if desired: Approve subject to Resolution in Staff Report. 5. TPM 30581 — Application by the Stroke Activity Center for a Tentative Parcel Map to subdivide four acres of land into two parcels for sales purposes only, located on the northeast corner of Alejo Road and Commercial Road, PD158/M-1-P Zone, Section 12. Motion, if desired: Remove from agenda at applicant's request. 6. Case 6.463—Application by Robert Rosenau for a Variance to reduce the required number of parking spaces for a new restaurant and existing retail building associated with an existing hotel, the Pepper Tree Inn, from 65 to 33 spaces, located at 645 North Palm Canyon Drive, C-1 Zone, Section 10. Motion, if desired: Approve subject to Conditions of Approval in Staff Report. 7. CONSENT AGENDA: None ARCHITECTURAL APPROVAL: 8. Sign Program — Request by Quiel Bros Signs for clarification of March 13, 2002 Planning Commission decision ("M/S/C (Matthews/Caffery 6-0) to approve maximum height of ten feet from adjacent grade and for a term equal to the length of the current lease or five JVAA9 Page 6 of 7 Planning Commission Motions Agenda June 12, 2002 years;whichever is shortest.") regarding Case 8.245 for Sign Program for property located at 672 South Palm Canyon Drive, C-M Zone, Section 23. Motion, if desired: Confirm staff interpretation of above motion. 9. Case 3.2158—Application by Horoz Ramy for Architectural Approval for renovation of the Spanish Inn located at 640 North Indian Canyon Drive, R-3 Zone, Section 11. Motion, if desired: Continue to meeting of June 26, 2002 for staff to revise Conditions of Approval and incorporate Planning Commission recommendations. MISCELLANEOUS: 10. Case 5.0757 — TTM 28668 — Application by Mrs. Edith Toor for a Time Extension to October 18, 2003 for Tentative Tract Map 28668, R-1-A Zone, Section 10. Motion, if desired: Approve as submitted. 11. Case 5.0741 — PD 246 — TTM 28507 — Application by Christopher S. Mills for Stanley Broxmeyer for a one-year time extension from May 21, 2002 to May 21, 2003 for an approved Planned Development District in lieu of a Change of Zone and Tentative Tract Map application for a 514 recreational vehicle space resort, 36 single family residential lots, 18-hole golf course, clubhouse, four tennis courts, a small convenience market, and support facilities on 83.8 acres at the northeast corner of Highway 111 and Gateway Drive, R-1-C Zone, Section 34. Motion, if desired: Approve as submitted subject to revised Conditions of Approval from Engineering Department dated June 11, 2002. 12. COMMISSION WORK PROGRAM: • Work Program Priorities and Subcommittee Assignments — Update. • Council Goals and Priorities— Five Year Plan — Update. • City Council Cabinet Meeting. • Section 14 Master Plan Subcommittee. • Katherine Finchey— Ruth Hardy Park. M. CITY COUNCIL ACTIONS: Update /V*430 Page 7 of 7 Planning Commission Motions Agenda June 12, 2002 N. COMMISSION/STAFF REPORTS AND REQUESTS There being no further business, the meeting was adjourned at 5:50 p.m. Respectfully Submitted, Douglas R. Evans, Director of Planning & Building PROOF OF PUBLICATION This is space for County Clerks Fihag Stamp (2015.5.C.C.P) NcA 536 CITY OF PALM SPRINGS NOTICE OF PUBLIC HEARING PLANNING COMMISSION Case No. 5.0905/PD 274/and TTM 30568 STATE OF CALIFORNIA Application by Creative Communities, LLC., for a tentative tract map and planned development des- County of Riverside tract to subdivide 8 42 aSasa of land into 63 lots on the South west corner of E. Palm Canyon Drive and Araby Drive, Zone R-3/RGA6, Section 25. NOTICE IS HEREBY GIVEN that the Planning -_ Commission of the City of Palm Springs, Califor- nia, will hold a publlc hearing at its meeting of June 12,2002.The Planning Commission meetingq begins at 1:30 P.M. (Public Heating start at 2:00 pp m.f en the Council Chambers at City Hall, 3200 E.Tahguitz Canyon Way, Palm Springs. The purpose of this hearing Is to consider an ap- plication by Creative Communities, LLC,for a ten- tative tract map and planned developpment district I am a citizen of the United States and a resident of to subdivide 8.42 acres of land into 63 lots on the south west corner of E. Palm Canyon Drive and the County aforesaid;I am over the age of eighteen Araby Drive.The PDD,apphcation is for the devel- Cars,and not a party to or interested in the opment of 63 single faintly residences and re- quests approval e specific property development above-entitled matter.I am the principal clerk of a standards Modification of property development standards include relief in height, building as para- printer of the,DESERT SUN PUBLISHING tear, and setbacks. The property is zoned R-3 (Multi-family and Hotel Zonel and RGA6 (Garden COMPANY a newspaper of general circulation, Apartment and cluster Rese eatlal Zone) printed and published in the city of Palm Springs, County of Riverside,and which newspaper has been VICINITY MAP adjudged a newspaper of general circulation by the Superior Court of the County of Riverside,State of California tinder the date of March 24,1988.Case Number 191236;that the notice,of which the annexed is a printed copy(set in type not smaller n than non pariel,has been published in each regular and entire issue of said newspaper and not in any aawp- supplement thereof on the following dates,to wit: ----- May 23rd foregoingto s true and under correct. California of perjury that the draft 09213Environmental Public rn al M1A -----------------------------_--------------------------------- An ssmert/Initial Study has All in the year 2002 prepared be reviewed by the Com- mission( ) penalty p J ty ( f g. Pursuant to Section Resources Code the . MitigatedQuality Act (CEQA), a q e Declaration of Enveron- 23rd mental Impact has been prepared for the subject rposal Environmental issues addressed in the Dated at Palm Springs,California this--------------day rnitoeal Study include, land use, hydrology, and traffic.If appe oved the site zoning will be changed May to PD-274. of----------------------_---------------2002 The proposed map, Initial Study and related doc- uments be- tween are available for public Ci review daily, ngs in the 8 am and 5 B ll the City rt Palm Springs m the Planning and Building Department, located at 3200 Tahquitz Canyon lNay. If any individual or group challenges the action e Signature court, issues raised may be hearing to only those issues ice or at the public heanng ce at,or i- this notice or m written correspondence at, n pri- or to, the Planning Commission hearing. An op- portunity so s given at said hearing for all inter- estedc persons e it heard. Questions regarding this case may e detected to Todd Meemu, Assis- tant Planner, Department of Planning 8 Building, (760)323-0245. A notice of Public Hearing is being sent to all property owners within four hundred (400)feet of the subject property. /s/Douglas R.Evans Director of Planning and,Building PUB: May 23, 2002 AFFIDAVIT OF MAILING /rFr p� 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 the 22"d day of May, 2002, 1 served the within (NOTICE OF PUBLIC HEARING)on PLANNING COMMISSION CASE NO. 5.0905/ PD 274/and TTM 30568, application by Creative Communities, LLC., for a tentative tract map and planned development district to subdivide 8.42 acres of land into 63 lots on the south west corner of East Palm Canyon Drive and Araby Drive,Zone R-3/RGA6,Section 25,and served the within(PUBLIC MEETING NOTICE)on OFFICE OF NEIGHBORHOOD INVOLVEMENT AND PUBLIC PARTICIPATION, NOTICE OF PREPARATION OF INITIAL STUDY AND INITIAL STUDY 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 and certified by the City's Planning Staff dated and attached hereto as Exhibit"A". I hereby declare under penalty of perjury that the foregoing is true and correct. Cathy T. T omas Dated at Palm Springs, California, this 22"d day of May, 2002. NOTICE OF PUBLIC HEARING PLANNING COMMISSION Case No. 5.0905/ PD 274/ and TTM 30568 Application by Creative Communities, LLC., for a tentative tract map and planned development district to subdivide 8.42 acres of land into 63 lots on the south west corner of E. Palm Canyon Drive and Araby Drive, Zone R-3/RGA6, Section 25. NOTICE IS HEREBY GIVEN thatthe Planning Commission of the City of Palm Springs,California, will hold a public hearing at its meeting of June 12,2002. The Planning Commission meeting begins at 1:30 p.m. (Public Hearing start at 2:00 p.m.) in the Council Chambers at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Creative Communities, LLC. for a tentative tract map and planned development districtto subdivide 8.42 acres of land into 63 lots on the south west corner of E. Palm Canyon Drive and Araby Drive. The PDD application is for the development of 63 single family residences and requests approval of specific property development standards. Modification of property development standards include relief in height, building separation, and setbacks. The property is zoned R-3 (Multi-family and Hotel Zone) and RGA6 (Garden Apartment and Cluster Residential Zone). An Environmental Assessment / Initial Study has been prepared and will be reviewed by the Commission at the meeting. Pursuant to Section 21092.6(a) of the Public Resources Code, the California Environmental Quality Act (CEQA), a draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Environmental issues addressed in the Initial Study include, land use, hydrology, and traffic. If approved the site zoning will be changed to PD-274. The proposed map,Initial Study and related documents are available for public reviewdaily,between 8 am and 5 pm atthe City of Palm Springs in the Planning and Building Department,located at 3200 Tahquitz Canyon Way. If any individual or group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at,or prior to,the Planning Commission hearing. An opportunity will be given at said hearing forall interested persons to be heard. Questions regarding this case may be directed to Todd Mierau, Assistant Planner, Department of Planning & Building, (760) 323-8245. A notice of Public Hearing is being sent to all property owners within four hundred (400)feet of the subject property. Douglas R vans Director of Planning and Building City of Palm Springs Department of Planning & Building Office of Neighborhood Involvement and Public Participation Public Meeting Notice City Hall, Studio B June 3, 2002 4:00 p.m. The Department of Planning& Building invites you to a meeting to discuss proposed a Preliminary Planned Development District and Tentative Tract Map, for a 63 lot subdivision at the southwest corner of East Palm Canyon Drive and Araby Drive. The purpose of the meeting is to allow individuals to meet and discuss this project with the project proponents and with City Planning staff. City staff will coordinate this informational meeting, The City Planning Commission will hold a Public Hearing at its meeting of June 12,2002. A separate meeting notice will be mailed to affected property owners. The proposed project is described as follows: Case No. 5.0905-PD 274 -TTM 30568: Application by Creative Communities, LLC., to subdivide 8.42 acres into 63 units, located on the southwest corner of East Palm Canyon Drive and Araby Drive, Zone R-3/RGA6, Section 25. A copy of the applications and City Staff Report is available at the Department of Planning & Building, 3200 East Tahquitz Canyon Way, or you may contact Todd Mierau, Assistant Planner at (760) 323-8245. PALM �� I City of Palm Springs U 0 Department of Planning&Building ,e Planning Division ROkn1En 3200 Tahquin Canyon Way • Palm Springs,California 92262 C FO R�\P TEL (760)323-8245 •FAX(760)322-8360 •TDD(760)864-9527 MEMORANDUM DATE: May 22, 2002 FROM: City of Palm Springs TO: Responsible and Trustee Agencies/Interested Organizations and Individuals RE: Notice of Preparation of an Initial Study for Tentative Tract Map 30568/PD 274/Case No. 5.0905 The City of Palm Springs (City), in its capacity as the Lead Agency under the California Environmental Quality Act (CEQA), has prepared an Initial Study that evaluates the potential environmental impacts of Tentative Tract Map 30568 and Planned Development District 274,Case No.5,0905. The City is serving as the Lead Agencyforthis document,based on itsjurisdiction over land use within the City's boundary. This lettertransmits the proposed Initial Study and serves as a requestfor additional environmental information that you or your organization believes should be addressed. A detailed Initial Study with substantiation is attached for review to assist you in providing comments on the project. In addition to any general comments,please be sure to address the scope and content of environmental information or issues that relate to your agency's statutory responsibilities in connection with the proposed project. Comment Period: Based on the time limits defined by CEQA,your response should be sent at the earliest possible date.The public comment period on this project is from May 20,2002 to June 10, 2002. All comments and any questions should be directed to: City of Palm Springs Attn: Todd Mierau, Assistant Planner P.O. Box 2743 Palm Springs, CA 92263-2743 Post Office Box 2743 0 Palm Springs, California 92263-2743 CITY OF PALM SPRINGS DEPARTMENT OF PLANNING AND BUILDING INITIAL STUDY Application No(s:): Case No. 5.0905, Planned Development District No. 274 and Tentative Tract Map 30568 Date of Completed Application: May 20, 2002 Name of Applicant: Creative Communities, LLC Project Description: Planned Development District and Tentative Tract Map for a gated 63 unit, two story, multi-family residential development, on 8.42 acres. Location of project: APN # 510-030-3 and 510-030-4; South west of the corner of Araby Drive and East Palm Canyon Drive. General Plan Designation(s): H43/21 (High Density Residential) L6 (Low-Density Residential) Proposed General Plan Designation(s): No change proposed Present Land Use(s): Vacant Existing Zoning(s): R-3 (Multiple Family Residential and Hotel) RGA6 (Garden Apartment and Cluster Residential Zone) Proposed Zoning(s): Planned Development District - 274 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 impactshould be considered). ®Yes ❑No ll. If "yes" above, does the project fall into any of the Emergency Projects listed in Section 15269 of the State CEQA Guidelines? ❑Yes ®No III. If "no" on II., does the project fall under any of the Ministerial Acts oYes zNo listed in Section 15268 (b) of the State CEQA Guidelines? IV. If "no" on III., does the project fall under any of the Statutory ❑Yes mNo Exemptions listed in Article 18 of the State CEQA Guidelines? 1 V. If "no" on IV., does the project qualify for one of the Categorical ❑Yes ®No 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). VI. Project Description: The applicant proposes to subdivide 8.42 acres (gross)of land into a residential development of 63 residential units. The property is located at the southwest corner of East Palm Canyon Drive and Araby Drive. The subject site is currently zoned RGA6 (Garden Apartment and Cluster Residential Zone) and R-3 (Multiple Family Residential and Hotel). The applicant is proposing a Planned Development District to allowthe development of a 63-unit attached and detached multi-family cluster residential project with modified setbacks, height, and building separation. Maximum height being proposed is 27' 6". The project also includes a Tentative Tract Map to subdivide the parcel into 63 lots/units for individual ownership. The proposed development will gain vehicular access from Araby Drive, an existing public street and from the frontage road located to the west of the subject property. A precise grading plan will be required in conjunction with the specific development plan. The Planned Development District and Tentative Tract Map will be considered by the Planning Commission and the City Council as required by the Zoning Ordinance. VII. Site Description: The site is currently vacant and consists of generally level land, with a slope of approximately 1% - 2%, with native scrub vegetation and scattered trees and shrubs. Portions of the site are currently disturbed. VIAL Surrounding Zoning and Land Uses: North: R-3 (Multiple Family Residential and Hotel); Apartments South: RGA6 (Garden Apartment and Cluster Residential Zone); Apartments, Condominiums, East: R-3 (Multiple Family Residential) and R-2 (Limited Multiple Family Residential); Vacant, Condominiums and proposed Apartments. West: PD 107- underlying zones R,3 (Multiple Family Residential and Hotel) and RGA6 (Garden Apartments and Cluster Residential Zone); Restaurant and timeshare condominium. Surrounding General Plan: North: H 43/21 (High Density Residential) 2 South: L-6 (Low Density Residential) East: H 43/21 (High Density Residential) West: L-6 (Low Density Residential)/ H 43/21 (High Density Residential) 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 NN/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 NN/A Draft Section 14 Master Development Plan ❑Yes ❑No NN/A X. Are there any of the following studies required? 1. Soils Report ❑Yes NNo 2. Slope Study ❑Yes NNo 3. Geotechnical Report ❑Yes NNo 4. Traffic Study ❑Yes NNo 5. Air Quality Study ❑Yes NNo 6. Hydrology NYes ❑No 7. Sewer Study ❑Yes NNo 8. Biological Study ❑Yes NNo 9. Noise Study ❑Yes NNo 10. Hazardous Materials Study ❑Yes NNo 11. Housing Analysis ❑Yes NNo 12. Archaeological Report ❑Yes NNo 13. Groundwater Analysis ❑Yes NNo 3 Potentially Significant 'Potentially Unless Less Than No (Significant Mitigation Significant Impact Impact Incorporated Impact 14. Water Quality Report ❑Yes MIND 15. Other ❑Yes ®No XI. Incorporated herein by reference: • General Plan Final EIR • Hydrology Study for TM 30568 prepared by'Mainero Smith and Associates, Inc. (May 8 2002); and • Traffic Impact Study for the Friend Development by Lawrence Eisenhart (August 17, 2000). • Institute of Transportation Engineers, 5' Ecition, 1991. 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 the vicinity? ❑ ❑ ❑ d) Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? ❑ ❑ ❑ e) Disrupt or divide the physical arrangement of an established community(including a low-income, or minority community)? ❑ ❑ ❑ 1 a-e)NO IMPACT. The proposed project falls within an acceptable range of land uses as described by the Palm Springs Zoning Ordinance for the RGA6 and R-3 zone designation.The project site is designated as H43/21 and L6 on the City's General Plan.In the opinion of the Planning Division,the project is compatible with the City's General Plan and consistent with the Zoning Ordinance. By right of zone up to 84 dwelling units could be proposed There are no agricultural resources in the area of the project. 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 developmentwithin a fully developed area.The general area is experiencing new private-sector investment and,as a result of the new investment is undergoing revitalization. 4 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact The proposed project includes a number of slight modifications from the standards set forth in the R-3 and RGA6 zones.The proposed project includes a building height ranging from 24'9"to 27'6",which exceeds the R-3 zone requirement of 24 feet. Building separation and setbacks to property lines have been reduced significantly. The private roadway within the proposed development is proposed at 28' feet wide. Development in the area,particularly the existing multi family residential development to the south of East Palm Canyon Drive and multi family residential developments to the north,include two story units and reduced setbacks and building separation requirements. Development to the west includes multi-family residential,hotel, and restaurant. 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 be distressing to some adjacent residents.Adjacent properties will also experience a minor loss of some view corridors. The project consists of three floor plans. Plan 1 consists of a 3,238 square foot duplex. This two story structure is proposed at 27'6". Plan 2 consists of a 2,051 square foot two story residence,with a proposed height at 24'9". Plan 3 consists of a 2,232 square foot two story residence,with a proposed height of 26'0". All proposed structures are requiring relief in height through the planned development district application to allow full architectural tile roofs. The proposed project also features minimum building separation of 6',whereas the R-3 and RGA6 zones require a minimum building separation of 15'.Given the proposed site design characteristics,whereby the project is designed with internal circulation and rear yards face towards the exterior of the project,the proposed side and rear yard setbacks will not cause structures to be located closer to adjacent development than normally allowed by the underlying zones.The same is true of building separation, given the proposed site design characteristics,whereby the project is designed with an internal orientation,the proposed building separation will comply with the Uniform Building Code requirements. The project provides a total of 14 guest parking spaces,126 garage covered spaces for a total of 140 parking spaces.The project is under two parking spaces per the City of Palm Springs Zoning Ordinance. The code requirem ents for parking per Zoning Ordinance requirements are two covered spaces per dwelling unit and one additional guest space for every four dwelling units. Sixteen spaces will be required for the guest parking for the 63 dwelling units. The project proposes a lot coverage of 34%.The R-3 and RGA6 zones do not contain standards for maximum lot coverage. As an in-fill project, the proposed project's lot coverage is consistent with existing development in the area.The proposed amenities,including the location of the bulk of the opens space in a large retention area located on East Palm Canyon Drive,and the ability for each individual lot to create a swimming pool and spa, provide for both active and passive recreation amenities. The project includes 45%landscaped area.The R-3 zone requires a minimum of 45%landscaped area. However the RGA6 zone requires fifty percent of the site area to be landscaped in which the applicant will be requiring relief under the planned development district for the portion of the site.The proposed landscape coverage is also consistent with existing development in the area.The proposed project design includes dense shade tree canopy, accent plants,shrubs,vines and groundcover in a lush yet water efficient landscape design. 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 minor traffic calming street improvements to Araby Drive and East Palm Canyon Drive, is 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-3 and RGA6 zone designations. The project site is designated as H43/21 and L6 on the City's General Plan. In the opinion of the Planning Division, 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 projections? ❑ ❑ ❑ b) Induce substantial growth in an area either directly or indirectly (e.g. through projects 5 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact in an undeveloped area or extension or directly or indirectly (e.g. through projects in an undeveloped area or extension of major' infrastructure)? ❑ ❑ ❑ c) Displace existing housing, especially affordable housing? ❑ ❑ ❑ 2. a-c) NO IMPACT. The proposed project includes 63 new multi-family residential units in a gated community, and will result in approximately 134 new residents if the project is occupied on a full-time basis.The proposed planned development and subdivision is consistent with existing zoning and general plan designations for the property. The project site is currently vacant,and Is bounded by single family residential uses to the north,commercial uses to the east and residential and hotel uses to the south and residential uses further to the west. The project is not likely to induce growth becausefthe 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? ❑ ❑ ❑ 19 b) Seismic ground shaking? ❑ ® ❑ c) Seismic ground failure,including liquefaction? ❑ ❑ ❑ d) Seiche,tsunami,or volcanic hazard? ❑ ❑ ❑ e) Landslides or mudflows? ❑ ❑ ❑ f) Erosion, changes in topography or unstable soil conditions from excavation, grading and fill? ❑ ❑ ❑ g) Subsidence of the land? ❑ ❑ ❑ h) Expansive soils? ❑ ❑ ❑ 1) Unique geologic or physical features? ❑ ❑ ❑ j) Is a major Iandform, ridgeline, canyon, etc. involved? ❑ ❑ ❑ 3.a-j)NO IMPACT. The subject site consists of 8.42 acres of vacant land, The development of the proposed 63 single family residences which 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 Building 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. There are no known unstable earth conditions associated with the project site based on review of the Seismic Safety Element of the City 6 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact of Palm Springs General Plan. The future development of housing on the site will be designed to comply with the Uniform Building Code which mandates requirements for seismic safety construction and the developer will be required to submit a precise grading plan along with a soils report for review and approval of the City prior to the issuance of any permits. Therefore, there will be no geologic impacts as a result of the development of this project and the proposed subdivision of the land. The project site is a level parcel with very little ground relief. The project does not include any change in site topography or ground surface relief features through site preparation or development,therefore there will be no impact to the environment. The project is being proposed in an un-developed area.No significant increases in wind erasion blowsand 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. There are no known geologic hazards present on the site,other than ground shaking potential associated with earthquakes.All structure will be constructed to meet Uniform Building Code specific earthquake design standards. The preliminary grading plan notes 10,000 cubic yards of cut and 7,000 cubic yards of fill,and 3,000 cubic yards of export.This grading activity will not result in significant impacts to on-site and off-site drainage patterns or soil erosion.The applicant will be required to submit soils and compaction reports for review and approval by to the City of Palm Springs Department of Planning and Building 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. 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 Building Staff reveals no major land forms on the site.Thus there exists no potential for a significant effect on the environment due to an impact on a major land form. 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? ❑ ❑ N ❑ f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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 forpublowater supplies? ❑ ❑ ❑ j) Are there any on-site or any proposed wells? ❑Yes ®No 4.a,b, e)LESS THAN SIGNIFICANT IMPACT. The subject 8.42 acre site is vacant and sporadically covered with native vegetation. The subject site is found on the Flood Insurance Rate Map(FIRM)Panel 060257 0008 C,dated June 18,1996,for Riverside County.The FIRM Map designates this area as"Zone B", or areas subject to flooding within the 100-year and 500-year flood plains. During the 100-year storm,the area is expected to experience flooding of up to one(1)foot of storm water. The development of the proposed 63lot residential project will increase the amount of hard surface and will create additional storm water run-off, but with mitigation, this should not be significant. An approved drainage study,dated May 8,2002,by Mainiero,Smith and Associates,was prepared for this project. The subject site is surrounding by existing development,and therefore,there are no off-site storm water drainage areas tributary to this project. Storm water runoff falling on the subject site naturally drains in a northeasterly direction to the intersection of East Palm Canyon Drive and Araby Drive,where existing flows are directed to an existing 38-inch storm drain pipe that outlets to the north side of East Palm Carryon Drive. The study demonstrates that the existing 100-year storm water runoff rate from the subject site is approximately 7.74 cubic feet per second lots). After development,the subject site will be developed and constructed in such a way that four separate drainage areas are created, each with storm water runoff directed through on-site streets and drainage systems to a retention area. The study demonstrates that after development,the combined 100-year storm water runoff rates for each of these sub-drainage areas after reducing the amount of storm water runoff that pre-existed, results in an incremental storm water runoff volume of 0.71 acre-feet required to be stored on-site. The developm ent is proposing a 0.7 acre area for retention of incremental storm water runoff within the landscaped setback area along the south side of East Palm Canyon Drive, adjacent to the project. j In conclusion,the proposed development of Tentative Tract Map 30568 will meet the flood control requirements set by the City of Palm Springs. 4.b,c,d,L g,h,I.j)NO IMPACT. Based upon a reviewof the Federal Emergency Management Agency,Preliminary Flood Insurance Rate Maps(Community Panel No.060257 0008 C)and the knowledgelof the Planning and Building Department staff and the City Engineer,the site:is located outside of the 100-year or 500-year flood way. 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 groundwater,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? ❑ ❑ ❑ 8 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact c) Alter air movement,moisture,or temperature, or cause any change in climate? ❑ ❑ ❑ 21 d) Create objectionable odors? ❑ ❑ ❑ 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 multi family residences, a hotel, and a restaurant.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? (S.F.=10; M.F. = 6; or from ITE): 43 S.F.X 10 trips=430 trips 20 M.F.X 6 trips=120 trips 550 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? ❑ ❑ ❑ 9 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact f) Hazards or barriers for pedestrians or bicyclists? ❑ ❑ ❑ g) Conflicts with adopted policies supporting alternative transportation (e.g.bus turnouts, bicycle racks)? ❑ ❑ ❑ h) Rail,waterborne or air traffic impacts? ❑ ❑ ❑ 6. b-d)LESS THAN SIGNIFICANT IMPACT. The proposed use includes 43 detached dwellings and 20 attached dwellings. Attached dwellings are determined to have 6 trips per unit for 120 trips per the twenty attached units according to the ITE 5'^Edition. Detached units will create approximately 10 trips for 43 detached dwellings creating 430 trips for a total of 550 trips based on the ITE(Institue of Transportation Engineers,5"Edition, 1991). The City's General Plan assumed that 84 units could be constructed on-site.', By 2020,based on"Build Out"traffic projections,all study intersections will continue to operate at acceptable levels of service.No roadway traf ccontrol improvements are recommended to accommodate"Build Our"2020 traffic or as a consequence of the proposed development. The proposed project includes improvements to East Palm Canyon Drive,and Araby Drive.The improvements include a 12 foot meandering bike path and side walk in a landscaped parkway along East Palm Canyon Drive. The gated project entry will feature two 24'wide gated entries witha phone and address board for guests to call their hosts and announce their arrival.A 10'landscaped median will provide a buffer between the entry driveway and exit driveway. Standard curb,gutter, and sidewalks will be required on Araby Drive. 6.e-h)NO IMPACT. As a result of the proposed subdivision,to 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,hazards for pedestrians and/or bicyclists will not 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 their habitats (including but not limited to plants, f4ish, insects,animals,and birds)? ❑ ❑ ❑ b) Locally designated species? ❑ ❑ ❑ c) Locally designated natural communities(e.g. oak forest,coastal habitat, etc.)? ❑ ❑ ❑ d) Wetland habitat (e.g. marsh, riparian and vernal pool)? ❑ ❑ ❑ e) Wildlife dispersal or migration corridors? ❑ ❑ ❑ 21 f) Is consultation with the California Fish and Game or the Department of Fish and Wildlife Service,as a trustee agency, required? OYES NNO 10 I Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 7.a-f)No IMPACT. The subject property is an infill development and is surrounded by developed property. The site is currently vacant, and contains only sparse native scrub vegetation and scattered trees and shrubs.Portions of the site have been graded and disturbed over the years. 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 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 future value to the region and the residents of the States ❑ ❑ ❑ 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? ❑ D b) Create possible interference with an emergency response plan or emergency evacuation plan? ❑ ❑ ❑ c) Create any health hazard or potential health hazard? ❑ ❑ EJ d) Create exposure of people to existing sources of potential health hazards? ❑ ❑ Ll e) Increase the risk of fire hazard in areas with flammable brush,grass or trees? L1 ❑ 0 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 off Araby Drive Way, of a width satisfactory to all affected agencies to serve the property in question in case of emergency. The entire site is 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 11 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact a significant impact on the environment The proposed street improvements on Araby Drive and East Palm Canyon Drive 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 Airport F.A.R. Part 150 Noise Compatibility study? ®YES ONO 10.a)NO IMPACT. 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 in close proximity to East Palm Canyon Drive. In this area,there are increased levels of noise during specific times of day and seasons due to downtown activities. During these peak visitation times,the City experiences increase noise from a larger number of private automobiles, busses,and emergency vehicles. Despite the distance from downtown,future residents of the site may experience relatively low but audible noise levels(35 to 50 dB). 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. Interior noise levels,with windows closed and mechanical ventilation,should be below audible levels. No mitigation necessary or recommended. 11. 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? ❑ ❑ ❑ 12 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact e) Other governmental 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, and school fees are required for all new construction to mitigate any potential impacts to the school district. 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? ❑ ❑ ❑ 29 b) Communications systems? ❑ ❑ ❑ 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 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. 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. The subject site is located within an area of the City where architectural approval for residential development is required. 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 on multiple occasions.The function of the Design Review 13 r Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact Committee is to provide recommendations to the Department of Planning and Building staff,in terms of project aesthetics.The Design Review Committee is comprised of design professionals including'architects and landscape architects. Recommendations made by the Design Review Committee have been incorporated into the project;including the implementation of the great room concept,narrowing of internal streets,entry way improvements and a shift towards pedestrian oriented design.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 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 ofall 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? ❑ ❑ ❑ 0 b) Disturb archaeological resources? ❑ ❑ ❑ 0 c) Affect historical resources? ❑ ❑ ❑ 0 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? ❑ ❑ ❑ 0 14.a-e) NO IMPACT.The General Plan indicates there should be no impact to paleontological,archaeological and historical resources as a result of this project. 15. RECREATION Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? ❑ ❑ ❑ 0 b) Affect existing recreational opportunities? ❑ ❑ ❑ 0 15.a-b)NO IMPACT. The proposed lot sizes will accommodate a swimming pool and spa area is to meet the recreational needs of the - residents. 16. PUBLIC CONTROVERSY 14 r Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 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). LESS THAN SIGNIFICANT IMPACT. The Department of Planning and Building 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 Building 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. The property to the east was recently approved for apartment use and that there was controversy regarding the proposed apartment land use,project design,traffic,and view loss. Similar issues and 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? ❑ Cl ❑ 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 15 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact elements"must be addressed whether or not they 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 protect 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. 18. LISTED BELOW THE PERSON OR PERSONS WHO PREPARED OR PARTICIPATED IN THE PREPARATION OF THE INITIAL STUDY: Douglas R. Evans,Director of Planning&Building Todd Mierau,Assistant Planner Mama Van Horn,Associate Engineer Marcus Fuller,Senior Engineer David Barakian,City Engineer 19, DETERMINATION On the basis of this initial evaluation: ❑ 1 find the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepared. ® 1 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. ❑ I find that the proposed protect is consistent with the Program EIR on: 4E� May 20 2002 Douglas R.Ev s Date Director of P ning&Building 16 ♦AL.N s, 04 A* City of Palm Springs V• '.�...• Department of Planning & Building c�IIFOR��r MEMORANDUM Date: May 21, 2002 From: Gabriel Diaz Planning Technician Subject: Mailing Labels for Case No. 5.0905/PD 274/TTM 30568 This is to certify that the attached labels were created on April 2, 2002 using the most current information available. To the best of my knowledge, the labels are complete and accurate. zd'tLlf&�l Gabriel Diaz, P a ning TeqVcian Date /ctt Wi.096S aasel OW slagej ssaippy ®AU3AV UTILITY Mr. Mike Bergan Time Warner Cable Desert Water Agency 41-725 Cook Street P.O. Box 1710 Palm Desert, CA 92211 Palm Springs, CA 92263 Waste Disposal Services, Inc. Dave Cossey VERIZON 4690 E. Mesquite Avenue Desert Water Agency 295 N. Sunrise Way Palm Springs, CA 92264 P.O. Box 1710 Palm Springs, CA 92262 Palm Springs, CA 92263 Southern California Edison Co. Southern California Gas Co. TIME WARNER CABLE Attn: Plan Check Attn: Technical Services Mgr. 810 North Farrell Drive 36100 Cathedral Canyon Drive P.O. Box 3003 Palm Springs, CA 92262 Cathedral City, CA 92234 Redlands, CA 92373-0306 VERIZON Warner Cable TV Southern California Edison Co. Executive Offices 810 N. Farrell Drive Environmental Affairs One GTE Place Palm Springs, CA 92262 P.O. Box 800 Thousand Oaks, CA 91362 Rosemead, CA 91770 Desert Water Agency Southern California Gas Co. Dave Cossey 1200 S. Gene Autry Trail 211 N. Sunrise Way Desert Water Agency Palm Springs, CA 92262 Palm Springs, CA 92262 P.O. Box 1710 Palm Springs, CA 92263 VERIZON Southern CA Edison Co. Southern CA Gas Co. 295 N. Sunrise Way Plan Check Technical Services Mgr. Palm Springs, CA 92262 36100 Cathedral Canyon Drive P.O. Box 3003 Cathedral City, CA 92234 Redlands, CA 92373 The Gas Company ENVIRONMENTAL GROUP San Gorgonio Chapter-Sierra John Dewitt Club P.O. Box 3003, SC8031 4079 Mission Inn Avenue Redlands, CA 92373 Riverside, CA 92501 National Audubon Society Center of Biological Diversity Sierra Club 100 Bell Canyon Drive P.O. Box 493 Joan Taylor Trabuco Canyon, CA 92679 Idyllwild, CA 92549 1800 S. Sunrise Way Palm Springs, CA 92264 REGIONAL Sun Line Transit Historical Buildings Only 32-505 Harry Oliver Trail Thousand Palms, CA 92276 Peter Moruzzi, Chair Brad Dunning Lou Schachter Palm Springs Modern Committee 764 N. Palm Canyon 5355 Lakeside Drive 1056 San Lorenzo Road Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92264 no9is aoi widwai asn W1096S aaseq (0 f V - )� slagej ssaappV @A213AV QU Ken Cassady Michael D'Arminio Jeff Mckay Palm Springs Modern Committee 1344 Calle De Maria 322 Bleecker Street#K-25 190 Arroyo Terrace#311 Palm Springs, CA 92262 New York, NY 10014 Pasadena, CA 91103 Wally Rau Joe Duffle LOCAL AGENCIES (9) P.O. Box 652 P.O. Box 1167 Palm Springs, CA 92263 Bloomington, CA 92316 Mr. Bill Schmidt, Facilities Planner Mr. Robert Robinson, Coachella Chamber of Commerce Palm Springs Unified School Dist. Valley Water& Conservation Dist. 190 West Amado Road 980 E. Tahquitz Canyon Way P.O. Box 1058 Palm Springs, CA 92262 Palm Springs, CA 92262 Coachella, CA 92236 Convention & Visitors Bureau Sunline Transit Agency Palm Springs USD P.O. Box 1786 Leslie Groshjean William Schmidt Palm Springs, CA 92263 32-505 harry Oliver Trail 980 E. Tahquitz Canyon Way Thousand Palms, CA 92276 Palm Springs, CA 92262 Sunline Transit Tom Davis Aqua Caliente Band of Cahuilla Leslie Groshjean Agua Caliente Tribal Council Indians 32-505 Harry Oliver Trail 600 E. Tahquitz Canyon Way Michael Atencio Thousand Palms, CA 92262 Palm Springs, CA 92262 600 E. Tahquitz Canyon Way Palm Springs, CA 92262 Richard Milanovich Desert Hospital FB Fryman Tribal Council 1150 N. Indian Canyon Drive BIA 600 E. Tahquitz Canyon Way Palm Springs, CA 92262 2800 Cottage Way Palm Springs, CA 92262 Sacramento, CA 95825 .nets ja aieidwai asn ADMainiero, Smith and Associates, Inc. IInnnmg/Cm!1,1ng...CPl mg/Lund Au rrrvup ll4 hda Iuhymv Canyon Wav Smic UII I I'nlnl SPu n� Colilurnia`1'$}E7LI Mr. Brian Dawson Dawson Hannouche & Pate 20250 Acacia St. #260 Newport Beach, CA 92660 Vf N F-+ 0 C7 OCl. O w _ ° Mainiero Stnith and Associates, Inc. m N m H N N We w P(uunnie/Cad f.n,yrnrn ur,p//curd Sm vrun. N QQ 5 c P3 O Gy S �! AD i]]Lni LJrymv(airy nnAv,p Sueu llll/P,dni Spungr (alil ninni r)'_'fin-fi]ttA C] tj r7 M I m '7 9 CIQ , \ t0 0 `C r_. N 'moo m w e c Mainiero, Smith and Associates 777 E. Tahquitz Canyon Way #301 m Palm Springs, CA 92262 a � n ADMainiero, Smith and Associates, Inc. Ploen mX/Qi d EnBn¢zv m,q/Lmu1 4nr 10 mg 79/Baa IOLyo W Gnynn WeY Suec Li /Pdlni Spa nu. C altlw n�.i 9�r+}G)4A Mr. Bill Cerone California Investment Properties 20536 Seaboard Rd. Malibu, CA 90265 P... AFFIDAVIT OF MAILING14 F' 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 the 21"day of May,2002, 1 served the within (NOTICE OF PUBLIC HEARING)on PLANNING COMMISSION CASE NO. 5.0905/ PD 274/and TTM 30568, application by Creative Communities, LLC., for a tentative tract map and planned development district to subdivide 8.42 acres of land into 63 lots on the south west corner of East Palm Canyon Drive and Araby Drive,Zone R-3/RGA6,Section 25,and served the within(PUBLIC MEETING NOTICE)on OFFICE OF NEIGHBORHOOD INVOLVEMENT AND PUBLIC PARTICIPATION 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 and certified by the City's Planning Staff dated and attached hereto as Exhibit"A". I hereby declare under penalty of perjury that the foregoing is true and correct. 7T. �- Cathy T. Thomas Dated at Palm Springs, California, this 215E day of May, 2002. NOTICE OF PUBLIC HEARING PLANNING COMMISSION Case No. 5.0905/ PD 274/ and TTM 30568 Application by Creative Communities, LLC., for a tentative tract map and planned development district to subdivide 8.42 acres of land into 63 lots on the south west corner of E. Palm Canyon Drive and Araby Drive, Zone R-3/RGA6, Section 25. NOTICE IS HEREBYGIVEN thatthe Planning Commission of the Cityof Palm Springs,California, will hold a public hearing at its meeting of June 12,2002. The Planning Commission meeting begins at 1:30 p.m. (Public Hearing start at 2:00 p.m.) in the Council Chambers at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Creative Communities, LLC. for a tentative tract map and planned development district to subdivide 8.42 acres of land into 63 lots on the south west corner of E. Palm Canyon Drive and Araby Drive. The PDD application is for the development of 63 single family residences and requests approval of specific property development standards. Modification of property development standards incline relief in height, building separation, and setbacks. The property is zoned R-3 (Multi-family and Hotel Zone) and RGA6 (Garden Apartment and Cluster Residential Zone). An Environmental Assessment / Initial Study has been prepared and will be reviewed by the Commission at the meeting. Pursuant to Section 21092.6(a) of the Public Resources Code, the California Environmental Quality Act (CEQA), a draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Environmental issues addressed in the Initial Study include, land use, hydrology, and traffic. If approved the site zoning will be changed to PD-274. The proposed map, Initial Study and related documents are available forpublic review daily,between 8 am and 5 pm atthe City of Palm Springs in the Planning and Building Department, located at 3200 Tahquitz Canyon Way. If any individual or group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at,or prior to,the Planning Commission hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Todd Mierau, Assistant Planner, Department of Planning & Building, (760) 323-8245. A notice of Public Hearing is being sent to all property owners within four hundred(400)feet of the subject property. �` Y Douglas R vans Director of Planning and Building VICINI TY MAP RAMON ROAD a a a W 3 w E PALM CANYON DRIVE Gi w a V N MORONGO TRAIL � a 0 VICINITY MAP N.T.S. CITY OF PALM SPRINGS CASE NO, 5.0905-PD 274- TTM 30568 DESCRIPTION APPLICANT App.by Creative Communities,LLC.,to subdivide 8.42 acres into 63 units,located on SW corner of E.Palm Canyon Drive and Creative Communities, LLC. Araby Drive,Zone R-3/RGA6,Sect.25. City of Palm Springs Department of Planning & Building Office of Neighborhood Involvement and Public Participation Public Meeting Notice City Hall, Studio B June 3, 2002 4:00 p.m. The Department of Planning &Building invites you to a meeting to discuss proposed a Preliminary Planned Development District and Tentative Tract Map, for a 63 lot subdivision at the southwest corner of East Palm Canyon Drive and Araby Drive. The purpose of the meeting is to allow individuals to meet and discuss this project with the project proponents and with City Planning staff. City staff will coordinate this informational meeting. The City Planning Commission will hold a Public Hearing at its meeting of June 12,2002. A separate meeting notice will be mailed to affected property owners. The proposed project is described as follows: Case No. 5.0905-PD 274 -TTM 30568: Application by Creative Communities, LLC., to subdivide 8.42 acres into 63 units, located on the southwest corner of East Palm Canyon Drive and Araby Drive, Zone R-3/RGA6, Section 25. A copy of the applications and City Staff Report is available at the Department of Planning & Building, 3200 East Tahquitz Canyon Way, or you may contact Todd Mierau, Assistant Planner at (760) 323-8245. OF MtM S.. City of Palm Springs Department of Planning & Building • c�4 F00.N�'• MEMORANDUM Date: May 21, 2002 From: Gabriel Diaz Planning Technician Subject: Mailing Labels for Case No. 5.0905/PD 274/TTM 30568 This is to certify that the attached labels were created on April 2, 2002 using the most current information available. To the best of my knowledge, the labels are complete and accurate. Gabriel Diaz, P anning Te clan J/Z/ZU Z Date /ctt W1096S Jasel slaps ssaippy ®AU3Atl D%/ 502 310 050 502 310 054 50231 055 Richard Kenneth Ehrlich Mountain Meadows Associates Mounta ows Associates 16055 Ventura Blvd 4921 2500 E Palm Canyon Dr NOS NAME or NUMBER Encino, CA 91436 Palm Springs, CA 92264 502 343 005 502 343 006 502 343 007 L&R Zimmerman Albert&Carol Stone Durkton 2045 Eliza Dorsey Ln Violet Smith 2955 E Avery Dr#D Ellicott City,MD 21042 2955 E Avery Dr#C Palm Springs, CA 92264 Palm Springs, CA 92264 502 343 008 502 343 009 502 343 010 Thomas Copeland Sally Carr&Carr Catherine Malkin 2955 E Avery Dr#E 2955 E Avery Dr#F 911 S Ridgecrest Cir Palm Springs, CA 92264 Palm Springs, CA 92264 Anaheim, CA 92807 502 343 011 502 343 012 502 343 013 Timothy Oconnor&Patrick Oconnor Torbensen James Hall &Pauline Hall 2723 S 96Th Avenue Cir 10963 Cold Harbor Dr PO Box 128 Omaha, NE 68124 Alta Loma, CA 91737 Saint Cloud,MN 56302 502 343 014 502 343 015 502 343 016 Serry Mccaffrey Mile Erceg&Katica Erceg Joseph Dipuzo 2965 E Avery Dr#E 1653 Craig PI 2985 E Avery Dr#A Palm Springs, CA 92264 San Pedro, CA 90732 Palm Springs, CA 92264 502 343 017 502 343 018 502 343 019 Claudia Brakebill Richard Carlson Hartf'ield 2985 E Avery Dr#B 911 Camino Viejo 2985 E Avery Dr#D Palm Springs, CA 92264 Santa Barbara, CA 93108 Palm Springs, CA 92264 502 343 020 502 343 021 502 343 022 Theobald Ringel&RINGEL KATHAR Dale Schwartz Anna&Charles Cain 510 Sequoia Dr 1518 Fairway Dr 2995 E Avery Dr#A Sunnyvale, CA 94086 Paso Robles, CA 93446 Palm Springs, CA 92264 502 343 023 502 343 024 502 343 025 Elmer Thomas&Elaine Louis Meaghe Gretchen Brakebill Thomas Meagher&'Thomas Meagher 12141 Harbor Blvd PO Box 928 1655 S Beverly Dr#A Garden Grove, CA 92840 Solana Beach, CA 92075 Palm Springs, CA 92264 502 343 026 502 343 027 502 343 028 William&Diane Hall Christopher&Jamie Cowper William Boyland&Debra Starkey 34700 Coast Hwy 4203 1655 S Beverly Dr 1655 S Beverly Dr#F Capistrano Beach, CA 92624 Palm Springs, CA 92264 Palm Springs, CA 92264 502 343 029 502 343 030 502 343 031 Beryl Morgan R N&Maxine Bassett Myron&Mary Thielman 1655 S Beverly Dr#D 2020 E Hillman Cir 2950 E Escoba Dr#A Palm Springs, CA 92264 Orange, CA 92967 Palm Springs, CA 92264 .69tsimwidwaiasfl ./1 Ll/ZA2 14rV'81J¢ 0" rr' .` W W1096S easel slagej ssaippv ®AL3AV Q%/ 502 343 032 502 343 033 502 343 034 Dains 1990 Kenneth Bumgarner William& Charles Philip Warner 34814 Calle Del Sol 924 Gene Taylor Dr 147 Nieto Ave Capistrano Beach, CA 92624 Carthage,MO 64836 Long Beach, CA 90803 502 343 035 502 343 036 502 343 037 Jerry&Patricia Houldson Donald Coppinger&Mary Coppinger James Biedebach 42385 Shirleon Dr 2950 E Escoba Dr#F 1651 W Foothill Blvd#K Beaumont, CA 92223 Palm Springs, CA 92264 Upland, CA 91786 502 343 038 502 343 039 502 343 040 David Eugene Norton Janie Clara Hughes Myers Michael Bell&Brian Thomas 2950 E Escoba Dr#H 2950 E Escoba Dr#I 12 Candlewood Way Palm Springs, CA 92264 Palm Springs, CA 92264 Buena Park, CA 90621 502 343 041 502 343 042 502 343 043 Shawn Spangler Frank Pease Robert Lindblom&Karen Lindblom 39785 Pasco Padre Pkwy 2950 E Escoba Dr#L 2950 E Escoba Dr#M Fremont, CA 94538 Palm Springs, CA 92264 Palm Springs, CA 92264 502 343 044 502 343 045 502 343 047 Thomas Shell Sheila Cunningham Sheldon Appel Co 624 Wilcox Ave 860 N Prescott Dr 2924 1/2 Main St Los Angeles, CA 90004 Palm Springs, CA 92262 Santa Monica, CA 90405 502 343 048 510 0 0 003 510 030 004 Sheldon Appel Co Suresh Suresh S t 2924 1/2 Main St NOS T or NUMBER NO STREE or NUMBER Santa Monica, CA 90405 , C , C 510 030 010 510 030 020 510 030 021 Earl Neel&Neel Rose Teichman&David Hager 17834 Burbank Inv Ptshp 272 W Camino Buena Vis 22231 Mulholland Hwy#102 22231 Mulholland Hwy#102 Palm Springs, CA 92264 Calabasas, CA 91302 Calabasas, CA 91302 510 030 025 510 030 026 510 030 027 Lepeep Properties Of Palm Springs David&Gloria Miller Brian&Diana Grossheim 4 W Dry Creek Cir 4201 103 Edmund St 14611 Aspen Cif Denver, CO 80210 Aberdeen, MD 21001 Huntington Beach, CA 92647 510 030 028 510 031 001 510 031 002 IS o Ptnr Ronald Baumgarten &Aloha Baumgart Cabana Coco NO ST AME or NUMBER 12304 Santa Monica Blvd 969 9841 Airport Blvd#912 CA Los Angeles, CA 90025 Los Angeles, CA 90045 510 031 003 510 031 004 510 031 005 Skipper Baumgarten Elliot Schmidt&Marion Schmidt John Macri 9841 Airport Blvd#912 550 E Windsor Rd N 225 East St Los Angeles, CA 90045 VANCOUVER BC V7N 1K5 Healdsburg, CA 95448 CANADA o9tSio4midwaiasn A u A / , ,.,,slaailcT"').aiur , 1� w1O96S aasel slaps ssaippd ®AU3AV Q(/ 510 031 006 510 031 007 510 031 008 Alex&Beatrice Meshekow Jeffrey Lemansky Dorothy Sweet 9505 Kirkside Rd 624 N Orange Dr PO Box 325 Los Angeles, CA 90035 Los Angeles, CA 90036 Kentfield, CA 94914 510 031 009 510 031 010 510031011 Jack& Sofia Morden Jack Gunther&Arbeth Sackett Use Dellagatta 20832 15Th Dr 1881 S Araby Dr 410 1881 S Araby Dr#11 Bayside, NY 11360 Palm Springs, CA 92264 Palm Springs, CA 92264 510 031 012 510 031 013 510 031 014 Roger&Sheila Dannen Jean Straub Shelley Johnson George Armitage 34 Hawley Rd 1881 S Araby Dr 1881 S Araby Dr 412 Danbury, CT 06811 Palm Springs, CA 92264 Palm Springs, CA 92264 510031015 510031016 510031017 James&Candis Bayne David&Donna Lee Queen Vernon&Barbara Chupp 1300 SW 5Th Ave#3400 7905 Hillside Rd 5096 Old San Jose Rd Portland, OR 97201 Alta Loma, CA 91701 Soquel, CA 95073 510 031 018 510 031 019 510 031 020 Barbara Denise Blake&David Bruce B Larry Baylor Mary&Geraldine Langston 314 S Rimpau Blvd 16200 SW Pacific Hwy#190 Langston Los Angeles, CA 90020 Tigard, OR 97224 9318 NE Levee Rd Portland, OR 97211 510 031 021 510 031 022 510 031 023 Jack Osborne&Leslie Bleich J Robert&Heather Magee Richard Kohagen 3619 SW Comus St 8515 43 Ave 6215 Vassar Ave NE Portland,OR 97219 EDMONTON AB Seattle, WA 98115 CANADA 510 031 024 510 031 025 510 031 026 Burt Weinberger Jeff Etchison Co Co Cabana Homeowners Assn 8152 Firestone Blvd PO Box 1361 1881 S Araby Dr#26 Downey, CA 90241 Cannon Beach, OR 97110 Palm Springs, CA 92264 510 031 027 510 031 028 510 031 029 Charles Higgins Jr. Edward& Carol Reiley Jr. Edward Betar&L Page Bew 1881 S Araby Dr#27 Reiley 9204 Ethel St Palm Springs, CA 92264 1782 Grasscreek Dr Cypress, CA 90630 San Dimas, CA 91773 510 031 030 510 031 031 510 031 032 Bruce Benjamin&Patricia Benjamin Jane Brody Co Co Cabana 17416 Revello Dr 1150 Anchorage Ln 4214 12381 Wilshire Blvd Pacific Palisades, CA 90272 San Diego, CA 92106 Los Angeles, CA 90025 510 032 033 510 040 001 510 040 002 Danny&C M Blake Jean Lamb &Winona Dole Gordon&Dolores Ayres 2248 Camino Del Vecino 1805 Sandcliff Rd 1807 SandcliffRd Alpine, CA 91901 Palm Springs, CA 92264 Palm Springs, CA 92264 .norc AOi weldwa]ast7 A ,,/1 , /_ . W,096S 1asel slagel ssalppy 8AU3A V Q%/ 510 040 003 510 040 004 510 040 005 Patrick Williams&William Eastberg Scott Warren Cole Shawn&Gillian Schweigert 1809 Sandcliff Rd 1811 Sandcliff Rd 908 S Shenandoah St#10I Palm Springs, CA 92264 Palm Springs, CA 92264 Los Angeles, CA 90035 510 040 006 510 040 007 510 040 008 Denis& Colleen Reed Maurice&Tamara Praw Springs Canyon Llc 1900 Ingersoll Ave 2146 Guthrie Dr 75 Saddlebow Rd Des Moines, IA 50309 Los Angeles, CA 90034 Bell Canyon, CA 91307 510 040 009 510 040 010 510040011 John Webster Doris Thorne Tom Lauda 3465 Sacramento St#4 1849 Sandcliff Rd 1851 Sandcliff Rd San Francisco, CA 94118 Palm Springs;CA 92264 Palm Springs, CA 92264 510 040 012 510 040 013 510 040 014 Perry Richard&D 2001 Samuel Steinberg Vincent&Patricia Micotto 1833 Sandcliff Rd 430 N Maple Dr#302 1857 Sandcliff Rd Palm Springs, CA 92264 Beverly Hills, CA 90210 Palm Springs, CA 92264 510 040 015 510 040 016 510 040 017 Luverne Molberg Bennie&Edith Lane Marjorie Bryson&Marjorie Bryson 1859 Sandcliff Rd 1861 Sandcliff Rd 3598 Aster St NW Palm Springs, CA 92264 Palm Springs, CA 92264 Salem, OR 97304 510 040 018 510 040 019 510 040 020 Mitchell Lininger&Jeffrey Draves Della Adams Sam&Marjorie Micotto 29591 Sea Horse Cv 1866 S Barona Rd 1876 S Barona Rd Laguna Niguel, CA 92677 Palm Springs, CA 92264 Palm Springs, CA 92264 510 040 021 510 040 022 510 040 023 Richard Hoel&Hart Koller Owen&Carol Jackson Bennie Lane&Edith Lane 12800 Industrial Park Blvd#Blvl 1872 S Barona Rd 1861 Sandcliff Rd Plymouth,MN 55441 Palm Springs, CA 92264 Palm Springs, CA 92264 510 040 024 510 040 025 510 040 026 David&Marilee Ege Jodie Graft Floyd Rees&Lorraine Rees D&M Ege 1838 S Barona Rd 1836 S Barona Rd 13630 NE Milton St Palm Springs, CA 92264 Palm Springs, CA 92264 Portland, OR 97230 510 040 027 510 040 028 510 040 029 Jay&Pamela Jenner Yvonne Farida Bacchus Roland Poleo 3941 W 102Nd Ave 1832 S Barona Rd 1455 SW Midvale Rd Westminster, CO 80031 Palm Springs, CA 92264 Portland, OR 97219 510 040 030 510 040 031 510 040 032 Marline Mcfarlane Wayne Thomas Mcgregor Wesley Fuson 1828 S Barona Rd 1826 S Barona Rd 25336 W Highway 82 Palm Springs, CA 92264 Palm Springs, CA 92264 Muenster, TX 76252 r.om 104 8191dwal ash i A 'j i i- w,SIBOUC D004 u11110111q „ O96S jasel slagej ssaJppy @AU3AV 510 040 033 510 040 034 510 040 035 Madge Libott Allen&Rhona Feingoild Terry Ege&Janet Ege 1800 S Barona Rd 2038 S Bentley Ave 28212 Columbia River Hwy Palm Springs, CA 92264 Los Angeles, CA 90025 Troutdale, OR 97060 510 040 036 510 040 037 510 040 038 Richard&Laura Miller Sager Robert&Gwen Smith Ginny Diaz 1823 Sandcliff Rd PO Box 73 1840 S Barona Rd Palm Springs, CA 92264 Idyllwild, CA 92549 Palm Springs, CA 92264 510 040 039 510 040 040 510 040 041 Trinidad Rabe William Prendergast&Grayce Prender Lot Common 201 Carnival Dr 1844 S Barona Rd 3350 Wilshire Blvd 4210 El Paso, TX 79912 Palm Springs, CA 92264 Los Angeles, CA 90010 510 050 001 510 050 002 510 050 003 Adrian Rangel Elenor Smith James &Richard Francis Mead PO Boa 2311 1007 Amarillo Dr 6712 Los Verdes Dr#1 Palm Springs, CA 92263 Claremont, CA 91711 Rancho Palos Verdes, CA 90275 510 050 004 510 050 005 510 050 006 Ruth Rosalie Falk Carl Era Ronald Studebaker&J Scott Sheri 1834 Sandcliff Rd 1836 Sandcliff Rd 1840 Sandcliff Rd Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510 050 007 510 050 008 510 050 009 Bernard Karklin&Francine Tushak Doris Beryl Henkel Luise Maddy 1844 Sandcliff Rd 1846 Sandcliff Rd 2522 E Morongo Trl Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510 050 010 510 050 011 510 050 012 Sheridan Winkelman Mary&Raymond Langston Ian Booker 2520 E Morongo Trl Mary Livi Langston 2516 E Morongo Trl Palm Springs, CA 92264 9318 E Morongo Trl Palm Springs, CA 92264 Palm Springs, CA 92264 510 050 013 510 050 014 510 050 015 Ian Booker Margaret Stanton Richard Kluszczynski 2514 E Morongo Trl 2770 Wallingford Rd 2510 E Morongo Trl Palm Springs, CA 92264 San Marino, CA 91108 Palm Springs, CA 92264 510050016 510 050 017 510050018 Joseph Gullo&A J Sandra Gilbert Harrison Bob Hemstreet&Mary Hemslreet 2506 E Morongo Trl 5711 N Rocking Rd 28880 SW Thomson Mill Rd Palm Springs, CA 92264 Scottsdale, AZ 85250 Sheridan, OR 97378 510 050 019 510 050 020 510 050 021 Steven Hargan James&Georgia Cox Winona Cole 2502 E Morongo Trl 2500 E Morongo Trl 1886 Sandcliff Rd Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 a9L5joJamdwaiasn / h e I rEara'nG r- 5 wL0965 aasel slagej ssaappy oAN3AV Q%/ 510 050 022 510 050 023 510 050 024 Sylvia Gould David Betz&Joseph Salerno Marion Newman 1880 Sandcliff Rd 9702 Central Ave 1870 Sandcliff Rd Palm Springs, CA 92264 Garden Grove, CA 92844 Palm Springs, CA 92264 510 050 025 510 050 026 510 050 027 Joan Mackenzie Dennis&Norma Browne Campbell Rochelle Gallin 1866 Sandcliff Rd 165 S Munfeld Rd 100 S Sunrise Way#233 Palm Springs, CA 92264 Los Angeles, CA 90004 Palm Springs, CA 92262 510 050 028 510 050 029 510 050 030 James Perry&John Gibbs Eicher Jack&Sylvia Gabriel Jon Spicer&P Reid Douglas 433 86Th NW 1856 Sandcliff Rd 185 Cleo Rand Ln Bellevue, WA 98004 Palm Springs, CA 92264 San Francisco, CA 94124 510 050 031 510 050 032 510 050 033 William Low Joseph Bosco&P & G Shannon Jack& Sofia Morden 38758 Gladiolus Ln 969 Fell St 20832 15Th Dr Palm Desert, CA 92211 San Francisco, CA 94117 Bayside, NY 11360 510 050 034 510 050 035 510 050 036 Christina Bates&Mary Ahlroth Howard&Karen Ingrid Lester Tracy Oregan 1824 Sandcliff Rd 1820 Sandcliff Rd PO Box 532 Palm Springs, CA 92264 Pahn Springs, CA 92264 San Francisco, CA 94104 510 050 037 510 050 038 510 050 039 Wilson Thibodeaux Richard Cook&David Alexander Robe La Belle Rose Fashions Ltd 1814 Sandcliff Rd 1812 Sandcliff Rd 35 5531 Cornwall Dr Palm Springs, CA 92264 Palm Springs, CA 92264 RICHMOND BC V7C 5N7 CANADA 510 050 040 510 050 041 510 060 001 Etta Campbell Lot Common John Munholland&FRIEND DEV PA 1804 Sandcliff Rd PO Box 907 1235 N Harbor Blvd 4200 Palm Springs, CA 92264 Riverside, CA 92502 Fullerton, CA 92832 510 0 002 510 060 003 510 060 0 7o 11 to unholland&FRIEND DEV PA Jo un hand &FRIEND DEV PA John holland &FRIEND DEV PA 123 N or Blvd#200 1235 N bor Blvd 4200 1235 Ha r Blvd#200 Fa erton, CA 32 Fullerlo , CA 832 Fu rton, CA 2 510060005 510 0 006 060 0 7ohn h and &FRIEND DEV PA John Mun and&FRIEND DEV PA ;1:1? holland&FRIEND DEV PA 1235 N I rbo 4200 1235 N arbor d#200 Har BlvFullert , CA 92832 Full on, CA 9283 llerton, CA 9 510 60 108 510 0 009 510 0 O10 Jelin holland&F END DEV PA John Mu Lo &FRIEND DEV PA John Mun ollaVB2jOFO RND DEV PA 1235 N F, bo #200 1235 ar r Blvd #200 1235 N Fuller 92832 P erton, CA 32 FL ton, CA ,:..O9rCJOlamidwalasn r / /„ -..,,slaauc naaJ UIDOWC wi096S aasel slagq ssaappV oAU3AV Q%/ 51 �60 OltS10 60 012 510 60013 Joh tolland&FRIEND DEV PA John lland&FRIEND DEV PA John nho d&FRIEND DEV PA 1Ha Blvd 4200 1235 N ar Blvd#200 1235 N rbor Blvd#200 Fullerton, CA 92832 Fulle n, CA 9 832 Ful on, A 92832 5 60 014 5 060 O15 510 0 016 John holla:IB3lvd FRIEND DEV PA John nholl &FWEND DEV PA John Mu and&FRIEND DEV PA 1235 N r #200 12I N or Blvd#200 1235 arb Ivd#200 on, CA2 F 1 on, CA 2832 Fullerton, CA 92 2 510 0017 510 6001 5100 0 John Mu land&FRIEND DEV PA John olland&FRIEND DEV PA John olland&FRIEND DEV PA 1235 N arbo vd#200 1235 N ar Blvd#200 123 Harb Blvd#200 Fulle n, CA 928 Fulle n, CA 92 2 Fullerton, CA 832 51 060 020 510 0 021 51 60 022 John tolland&FRIEND DEV PA John Mun hand&FRIEND DEV PA John olland&FRIEND DEV PA 1235 a or Blvd#200 1235 N rb Blvd#200 1235 ar r Blvd#200 Full n, CA 832 Fullert , CA 9 32 Pul -ton, CA 92832 510Y 5 0 060 024 510 060 025 Johnlld&FRIENDDEVPA Tar Adam zar James Munholland&John Munholland 23 Blvd#200 NO ST NAMEorNUMBER PO Box 4138 Full , A 9 2 C Palm Springs, CA 92263 510 070 001 510 070 002 510 070 003 James Munholland&John Munholland Jame Munholland&John Munholland James Munholland&John Munholland 3905 Pennsylvania St#1 2260 Vallejo St 1752 S Araby Dr Longview, WA 98632 San Francisco, CA 94123 Palm Springs, CA 92264 510 070 004 510 070 005 510 070 006 James Munholland&John Munholland Joe&Betty Ann Kennedy Sr, Amelia Trillanes Cox 7641 Willow Glen Rd 22792 Orellana 1760 S Araby Dr Los Angeles, CA 90046 Mission Viejo, CA 92691 Palm Springs, CA 92264 510 070 007 510 070 008 510 070 009 James Munholland& Vincent Rosato Lyle&Delores Swedberg John Munholland&John Munholland 12830 Dewey St L Susan 44849 Andale Ave Los Angeles, CA 90066 1 N Stadium Way#12 Lancaster, CA 93535 Tacoma, WA 98403 510 070 010 510 070 011 510 070 012 James Munholland&John Munholland James&John Munholland Lourette Bluto 1766 S Araby Dr 1770 S Araby Dr 1772 S Araby Dr Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510070013 510070014 510070015 James Mulholland&John Mulholland Jimmy Phillips Vista Prop &Franklin Homan 1774 S Araby Dr 1776 S Araby Dr 1778 S Araby Dr Palm Springs, CA 92264 Palm Springs, CA 92264 Pahn Springs, CA 92264 .n9ts ao4 midwal asn / If k, /,� NWBUc D004 u,nomc „10965 i9sel slagel ssaippy OAM3A V Q%/ 510 070 016 510 070 017 510 070 018 Vista Properties&ERENBERG BROT Joseph Incorvaia Sara Jensen&Lisa Mandel 8747 Beverly Blvd 12626 High Bluff Dr#325 1931 Perkins Ln W#W West Hollywood, CA 90048 San Diego, CA 92130 Seattle, WA 98199 510 070 019 510 070 020 510 070 021 Frances Lucchesi James Munholland&John Munholland James Munholland&Betty Munhollan 78451 Us Highway 111 3 Victorian Dr 1790 S Araby Dr La Quinta, CA 92253 Wilmington, OH 45177 Palm Springs, CA 92264 510 070 022 510 070 023 510 070 024 James Munholland&John Munholland James&John Munholland Donald Webber&Raymond Kirk 1792 S Araby Dr 2033 E Ramon Rd#IA 1838 S Araby Dr Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510 070 025 510 070 026 510 070 027 James Munholland&Betty Munhollan Ronald&Gala Lefebvre James Munholland&John Munholland 219 S Hamilton Dr 7803 SE 27Th St 1844 S Araby Dr Beverly Hills, CA 90211 Mercer Island, WA 98040 Palm Springs, CA 92264 510 070 028 510 070 029 510 070 030 James Munholland&John Munholland James&John Munholland James Munholland&John Munholland 134 Southgate Plz 1798 S Araby Dr 9157 Airdrome St Fort Wayne,IN 46806 Palm Springs, CA 92264 Los Angeles, CA 90035 510 070 031 51 0 080 0 510 80 002 James Munholland&John Munholland John tholland&FRIEND DEV PA John nhol FRIEND DEV PA 337 S Wetherly Dr 1235 Ha Blvd#200 1235 N bor Blvd#200 Beverly Hills, CA 90211 Fullerton, CA 9 2 rton, C 92832 5 00 0 080 0 510 080 005 John M hand&FRIEND DEV PA Joh nholland&FRIEND DEV PA John unl clland&FRIEND DEV PA 1235 Harbo lvd 4200 1235 bor Blvd#200 1235 N arbor Blvd#200 F erton, CA 92 Ful rton, CA 832 Full n, 92832 5 0 080 006 51 80 001 51 80 008 Joh u tolland&FRIEND DEV PA John and&FRIEND DEV PA John nholl FRIEND DEV PA 1235 Blvd#200 1235 N ar Blvd#200 1235 or Blvd#200 Full on, CA 9 2 Fulle on, CA 9 3 erton, CA 2832 080 009 0 080 010 51 _080 Ol t John unholla ND DEV PA Jo t Munhollan RIEND DEV PA John unhollan ND DEV PA 12�Nord#200 1235 or Blvd#200 1235 N r Blvd#200 2 F rton, 92832 Fail] on, 92832 5iD 80 012 51 80 013 510 14 7ohn t tollan RIEND DEV PA John land&FRIEND DEV PA John Mun nd&FRIEND DEV PA 1235 N Ivd#200 123” Harb Blvd#200 1235 Iarbor #200 Full on, CA 92 Merton, CA 92 Fu erton, CA 92832 norcloiamidmaiasn -•u^ W 096S lase] slagej ssaippv ®AU3AV Q%/ 5 080 O15 5 080 O1 510 08 017 Iohn olland&FRIEND DEV PA John 1o11and&FRIEND DEV PA Jolm Mun nd&FRIEND DEV PA 123 Ha r Blvd#200 1235 or Blvd A= 1235 orb Blvd#200 Ilerton, CA 92832 Ful rton, CA 832 F erton, CA 832 51 80 0 51 80 O1 510 330 001 John olland&FRIEND DEV PA John rolland&FRIEND DEV PA Neal &J D Eastenson 1235 Harb lvd#200 1235 Har Ivd#200 PO Box 568 Fullerton, CA 92 32 F ]erton, CA 92 Lake Arrowhead, CA 92352 510 330 002 510 330 003 510 330 004 Joyce Dalton John&Joyce Schuchart Jr. Dorothy Wagman 1833 S Araby Dr 42 1833 S Araby Dr#3 3645 Vantage Ln Palm Springs, CA 92264 Palm Springs, CA 92264 Glenview, IL 60025 510 330 005 510 330 006 510 330 007 Marvin Horenstem&Carolyn Brazelto Ralph&Margaret Hauser Retreat Rogers 615 Commercial St NE 13696 Sycamore Dr 1833 S Araby Dr#7 Salem, OR 97301 Whittier, CA 90601 Palm Springs, CA 92264 510 330 008 510 330 009 510 330 010 Gregory&Vanessa Dantzler James Decordova & Carol Pomphrey Martin &Josi Schwartz 6633 Bedford Ave 213 Whiting St 41 PO Box 4007 Los Angeles, CA 90056 El Segundo, CA 90245 Palm Springs, CA 92263 310 330 011 510 330 012 510 330 013 Irving Becker&Peggy Becker Bernard&Edith Lewin John &Karen Immel 1833 S Araby Dr 411 45 San Marino Cir 3122 Riverview Dr Palm Springs, CA 92264 Ranclro,Mirage, CA 92270 Fairbanks, AK 99709 510330014 510 330 015 510330016 Thomas Monaghan&Evelyn Lingar Fred Gutt Jon Freeberg 1833 S Araby Dr#14 1833 S Araby Dr#15 1833 S Araby Dr#16 Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510 330 017 510 330 018 510 330 019 Jeff Bradley Verle&Mary Williams Alvin Rosenbloom&Jean Rosenbloom 421 Westmount Dr 12394 Fairway Pointe Row PO Box 6295 Los Angeles, CA 90048 San Diego, CA 92128 Buffalo Grove, IL 60089 510 330 020 510 330 021 510 330 022 Kenneth&Betty Vine Harry& Jeanette Roitberg Jakob&Marlene Ackermann Family Trust Vine 2572 W 1St Ave 11020 Telechron Ave 6796 Rolling Hills Dr VANCOUVER BC Whittier, CA 90605 Riverside, CA 92505 CANADA 510 330 023 510 330 024 510 330 025 John Parker&Larry Holder Max&Sandra Candiotty Brian&Florence Jacques 5233 SW Jacobsen Rd 1901 Avenue Of The Stars 42000 6767 Mountain High Dr Seattle, WA 98116 Los Angeles, CA 90067 Riverside, CA 92505 .AaT,;101 midWai asn i A , , iN,slaauC DaaJ 1I100WC W1096S jasel slagej ssaippy ®AU3AV Q%/ 510 330 026 510 330 027 510 330 028 Margaret Arakelian Mary Kate Cahill Jeffrey Lampert&Matthew Kulis 933 Sierra Madre Blvd 1833 S Araby Dr#27 430 Roosevelt Way San Marino, CA 91108 Palm Springs, CA 92264 San Francisco, CA 94114 510 330 029 510 330 030 510 330 031 Dona Mary Wilcomb Florence Knox Don&Elizabeth Bailey 1833 S Araby Dr 429 1833 S Araby Dr 430 #6 9804-112 St#6 Palm Springs, CA 92264 Palm Springs, CA 92264 EDMONTON AB CANADA 510 330 032 510 330 033 510 330 034 Delia Alvarez Boris&Rebecca Debora Catz Hal Morris 2410 Pacific Ave#7 435 N Roxbury Dr 1833 S Araby Dr#34 San Francisco, CA 94115 Beverly Hills, CA 90210 Palm Springs, CA 92264 510 330 035 510 330 036 510 330 037 Lissy Skovgaard Charles&Laurel Gabe Madeline Pennisi 1833 S Araby Dr 435 1026 W 11 Mile Rd Vinette Pennisi Ramsay Palm Springs, CA 92264 Royal Oak,MI 48067 132 Kipling Dr Mill Valley, CA 94941 510 330 038 510 330 039 510 331004 0 Willee Charles& G 1996 Winston& Susan Lingar Lot Co on 2370 Glenside Ln PO Box 311 NO ST <ANMor NUMBER Camarillo, CA 93012 Mendham, NJ 07945 CA nets a01 enidwai asn n I /„siaauc 0aa4 ui00W C W1096S aasel stage] ssaippy eAU.3AV Q(/ Neighborhood Coalition Labels Bob Seale Christine Hammond John Hunter 280 Camino Sur 1155 S. Camino Real P.O. Box 2824 Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263 Philip Tedesco Tim Hohmeier Frank Tysen 1303 West Primavera Drive 1387 Calle De Maria Casa Cody Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road Palm Springs, CA 92264 Bob Weithorn Jane Smith 261 South Belardo Road 928 Avenida Palmas Palm Springs, CA 92264 Palm Springs, CA 92262 Bob Seale Christine Hammond John Hunter 280 Camino Sur 1155 S. Camino Real P.O. Box 2824 Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263 Philip Tedesco Tim Hohmeier Frank Tysen 1303 West Primavera Drive 1387 Calle De Maria Casa Cody Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road Palm Springs, CA 92264 Bob Weithorn Jane Smith 261 South Belardo Road 928 Avenida Palmas Palm Springs, CA 92264 Palm Springs, CA 92262 Bob Seale Christine Hammond John Hunter 280 Camino Sur 1155 S. Camino Real P.O. Box 2824 Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263 Philip Tedesco Tim Hohmeier Frank Tysen 1303 West Primavera Drive 1387 Calle De Maria Casa Cody Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road Palm Springs, CA 92264 Bob Weithorn Jane Smith 8 labels per set 261 South Belardo Road 928 Avenida Palmas 3 sets of labels Palm Springs, CA 92264 Palm Springs, CA 92262 1 set mailed .nor.c joi awidwai asn - I. r"I 1 inr 1 111 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 Case No. 5.0905, PD 274, TTM 30568, located on southwest corner of E. Palm Canyon Dr. and Araby Drive,applicant Creative Corm-nunities,LLC,was mailed to each and every person on the attached list on the 215` day of June, 2002. 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 Springs, California, this 215t day of June, 2002. PATRICIA A. SANDERS City Clerk NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Case No. 5.0905/ PD 274/and TTM 30568 NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California,will hold a public hearing at its meeting of July 3,2002. 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 this hearing is to consider an application by Creative Communities, LLC. for a tentative tract map and planned development district to subdivide 8.42 acres of land into 63 lots on the south west corner of E. Palm Canyon Drive and Araby Drive. The PDD application is for the developmentof 63 single family residences and requests approval of specific property development standards. Modification of property development standards include relief in height, building separation, and setbacks. The property is zoned R-3 (Multi-family and Hotel Zone) and RGA6 (Garden Apartment and Cluster Residential Zone). An Environmental Assessment/Initial Study has been prepared and will be reviewed bythe Council at the meeting. Pursuant to Section 21092.6(a) of the Public Resources Code, the California Environmental Quality Act(CEQA),a draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Environmental issues addressed in the Initial Study include, land use, hydrology, and traffic. If approved the site zoning will be changed to PD-274. If any individual or group challenges the action in court, issues raised may be limited to only those issues raised atthe 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 Todd Mierau, Assistant Planner, Department of Planning & Building, (760) 323-8245. PATRICIA A. SANDERS Publish: June 18, 2002 City Clerk The Public Record VICINITY MAP RAMON ROAD r o c 3 � Z E PALM CANYON DRIVE d w a w (/l MORONCO YR41L o � � c VICINITY MAP N.T.S. CITY OF PALM SPRINGS CASE NO. 5.0905-PD 274- TTM 30568 DESCRIPTION APPLICANT App.by Creative Communities, LLC.,to subdivide 6.42 acres into 63 units,located on SW corner of E.Palm Canyon Drive and Creative Communities, LLC. Araby Drive,Zone R-3/RGA6,Sect.25. Mainiero, Smith and Associates, Inc. Mainiero, Smith and Associates, Inc. \\\ Plnnnntq/OM Ln.Saneer nt,,/Crrnd Sunnn�g Rlnnnmg I End Lnymeermg/Cond Surrm'Ing 77]La,i TWiywv Cmpim W.a Sm4 Hf l 1 PWm Spn np� CelJumm 9Phb6JgA ID ]77 Eua TA,.u,C.myoa W,,Suue]01]P.ilm Spnngs Cu6frn(a 9PP62-6]A4 Marvin Roos Mainiero, Smith and Associates Mr. Bill Cerone 777 E. Tahquitz Canyon Way #301 California Investment Properties Palm Springs, CA 92262 20536 Seaboard Rd. Malibu, CA 90265 ODMainiero, Smith and Associates, Inc. Mainiero, Smith and Associates, Inc. Plamling/Cn•i!Engmeenny/[lad Surveying ID Plmvvng/Gv-d Engmeetig/4md Slwepug 9AE.ist P+hgm¢C neon W.ry.Su ne 301/Pekin Spnngs.@111- i 9R62fi]A4 777 L-kTA,uz Cunyun Way.Suite 301/Pelm$pnn9s,CAffimi 92262-67E4 Mr. Brian Dawson Mr. Ronald Gregory Dawson Hannouche & Pate Ronald Gregory Associates 20250 Acacia St. #260 74-020 Alessandro #E Newport Beach, CA 92660 Palm Desert, CA 92260 w,0965. iasel slagel ssaippV 0A213AVU 502 310 050 502 310 054 5023 0 055 Richard Kenneth Ehrlich Mountain Meadows Associates Mounta M ws Associates 16055 Ventura Blvd#921 2500 E Palm Canyon Dr NOS NAME or NIJMBER Encino, CA 91436 Palm Springs, CA 92264 , C 502 343 005 502 343 006 502 343 007 L&R.Zimmerman Albert&Carol Stone Durkton 2045 Eliza Dorsey Ln Violet Smith 2955 E Avery Dr#D Ellicott City,MD 21042 2955 E Avery Dr#C Palm Springs,CA 92264 Palm Springs, CA 92264 502 343 008 502 343 009 502 343 010 Thomas Copeland Sally Carr&Carr Catherine Malkin 2955 E Avery Dr#E 2955 E Avery Dr#F 911 S Ridgecrest Cir Palm Springs, CA 92264 Palm Springs, CA 92264 Anaheim, CA 92807 502 343 011 502 343 012 502 343 013 Timothy Oconnor&Patrick Oconnor Torbensen James Hall&Pauline Hall 2723 S 96Th Avenue Cir 10963 Cold Harbor Dr PO Box 128 Omaha, NE 68124 Alta Loma, CA 91737 Saint Cloud,MN 56302 502 343 014 502 343 015 502 343 016 Serry Mccaffrcy Mile Erceg&Katica Erceg Joseph Dipuzo 2965 E Avery Dr#E 1653 Craig PI 2985 E Avery Dr#A Palm Springs, CA 92264 San Pedro, CA 90732 Palm Springs,CA 92264 502 343 017 502 343 018 502 343 019 Claudia Brakebill Richard Carlson Hartfield 2985 E Avery Dr#B 911 Camino Viejo 2985 E Avery Dr#D Palm Springs, CA 92264 Santa Barbara, CA 93108 Palm Springs, CA 92264 502 343 020 502 343 021 502 343 022 Theobald Ringel&RINGEL KATHAR Dale Schwartz Anna&Charles Cain 510 Sequoia Dr 1518 Fairway Dr 2995 E Avery Dr#A Sunnyvale, CA 94086 Paso Robles, CA 93446 Palm Springs, CA 92264 502 343 023 502 343 024 502 343 025 Elmer Thomas&Elaine Louis Meaghe Gretchen Brakebill Thomas Meagher&Thomas Meagher 12141 Harbor Blvd PO Box 928 1655 S Beverly Dr#A Garden Grove, CA 92840 Solana Beach, CA 92075 Palm Springs, CA 92264 502 343 026 502 343 027 502 343 028 William&Diane Hall Christopher&Jamie Cowper William Boyland&Debra Starkey 34700 Coast Hwy 4203 1655 S Beverly Dr 1655 S Beverly Dr#F Capistrano Beach, CA 92624 Palm Springs, CA 92264 Palm Springs, CA 92264 502 343 029 502 343 030 502 343 031 Beryl Morgan R.N&Maxine Bassett Myron&Mary Thielman 1655 S Beverly Dr#D 2020 E Hillman Cir 2950 E Escoba Dr#A Palm Springs, CA 92264 Orange, CA 92867 Palm Springs, CA 92264 00915 ao;aleldmal ash A W,096S 18se7 slagej ssaippy OA113AV 4// 502 343 032 502 343 033 502 343 034 Dains 1990 Kenneth Bumgarner William&Charles Philip Warner 34814 Calle Del Sol 924 Gene Taylor Dr 147 Nieto Ave Capistrano Beach, CA 92624 Carthage,MO 64836 Long Beach, CA 90803 502 343 035 502 343 036 502 343 037 Jerry&Patricia Houldson Donald Coppinger&Mary Coppinger James Biedebach 42385 Shirleon Dr 2950 E Escoba Dr#F 1651 W Foothill Blvd#K Beaumont, CA 92223 Palm Springs, CA 92264 Upland, CA 91786 502 343 038 502 343 039 502 343 040 David Eugene Norton Janie Clara Hughes Myers Michael Bell&Brian Thomas 2950 E Escoba Dr#H 2950 E Escoba Dr#I 12 Candlewood Way Palm Springs, CA 92264 Palm Springs, CA 92264 Buena Park, CA 90621 502 343 041 502 343 042 502 343 043 Shawn Spangler Frank Pease Robert Lindblom&Karen Lindblom 39785 Pasco Padre Pkwy 2950 E Escoba Dr#L 2950 E Escoba Dr#M Fremont, CA 94538 Palm Springs, CA 92264 Palm Springs, CA 92264 502 343 044 502 343 045 502 343 047 Thomas Shell Sheila Cunningham Sheldon Appel Co 624 Wilcox Ave 860 N Prescott Dr 2924 1/2 Main St Los Angeles, CA 90004 Palm Springs, CA 92262 Santa Monica, CA 90405 502 343 048 5 030 51 0"00 Sheldon Appel Co Sures rah Sures h 2924 1/2 Main St NO AME or NUMBER NO S or NUMBER Santa Monica, CA. 90405 C 510 030 010 510 030 020 510 030 021 Earl Neel &Neel Rose Teichman&David Hager 17834 Burbank Inv Ptshp 272 W Camino Buena Vis 22231 Mulholland Hwy#102 22231 Mulholland Hwy#102 Palm Springs, CA 92264 Calabasas, CA 91302 Calabasas, CA 91302 510 030 025 510 030 026 510 030 027 Lepeep Properties Of Palm Springs David&Gloria Miller Brian&Diana Grossheim 4 W Dry Creek Cir#201 103 Edmund St 14611 Aspen Cir Denver, CO 80210 Aberdeen,MD 21001 Huntington Beach, CA 92647 5111130 028 510 031 001 510 031 002 Desert P s Ronald Baumgarten&Aloha Baumgart Cabana Coco NO S or NUMBER 12304 Santa Monica Blvd#69 9841 Airport Blvd 4912 , C Los Angeles, CA 90025 Los Angeles, CA 90045 510 031 003 510 031 004 510 031 005 Skipper Baumgarten Elliot Schmidt&Marion Schmidt John Macri 9841 Airport Blvd#912 550 E Windsor Rd N 225 East St Los Angeles, CA 90045 VANCOUVER BC V7N 1K5 Healdsburg, CA 95448 CANADA 009TS ao}a;eldwa;ash A ,cinagc p 1 inr ,mom w,.0965 . aasel slage1 ssaappy ®AM3AV Qy 510 031 006 510 031 007 510 031 008 Alex&Beatrice Meshekow Jeffrey Lemansky Dorothy Sweet 9505 Kirkside Rd 624 N Orange Dr PO Box 325 Los Angeles, CA 90035 Los Angeles, CA 90036 Kentfreld, CA 94914 510 031 009 510 031 010 510031011 Jack&Sofia Morden Jack Gunther&Arbeth Sackett Lise Dellagatta 20832 15Th Dr 1881 S Araby Dr#10 1881 S Araby Dr#11 Bayside,NY 11360 Palm Springs, CA 92264 Palm Springs,CA 92264 510 031 012 510 031 013 510 031 014 Roger& Sheila Damien Jean Straub Shelley Johnson George Armitage 34 Hawley Rd 1881 S Araby Dr 1881 S Araby Dr#12 Danbury, CT 06811 Palm Springs, CA 92264 Palm Springs, CA 92264 510031015 510031016 510031017 James&Candis Bayne David&Donna Lee Queen Vernon&Barbara Chupp 1300 SW 5Th Ave#3400 7905 Hillside Rd 5096 Old San Jose Rd Portland, OR 97201 Alta Loma, CA 91701 Soquel, CA 95073 510 031 018 510 031 019 510 031 020 Barbara Denise Blake&David Bruce B Larry Baylor Mary&Geraldine Langston 314 S Rimpau Blvd 16200 SW Pacific Hwy#190 Langston Los Angeles, CA 90020 Tigard,OR 97224 9318 NE Levee Rd Portland,OR 97211 510 031 021 510 031 022 510 031 023 Jack Osborne&Leslie Bleich J Robert&Heather Magee Richard Kohagen 3619 SW Comus St 8515 43 Ave 6215 Vassar Ave NE Portland, OR 97219 EDMONTON AB Seattle,WA 98115 CANADA 510 031 024 510 031 025 510 031 026 Burt Weinberger Jeff Etchison Co Co Cabana Homeowners Assn 8152 Firestone Blvd PO Box 1361 1881 S Araby Dr#26 Downey, CA 90241 Cannon Beach, OR 97110 Palm Springs, CA 92264 510 031 027 510 031 028 510 031 029 Charles Higgins Jr. Edward&Carol Reiley Jr. Edward Betar&L Page Betar 1881 S Araby Dr#27 Reiley 9204 Ethel St Palm Springs, CA 92264 1782 Grasscreek Dr Cypress, CA 90630 San Dimas, CA 91773 510 031 030 510 031 031 510 031 032 Bruce Benjamin&Patricia Benjamin Jane Brody Co Co Cabana 17416 Revello Dr 1150 Anchorage Ln#214 12381 Wilshire Blvd Pacific Palisades, CA 90272 San Diego, CA 92106 Los Angeles, CA 90025 510 032 033 510 040 001 510 040 002 Danny&C M Blake Jean Lamb&Winona Dole Gordon&Dolores Ayres 2248 Camino Del Vecino 1805 SandcliffRd 1807 SandcliffRd Alpine, CA 91901 Palm Springs, CA 92264 Palm Springs, CA 92264 p09T5 ao}aleldula;ash , ..s;aaUc paa4 4100wc MIO S . aasel slagej ssaippV OAU3AV Q%/ 510 040 003 510 040 004 510 040 005 Patrick Williams&William Eastberg Scott Warren Cole Shawn&Gillian Schweigert 1809 SandcliffRd 1811 SandcliffRd 908 S Shenandoah St#10I Palm Springs, CA 92264 Palm Springs, CA 92264 Los Angeles, CA 90035 510 040 006 510 040 007 510 040 008 Denis& Colleen Reed Maurice&Tamara Praw Springs Canyon Llc 1900 Ingersoll Ave 2146 Guthrie Dr 75 Saddlebow Rd Des Moines,IA 50309 Los Angeles, CA 90034 Bell Canyon, CA 91307 510 040 009 510 040 010 510040011 John Webster Doris Thorne Tom Lauda 3465 Sacramento St#4 1849 SandcliffRd 1851 SandcliffRd San Francisco, CA 94118 Palm Springs, CA 92264 Palm Springs, CA 92264 510 040 012 510 040 013 510 040 014 Perry Richard&D 2001 Samuel Steinberg Vincent&Patricia Micotto 1853 SandcliffRd 430 N Maple Dr#302 1857 SandcliffRd Palm Springs, CA 92264 Beverly Hills, CA 90210 Palm Springs, CA 92264 510040015 510040016 510040017 Luverne Molberg Bennie&Edith Lane Marjorie Bryson&Marjorie Bryson 1859 SandcliffRd 1861 SandcliffRd 3598 Aster St NW Palm Springs, CA 92264 Palm Springs, CA 92264 Salem,OR 97304 510 040 018 510 040 019 510 040 020 Mitchell Lininger&Jeffrey Draves Della Adams Sam&Marjorie Micotto 29591 Sea Horse Cv 1866 S Barona Rd 1876 S Bureau Rd Laguna Niguel, CA 92677 Palm Springs, CA 92264 Palm Springs, CA 92264 510 040 021 510 040 022 510 040 023 Richard Heel&Hart Kuller Owen&Carol Jackson Bennie Lane&Edith Lane 12800 Industrial Park Blvd#Blvl 1872 S Barona Rd 1861 Sandcliff Rd Plymouth,MN 55441 Palm Springs, CA 92264 Palm Springs, CA 92264 510 040 024 510 040 025 510 040 026 David&Marilee Ege Jodie Graff Floyd Rees&Lorraine Rees D &M Ege 1838 S Barona Rd 1836 S Barona Rd 13630 NE Milton St Palm Springs, CA 92264 Palm Springs, CA 92264 Portland, OR 97230 510 040 027 510 040 028 510 040 029 Jay&Pamela Jenner Yvonne Farida Bacchus Roland Poleo 3941 W 102Nd Ave 1832 S Barona Rd 1455 SW Midvale Rd Westminster, CO 80031 Palm Springs, CA 92264 Portland,OR 97219 510 040 030 510 040 031 510 040 032 Marline Mcfarlane Wayne Thomas Mcgregor Wesley Fuson 1828 S Barona Rd 1826 S Barona Rd 25336 W Highway 82 Palm Springs, CA 92264 Palm Springs, CA 92264 Muenster,TX 76252 po9LS ao}awidwal ash , w,s;aagc paaa 1noomc- w10965 JOSBI slap-1 ssaippV ®AU3AV DU 510 040 033 510 040 034 510 040 035 Madge Libott Allen&Rhona Feingoild Terry Ege&Janet Ege 1800 S Barona Rd 2038 S Bentley Ave 28212 Columbia River Hwy Palm Springs, CA 92264 Los Angeles, CA 90025 Troutdale,OR 97060 510 040 036 510 040 037 510 040 038 Richard&Laura Miller Sager Robert&Gwen Smith Ginny Diaz 1823 SandcliffRd PO Box 73 1840 S Barona Rd Palm Springs, CA 92264 Idyllwild, CA 92549 Palm Springs, CA 92264 510 040 039 510 040 040 510 040 041 Trinidad Rabe William Prendergast&Grayce Prender Lot Common 201 Carnival Dr 1844 S Barona Rd 3350 Wilshire Blvd#210 El Paso,TX 79912 Palm Springs, CA 92264 Los Angeles, CA 90010 510 050 001 510 050 002 510 050 003 Adrian Rangel Elenor Smith James&Richard Francis Mead PO Box 2311 1007 Amarillo Dr 6712 Los Verdes Dr#1 Palm Springs, CA 92263 Claremont, CA 91711 Rancho Palos Verdes, CA 90275 510 050 004 510 050 005 510 050 006 Ruth Rosalie Falk Carl Era Ronald Studebaker&J Scott Sheri 1834 SandcliffRd 1836 SandcliffRd 1840 SandcliffRd Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510 050 007 510 050 008 510 050 009 Bernard Karklin&Francine Tushak Doris Beryl Henkel Luise Maddy 1944 SandcliffRd 1846 SandcliffRd 2522 E Morongo Tri Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510050010 510050011 510050012 Sheridan Winkelman Mary&Raymond Langston Ian Booker 2520 E Morongo Trl Mary Livi Langston 2516 E Morongo Trl Palm Springs, CA 92264 9318 E Morongo Trl Palm Springs, CA 92264 Palm Springs, CA 92264 510050013 510050014 510050015 Ian Booker Margaret Stanton Richard Kluszczynski 2514 E Morongo Trl 2770 Wallingford Rd 2510 E Morongo Trl Palm Springs, CA 92264 San Marino, CA 91108 . Palm Springs, CA 92264 510050016 510050017 510050018 Joseph Gullo&A J Sandra Gilbert Harrison Bob Hemstreet&Mary Hemstreet 2506 E Morongo Trl 5711 N Rocking Rd 28880 SW Thomson Mill Rd Patin Springs, CA 92264 Scottsdale, AZ 85250 Sheridan,OR 97378 510 050 019 510 050 020 510 050 021 Steven Hargan James & Georgia Cox Winona Cole 2502 E Morongo Trl 2500 E Morongo Trl 1886 Sandcliff Rd Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 00915 ao}a;eldwa;ash C"^ is r•__ 1 u. . . n� W,096S aasel slagel ssajppV ®Aa3AV D7/ 510 050 022 510 050 023 510 050 024 Sylvia Gould David Betz&Joseph Salerno Marion Newman 1880 SandcliffRd 9702 Central Ave 1870 SandcliffRd Palm Springs, CA 92264 Garden Grove, CA 92844 Palm Springs, CA 92264 510 050 025 510 050 026 510 050 027 Joan Mackenzie Dennis&Norma Browne Campbell Rochelle Gallia 1866 SandcliffRd 165 S Muirfield Rd 100 S Sunrise Way#233 Palm Springs, CA 92264 Los Angeles, CA 90004 Palm Springs, CA 92262 510 050 028 510 050 029 510 050 030 James Perry&John Gibbs Eicher Jack&Sylvia Gabriel Jon Spicer&P Reid Douglas 433 86Th NW 1856 SandcliffRd 185 Cleo Rand Ln Bellevue, WA 98004 Palm Springs, CA 92264 San Francisco, CA 94124 510 050 031 510 050 032 510 050 033 William Low Joseph Bosco&P& G Shannon Jack&Sofia Morden 38758 Gladiolus Ln 969 Fell St 20832 15Th Dr Palm Desert, CA 92211 San Francisco, CA 94117 Bayside, NY 11360 510 050 034 510 050 035 510 050 036 Christina Bates&Mary Ahlroth Howard&Karen Ingrid Lester Tracy Oregan 1824 SandcliffRd 1820 SandcliffRd PO Box 532 Palm Springs, CA 92264 Palm Springs, CA 92264 San Francisco, CA 94104 510 050 037 510 050 038 510 050 039 Wilson Thibodeaux Richard Cook&David Alexander Robe La Belle Rose Fashions Ltd 1814 SandcliffRd 1812 SandcliffRd 35 5531 Cornwall Dr Palm Springs, CA•92264 Palm Springs, CA 92264 RICHMOND BC V7C 5N7 CANADA 510 050 040 510 050 041 510 060 001 Etta Campbell Lot Common John Munholland&FRIEND DEV PA 1804 Sandcliff Rd PO Box 907 1235 N Harbor Blvd#200 Palm Springs, CA 92264 Riverside, CA 92502 Fullerton, CA 92832 510 0 002 510 060 003 510 060 0 Joh unholland&FRIEND DEV PA Jo m un !land&FRIEND DEV PA John holland&FRIEND DEV PA 123 N or Blvd#200� 1235 N bor Blvd#200 1235 Ha r Blvd#200 Fu erton, CA 32 Fullerto , C 832 Fu rton, CA 2 510 060 005 5100 006 060 0 John and&FRIEND DEV PA John Mun nd&FRIEND DEV PA John �and, RIEND DEV PA 1235 Nrbo 200 1235 N arbor d#200 1 N 200Fullert CA 92832 Full on, CA 9283 ullerto 510 60 008 510 0 009 510 0 O10 John holland &F ND DEV PA John Mu to &FRIEND DEV PA John Mu II ND DEV PA 1235 N bo 4200 1235 ar Blvd#200 1235 N :Bd 4 200 Fulle 92832 F erton, CA 32 F on, CA2 p0915 Jol a;eldwa}ash I V-1 IP r^^ III' • "I W.L0965 . 10se1 slagel ssaappd @AU3AV Q� 51 60 011 510 60 012 510 60 013 John tolland&FRIEND DEV PA John (land&FRIEND DEV PA John nIt d&FRIEND DEV PA 1 Ha Blvd#200 1235 N ar Blvd#200 1235 N rbor Blvd#200 Fullerton, CA 92832 Fuller n, CA 9 832 Ful on, A 92832 5 60 014 5 060 0" 51 0 016 John hoIlan FRIEND DEV PA John nholl &FRIEND DEV PA John Mu and&FRIEND DEV PA 1235 N r Blvd 4200 1235 N or Blvd 4200 1235 arb lvd#200 on, CA 32 F 1 on, CA 2832 Fullerton, CA 92 2 III 0017 510 6001 5100 0 John Mu land&FRIEND DEV PA John olland&FRIEND DEV PA John olland&FRIEND DEV PA 1235 N arbo vd#200 1235 N ar Blvd 4 123 Harb Blvd#200 Fulle n, CA 928 Fulle n, CA 92 2 Fullerton, CA 832 51 060 020 510 0 021 51 60 022 John olland&FRIEND DEV PA John Mun Iland&FRIEND DEV PA John olland&FRIEND DEV PA 1235 a or Blvd#200 1235 N rb Blvd#200 1235 ar r Blvd#200 Full n, CA 832 Fullert , CA 9 32 F it rton, CA 92832 510 0 0 510 0 02 510 060 025 Joltn'Illy &FRIEND DE V PA Tara& Lazar Tames Munholland&John Munholland 1235 N rb Blvd#200 NOS ET or NUMBER PO Box 4138 Full on, CA 9 2 CA Palm Springs,CA 92263 510 070 001 510 070 002 510 070 003 James Munholland&John Munholland Jame Munholland&John Munholland James Munholland&John Munholland 3905 Pennsylvania St#1 2260 Vallejo St 1752 S Araby Dr Longview, WA 98632 San Francisco, CA 94123 Palm Springs, CA 92264 510 070 004 510 070 005 510 070 006 James Munholland&John Munholland Joe&Betty Ann Kennedy Sr, Amelia Trillanes Cox 7641 Willow Glen Rd 22792 Orellana 1760 S Araby Dr Los Angeles, CA 90046 Mission Viejo, CA 92691 Palm Springs, CA 92264 510 070 007 510 070 008 510 070 009 James Munholland&Vincent Rosato Lyle&Delores Swedberg John Munholland&John Munholland 12830 Dewey St L Susan 44849 Andale Ave Los Angeles, CA 90066 1 N Stadium Way#12 Lancaster, CA 93535 Tacoma, WA 98403 510 070 010 510 070 011 510 070 012 James Munholland&John Munholland James&John Munholland Laurette Bluto 1766 S Araby Dr 1770 S Araby Dr 1772 S Araby Dr Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510 070 013 510 070 014 510 070 015 James Mulholland&John Mulholland Jimmy Phillips Vista Prop&Franklin Homan 1774 S Araby Dr 1776 S Araby Dr 1778 S Araby Dr Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 ®o915 Joj a1gdwa1 as0 I slamir paaa ulnnm- W1O965 - IaWfl slagej ssaippv @AU3AV Qj/ 510 070 016 510 070 017 510 070 018 Vista Properties&ERENBERG BROT Joseph Incorvaia Sara Jensen&Lisa Mandel 8747 Beverly Blvd 12626 High Bluff Dr#325 1931 Perkins Ln W#W West Hollywood, CA 90048 San Diego, CA 92130 Seattle, WA 98199 510 070 019 510 070 020 510 070 021 Frances Lucchesi James Munholland&John Munholland James Munholland&Betty Munhollan 78451 Us Highway 111 3 Victorian Dr 1790 S Araby Dr La Quinta, CA 92253 Wilmington, OR 45177 Palm Springs,CA 92264 510 070 022 510 070 023 510 070 024 James Munholland&John Munholland James&John Munholland Donald Webber&Raymond Kirk 1792 S Araby Dr 2033 E Ramon Rd#lA 1838 S Araby Dr Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510 070 025 510 070 026 510 070 027 James Munholland&Betty Munhollan Ronald &Gala Lefebvre James Munholland&John Munholland 219 S Hamilton Dr 7803 SE 27Th St 1844 S Araby Dr Beverly Hills, CA 90211 Mercer Island, WA 98040 Palm Springs, CA 92264 510 070 028 510 070 029 510 070 030 James Munholland&John Munholland James&John Munholland James Munholland&John Munholland 134 Southgate Plz 1798 S Araby Dr 9157 Airdrome St Fort Wayne, IN 46806 Palm Springs, CA 92264 Los Angeles, CA 90035 510 070 031 5 0"0 0 510 80 002 James Munholland&John Munholland John holland&FRIEND DEV PA John nhol FRIEND DEV PA 337 S Wetherly Dr 1235 Ha Blvd #200 1235 N or Blvd#200 Beverly Hills, CA'90211 Fullerton, CA 9 2 rton, C 92832 5 00 YFon 510080005 John M hand&FRIEND DEV PA orn I&FRIEND DEV PA John un olland& ND DEV PA 1235 Harbo Ivd#200 or Blvd#200 1235 N arbor BlvdF erton, CA 92 A 832 Fulle n, 92832 510 080 006 51 80 007 51 80 008 oh u iolland&FRIEND DEV PA John and&FRIEND DEV PA John nholl FRIEND DEV PA 1235 Blvd#200 1235 N ar Blvd #200 1235 or Blvd#200 Full on, CA 9 2 Fulle on, CA 9 2 erton, CA 2832 080 009 0 080 010 51 80 O11 John unholla ND DEV PA Jot Munhollan ND DEV PA John unhollan ND DEV PA 1235 N or Blvd#200 1235 or Blvd 4200 1235 N r Blvd#200 erton, C 2832 F rton, 92832 F on, 92832 5 80 012 51 80 013 510 14 John ollan R11i DEV PA Jolm land &FRIEND DEV PA John Mun nd&FRIEND DEV PA 1235 N Ivd#200 123 Harb �Ivd#2001235 arbor #200Full on CA 92 Merton, CA Fu rton, CA 92832 ®09LS Jo)ajejdwal ash Cl„ W r-- 1 n' 1 I'll,, W10965 - aasel slagej ssaappV ®AUBAVO 5 080 015 5 0"O1 510 08 017 �12'3> n Tolland&FRIEND DEV PA John and,&FRIEND DEV PA John Mun nd&FRIEND DEV PA Ha r Blvd#200 1235 or Blvd#200 1235 arb Blvd#200 Ilerton, CA 92832 Ful rton, CA 832 F erton, CA 832 51 80 0 110, 1 80 Ol 510 330 001 John olland&FRIEND DEV PA John Tolland&FRIEND DEV PA Neal&J D Eastenson 1235 Harb lvd#200 1235 Har Ivd#200 PO Box 568 Fullerton, CA 92 32 F lerton, CA 92 Lake Arrowhead, CA 92352 510 330 002 510 330 003 510 330 004 Joyce Dalton John&Joyce Schuchart Jr. Dorothy Wagman 1833 S Araby Dr 42 1833 S Araby Dr#3 3645 Vantage Ln Palm Springs, CA 92264 Palm Springs, CA 92264 Glenview,IL 60025 510 330 005 510 330 006 510 330 007 Marvin Horenstein& Carolyn Brazelto Ralph&Margaret Hauser Retreat Rogers 615 Commercial St NE 13696 Sycamore Dr 1833 S Araby Dr#7 Salem, OR 97301 Whittier, CA 90601 Palm Springs, CA 92264 510 330 008 510 330 009 510 330 010 Gregory&Vanessa Dantzler James Decordova &Carol Pomphrey Martin &Josi Schwartz 6633 Bedford Ave 213 Whiting St#1 PO Box 4007 Los Angeles, CA 90056 El Segundo, CA 90245 Palm Springs, CA 92263 510 330 011 510 330 012 510 330 013 Irving Becker&Peggy Becker Bernard&Edith Lewin John&Karen 1mmel 1833 S Araby Dr 411 45 San Marino Cir 3122 Riverview Dr Palm Springs, CA 92264 Rancho Mirage, CA 92270 Fairbanks, AK 99709 510 330 014 510 330 015 510 330 016 Thomas Monaghan&Evelyn Lingar Fred Gutt Jon Freeberg 1833 S Araby Dr 414 1833 S Araby Dr 415 1833 S Araby Dr#16 Palm Springs, CA 92264 Palm Springs, CA 92264 Palm Springs, CA 92264 510 330 017 510 330 018 510 330 019 Jeff Bradley Verle&Mary Williams Alvin Rosenbloom&Jean Rosenbloom 421 Westmount Dr 12394 Fairway Pointe Row PO Box 6295 Los Angeles, CA 90048 San Diego, CA 92128 Buffalo Grove, IL 60089 510 330 020 510 330 021 510 330 022 Kenneth &Betty Vine Harry&Jeanette Roitberg Jakob&Marlene Ackermann Family Trust Vine 2572 W 1St Ave 11020 Telechron Ave 6796 Rolling Hills Dr VANCOUVER BC Whittier, CA 90605 Riverside, CA 92505 CANADA 510 330 023 510 330 024 510 330 025 John Parker&Larry Holder Max&Sandra Candiotty Brian&Florence Jacques 5233 SW Jacobsen Rd 1901 Avenue Of The Stars 92000 6767 Mountain High Dr Seattle, WA 98116 Los Angeles, CA 90067 Riverside, CA 92505 no9L5ao;aleldwal as0 h IS r-- I Ir - -•u� MOW easel slagei ssaJppv 0AURA V Q7/ 510 330 026 510 330 027 510 330 028 Margaret Arakelian Mary Kate Cahill Jeffrey Lampert&Matthew Kulis 935 Sierra Madre Blvd 1833 S Araby Dr#27 430 Roosevelt Way San Marino, CA 91108 Palm Springs, CA 92264 San Francisco, CA 94114 510 330 029 510 330 030 510 330 031 Dona Mary Wilcomb Florence Knox Don&Elizabeth Bailey 1833 S Araby Dr#29 1833 S Araby Dr#30 #6 9804-112 St#6 Palm Springs, CA 92264 Palm Springs, CA 92264 EDMONTON AB CANADA 510 330 032 510 330 033 510 330 034 Delia Alvarez Boris&Rebecca Debora Catz Hal Morris 2410 Pacific Ave#7 435 N Roxbury Dr 1833 S Araby Dr#34 San Francisco, CA 94115 Beverly Hills, CA 90210 Palm Springs, CA 92264 510 330 035 510 330 036 510 330 037 Lissy Skovgaard Charles&Laurel Gabe Madeline Pennisi 1833 S Araby Dr 435 1026 W 11 Mile Rd Vinette Pennisi Ramsay Palm Springs, CA 92264 Royal Oak,MI 48067 132 Kipling Dr Mill Valley, CA 94941 510 330 038 510 330 039 51 330 040 Willee Charles&G 1996 Winston&Susan Lingar Lo[ n 2370 Glenside Ln PO Box 311 NO ET NAME or NUMBER Camarillo, CA 93012 Mendham, NJ 07945 A ogI5loi a}e)dwa;ash w,,9965 - aaseI stage] ssaippv ®AU3AV Dj/ Neighborhood Coalition Labels Bob Seale Christine Hammond John Hunter 280 Camino Sur 1155 S. Camino Real P.O. Box 2824 Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263 Philip Tedesco Tim Hohmeier Frank Tysen 1303 West Primavera Drive 1387 Calle De Maria Casa Cody Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road Palm Springs, CA 92264 Bob Weithorn Jane Smith 261 South Belardo Road 928 Avenida Palmas Palm Springs, CA 92264 Palm Springs, CA 92262 Bob Seale Christine Hammond John Hunter 280 Camino Sur 1155 S. Camino Real P.O. Box 2824 Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263 Philip Tedesco Tim Hohmeier Frank Tysen 1303 West Primavera Drive 1387 Calle De Maria Casa Cody Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road Palm Springs, CA 92264 Bob Weithorn Jane Smith 261 South Belardo Road 928 Avenida Palmas Palm Springs, CA 92264 Palm Springs, CA 92262 Bob Seale Christine Hammond John Hunter 280 Camino Sur 1155 S. Camino Real P.O. Box 2824 Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263 Philip Tedesco Tim Hohmeier Frank Tysen 1303 West Primavera Drive 1387 Calle De Maria Casa Cody Palm Springs, CA 92264 Palm Springs, CA 92264 175 South Cahuilla Road Palm Springs, CA 92264 Bob Weithorn Jane Smith 8 labels per set 261 South Belardo Road 928 Avenida Palmas 3 sets of labels Palm Springs, CA 92264 Palm Springs, CA 92262 1 set mailed ®o9i51o}a;eldwa;asfj ,cinagcnr- inr imc W1096S . 19se1 o v l /v slagej ssa ppt1 ®AU3AV Q7/ UTILITY Mr. Mike Bergan Time Warner Cable Desert Water Agency 41-725 Cook Street P.O. Box 1710 Palm Desert, CA 92211 Palm Springs, CA 92263 Waste Disposal Services, Inc. Dave Cossey VERIZON 4690 E. Mesquite Avenue Desert Water Agency 295 N. Sunrise Way Palm Springs, CA 92264 P.O. Box 1710 Palm Springs, CA 92262 Palm Springs, CA 92263 Southern California Edison Co. Southern California Gas Co. TIME WARNER CABLE Attn: Plan Check Attn: Technical Services Mgr. 810 North Farrell Drive 36100 Cathedral Canyon Drive P.O. Box 3003 Palm Springs, CA 92262 Cathedral City, CA 92234 Redlands, CA 92373-0306 VERIZON Warner Cable TV Southern California Edison Co. Executive Offices 810 N. Farrell Drive Environmental Affairs One GTE Place Palm Springs, CA 92262 P.O. Box 800 Thousand Oaks, CA 91362 Rosemead, CA 91770 Desert Water Agency Southern California Gas Co. Dave Cossey 1200 S. Gene Autry Trail 211 N. Sunrise Way Desert Water Agency Palm Springs, CA 92262 Palm Springs, CA 92262 P.O. Box 1710 Palm Springs, CA 92263 VERIZON Southern CA Edison Co. Southern CA Gas Co. 295 N. Sunrise Way Plan Check Technical Services Mgr. Palm Springs, CA 92262 36100 Cathedral Canyon Drive P.O. Box 3003 Cathedral City, CA 92234 Redlands, CA 92373 The Gas Company ENVIRONMENTAL GROUP San Gorgonio Chapter-Sierra John Dewitt Club P.O. Box 3003, SC8031 4079 Mission Inn Avenue Redlands, CA 92373 Riverside, CA 92501 National Audubon Society Center of Biological Diversity Sierra Club 100 Bell Canyon Drive P.O. Box 493 Joan Taylor Trabuco Canyon, CA 92679 Idyllwild, CA 92549 1800 S. Sunrise Way Palm Springs, CA 92264 REGIONAL Sun Line Transit Historical Buildings Only 32-505 Harry Oliver Trail Thousand Palms, CA 92276 Peter Moruzzi, Chair Brad Dunning Lou Schachter Palm Springs Modern Committee 764 N. Palm Canyon 5355 Lakeside Drive 1056 San Lorenzo Road Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92264 @09TS aoj a;e)dwat asg N ,s;aayc paaj 4100ws W1096S - aase-1 ON Z slage-1 ssaippV 0A?J3AtlS Ken Cassady Michael D'Arminio Jeff Mckay Palm Springs Modern Committee 1344 Calle De Maria 322 Bleecker Street#K•26 190 Arroyo Terrace#311 Palm Springs, CA 92262 New York, NY 10014 Pasadena, CA 91103 Wally Rau Joe Duffle LOCAL AGENCIES (9) P.O. Box 652 P,O. Box 1167 Palm Springs, CA 92263 Bloomington, CA 92316 Mr. Bill Schmidt, Facilities Planner Mr. Robert Robinson, Coachella Chamber of Commerce Palm Springs Unified School Dist. Valley Water& Conservation Dist. 190 West Amado Road 980 E. Tahquitz Canyon Way P.O. Box 1058 Palm Springs, CA 92262 Palm Springs, CA 92262 Coachella, CA 92236 Convention & Visitors Bureau Sunline Transit Agency Palm Springs USD P.O. Box 1786 Leslie Groshjean William Schmidt Palm Springs, CA 92263 32-505 harry Oliver Trail 980 E. Tahquitz Canyon Way Thousand Palms, CA 92276 Palm Springs, CA 92262 Sunline Transit Tom Davis Aqua Caliente Band of Cahuilla Leslie Groshjean Agua Caliente Tribal Council Indians 32-505 Harry Oliver Trail 600 E. Tahquitz Canyon Way Michael Atencio Thousand Palms, CA 92262 Palm Springs, CA 92262 600 E. Tahquitz Canyon Way Palm Springs, CA 92262 Richard Milanovich Desert Hospital FB Fryman Tribal Council 1150 N. Indian Canyon Drive BIA 600 E. Tahquitz Canyon Way Palm Springs, CA 92262 2800 Cottage Way Palm Springs, CA 92262 Sacramento, CA 95825 �- �/Y�l?�vyt.Gf� ®091S joj aletdwal ash •••,s;aauc 084 utoawc �J.o Q n 510 330 024 �� ►j�M�Eved,No Forward'mg Max& Sandratandiotty P Moved Overt Year 1901 Avenue Of The Stars#2000 P No Such Address Los Angeles, CA 90067 J3 No Narne On Box Need Suite NO- Large Bldg. t7 Attempted Unknown t7 Other i a `a ql b SI0 X •�ame0700 1 b�_ob Doti q 3g0s s�� robe Loner e11, 4,anaS 9863; f, Y"m,7z%vv Y 343 034 j & Charles Nieto Ave PhII p warier Long Beach CA 90803 510 040 029 �& Roland Poleo 1455 SW Midvale Rd Portland, OR 97219 =i!�s,eo7 FORWARL TSP1F F_r',F TN RW Tl] i 15440 5W OA 7^R kL�L47 1 I a S02 ) 12 I„d1�r �$na� , Park C d way Th°was A 90621 C ")N,i� eL)sito<�o ; I ❑Nd0 SIIfH STRFE � � ❑PIO SUC�1 hNiAGFf, trill %PfU NOT fiNOWR PLIVERAPLE AS PROISSEE,UNABLE 10 NRNAR J.Lotnton _ _ 3 �dec �pSSO 335QR1Xalsh�reBJ Y#2t0 10i d 3. Lo. .-•CAA 90010 yaeket bseug �°ESN SOl>n S Sac09$ll6 OID ornla c 9? 01 5I0`0500 I t t 31 Wi1li�lnLow f (�� 3 38758�Gladnl Lil Palm Deser( PJ0 18g00��:04 510 330 0� Don&F,lizaveth Bailey �6 98 of 112 SI BDONTON, �'�Nvii' lill'Id�'f 11�P'li"m°hiu4u�fyllP C NADA / MOVED I UNKNOWN It boll NA.rE t 2NCONN' ✓ RETURN TO SENDER RENVOI A L' EXNEDITF.UR CA 92263-2743 / _ USA 1:A 036iw )CA 94104 ; 1 Springs �502' , 502�'3a3 035 err"`&-,Patricia Houldson �,A2385 Shirleon Dr Beaumont, CA 92223 510030010 Earl IV,,, � t V 272 WC eel Camino 8 uena Vi. Palm Spr'ngs, CA92264 No Q 0 In 00 u I n ' 'aw, I'D TO ORWARPOZ Npa " 'c' BrUR Q XP CD r rly, Is 7 510050005 Carl Era 1836 Sandcliff Rd Palm Springs, CA 92264 Proof of Publication In Newspaper STATE OF CALIFORNIA County of Riverside NOTICE OF PUBLICE HEARING - Laura Reyes says: CITY COUNCIL CITY OF PALM SPRINGS Case No.5 OMSMD 2741 and TTM 30568 1. 1 am a citizen of the United States, a NOTICE IS HEREBY GIVEN that the City Council of the City d, Jull Springs,Callhama,will hold a public hearing al ils meeting of resident of the City of Indio, County of 3 2002.The City Council meeting begins at7.00 p.m.in the Riverside, State of California, and over the Cgunc0 Chamber al City Hall,3200 E.Tahguitz Canyon way,Palm Springs. age of 18 years. Th. purpose of this hearing is to consider an application by Clusul-Communities,LLC,fora tentalme tract map and planned 2. 1 am the Office & Production Manager of development distant to subdivide 8.42 acres of land tntc 63 bta on the south west corner of E.Palm Canyon Drive and Araby Drive The Public Record, a newspaper Of general The PDD appliddhants for the devilopmantof63stngle family res- circulation printed and published in the City Of idences antl n,trosle approval of specilic properly tlavelopment standards,Modification of property development standards include Patin Sprigs, County of Riverside, State Of reliefC Reighl,building separation,and setbacks.The properly is zone 3 (Mcid-family and Hotel Zone) and ROAD (Gordon California. Said The Public Record is a Apartment and Cluster Residential Zone). An Environmental AssessmenV Initial Study has been prepared newspaper of general circulation as that teen antl will be reviewed by the Commit at the meahng.Pursuant to is defined in Government Code section 6000, Section 210926pg of the Public Resources Cast,the Cabbame Ervormentai Quality As[ IOWA), a draft Mitigated Negative its status as such having been established by Declaration of Envronmental Impact has been preparetl tar the sublecl proposal.Environmental issues door e..it in the Imhal judicial decree of the Superior Court of the Studymclude,land use,hydrology,andlmh,It approved the site c Pp-2]q. State of California in and for the Count of zoning will be hanged In }r II any mtlrvitlual or group challenges the action in court,Issues Riverside in Proceeding No. Indio 49271, rinsed may be limited to only mose Issues raised at the puMk hearing described in this notice or in written correspondence at,or dated March 31, 1987, entered in Judgment Prior to,the City Council Hearing An oppodunity,will be given at BOOK NO. 129, page 355 on March 31, 1987. sold hearing for all mleresw persons Ig be heard.Questions regarding[his tang may be duetted to Todd Misled,Assistant 3. The Public Record is a newspaper of Planner,Department of Planning&Building,760323-8245 .general circulation ascertained and established PATRICIA A.SANDERS n City Clerk in the City of Palm Springs in the County of dune 18,2002 Riverside, State of California, Case No. RIC 358286, Filed June 8, 2001. ' 4. The notice, of which the annexed is a true . printed copy was published in the newspaper on the following publication dates to wit: d June 18, 2002 I certify under penalty of perjury that the above is true and correct. e Dated at Palm Springs, California this 20th day of June, 2002. N.T.S. S4a4es �gSn Manager y ` .or 5�23 <. r� 4, v2; .r� �a. , ,y'.,Y 16 Upr� O2S �Ey`, �:;ii> '•�;; < �. --� " Sbrl erly �rh Lr ^ Iry SS 9?26.1Cog r 73g4 ae/p, - 9��62 t•,:.� Nq R rR D c5 RESOLUTION NO. OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP 30568 - CASE 5.0905 - PD - 274 SUBJECT TO THE CONDITIONS STATED, TO SUBDIVIDE 8.42 ACRES OF LAND INTO 63 LOTS LOCATED AT SOUTHWEST CORNER OF EAST PALM CANYON DRIVE AND ARABY DRIVE, ZONE R- 3/RGA6/RESORT OVERLAY ZONE, SECTION 25. WHEREAS, Creative Communities LLC., (the "Applicant") has filed an application with the City pursuant to Section 9402.00 of the Zoning Code and the Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to subdivide 8.42 acres of land into 63 lots, located at the southwest corner of East Palm Canyon Drive and Araby Drive, Zone R-3/RGA6/Resort Overlay, Section 25; and WHEREAS, Creative Communities LLC., (the "Applicant") has filed an application with the City pursuant to Section 9402.00 and 9403.00 of the Zoning Ordinance, Case No. 5.0905 Planned Development District No. 274 for the development of a 63-unit multi-family residential complex proposed on 8.42 acres of land located at the southwest corner of East Palm Canyon Drive and Araby Drive, Zone R-3/RGA6, Section 25; and WHEREAS, the Applicant has filed Tentative Tract Map 30568 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 a public hearing of the Planning Commission of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 30568 - Case 5.0905 - PD 274 was given in accordance with applicable law; and WHEREAS, on June 12, 2002, a public hearing on the application for Tentative Tract Map 30568 was held by the Planning Commission in accordance with applicable law; and WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 30568 - Case 5.0905 - PD 274 was given in accordance with applicable law; and WHEREAS, on July 3, 2002, a public hearing on the application for Tentative Tract Map 30568 was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the Planning Commission has considered the effect of the proposed Subdivision, Tentative Tract Map 30568, 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 Subdivision represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police powers to protect the public health, safety, and welfare; and 144CM000 WHEREAS, the proposed Subdivision, Tentative Tract Map 30568 and Case No. 5.0905 - PD274, is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment/ Initial Study has been prepared and will be reviewed by the Council at the meeting. Pursuant to Section 21092.6(a) of the Public Resources Code, the California Environmental Quality Act (CEQA), a draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Environmental issues addressed in the Initial Study include, land use, hydrology, and traffic; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the Project, including but not limited to the staff report, and all written and oral testimony presented; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the hearing on the Project, including but not limited to the staff report, and all written and oral testimony presented. THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: Pursuant to CEQA, the City Council finds as follows: The proposed Planned Development District 274 and Tentative Tract Map 30568 are consistent with the General Plan, Zoning Ordinance, and Municipal Code of the City of Palm Springs. The City Council has independently reviewed and considered the attached Environmental Assessment/ Initial Study and determined that the plans are in conformance with the City Palm Springs Ordinances. 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 Section 9403.00 of the Zoning Ordinance, the City Council finds that with the incorporation of those conditions attached in Exhibit A. a. The use applied for at the location set forth in the application is properly one for which a Planned Development District is authorized by the City's Zoning Ordinance. The proposed Planned Development District application for a 63-unit multi-family residential complex is in harmony with the various elements and objectives of the City of Palm Springs General Plan and is not detrimental to existing uses specifically permitted in the zone in which the proposed use is to be located. The subject property also has a Resort (R) Overlay zoning designation. The proposed (R) designation was established to identify parcels of land which could be developed with visitor serving land uses. The proposed site is consistent with surrounding land uses would and is appropriate site for multi-family residential development. b. The proposed Planned Development District is consistent with the applicable general and specific plans. The subject property is designated as H43/21,1_6 (High Density Residential/Low Density I v6a Residential) on the City's General Plan Land Use Map and R-3/RGA6 (Multiple Family Residential and Hotel, Garden Apartment and Cluster Residential Zone) pursuant to the Zoning Map. The objective of the H43/21 General Plan Designation is to accommodate various types of high-density residential and hotel development. L-6 General Plan Designation is to accommodate low-density residential or traditional single-family homes. The proposed use fits within the broad range of uses typically allowed in the H43/21, L-6 General Plan and R-3/RGA6 Zoning Ordinance categories. The project is consistent with the General Plan. C. The use applied for is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the General Plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The proposed Planned Development District will provide additional housing with in the area and beautify the area by adding landscaping and other improvements along East Palm Canyon Drive and Araby Drive. The project is in harmony with the various elements and objectives of the City of Palm Springs General Plan and is not detrimental to existing uses specifically permitted in the zone in which the proposed use is to be located. d. The design or improvements of the proposed Planned Development are consistent with the General Plan. The subject property is zoned R-3/RGA6 (Multiple Family Residential and Hotel/Garden Apartment and Cluster Residential Zone) and is designated as H43/21,L-6 (High Density Residential/Low-Density Residential) pursuant to the General Plan Land Use Map. The project design and improvements will be a beneficial improvement for the neighborhood and will be compatible with the General Plan and with the existing land uses within the vicinity. e. The site is physically suitable for the type of development contemplated by the proposed Planned Development. Specific development standards of the R-3/RGA6 (Multiple Family Residential and Hotel/Garden Apartment and Cluster Residential Zone) include relief in height requirements and setback requirements. The proposed design complements the area and the proposed relief from the property development standards is consistent with development patterns within the neighborhood. This site is physically suitable for the type of development contemplated by the proposed Planned Development. f. The site is physically suitable for the proposed density of development contemplated by the proposed Planned Development. The project has been designed to comply with the density standards of the R-3/RGA6 Zone. The application proposes sixty-three (63) units which is allowed by right of zone. Therefore the site is physically suitable for the proposed density. g. The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the I V(W� proposed use. The proposed Planned Development fronts on a local street. To address future cumulative traffic issues in the immediate area, the perimeter street will be required to be dedicated and developed to the full ultimate half-street widths, consistent with the goals, policies and objectives of the City's General Plan. The required dedication of right-of-way and improvements will provide safety benefits to the property owners and will aesthetically enhance the neighborhood. h. The conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare, including any minor modifications of the zone's property development standards. All proposed conditions of approval are necessary to ensure public health and safety, including but not limited to, the requirements for public street improvements, landscape and wall treatments along the project perimeter and appropriate on-site lighting. Section 3: Pursuant to Section 9.63.070 of the Zoning Ordinance, the City Council finds that with the incorporation of those conditions attached in Exhibit A. a. An Environmental Assessment/ Initial Study has been prepared and will be reviewed by the Council at the meeting. Pursuant to Section 21092.6(a) of the Public Resources Code, the California Environmental Quality Act (CEQA), a draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject proposal. Environmental issues addressed in the Initial Study include, land use, hydrology, and traffic b. The proposed map is consistent with the applicable General Plan. C. The design or improvements of the proposed subdivision are consistent with the General Plan. d. The site is physically suitable for the type of development contemplated by the proposed subdivision. The remainder lot will be merged into an existing parcel through the lot line adjustment procedure. e. The site is physically suitable for the proposed density of development contemplated by the proposed subdivision. f. The design of the subdivision or improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. NOW, THEREFORE, BE IT RESOLVED that, the City Council approves Tentative Tract Map 30568 and Case No. 5.0905 - PD - 274 subject to those conditions set forth in the in Exhibit A on file in the City Clerks office, which are to be satisfied prior to the issuance of a Building Permit unless other specified. ADOPTED this 3rd day of July, 2002. AYES: NOES: ABSENT: ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager Reviewed and Approved as to Form: EXHIBIT A July 3, 2002 TTM 30568-PD274-5.0905 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, or 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, PLANNING DEPARTMENT: 1. The proposed development of the premises shall conform to all applicable regulations ofthe Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes,ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body,advisory agencies,or administrative officers concerning Case 5.0905-PD-274-TTM 30568. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim,action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. The appeal period for this application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 4. The final development plans shall be submitted in accordance with Section 94.03 of the Zoning Ordinance. Final development plans shall include the following: site plan, building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans, walls, fencing, retaining walls and all gates, exterior lighting plans, sign program, site cross sections, property development standards, design plans and street improvement plans for E. Palm Canyon Drive and Araby Drive and other such documents as required by the Planning Commission and/or City Council. Final development plans shall be submitted to the Planning Commission for approval within two (2)years of the City Council approval of the preliminary planned development district. 5. Pursuantto Section 93.04.1.1,if the owners of the property have not commenced substantial construction within six(6)months from the date of the final development plan as approved by the Planning Commission,the Planned Development District shall become null and void. For good cause shown by the property owner, the Planning Commission may extend the six (6) month period required for commencing construction. 6. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Building prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 7. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Building for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 8. 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. 9. 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. 10. 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. 11. 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. 12a. 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 issuance of occupancy permits. 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, in accordance with all ordinances, in accordance with conditions of approval and shall include the following special conditions: b. The applicant shall submit a deposit to the City of Palm Springs for the review of the CC&R's by the City Attorney and Director of Planning and Building. c. That the project CC&R's shall include a provision which describes easements granted between lots, access rights, improvements, encroachments and enforcement. d. The CC&R shall have a disclosure statement regarding the location of the project relative to roadway noise along East Palm Canyon Drive and Araby Drive. Said disclosures shall inform prospective buyers about traffic, noise and other activities which may occur in this area. e. The CC&R's shall include a provision requiring City approval to amend the CC&R's. The IVC7 CC&R's shall also include a provision dedicating guest parking spaces in front of garages dedicated to those individual units. 13. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 14. No exteriordown spouts shall be permitted on any facade on the proposed building(s)which are visible from adjacent streets or residential and commercial areas. 15. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 16. The design, height, texture and color of building(s),fences and walls shall be submitted for review and approval by the Director of Planning and Building prior to issuance of building permits. 17. The street address numbering/lettering shall not exceed eight inches in height per section 18. An exterior lighting plan in accordance with the 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. 19. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 20. 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. 21. Details of pool fencing(material and color)and equipment area shall be submitted with final landscape plan. 22. Priorto 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. 23. Handicapped accessibility shall be indicated on the site plan to include the location of the handicap parking space,the main entrance to the proposed structure and the path of travel NCO1' 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. 24. The finish on the building walls and block walls shall be submitted for final approval to the satisfaction of the Director of Planning and Building. (A smooth plaster finish is desirable). 25. The wall and pilasters located on E. Palm Canyon Drive and Araby Drive shall be located out of the right-of-way and shall include tree wells and/or shall undulate to give relief to this elevation. 26. Per Section 9301.00.F.6.b of the City zoning ordinance,the waterline of the swimming pool shall be a minimum of five (5)feet from any property line. 27. Submitwindow details for review and approval of the Department of Planning and Building. 28. Final landscape plan shall add additional landscape(trees and hedges)to reduce lights and glare from vehicles turning onto Araby Drive. A site-cross-section shall be provided showing intersection grades, buildings, landscape, and walls. 29. That there shall be a minimum landscaped area 5' in width adjacent to all parking drives, buildings, and walls pursuant to Section 93.02.00 of the Palm Springs Zoning Ordinance. 30. The applicant shall comply with Section 8.50 of the Palm Springs 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 Coast Air Quality Management District (SCAQMD). The plan must implement reasonably available control measures to ensure that project emissions are in compliance with the SCAQMD. 31. Applicant to provide an additional eight(8)onsite parking spaces,and additional twenty(20) spaces at garage drive-up areas, which will be provided and protected in the CC&R's through the Homeowners Agreement. 32. The rear building elevations are to be upgraded to be architecturally compatible with the proposed front elevations. Upgraded elevations shall be equal in curb appeal to the front elevations. Revised elevations and plans shall be submitted with the Final Planned Development plan for approval by the Planning Commission. ENGINEERING DEPARTMENT:The Engineering Department recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances: Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 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. I 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 by these conditions. PALM CANYON DRIVE EAST 3. Construct an 8 inch curb and gutter, 38 feet SOUTH of centerline along the entire frontage, with a 35 foot radius curb return at the SOUTHWEST corner of the intersection of Palm Canyon Drive East and Araby Drive per City of Palm Springs Standard Drawing No.'s 200. 4. Construct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of Palm Canyon Drive East with Araby Drive per City of Palm Springs Standard Drawing No.'s 212 and 212A. 5. The existing 30 inch diameter storm drain pipe and headwall shall be removed and modified as necessary to facilitate construction of the Palm Canyon Drive East and Araby Drive intersection improvements. Construct a Type A curb inlet catch basin per City of Palm Springs Standard Drawing No. 700 at the southwest corner of East Palm Canyon Drive with Araby Drive intersection and connect or extend the existing 30 inch storm drain to the catch basin to the north side of Palm Canyon Drive East, as required by the City Engineer. 6. Construct a 10 foot wide combination meandering sidewalk/Class I bicycle path (Caltrans Design Manual, Chapter 1000-Bikeway Planning and Design)along the entire frontage. The sidewalk/bicycle path shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. The concrete shall receive a broom finish. 7. Construct pavement with a minimum pavement section of 5 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal,from edge of proposed gutter to clean sawcut edge of existing pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No.'s 110 and 340. The pavement section shall be designed, using "R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 8. The existing driveway approach at the intersection of East Palm Canyon Drive and Carob Circle East shall be closed. Construct new curb and gutter, asphalt concrete I yoo pavement, median island landscaping and Portland cement concrete sidewalk/bikeway to facilitate closure of the existing driveway approach and to match existing improvements to the west. ARABY DRIVE 9. Construct a 6 inch curb and gutter, 20 feet WEST of centerline along the entire frontage, with a 35 foot radius curb return at the SOUTHWEST corner of the intersection of Palm Canyon Drive East and Araby Drive per City of Palm Springs Standard Drawing No. 200. 10. Construct a Type A curb inlet catch basin per City of Palm Springs Standard Drawing No. 700 in line with and consistent with the law point of Araby Drive being constructed as part of the approved development located at the southeast corner of Palm Canyon Drive East and Araby Drive. Construct a 24 inch storm drain pipe from the inlet catch basin to the inlet catch basin to be constructed at the southwest corner of the East Palm Canyon Drive and Araby Drive intersection. 11. The Main Entry driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205 and have a minimum width of 57 feet, or as required to accommodate a separate ingress and egress lane and median island. See Condition No. 15 for gated entrance requirements for the Main Entry. 12. Construct a minimum 5 foot wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 13. Construct Type C curb ramps meeting current California State Accessibility standards on both sides of the Main Entry per City of Palm Springs Standard Drawing No.'s 214 and 212A. 14. Construct pavement with a minimum pavement section of 3 inch asphalt concrete pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, from edge of proposed gutter to centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No.'s 110 and 315. The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. PRIVATE STREETS 15. The following requirements for a gated entry shall be met to provide adequate setbacks and turning movements forvehicles entering the primary parking facilities of this project: 1. Provide a minimum curb cut of 60 feet (measured from BCR to ECR) for driveway entrances. 2. Provide a minimum 50 foot setback measured from the face of curb to the access gate control mechanism. C. Provide a turnaround after the mechanism for vehicles unable to enter the I qC // project D. Security gates shall be a minimum of 20 feet clear width in each direction. 16. Construct a 6 inch curb and gutter, along both sides of the Main Entry from Araby Drive to its intersection with the on-site streets per City of Palm Springs Standard Drawing No. 200. Curb and gutter shall be transitioned to connect with on-site street mow strips and inverted street cross-sections in a manner acceptable to the City Engineer, The Main Entry shall be designed with two 24 feet wide ingress/egress lanes separated by a 9 feet wide median island. The median island shall not be constructed within the public right-of-way. The Main Entry shall be narrowed to its intersection with the on-site streets in a configuration approved by the City Engineer. 17. Construct 12 inch concrete mow strips along both sides of all on-site streets with an inverted cross-section and a Type B2 ribbon gutter along centerline per City of Palm Springs Standard Drawing No. 200. Mow strips shall be constructed 13 feet each side of centerline or wider as necessary where parallel or perpendicular parking is proposed. The mow strip shall transition into the proposed barrier curb at the northeast corner of the intersection of Carob Circle East and Driveway. The southeast corner of the intersection of Carob Circle East and Driveway shall be a 6 inch barrier curb with a 10 foot radius curb return to match existing curb off-site per City of Palm Springs Standard Drawing No.'s 200 and 206. Construct 6 inch barrier curb per City of Palm Springs Std. Dwg. No 200 adjacent to all parallel and vertical on-site parking spaces. 18. Construct 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, throughout all on-site streets. The pavement section shall be designed, using"R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. On-site streets shall be constructed with an inverted cross-section (where required). SANITARY SEWER 19. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at sewer manholes. 20. Submit sewer 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: I Vic, Ix A. Copy of signed Conditions of Approval from Planning Department. B. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses,covenants, reimbursement agreements,etc. required by these conditions. 21. Developer shall construct an 8 inch sewer within all on-site streets and connect to the existing sewer main within Araby Drive. 22. All on-site sewer systems shall be privately maintained by a Homeowners Association. Provisions for maintenance of the on-site sewer system shall be included in Codes, Covenants and Restrictions (CC&R's)for this project, and shall be provided to the City Engineer for review and approval prior to approval of sewer improvement plans. GRADING 23. 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. 24. Submit a Grading Plan prepared by a Registered Civil Engineer to the Engineering Department for review and approval. The Grading plan shall be submitted to the Planning Department for comments prior to submittal to the Engineering Department.A PM 10 (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. Copy of Planning Department comments regarding the grading plan. 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. E. Copy of Soils Report, IF required by these conditions. F. Copy of Hydrology Study/Report, IF required by these conditions. G. Copy ofthe General Construction Activity Storm Water Permit from the State Water Resources Control Board (Phone No. 916 657-0687) to the City Engineer prior to issuance of the grading permit. 25. Drainage swales shall be provided adjacent to all curbs and sidewalks-3'wide and 6" deep - to keep nuisance water from entering the public streets, roadways, or gutters. Applies to E. Palm Canyon Drive and Araby Drive only. /Y613 26. Developer shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board (Phone No. (916)-657-0687) and provide a copy of same, when executed, to the City Engineer prior to issuance of the grading permit. 27. In accordance with City of Palm Springs Municipal Code, Section 8.50.00, 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. 28. A soils report prepared by a licensed Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan forthe 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. 29. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) Plan requirements. 30. 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 31. The developer shall accept all stormwater runoff passing through and falling onto the site and conduct this runoff to an approved drainage structure (if available). On- site retention/detention or other facilities approved by the City Engineer shall be required if off-site drainage structures are unavailable or cannot contain the increased stormwater runoff generated by the development of the site. 32. The developer shall construct drainage improvements, including but not limited to catch basins, storm drain lines, and outlet structures, for drainage of on-site streets into retention basins, as described in a final Hydrology Report for Tentative Tract Map 30568, as approved by the City Engineer. The preliminary Hydrology Report forTentative Tract Map 30568 shall be amended to include catch basin sizing,storm drain pipe sizing, and retention/detention basin sizing calculations and other specifications for construction of required on-site storm drainage improvements. 33. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $7,271.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. GENERAL /Vic I 34. 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. 35. All existing and proposed utility lines that are less than 35 kV on/or adjacent to this project shall be undergrounded. The location and size of the existing overhead facilities shall be provided to the Engineering Department along with written confirmation from the involved utility company(s) that the required deposit to underground the facility(s) has been paid, prior to issuance of a grading permit. All undergrounding of utilities shall be completed prior to issuance of a Certificate of Occupancy. 36. 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. 37. The approved original grading/street plans shall be as-built and returned to the Engineering Department prior to issuance of the certificate of occupancy. 38. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 39. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code 93.02.00 D. 40. 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 41. A Homeowners Association shall enter into a reciprocal access agreement with the property owner(s) for those portions of the lots being used for common/open space purposes (e.g. on-site streets and/or parking spaces). Provisions for reciprocal access shall be included in Codes, Covenants and Restrictions (CC&R's) for this project, and shall be provided to the City Engineer for review and approval prior to submittal of the final map. 42. Reciprocal access between adjacent lots where side yard setbacks occur on the adjacent lot shall be included in Codes, Covenants and Restrictions (CC&R's) for this project, and shall clearly define and describe side yard wall locations and the resulting area to be used by the adjacent lot. Provisions for reciprocal access between adjacent lots shall be provided to the City Engineer for review and approval prior to submittal of the final map. 43. Easements for on-site streets and parking spaces to be considered as part of the common/open space to be maintained by a Homeowners Association shall be dedicated and/or reserved on the final map. IqIC15'0* 44. The Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Department. 45. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and submitted to the Engineering Department for review. Submittal shall be made prior to issuance of grading or building permits. TRAFFIC 46. 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 Palm Canyon Drive East and Araby Drive frontages of the subject property. 47. The developer shall be responsible forthe relocation and modification of the existing traffic signal poles, conduit, pull boxes and all appurtenances located on the southwest corner of Palm Canyon Drive East and Araby Drive in accordance with the requirements of the City of Palm Springs. The developer shall submit a traffic signal modification plan prepared by a registered Civil or Traffic Engineer to the Engineering Department for review and approval.The traffic signal facilities shall be relocated in conjunction with the required improvements along East Palm Canyon Drive and Araby Drive and shall be completed prior to issuance of a certificate of occupancy for this project. 48. The west entry gate at Carob Circle East shall be accessed by remote control. A knox box shall be installed and the key given to the Fire Department. 49. IF street addressing is to relate to on-site streets, street name signs shall be required at each intersection in accordance with City of Palm Springs Standard Drawing Nos. 620 through 625. 50. 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: Southwest corner of Araby Drive and the Main Entry On-site as required by the City Engineer 51. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION AND MAINTENANCE WORK ZONES" dated 1996, or subsequent additions in force at the time of construction. 52. This property is subject to the Transportation Uniform Mitigation Fee based on the /VC /& RESIDENTIAL SINGLE FAMILY DETACHED AND MULIT-FAMILY ITE Code Bland use. POLICE DEPARTMENT: 1. Developer shall complywith Section 11 of Chapter8.04 of the Palm Springs Municipal Code. FIRE DEPARTMENT: 1. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) 2. Minimum Access Road Dimensions: Provide a minimum 20 feet unobstructed width. If parking on one side of the access road is desired, provide an additional 8 foot wide parking lane with opposing curb marked red with appropriate signage for a total 28 foot width. If parking on both sides of the access road is desired, provide an 8 foot wide parking lane on each side of the access road for a total 36 foot width. Maintain the minimum width at all points along the roadway, including entry gates and islands. (902.2.2.1 CFC) 3. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an unobstructed vertical clearance of not less than 13 feet 6 inches. (902.2.2.1 CFC) 4. Required marking: Required marking of Fire Apparatus Roads and Fire-Protection Equipment shall be in accordance with section 901.4 CFC. 5. 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) 6. Turn-Around Requirements: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. The City of Palm Springs approved turn around provision is a cul-de-sac with an outside turning radius of 43 feet from centerline. (902.2.2.4 CFC) 7. Site Plan: Provide the fire department with two copies of an approved site plan. Approved locations for fire hydrants will be marked on this site plan, with one copy being returned to the applicant. The second copy will be retained by the fire department. 8. Fire hydrant systems: Following fire department selection of hydrant locations, plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. (901.2.2.2 CFC) 9. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the fire department. (9-2.1 NFPA 24) 10. Water Agency Construction Specifications: All water mains and fire hydrants must be installed in accordance with DWA specifications and standards. Private fire hydrants shall IYC 17 be painted OSHA safety red. Public fire hydrants shall be painted equipment yellow. 11. Residential fire hydrants: Residential fire hydrants shall be installed in accordance with DWA specifications and standards. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants, except groundcover plantings. 12. Emergency Access: Free access from the street to fire hydrants and to outside connections for standpipes, sprinklers or other fire extinguishing equipment, whether permanent or temporary, shall be provided and maintained at all times. 13. Access During Construction: Access for fire fighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 902 CFC) 14. Fire apparatus access plans: Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. Plans shall include certification from a Registered Professional Engineer stating the roads are of all weather construction and capable of supporting fire apparatus weighing 73,000 Ibs G.V.W. (901.2.2.1 CFC) 15. Automatic Fire Sprinklers: An approved,automatic Fire Sprinkler System shall be installed in every attached single family dwelling where the gross floor area of the building exceeds 3000 square feet. 16. Fire Sprinkler Plan Submittal: The contractor should submit fire sprinkler plans when the building plans are submitted. This allows concurrent review of the fire sprinkler and building plans. (Two sets will be retained by the fire department.). Submittal to include manufacturers cut sheets on all material and equipment used. Submittal shall also include hydraulic calculations. A set of approved plans shall be maintained at all times on the job site. BUILDING DEPARTMENT: 1 a. Prior to any construction on-site, all appropriate permits must be secured. b. That prior to issuance of building permits a noise study shall be submitted which demonstrates compliance with Section 1092 (and related Sections, if any) of Title 25, Ca. Administrative Code and any applicable UBC requirements to ensure that interior noise levels do not exceed 45 CNEL. lqus