HomeMy WebLinkAbout5/1/2002 - STAFF REPORTS (15) DATE: May 1, 2002
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TO: City Council
FROM: Director of Planning & Building
CASE 5.0898-PD-273 -APPLICATVON BY CANYON GATE, LLC FOR A PRELIMINARY
PLANNED DEVELOPMENT DISTRICT FOR A GATED 32 LOT, SINGLE FAMILY
DEVELOPMENT AND A TENTATIVE TRACT MAP, TTM 30454, FOR THE SUBDIVISION
OF 10 ACRES INTO 32 SINGLE FAMILY RESIDENTIAL LOTS AND A NUMBER OF
COMMON AREA LOTS, LOCATED AT THE NORTHWEST CORNER OF BELARDO
ROAD AND W. SUNNY DUNES ROAD, R-1-A AND R-2 ZONES, SECTION 22.
RECOMMENDATION:
The Planning Commission recommends that the City Council adopt the Mitigated Negative
Declaration and approve Case No. 509898-PD-273, a proposed Preliminary Planned
Development District for a 32 lot gated single family subdivision, and Tentative Tract Map
30454, for the subdivision of 10 acres into 32 single family lots and a number of lettered
common area lots, subject to conditions contained in the attached resolution. The applicant
and property owner is Canyon Gate, LLC, Mark Temple and Roberto Jinich, Principals.
SUMMARY:
On March 27, 2002, the Planning Commission voted to recommend that the City Council
approve these applications with several modifications to the conditions of approval. The
modifications include: allowing the use of wrought iron fence to maintain view corridors
along the south property line (P-24); reducing building pad elevations (P-26); approving
private street sections(E-9), limiting on-street parking to one side of the street and allowing
a sidewalk on one side of the project entry (E-20).
BACKGROUND:
In 1998, a Preliminary Planned Development District for a 140 unit assisted living complex
was approved for the subject site. The project was not developed, and a new applicant
seeks to develop a single family neighborhood on the property. The attached Planning
Commission staff report provides additional background information.
Director of anning and Building
City Manager
ATTACHMENTS
1. Vicinity Map
2. Planning Commission staff report of March 27, 2002
3. Environmental Assessment/Initial Study
4. Planning Commission minutes of March 27, 2002 (to be presented) 0A
5. Resolution
6. Conditions
DATE: March 27, 2002
TO: Planning Commission
FROM: Director of Planning & Building
CASE 5.0898-PD-273 -APPLICATION BY CANYON GATE, LLC FOR A PRELIMINARY
PLANNED DEVELOPMENT DISTRICT FOR A GATED 32 LOT, SINGLE FAMILY
DEVELOPMENT AND RELATED ARCHITECTURAL APPROVALS AND A TENTATIVE
TRACT MAP, TTM 30454, FOR THE SUBDIVISION OF 10 ACRES INTO 32 SINGLE
FAMILY RESIDENTIAL LOTS AND A NUMBER OF COMMON AREA LOTS, LOCATED
AT THE NORTHWEST CORNER OF BELARDO ROAD AND W. SUNNY DUNES ROAD,
R-1-A AND R-2 ZONES, SECTION 22.
RECOMMENDATION:
That the Planning Commission recommend adoption of a Mitigated Negative Declaration
and recommend approval to the City Council of Case No. 509898-PD-273 a proposed
Preliminary Planned Development District for a 32 lot gated single family subdivision and
related Architectural Approval and Tentative Tract Map 30454, for the subdivision of 10
acres into 32 single family lots and a number of lettered common area lots, subject to
conditions contained in the attached resolution. The applicant and property owner are
Canyon Gate LLC. Mark Temple and Roberto Jinich are its principals.
BACKGROUND:
The applicant, Canyon Gate, LLC, has submitted an application for a Preliminary Planned
Development District and related architectural approvals and a Tentative Tract Map
application for a 32 lot single-family residential development/subdivision on approximately
10(ten)gross acres of land located at the northwest corner of Belardo Road and W. Sunny
Dunes Road. The objective of the subdivision is to create 32 lots to allow for the
development of a single family subdivision featuring three model homes for year-round
residents. Additionally, lettered lots "A" through "H" represent public streets and open
space/retention lots.
In 1998, a Preliminary Planned Development District for a 140 unit assisted living care
apartment complex and related facilities were approved for the subject site. The project
was not developed, and the applicant now seeks to develop a single family neighborhood
on the property.
The site is currently vacant and slopes downward approximately 36' from southwest to
northeast; the easterly property lint: lies approximately 5 to 7 feet above the adjacent
Belardo Road. Native scrub vegetation and numerous rocks are scattered across the
property.
SURROUNDING LAND USES/ZONING:
The eastern one-half portion of the subject site is zoned R-2 (Limited Multiple-Family
Residential, 1 unit/3,000 sq.ft.). The western one-half portion of the site is zoned R-1-A
(Single Family Residential - 20,000 sq.ft. minimum lot size). Surrounding properties are
zoned as follows:
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North: Vacant - R-3 zone
South: Tahquitz Canyon Wash - R-3 zone
East: Commercial Offices - R-3 zone
West: Vacant - R-1-A zone
SURROUNDING GENERAL PLAN DESIGNATIONS:
The eastern one-half portion of the:subject site is designated as M15 (Medium residential -
15 units/acre) in the General Plan. The western one-half portion of the site is designated
as L2 (Low Residential - 2 units/acre) in the General Plan. Surrounding General Plan
designations are as follows:
North: H43/R21 (Residential High Density)
South: W and H43/R21 (Watercourse and Residential High Density)
East: RC (Resort Commercial)
West: L-2 (Residential Low Density)
LAND USE/PROPOSAL
Preliminary Planned Development District
The applicant is proposing a Preliminary Planned Development District and Tentative Tract
Map for a 32 lot lot single-family residential development on approximately 10 (ten) gross
acres. Lots range in size from 7,504 to 13, 503 square feet. The single family detached
homes will be single story with floor plans for two to three bedroom homes ranging in size
from 1,767 square feet to 2,244 square feet (living area) with a casita option on model#3
available to buyers creating a maximum total of 2,570 square feet.Additionally, each home
will include an enclosed two-car garage and golf cart parking. One of the three home plans
includes an optional casita attached by an overhead breezeway/trellis. This feature is
characteristic of traditional indoor-outdoor desert lifestyles. Sales prices are anticipated to
range from $400,000.00 to $500,000.00.
The R-2 zone allows single family housing by right of zone, subject to the R-1-A provisions.
Based upon the split zoning on the subject property existing zoning provides a number of
development options: (1) development of 21 single family homes for the entire site based
upon the R-1-A provisions; or(2)development of 73 units on the eastern portion of the site
based on multiple family uses in the R-2 zone at 1 unit/3,000 square feet and an additional
10 single family residences on the western portion of the site based on the R-1-A zone, for
a total of 83 residential units. The applicant is proposing a PD to transfer density and
establish property development standards.
The applicant is proposing a single family subdivision utilizing development standards that
vary from (are less stringent than)the standards of the R-1-A zone and provide for a higher
density than would be permitted in the R-1-A zone. However, as proposed the project
results in significantly less density than might otherwise be developed on the site if
permitted R-2 densities were utilized.
The plans provided also depict a casita option for one of the model homes. The 326 square
foot casita, which provides living quarters within an accessory building, meets the zoning
code definition of a guest house and would require a Conditional Use Permit under typical
zoning. Kitchens are not proposed as part of the casitas design. Under current zoning
casitas would be allowed only with a minimum lot size of 15,000 sq.ft. and the casitas could I�
occupy no more than one-fiftieth (1/50th) of the lot area. As proposed in this Planned
Development,casitas/guest houses will be permitted on lots of less than 15,000 square feet
and will occupy more than one-fiftieth (1/50th) of the lot area. Lastly, the zoning code
requires a 10' separation between detached structures (without common walls); as
proposed, the casitas will be structurally connected to the main residence by a 7' long
breezeway.
A chart comparing the proposed development standards with the standards of the R-1-A
and R-2 zones follows:
Development R-1-A R-2 Proposed PD
Standards
Lot Size 20,000 sq.ft. 1 du /3,000 7,405 - 13,503 sq.ft.
(min.) sq.ft.
Minimum Lot Width 130 feet n.a. 62 feet
Minimum Lot Depth 120 feet n.a. 90,
Setbacks:
Front 25 feet 25 feet 20 feet
Side 10 feet 10* 7.5 feet
Rear 15 feet 10* 15 feet
Building Height 18, 18 - 24' 18,
Lot Coverage, 35% 35% 20.5%
maximum
Dwelling Size, 1,500 sq.ft. 1,500 sq.ft. 1,767 - 2,570 sq.ft.
excluding garage (min.) (min.)
Guest Houses requires CUP; requires CUP; permitted
minimum 15,000 minimum 15,000
sq.ft. lot sq.ft. lot
max. 1/50th of max. 1/50th of
lot: lot
Accessory Structures 10' separation 10' separation 7' separation for casita,
unless buildings unless buildings overhead attachment
have common have common
wall wall
* Setbacks equal to height if over 12' in height
In accordance with Section 9403.00(C) of the Zoning Code, the Planning Commission and
the City Council are authorized to establish a full range of development standards
appropriate to the orderly development of a site for which a PD is approved. Therefore,the
Planning Commission and City Council may determine that the benefits of the development
plan proposed warrant the granting of the development standards proposed.
Additionally, mechanical equipment is proposed as an encroachment into the sideyard
setback for many of the lots.
Circulation consists of project access provided via an entry drive off of Belardo Road and
a loop road which will serve each of the 32 lots. The entry drive features stacking for six
vehicles and will include an a electric;gate with key card access, a landscaped median and
with turn-around area. The streets are proposed as private streets with 32' of righ t of way.
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The project also includes right of way improvements to the Belardo Street Heritage Trail.
This will include a colored concrete side walk with a light broom finish in C-11 Desert Tan
color, with alternating squares of C-35 Santa Barbara Brown and Classic Oak Flagstone.
These improvements will also include street furniture such as benches.
The project proposes decorative block walls and wrought iron fences around the project
perimeter. Retention areas have been provided adjacent to Belardo Road, along the
Heritage Trail, and project landscaping has been designed in accordance with General Plan
requirements for drought tolerant landscaping adapted to the desert climate.
With respect to grading, the existing project site slopes downward approximately 36' from
west to east and the easterly property line lies approximately 5 - 7 feet above Belardo
Road. Project grading will entail movement of approximately 1000 cubic yards; import of
500 cubic yards is anticipated. As proposed on the grading plan, the homes adjacent to
Belardo Road have pad heights ranging from 486.5 to 490.0 and will thus be approximately
9 to 11 feet above the street elevation. The Belardo Gardens grading plan was approved
utilizing pad heights (489.5) 10-15 feet above the crown of the adjacent Belardo Road
(474.54 - 479.83). As of the writing of this report, the applicant is preparing a revised
grading plan, which will reroute storm flows and result in reduce pad heights. Additional
information on the proposed grading will be provided to the Planning Commission at the
meeting.
By prior agreement with the Aqua C:aliente Band of Cahuilla Indians, the applicant will be
required to pay a"fair share" portion of the cost of the Belardo Street bridge improvements.
Tentative Tract Map
The tentative tract map proposes 32 single family lots, ranging in size from 7,504 square
feet to 13,503 square feet with an average lot size of 9,940 square feet. The subdivision
will be served by 32' wide private streets, and the site will gain vehicular access from an
entry drive off of Belardo Road. Lettered lots "A"through "F" represent public streets and
lettered lots "G" and "H" along Belardo Road represent open space/retention lots.
Landscape Plan
The proposed landscape palate utilizes a low water, drought tolerant theme, with trees,
palms, shrubs, cacti and succulents,vines and groundcover.The proposed landscape plan
includes Palo Verde and Chilean Mesquite trees, California Fan palms, bouganvilia, red bird
of paradise, brittlebush, Texas ranger, creosote bust, deer grass, mountain marigold and
green cassia, barrel cactus, agave, Indian fig, lantana, and verbena.
Summary
The proposed single family homes will be one story and will range in size from 1,767 square
feet to 2,570 square feet, with the casita option.
With approval of the Preliminary Planned Development District, the tract map will meet all
applicable development and zoning standards with respect to minimum lot sizes and
dimensions, building height, etc.
13050000
ENVIRONMENTAL ANALYSIS AND NOTIFICATION:
Pursuant to the California Environmental Quality Act (CEQA), a mitigated negative
declaration has been prepared. The Palm Spring Unified School District has provided
correspondence regarding the project (attached), which concurs with the environmental
analysis, requiring that the applicant pay school impact fees prior to issuance of building
permits. This is a standard practice for all new construction.
All property owners within a 400-foot radius of the parcel considered for subdivision were
notified. As of the writing of this report, no correspondence from the public regarding this
subdivision has been received by staff.
ATTACHMENTS:
1. Vicinity Map
2. Tentative Tract Map
3. Initial Study/Environmental Assessment
4. Correspondence
5. Resolution/Conditions
13fi6p
VICINITY MAP
AMADO ROAD
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i TAHOUIrz CANYON WAY
ARENAS ROAD
RAMON RD,
SUNNY DUNES ROAD
SITE-�
V/C/N/TY MAP
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CITY OF PALM SPRINGS
CASE NO. Case No.5.0098-PD-273 DESCRIPTION
Tentative Tract Map 30454 The subdivision of a 10 acre parcel into 32 lots
APPLICANT and the establishment of an Preliminary Planned
Development District to allow the development
a gated 32-unit single family residential neighborhood,
Applicant: Canyon Gate, {LAC. at the northwest of the Intersection of Belardo Road
and Sunnv Dunes Road Zone R-2/R-1-A Section 22.
OF PALM Sp
City of Palm Springs
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Department of Planning&Building
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o * Planning Division
* C RPORp}EO 3200 Ta6quiez Canyon Way• Palm Springs,California 92262
c-14/FO RN\P TEL (760)323-8245 •FAX(760)322-8360 •TDD(760)864-9527
MEMORANDUM
DATE: February 20, 2002
FROM: City of Palm Springs
TO: Responsible and Trustee Agencies/Interested Organizations and Individuals
RE: Notice of Preparation of an Initial Study for Case No. 5.0889-PD-273 and
Tentative Tract Map 30454, Canyon Gate
The City of Palm Springs (City) will sense as the Lead Agency under the California Environmental
Quality Act (CEQA) and has prepared an Initial Study that evaluates the potential environmental
impacts of Case No. 5.0889-PD-273 and Tentative Tract Map 30454, Canyon Gate. The City will
serve as the Lead Agency for this document, based on itsjurisdiction over land use within the City's
boundary. This letter constitutes a Notice of Preparation (NOP)forthe proposed Initial Study and
serves as a request for environmental information that you or your organization believes should be
addressed in the proposed environmental document. 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 February 20, 2002
to March 13, 2002, All comments and any questions should be directed to:
City of Palm Springs
Attn: Alex P. Meyerhoff
Principal Planner
P.O. Box 2743
Palm Springs, CA 92263-2743
13A8
Post Office Box 2743 " Palm Springs, California 92263-2743
CITY OF PALM SPRINGS
DEPARTMENT OF PLANNING AND BUILDING
INITIAL STUDY
Application No(s:): Tentative Tract Map No. 30454, Case No. 5.0898-PD-273
Date of Completed Application: February 7, 2002
Name of Applicant: Canyon Gate, LL.C.
Project Description: Canyon Gate is a proposal for a Planned Development District for a
gated subdivision with 32 single family residences on 10 acres.
Location of project: The proposed project is located at the northwest corner of Belardo
Road and Sunny Dunes Road.
General Plan Designation(s): M15, (Medium Residential - 15 units/acre)
L2, (Low Residential - 2 units/acre)
Proposed General Plan Designation(s): M15
Present Land Use(s):The subject property is vacant.
Existing Zoning(s): R-2 (Limited Multiple Zone); R-1-A (Single Family Residential -
minimum lot size 20,000 square feet)
Proposed Zoning(s): Planned Development District No. 273.
i3I� q
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
II. If"yes"above, does the project fall into anyofthe Emergency Projects
listed in Section 15269 of the State CEQA Guidelines? ❑Yes NNo
III. If"no"on II.,doesthe projectfall under any of the Ministerial Acts listed ❑YesNNo
in Section 15268 (b) of the State CEQA Guidelines?
IV. If"no"onIll.,does the project fall under any of the Statutory Exemptions ❑YesNNo
listed in Article 18 of the State CEQA Guidelines?
V. If "no" on IV., does the project qualify for one of the Categorical
Exemptions listed in Article 19 of the State CEQA Guidelines?
❑Yes NNo
(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 proposed project entails a gated community
with 32 single family residences on ten acres at the northwest corner
of Belardo Road and Sunny Dunes. The residences range from 1,767
to 2,244 square feet. Plan 3 includes an optional 326 square foot
detached guest casitas. Amenities include a gate guarded entry and
retention area dog park.
The eastern portion of the site is zoned R-2 (Limited Multiple Zone)
and the western portion of the site is zoned R-1-A (Single Family
Residential Zone - minimum lot size 20,000 square feet). The
applicant is proposing a Planned Development District in lieu of a
change of zone (PDD 273)to allow for a density transfer from R-1 to
R-2 zoned portions of the parcel.
VI I. Site Description: The subject site lies approximately 3,000 feet from
the foot of the San Jacinto Mountains northeast of the mouth of the
Tahquitz Canyon. The site is transected by seasonal gullies that
generally drain to the east and northeast. The site is composed of the
Creosote Bush Scrub community as well as a variety of native trees
and plants common for the Coachella Valley. There is some
disturbance within the site that:includes several abandoned dirt roads,
footpaths and numerous human shelter camps which attributes to the
large amount of trash and other household items that have been
discarded on the site.
2 134410
VIII. Surrounding Land Uses:
North: Vacant
South: Tahquitz Canyon Wash
East:: Commercial
West: Vacant, Single Family Residential
Surrounding General Plan:
North: M 15, (Medium Residential - 15 units/acre)
H 43/21 (High 43 units/acre - Apts 21/acre)
South: W (Watercourse)
East: RC (Resort Commercial)
West: L2 (Low Residential - 2 units/acre)
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
South Coast Air Quality Management Plan ®Yes ❑No ❑N/A
Airport Part 150 Noise Study ❑Yes ❑No NN/A
The eastern five acres of the subject site is designated as M15
(Medium Residential - 15 units/acre) and the western five acres is
designated as L2 (Low Residential - 2 units/acre) per the General
Plan. The zoning for the site is R-2 (Limited Multiple Zone) for the
eastern portion and R-1-A (Single Family Residential - 20,000 sq. ft.
lot size) for the western portion. The project includes 32 single
family residences. The Zoning Ordinance permits one unit per
3,000 sq. ft. of lot area for the eastern portion of the site and one
dwelling unit per 20,000 square feet on the western portion of the
site. Thus, a maximum of 83 units could be permitted on the site.
The Ordinance does not allow for multi-family residential
development on the western portion of the site.
The R-2 zone allows a maximum height of twenty-four (24) feet in
height and the Zone allows a maximum height of eighteen I �/
(18) feet. The proposed height of the residences are 18 feet.
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The applicant has thus submitted a Planned Development District
application which if approved by the City Council, would permit the
project at the subject site.
Are there any of the following studies required?
X.
1. Soils Report ®Yes ❑No
2. Slope Study ❑Yes ®No
3. Geotechnical Report ❑Yes ®No
4. Traffic Study []Yes ®No
5. Air Quality Study ❑Yes ®No
6. Hydrology ®Yes []No
7. Sewer Study ❑Yes ®No
8. Biological Study ❑Yes ®No
9. Noise Study ❑Yes ®No
10. Hazardous Materials Study ❑Yes ®No
11. Housing Analysis ❑Yes ®No
12. Archaeological Report ®Yes oNo
13. Groundwater Analysis ❑Yes ®No
14. Water Quality Report ❑Yes ®No
15. Other ❑Yes ®No
XI. Incorporated herein by reference:
Final Environmental Impact Report on the General Plan Update.
Preliminary soils investigation prepared by Sladden Engineering dated January 27, 1998.
Archeological Assessment prepared by Robert S. White dated December 28, 1997.
Hydrology Calculations prepared by Sanborn A/E, Inc. dated January 2002.
4 13J*/Z
J
Potentially
Significant
Potentially Unless Less Than No
Significant Mitigation Significant Impact
Impact Incorporated Impact
1. LAND USE AND PLANNING
Would the proposal:
a) Conflict with general plan designation or
zoning? (Source#'s) ❑ ❑ ® ❑
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)and c)-LESS THAN SIGNIFICANT IMPACT. The eastern five acres ofthe subjectsite is designated as M15(Medium Residential-
15 units/acres)and the western five acres is designated as L2(Low Residential-2 units/acre)per the General Plan. The zoning for
the site is R-2(Limited Multiple Zone)for the eastern portion and R-1-A(Single Family Residential-20,000 sq,ft.lot size)for the western
portion.The project entails 32 detached single family residences me gated community.The Zoning Ordinance permits one unit per 3,000
sq.ft.of lot area for the eastern portion of the site. Thus,a maximum of 83 units could be permitted on site.
The propertyto the north is zoned R-3(Multi-Family Hotel)and R-1-A(Single Family Residential-20,000 sq. ft. lot size)and to the west
is zoned R-1-A. This property is also generally vacant with sporadic single family residential development. The project is a gated
residential neighborhood. In the judgement of the Department of Planning&Building,the project should not generate significant or unusual
periodic concentrations of human impact that would be incompatible with the surrounding area. Thus, there should be less than a
significant impact with respect to the project.
1 b),d)and e)-NO IMPACT. The project will not affect agricultural resources since none exist on the subject site nor will the project
disrupt or divide the physical arrangement of an established community. Thus,there should be no impacts as a result of the project.
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 ON3
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,which entails construction of 32 detached single family residences, should not impact
population projections within the City. Although the project will be developed on vacant property, the surrounding area is generally
developed, such that no extension of major infrastructure will induce substantial growth. Housing does not exist on the subject site.
Therefore, no impacts to population and housing should occur as a result of this 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? ❑ ❑ ❑
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? ❑ ❑ ❑
i) Unique geologic or physical features? ❑ ❑ ❑
j) Is a major landform, ridgeline, canyon, etc.
involved? ❑ ❑ ❑
3.a)-e)and g)-j)NO IMPACT. The subject site is located approximately 3,000 feet east of the San Jacinto Mountains and northeast
of the Tahquitz Canyon. The site is comprised of very rocky,decomposite granite. Bedrock in the form of granitic cobbles and boulders
are prevalent throughout the parcel. Based upon a site visit and review of the General Plan,there are not unique geological features.
The project is located directly west of the Palm Canyon Fault. There are no known geological hazards present on the site other than
ground shaking potential associated with earthquakes and the subject site is not located within an Alquist-Priolo study zone. There are
no known unstable earth conditions associated with the project site based on the review of the Seismic Safety Element of the City of
Palm Springs General Plan;additionally,the nature of the project is such that there is no possibility of creating an unstable situation. The
project will be required to comply with the Uniform Building Code which mandates requirements for seismic safety construction.
Therefore,there will be no geologic impacts on the project as a result of the project, nor will the project create geologic impacts.
6 / 3)91Y
I i
3,f)POTENTIALLY SIGN I FICANT UNLESS MITIGATION INCORPORATED. As discussed above,the site is comprised of very rocky,
decomposite granite. Bedrock in the form of granitic cobbles and boulders are prevalent throughout the parcel. A preliminary grading
plan was prepared for the subject site. According to the applicant,there will be approximately 1,000 cubic yards of raw fill, 1,000 cubic
yards of raw cut with a net balance on sight. Because of the project location and amount of grading proposed,the applicant submited
a soils report and a grading plan to the Engineering Division for review and approval. In addition,because of the rocky terrain of the site
and the amount of boulders that exist on the site,boulders shall be incorporated into the landscaping of the site. Thus,grading should
not be a significant impact.
MITIGATION MEASURES
1. The applicant shall incorporate boulders into the landscaping to reduce the amount of grading on the project site.
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? ❑Yes ®No
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4.a)LESS THAN A SIGNIFICANT IMPACT.The project entails construction of a gated 32 unit residential community complex located on
ten acres at the northwest corner of Belardo and Sunny Dunes. A site inspection concluded that there are no natural drainage course
on the subject site. Furthermore,a study of the U.S.G.S.Topographic Quadrangle Map confirms that there are no drainage courses on
the site. The proposed project will increase the amount of hard surface which will increase the amount of surface runoff; however,
the project will be required to demonstrate to the satisfaction of the City Engineer as part of the grading plan check process,that surface
runoff can be conveyed to an approved drainage carrier(e.g.adjacent roadways). Additionally, due to the size of the project, it is not
anticipated that the amount of surface runoff will cause a negative impact upon surrounding roadways and properties. Therefore,with
compliance with usual City drainage requirements, impacts resulting from changes in surface runoff will be less than significant.
4. b)-j)NO IMPACT. Based upon a review of the Federal Emergency Management Agency,Preliminary Flood Insurance Rate Maps,
and the knowledge of the Department of Planning and Building and the City Engineer,there is no flood hazard on site during the 100 year
flood event and 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. Additionally,
according to the U.S.G.S.Topographical Quadrangle Map,no natural drainage course or flood control channel exist on the site. The site
is located north of the Tahquitz Creek channel. Therefore,the project will not be impacted by water and flood related issues nor create
impacts on water related issues.
5. AIR QUALITY
Would the proposal:
a) Violate any air quality standard or contribute
to an existing or projected air quality violation? ❑ ❑ ® ❑
b) Expose sensitive receptors to pollutants? ❑ ❑ ❑
c) Alter air movement,moisture,or temperature,or
cause any change in climate? ❑ ❑ ❑
d) Create objectionable odors? ❑ ❑ ❑
5.a)POTENTIALLY SIGNIFICANT UNLESS MITIGATED.The project is consistent with the General Plan and the Zoning Ordinance.With
the adoption of the General Plan update in 1993,the City Council adopted a Statement of Overriding Considerations regarding air quality.
This statement acknowledges that it is not feasible to reduce City-wide growth related impacts to air quality to a level of insignificance
atthis time.Additionally,according to the South CoastAir Quality Management District(SCAQMD)CEQA Air Quality Handbook,the project
is not large enough to be considered as potentially significant impact regarding air quality. However,due to project construction and
grading activities,short term impacts to air quality could occur. The project will thus need to comply with the City's Fugitive Dust and
Erosion Control Ordinance. Therefore,short term impacts(PM10 related)will be mitigated to a level of insignificance.
5.b-d)NO IMPACT. The project is a proposal for a 32 detached single family residence in a gated complex. The project should not
expose sensitive receptors to pollutants and should not alter air movement or cause a change in the climate. Finally, significant
objectionable odors will not be created. Therefore,no impact will occur as a result of this project to sensitive receptors and the current
climate.
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): ❑ ❑ ® ❑
Single Family Residences 320
b) Increased vehicle trips or traffic congestion? ❑ ❑ ® ❑
8 / 34AP
i l
c) Hazards to safety from design features (e.g.,
sharp curves or dangerous intersections)
or incompatible uses(e.g.,farm equipment)? ❑ ❑ ® ❑
d) Inadequate emergency access or access
to nearby uses? ❑ ❑ ❑
e) Insufficient parking capacity on-site or off-
site? ❑ ❑ ❑
f) Hazards or barriers for pedestrians or
bicyclists? ❑ ❑ ❑
g) Conflicts with adopted policies supporting
alternative transportation (e.g.bus turnouts,
bicycle racks)? ❑ ❑ ❑
h) Rail,waterborne or air traffic impacts? ❑ ❑ ❑
6. a)-c)LESS THAN SIGNIFICANT IMPACT. According to the Institute of Transportation Engineering (4'"Edition), a single family
residence will generate on an average of 10 daily trips. Construction of the project will increase traffic within the surrounding area;
however,it is staffs position,that the intensity of the proposed use will be less than what a typical multi-residential project and single
family residential development that complies with the current zoning would be. A typical multi-residential project average daily trips are
estimated at 6 daily trips and single family residential uses are estimated at 10 average daily trips. It is estimated that this project will
generate approximately 320 daily trips. If a 64 multi-residential unit complex was constructed on the eastern portion of the site and 10
residences on the western portion of the site, the overall traffic generated for the site would be 484 daily trips which exceeds the
proposed project trip generation rates. In addition,since a majority of the residences are anticipated to serve as vacation or second
homes,staff believes that the projected traffic will even be lower than the projected 320 daily trips. According to the City Engineer,as
a result of this project, the Level Of Service should not be significantly impacted. The Engineering Division is recommending the
dedication of 40 feet along Belardo Road to comply with the General Plan. The applicant will also be required to construct an 8 foot
sidewalk along the property frontage as part of the Heritage Trail. In addition,the subject property is located directly north of the Tahquitz
Canyon Wash, There is an agreement with the Tribal Council to construct the Belardo Bridge in the year 2002. The Tribal Council is
responsible for securing the right of way. There is Indian land between the project and the bridge. At this time there are immediate plans
to construct the Belardo Bridge across the channel. To mitigate construction of the bridge,the applicant shall adhere to the following
mitigation measure:
MITIGATION MEASURE:
1. At such time as the Belardo Bridge is constructed,the developer shall be required to tie in the curb and gutter into the bridge approach
improvements and enter into a covenant agreeing to pay his proportionate share of the cost as determined by the City Engineer.
6.d)-h) NO IMPACT. As a result of the proposed site design and size of the project,the proposed project will not create inadequate
emergency access or access to nearby uses,hazards for pedestrian or bicyclists and the project will not conflict with adopted policies
supporting alternative transportation nor impact rail,waterborne or air traffic. The project proposal will include a sidewalk along Belardo
Road as part of the Heritage Trail. Additionally,the project is providing a total of parking stalls for an elderly board and care therefore,
no impacts are expected to occur as a result of the project. _
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,fish,
insects,animals,and birds)? ❑ ❑ ❑
9
/ 3h17
J �
Potentially
Significant
Potentially Unless Less Than No
Significant Mitigation Significant Impact
Impact Incorporated Impact
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? ❑ ❑ ❑
f) Is consultation with the California Fish and Game
or the Department of Fish and Wildlife
Service,as a trustee agency, required? EYES 0 NO
7.a)-f). NOIMPACT. The subject site lies approximately 3,000 feet from the base of the San Jacinto Mountains northeast of the mouth
of the Tahquitz Canyon. The site is transected by seasonal gullies that generally drain to the east and northeast. The site is composed
of the Creosote Bush Scrub community as well as a variety of native trees and plants common for the Coachella Valley. There is
disturbance within the site that includes abandoned dirt roads,footpaths and numerous human shelter camps which attributes to the
large amount of trash and other household items that have been discarded. Based on a site inspection by the Department of Planning
and Building,the site is devoid of any sensitive, rare or endangered species of plants or potential habitat for endangered,threatened
or rare animal species or their habitats and per review of the General Plan. Being east of the Tahquitz Canyon,the site is approximately
one-half mile east of any riparian habitat or significant biological areas as identified in the General Plan The Tahquitz Canyon riparian
zone is one of the least accessible zones within the area. This site is located several hundred feet up into the San Jacinto Mountains.
Peninsular Bighorn sheep do visit the area for moisture during the summer months. Willows and cattails are also the dominant riparian
vegetation,There are no Desert Fan Palms. The site is located east and south of an existing single family neighborhood and will be
completely fenced in with a six(6)foot high masonry wall. Therefore,no potentially significant impacts are expected to occur on plant
and animal life as a result of this project.
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. Due to the size and nature of the 32 single family residential complex,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.
10 /31418
Potentially
Significant
Potentially Unless Less Than No
Significant Mitigation Significant Impact
Impact Incorporated Impact
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? ❑ ❑ ❑
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. In the judgment of the Department of Planning&Building,there are no aspects of the proposed projector of future
project construction which would involve explosives,pesticides,radiation,chemicals,or other hazardous substances. In addition,the
project site is not located within a fire hazard area. The proposed improvements will not block roadways or routes used by the Fire
Department and the Police Department. 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.
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?
NOT APPLICABLE ❑YES ❑NO
10. a) NO IMPACT. The proposed residential complex is expected to generate noise levels what would be typical for residential
development. The site is located adjacent to an urbanized area consisting of commercial uses. In the evaluation of the Department of
Planning&Building,noise levels will not exceed the noise levels stated within the Palm Springs Municipal Code,Chapter 11.74. The
project site is not located within the Airport F.A.R.Part 150 Noise Compatibility study. Therefore,no potentially significant impacts to the
environment would result from noise.
11
13���
r r
Potentially
Significant
Potentially Unless Less Than No
Significant Mitigation Significant Impact
Impact Incorporated Impact
10 b)SIGNIFICANT UNLESS MITIGATION INCORPORATED. In the judgement of the Department of Planning&Building,the projectwill not
require noise abatement measures other than potential short term impacts from construction activities. The existing single family
residences located to the west and north may be impacted upon during on-site construction activities. Thus,during construction on the
subject site,a number of short term mitigation measures shall be adhered to.
MITIGATION MEASURE:
1. Construction activities shall take place per the City of Palm Springs Noise Ordinance Section 11.74.041.
2. All construction equipment shall,fixed or mobile,shall be equipped with properly operating and maintained mufflers.
3. Stationary equipment shall be placed such that emitted noise is not directed at the existing single family residences.
Therefore, there is no potential for a significant impact on the environment due to construction noise.
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_5,000 Ft._
b) Police protection? ❑ ❑ ❑
c) Schools? ❑ ❑ ❑
d) Maintenance of public facilities, including
roads? ❑ ❑ ❑
e) Other governmental services? ❑ ❑ ❑
11.a)-a) NO IMPACT. The application entails construction of a 32 single family residences in a gated complex on ten acres. There are
two fire stations located within the five minute response time. Thus,the project should not impact existing fire and police services. The
applicant will be required to pay$1.84 per square foot of living space to the Palm Springs Unified School District to mitigate 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? ❑ ❑ ❑
12 13o6420
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 is located in an urbanized area of the City. There are existing single family residences to the north
and west and commercial uses to the north and east. All utilities and services are currently provided to the subject area. The project
is not large enough to require modifications to the existing services other than street improvements adjacent to the subject property.
Therefore,there should be no impacts to utilities and service systems as a result of the project.
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) NO IMPACT. The developer proposes to construct 32 single family residences in a gated complex on ten acres at the
northwest corner of Belardo Road and Sunny Dunes. Thus,the project will be located 3000 feet east of the San Jacinto mountains and
approximately one-half mile north of Tahquitz Canyon.
The eastern one-half of the subject property is zoned Limited Multiple Zone(R-2)and the western one-half of the subject property is
zoned Single Family Residential(R-1-A-minimum lot size 20,000 sq. ft.) The R-2 Zane has a height limit of twenty four(24)feet and
the R-1-A Zone has a height limit of eighteen 118)feet. The project will consist of single story residences,a maximum of 18 feet in height.
There are currently single family residences located approximately 2,000 feet to the west and approximately 1,000 feet to the north and
there are commercial uses to the east. Therefore, the project does not have the potential to block scenic views. The project site
generally slopes upward from the Belardo Road to the backside of the property. If single family residences were constructed west of
the subject site, views to the east across the valley would not be impacted because of the height of the proposed residences and
because the project site is down slope from developable property to the west. If the site was built out at the maximum height standards
and minimum setback requirements per the subject zones,the line of site looking east and southeast would be a greater impact than what
is currently proposed.
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 2
13
which would affect unique ethnic cultural ❑ ❑ ❑
values?
e) Restrict existing religious or sacred uses within
the potential impact area? ❑ ❑ ❑
14.a)and c)-e) NO IMPACT. There were no paleontological resources, religious or sacred uses that were found on the site per the
archaeological assessment prepared by Robert S. White dated December 28,1997. Therefore,there is little potential that the proposed
project will effect religious or sacred sites.
14.b)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED.An archaeological assessment was prepared forthe subject
site. The purpose of the assessment is to identify all potentially significant cultural resources within the project boundary. The field
reconnaissance resulted in the relocation of one prehistoric archaeological site and three previously unknown sites. All four sites are
regarded as occasional milling stations. The lack of surface artifacts or indications of subsurface deposits at all sites indicates that they
were used infrequently and probably on a seasonal basis. These milling stations are similar to those found through out region. All four
sites have been mapped,drawn and photographed and have been recorded with the Eastern Information Center at UC Riverside and
have been assigned permanent trinomials.Although some of these milling stations maybe destroyed in the event of construction,a visual
and statistical record of the features have been preserved. According to the assessment,the project site is not within a Historic National
Site boundaries.
MITIGATION MEASURE:
1. To mitigate potential impacts on previously unknown sites discovered during construction,a qualified representative or monitor,under
the supervision of the project archaeologist,shall be present during rough grading of the site to ensure that previously undetected sites
are salvaged and that known sites targeted for preservation remain undisturbed.
Thus, there should be no impacts with the incorporation of the above mentioned mitigation measure.
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 project entails construction of 32 single family residents in a gated complex on ten acres at the northwest
corner of Belardo and Sunny Dunes. In the judgement of the Department of Planning&Building this project will not increase the demand
for recreational facilities nor will it affect existing recreational facilities as none are identified in the General Plan. Therefore,a negative
impact on existing or the demand for recreational facilities will not occur as a result of this project.
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?
❑ ❑ ® ❑
14
Potentially
Significant
Potentially Unless Less Than No
Significant Mitigation Significant Impact
Impact Incorporated Impact
16.a). POTENTIALLY SIGNIFICANT U LESS MITIGATION INCORPORATED. Based upon thejudgement of the Department of Planning and
Zoning,the proposed project should not be environmentally controversial,nor is it reasonably expected to become controversial upon
disclosure to the public. Potential concerns associated with the project include land use, grading, short-term construction noise,
aesthetics and cultural resources. These concerns however can be mitigated to a level of insignificance with compliance with the
mitigation measures outlined in this environmental assessment. Thus,it is anticipated that there will be no potential for a significant effect
on the environment due to public controversy with the incorporation of the mitigation measures as outlined in this environmental
assessment.
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? ❑ ❑ ❑
17.a)-d)NO IMPACT. This conclusion is based upon the responses in 1 through 16 of this environmental assessment. Therefore,
there should be no potential for a significant impact with the proposed mitigation measures as a result of this project.
18. LISTED BELOW THE PERSON OR PERSONS WHO PREPARED OR PARTICIPATED IN THE PREPARATION OF THE INITIAL
STUDY:
Alex P.Meyerhoff,Principal Planner
Douglas R. Evans, Director of Planning&Building
David Barakian,City Engineer
Marcus Fuller,Senior Engineer
15 13Aa3
Potentially
Significant
Potentially Unless Less Than No
Significant Mitigation Significant Impact
Impact Incorporated Impact
19. DETERMINATION
On the basis of this initial evaluation:
❑ I find the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will
be prepared.
® I find that although the proposed project could have a significant effect on the environment,there will not be a significant
effect in this case because of the mitigation measures described in the Mitigated Negative Declaration
❑ I find the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL IMPACT REPORT
is required.
❑ 1 find that the proposed project is consistent with the Program EIR on:
February 20, 2002
Douglas R. Evans Date
Director of Planning & Building
ally
16
PALM SPRINGS UNIFIED SCHOOL DISTRICT
960 EAST TAHOUITZ CANYON WAY
TO PALM SPRINGS, CALIFORNIA 92262-0119
(760) 416-6000
FAX (760) 416-6015
WILLIAM E. DIEDRICH, Ph.D., Superintendent of Schools
BOARD OF EDUCATION:ANDREW GREEN, President—SHARI STEWART, Clerk
DONALD T.AIKENS, Member—MICHAEL McCABE, Member—MEREDY SHOENBERGER, Member
RECEIVED
March 1, 2002
IMM 5 20Q2
Alex P, Meyerhoff PLANNING DIVISION
Principal Planner
City of Palm Springs
P.O. Box 2743
Palm Springs, CA 92263-2743
RE: NOP Case No. 5.0889-PD273
Canyon Gate
Dear Alex:
The schools that would serve this subdivision are:
Enrollment Capacity
Cahuilla Elementary 623 706
Raymond Cree Middle School 1141 1345
Palm Springs High School 1649 1850
Utilization at all elementary schools, almost equals capacity. Although the
utilization and capacity numbers indicate that there is available utilization, there
may be no capacity for a particular grade level. This year, the district has closed
specific grade levels (i.e., K, 1 and 2 grades) at many elementary schools. New
incoming students may be bussed to alternative schools with available space.
The district has already impacted elementary schools with portables to the
maximum available electrical, fire alarm and communication systems capacities.
� 3 � as
March 1, 2002
Alex P. Meyerhoff
Page 2
The developer fee for residential units is $2.05 per square foot;
commercial/industrial is $.033 per square foot. New developments will
adversely impact the school district in the K-5 grade levels, at least.
c
a J. c
Director
Facilities Planning & Development
/mj
� 3r9�o
r
AFFIDAVIT OF MAILING �?�^
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE)
I,the undersigned,say: I am and was at all times herein mentioned, a citizen of the United States and
employed in the County of Riverside, over the age of eighteen years, and not a party to the within
action or proceeding; that my business address is 3200 E. Tahquitz Canyon Drive, Palm Springs,
California;that on the sixth day of March, 2002, 1 served the within (NOTICE OF PUBLIC HEARING)
on PLANNING COMMISSION CASE NO.5.0898-PD 273 and TTM 30454, application by Canyon
Gate, LLC. to subdivide a 10 acre parcel into 32 lots and establishment of an Preliminary
Planned Development District and Tentative Tract Map to allow the development of a gated 32-
unit single family residential neighborhood, at the northwest of the intersection of Belardo
Road and Sunny Dunes Road, Zone R 2/R-1-A, Section 22, 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 or persons or firms indicated on the report received from and
certified by the City Staff statement dated and attached hereto as Exhibit"A
Mailout: Notices,stamped envelopes(8 of each)were forwarded to the Office of the Bureau of Indian
Affairs to mail to the applicable property owners.
I hereby declare under penalty of perjury that the foregoing is true and correct.
A
Anita C. Graves
Dated at Palm Springs, California, this 6" day of March, 2002.
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION
Case No. 5.0898-PD-273
Tentative Tract Map 30454
The subdivision of a 10 acre parcel into 32 lots and the establishment of an Preliminary
Planned Development District and Tentative Tract Map to allow the development a gated 32-
unit single family residential neighborhood, at the northwest of the intersection of Belardo Road
and Sunny Dunes Road, Zane R-2/13-1-A, Section 22.
Applicant: Canyon Gate, LLC.
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Springs, California,
will hold a public hearing at its meeting of March 27, 2002. The Planning Commission meeting
begins at 1:30 p.m. (Public Hearings begin at 2:00 pm) in the City Council Chamber at City Hall,
3200 E. Tahquitz Canyon Way, Palm Springs, California.
The purpose of the hearing is to consider an application for a preliminary planned development
district and a tentative tract map. The proposed project is the subdivision of 10 acres into 32
residential lots for future development of single family residences within a gated community. The
project includes site grading, roadway Improvements, drainage basins, gated entry and other
related improvements.
An Environmental Assessment / Initial Study was prepared for the project. Pursuant to Section
21092.6 of the Public Resources Code, the California Environmental Quality Act (CEQA), and
Section 15063 of the California Environmental Quality Act Guidelines, a Mitigated Negative
Declaration has been prepared. The Planning Commission may adopt a Mitigated Negative
Declaration for this project.
The proposed map, Environmental Assessment/Initial Study and related documents are available
for public review daily, between 8 am and 5 pm at the 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 hearings described in this notice or in written correspondence at or prior
to the Commission meeting.
Notice of Public Hearing Is being sent to all property owners within four hundred (400) feet of the
subject property.An opportunity will be given at said hearings for all interested persons to be heard.
Questions regarding this case may be directed to Alex Meyerhoff, Principal Planner, Department
of Planning & Building, (760) 323-8245.
Douglas W Evans
Director of Planning and Building
BALM s
p4 aA
H City of Palm Springs
• �atraxa�r.
Department of Planning & Building
MEMORANDUM
Date: March 7, 2002
From: Gabriel Diaz
City Planning Technician
Subject: Mailing Labels for Case No. 5.0898 PD -273 /TTM 30454
This is to certify that the attached labels were obtained by the City of Palm Springs from Fidelity National
Company on December 28, 2001, and were deemed to obtain the necessary information . To the best of
my knowledge, the labels are complete and accurate.
Gabriel Diaz /
a z
Date
/acg
04 pALM SAS City of Palm Springs
N Planning & Building Department
• C'4LIF OIL N`*
1 1[74M )) �1&NTDL[JM
Date: March 6, 2002
To: Bureau of Indian Affairs
Attn: Claudia
From: Anita Graves, Senior Secretary
Tel: 323-8245
Subject: Public Hearing for Case 5.0898 - PD 273 /TTM 30454
Application by Canyon Gate, LLC, to subdivide a 10 acre parcel into 32 lots and establish a Preliminary
Planned Development District and Tentative Tract Map to allow the development of a gated 32-unit single
family residential neighborhood, at the northwest of the intersection of Belardo Road and Sunny Dunes
Road, ,Zone R-2/R-1-A, Section 22.
Envelopes w/postage (8)
Notices of the Public Hearing (8)
It is our understanding that your office will forward these notices to the Indian landowners/lessees within a
400-foot radius of the above referenced project. Public Hearing is scheduled for March 27, 2002.
If you should require additional postage-paid envelopes for this purpose, please let us know.
Thank you.
Smooth Feed5heetsT" NEIGHBORHOOD COALI ITON Use template for5160@
Bob Seale Christine Hammond John Hunter
280 Camino Sur 373 South Monte Vista Drive P.O. Box 2824
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263
Philip Tedesco Sharon Lock Frank Tyson
1303 West Primavera Drive 1517 Sagebrush 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
8 LABELS PER SET
3 SETS OF LABELS
1 SET MAILED
'n, Axff fmVn AAA..... I nk-l.- I C TM
Smooth Feed Sheets'"' Use template For 5160
513 250 020 113 210 024 513 250 029
Usa 513 Usa 513 Kenneth Mnsvark&Madelyn Flinsvar
Unknown Unknown 770 S Mirada Rd
Palm
CA , CA /{/ Pal Springs, CA 92264
513 250 030 513 250 031 513 250 032
Riverside County Flood Control&Wal E Alan Petty&Petty riverside Co Flood Cont
3133 7Th St 3480 Torrance Blvd#212 3133 7Th
Riverside, CA 92507 Torrance, CA 90503 Rivers' c, CA 92507
250 0" 51 50 040 513 250 041
City D ngs City 0 ngs OFP Springs
PO Box 3 PO Box 3 PO
P prings, CA 9 'all
prings, CA 92263 k6fra Springs, 2263
513 270 014 513 270 015 513 280 005
Sam&Lucille Pascal Sam&Lucille Pas Usa 513
PO Box 9678 PO Box 9678 Unknown
Palm Springs, CA 92263 Palm Springs A 92263 CA
513 280 006 513 2XTlinterir
513 280 016
Sam&Lucille Pa al Usa 5 Usa 513
PO Box 9678 Us De Us Dept The Interir
Palm Sprin , CA 92263 Wash, Wash, on,DC 20401
513 280 017 513 290 001 513 290 004
Usa 513 7eh Llc Usa 513 /
Us Dept Of Th nterir 333 N Palm Canyon Dr#1]7 Unknot
Wasugton C20401 y
Palm Springs, CA 92262 CA
513 290 005
Maurice Rcloua
611 S Palm Canyon Dr
Palm Springs, CA 92264
7
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513 250 029 513 250 030 513 250 031
Kenneth Hinsvark Madelyn Hinsvark Riverside Co Plood Control&Wat $Alan Petty etty
770 S La Mirada d 3133 7Th S 3480 Torr ce Sivd#212
Palm Springs, A 92264 Rivers id CA 92507 Torranc ,CA 90503
5 3 111 141 513 270 014 513 280 015
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Pp Box 2 PO Sox 967 Us Dcpt Of Thu Interir
Palm S mgs, CA 9 Palm Spr, s,CA 92263 Washington,DC 20401
513 290 001 / 513 290 00005
Llc Jeli // Maurice Refo
333 N Palm C• ayon Dr g 117 611 S Pal anyon Dr
Palm Sprt�A 92262 Palm r
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PROOF OF PUBLICATION This is space for County Clerk's Piling Stamp
(2015.5.C.C.P)
No,1132
STATE OF CALIFORNIA CITY OF PALM SPRINGS
NOTICE of Pl1nLIC HEARING
Counl'y of Riversirlc CITY COUNCIL
TCase
[love Tract Map 3pq q
The subdivision of a 10 acre areal into 32 lots
'nd the establishment of an reliminarryy Planned
Development DI•ytrct is allow the dovelcome, a
JIted 32-unir sngle family resfdemlal nalgnbor-
aed, at Tile n"hwest of l'he lmersectlon of qa-
laide Road and Sunny Dunes Road,
Zone R-2/R-1-A, Section 22
Applicant' Canyon Gale, LLC
NOTICE IS HBRE6y GIVEN that fhe Gil Council
I elm a Citizen Of the United Stales and a resident of of the Clty.of Palm Springs, California, wtli hold o
the Countyaforesaid; I am over the age of eighteen Pub"
hhe�nil ar its mbonng of Mayy ipp n, The
y I ?; g City ouncl Chayberbat Ctyaliai1,o32p0 Tuhe
Cars,and not a jai to or interested in the 9ug Canyon Wa Palm Spr1ings, Calliomf;,
above-entitled matter.I am the principal cleric of a p IcaGv P fog at the 1,ina ng is 9 tonsmur a. ap_
rY Plannad developman(
printer 0 tie,DESERT S PUBLISHING dro ci lInc'e tentative trace msp. The p opoeed
COMPANY a newspaper of general circulation, P t t subdivis,pn of
10 acres into ,0 reed
printed and published in the city of Palm Springs, de ldcl os whhin aril dev coo man;of single family
rrld tic mmgnO 7
Incrinag; G,' grading, roadway niprovomenls County of Riverside,and which newspaper has been ge yasins,g,lted entry and other rulatcd im-
pravementa
adjudged a newspaper of general circulation by the
Superior Court of the County of Riverside,State of VICINITYMAP
California under the dale of March 24,1988.Case
Number 191236;that the notice,of which the r _
annexed is a printed copy(set in type not smaller
than non pariel,has been published in each regular
and entire issue of said newspaper and not in any 6
supplement thereof on the following dates,to wit:
April 19t1i
All in the year 2002 ------`-^----`-----`^•-- an,op"T2r111.1
I certify(or declare)under penalty of perjury that the nL.G r�
fore oill is true and correct. An Enwronrnental Aavess foregoing Prcpgred for the project mpursl�a t Study
tl5ccuon
19t11 27092.5 of the Public Resources Code the Call
Ferris Environmental OuaLty Act (CEQAJ, end
Dated at Palm Springs,California Chis--,----day Seahtyn isc s or die cariiornla Environmental
l+ldelinrs, a Mitl ated Negative Dec-
April laradOn has been g
m,^Sion t, preparcd.7ho planning Com-
Of--------------------- -----,2002 ilon for thLyprolePt.a Mltlgated Neuative Declara-
��" The propoe t map. Environmental documents
ntsase-
(�k men 3blefl Study and related document:: are
- and l5 pm at
pu GI1 rcmvw daily ge in tnn B •Im
._-.�—w--�_—,_---...—•._--.,—_—„---.,—_�.••"-�, P at t a Crtyy of Palm S tin In the Pian-
mn9 and Buildlnp Oapar{mentP located at 3200
Signature Tahqultr Canyon Way.
c.uany Individual or groupp Chsllenge�the action m
IS u y IrSalseof nt thesed purl be limited ited 10 enbd those
This nonce arin
m written corre:,pondancu at or pri-
or to the Commission meeting.
Nonce of Public Hearnng"ban sI.nt to all prop-
erty ewnes within four hund'eWg0o) ir;at of the i
ub11acl grape% An oppononlry will ba given at
h'a,tl heonnr�„ Tor all inter,sted persons to he
oard, ❑ueytipns regarding this case may be dr
roped to Alex Meyorhoff Pnncpal Planner. De-
partmcnt of Plonn,ng &Si,lldmg, (760)323-8245, 1
PI
Patn q Sanders 1
o 1e .
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. 5.0898—
PD 273,TTM 30454,applicant,Canyon Gate,LLC,located at intersection of
Selardo Road and Sumiy Dunes Road,was mailed to each and every person
on the attached list on the I Sth day of April, 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 18"'day of April, 2002.
r
PATRICIA A. SANDERS
City Clerk
.57— 1—d Z ��—
NOTICE OF PUBLIC HEARING
CITY COUNCIL
Case No. 5.0898-PD-273
Tentative Tract Map 30454
The subdivision of a 10 acre parcel into 32 lots and the establishment of an Preliminary
Planned Development District to allow the development a gated 32-unit single family residential
f neighborhood, at the northwest of the intersection of Belardo Road and Sunny Dunes Road,
Zone R-2/R-1-A, Section 22.
Applicant Canyon Gate, LLC,
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold
a public hearing at its meeting of May 1, 2002- The City Council meeting begins at 7:00 p.m. in the
City Council Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs, California.
The purpose of the hearing is to consider an application for a preliminary planned development
district and a tentative tract map. The proposed project is the subdivision of 10 acres into 32
residential lots for future development of single family residences within a gated community. The
project includes site grading, roadway improvements, drainage basins, gated entry and other
related improvements.
An Environmental Assessment / Initial Study was prepared for the project. Pursuant to Section
21092.6 of the Public Resources Code, the California Environmental Quality Act (CEQA), and
Section 15063 of the California Environmental Quality Act Guidelines, a Mitigated Negative
Declaration has been prepared. The Planning Commission may adopt a Mitigated Negative
Declaration for this project.
The proposed map, Environmental Assessment/Initial Study and related documents are available
for public review daily, between 8 am and 5 pm at the 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 hearings described in this notice or in written correspondence at or prior
to the Commission meeting.
Notice of Public Hearing is being sent to all property owners within four hundred (400) feet of the
subject property.An opportunity will be given at said hearings for all interested persons to be heard.
Questions regarding this case may be directed to Alex Meyerhoff, Principal Planner, Department
of Planning & Building, (760) 323-8245.
Patricia Sanders
Publish: April 19, 2002 City Clerk
The Desert Sun
VICINITY MAP
RAMADO ROAD
ma
U
a i TAHOUITZ CANYON WAY
ARENAS ROAD
0
g
RAMON RD.
® SUNNY DUNES ROAD
S/TE�
VICINITY MAP
C CITY OF PALM SPRINGS
CASE NO. Case No 5.0898-PD-273 Df=SCRIPTION
7entahve Tract Map 30454 The subdivls�on of a 10 acre parcel into 32 lots
APPLICANT and the establishment of an Preliminary Planned
Development District to allow the development
Applicant. Canyon Gate, t.t.C. a gated 32-un'tsingle family residential neighborhood,
at the northwest of the intersection of Belardo Road
and Sunny Dunes Road Zane R-2/R-1-A Section 22
'7 c? '7 7A4= W7`= 3
JO\ Sanborn A/E,- Inc.
J� Allen Sanborn
1227 South Gene Autry Trl
Palm Springs, Ca 92264
SmWA Feed jffjjtSTM slage1 SsaappJSeten dit =`
NEIGHBORHOOD
COALITION
LABELS
Bob Seale Christine Hammond John Hunter
280 Camino Sur 373 South Monte Vista Drive P.O. Box 2824
Palm Springs, CA 92262 Palm Springs, CA 92264 Palm Springs, CA 92263
Philip Tedesco Sharon Lock Frank Tysen
1303 West Primavera Drive 1517 Sagebrush 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
a,'vi�Y®aa as WasXaayl� aj y}omrm
�ddress Labels
Smooth Feed SheetsTM Use template for 52600
513 250 029 513 250 030 513 250 031
Kenneth Hinsvark&Madelyn Hinsvark Riverside County Flood Control&Wat E Alan Petty&Petty
770 S La Mirada Rd 3133 7Th St 3480 Torrance Blvd#212
Palm Springs, CA 92264 Riverside, CA 92507 Torrance, CA 90503
513 0041 513270014 513280015
City Of S ngs Sam&Lucille Pascal Usa 513
PO Bay 27 PO Box 9678 Us Dept Of The Interir
Palm S gs, CA 9 Palm Springs, CA 92263 Washington,DC 20401
513 290 001 513 290 005 009 608 512
LIc 7eh Maurice Refoua A&I Palmas Ltd Partnership
333 N Palm Canyon Dr#117 611 S Palm Canyon Dr 18980 Ventura Blvd#200
Palm Springs,CA 92262 Palm Springs, CA 92264 Tarzana, CA 91356
<AOS681
9S£i VO `au y
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PALM s City of Palm Springs
°P�y Office of the City Clerk
(760) 323-8204
ci '^ FAX (760) 322-8332
MEMORANDUM
C,+L1FO'R
Date: April 9, 2002
To: Bureau of Indian Affairs
Attn: Claudia
From: Office of the City Clerk
Re: Public Hearing for Case 5.0898-- PD 273/TTM30454
Application by Canyon Gate, LLC, to subdivide a 10 acre parcel into 32 lots and
establish a Preliminary Planned Development District and Tentative Tract Map to allow
the development of a gated 32-unit single family residential neighborhood, at the
northwest of the intersection of Belardo Road and Sunny Dunes Road, Zone R-2/R-1-A,
Section 22.
Enclosed are the following:
Envelopes w/postage (8)
Notices of the Public Hearing (8)
It is our understanding that your office will forward these notices to the Indian
landowners/lessees within a 400-foot radius of the above referenced project. City
Council Public Hearing is scheduled for May 1, 2002.
If you should require additional postage-paid envelopes for this purpose, please let us
know.
Thank you.
0'V
C,
V� APR
132-90005
Mauna Refoua
611 S Palm Ca,ryOn-D,
R Palm S PEI-129s,CA 92264
T 'Z-2
�U h EL p.I
4s
IDM
PROOF OF PUBLICATION This is space for County Clerk's Filing Stamp
(2015.5.C.C.P)
No.0635
CITY OF PALM SPRINGS
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION
Case No. 5.0898-PO-273
STATE OF CALIFORNIA Tentative Tract Map 30454
County of Riverside The subdivision of a 10 acre parcel into 32 lots
and the establishment of an Preliminary Planned _
Developpm�en�t Dis�tr�ict and Tenleave Tract Map to
albw tRe-veverapmaM gated 32-unit spate-
family residential neighborhood, at the northwest
of the Itersecton of Relarde Road unit single --
family residential neighborhood, at the northwest
of the intersection of Belardo Road and Sunny
Dunes Road, Zone R-2/11-1-A, Section 22.
Applicant, Canyon Gate, LI-C.
NOTICE IS HEREBY GIVEN that the Planning
Commission of the City of Palm Springs, Califor-
I am a eldZen of the United States and a resident of nia, will hold a public hearing at its meeting of
March 27,2002.The Plannin Commission meet-
the County aforesaid;I am over the age of eighteen ia,g begina at 1:30 p.m. (Publiic Hearings begin at
2:00 pm) in the City Council Chamber at City Hall,
years,and not a party to or interested in the 3z0 E Tahgmtz Canyon way, Palm Springs,
above-entitled matter.I am the principal clerk of a
California
printer of the,DESERT SUN PUBLISHING The purpose of the hearing is to consider an ap-
plication for a preliminary planned development
COMPANY a newspaper of general circulation, district and a tentative tract map The proposed
project is the subdivision of 10 acres into 3 rea,-
printed and published in the city of Palm Springs, dental lots far future development of single family
residences within a gated community.The project
County of Riverside,and which newspaper has been includes site gradjn madwa improvement-,
adjudged a newspaper of general circulation by the drainage basins,gate entry an related im-
provements.
Superior Court of the County of Riverside,State of VICINITYMAP
California under the date of March 24,1988,Case
Number 191236;that the notice,of which the
annexed is a printed copy(set in type not smaller JI
than non pariel,has been published in each regular
and entire issue of said newspaper and not in any
supplement thereof on the following dates,to will
March Still b E�
-----------"--
All In the year 2002 cltt nr enun+sawucs
I certify(or declare)under penalty of perjury that the irnicn.',:a^.wn . !;Dsm_ri
foregoing is true and correct.
gth An Environmental priest. Pursuant) to Sc was
prepared for the protect. Pursuant to Section
Dated at Palm Springs,California this-------------day 21092.6 of the Public Resources Code, the Cali-
forma Environmental Quality Act (CEQA), and
March Section 15063 of the California Environmental
Quality Act Guidelines, a Mitigated Negative Dec-
2002 laration has been prep-red The Plannngg Com-
Of-----------^--._-____-__.------------° mission may adapt a Mitigated Negative oeclors-
- / tlon for this project.
The proposed map, Environmental Assess-
on____________-- 'pt/Initial Studyy and related documents are
----------------'----- available for public review daily, between 8 am
Signature and 5 pm at the it
of Palm Springs in the Plan-
, ning and Budding Department, located at 3200
l'ahon tz Canyon Way
If any individual or group challenges Inc action In
court, issues raised may be limited to only those
issues raised at the public hearings described in
this notice or inwritten correspondence at or pri-
or to the Commission meeting
Notice of Public Hearing is being sent to all prop-
erty owners within four hundred 1400) feet of the
subject prepert . An opportunity will be given at
said hearings For all interested persons to be
heard. Questions regarding this case may be of-
rected to Alex Meyerhoff, Principal Planner, De-
(j,ertment of Planning & Building, (760)323-8245.
/S/Douglas R. Evans'
Director of Planning and Building,
PI .ch e. ^qf
[RESOLUTION NO.
OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, APPROVING AN APPLICATION
BY CANYON GATE LLC., FOR A CASE 5.0898-PD-273 -A
PRELIMINARY PLANNED DEVELOPMENT DISTRICT FOR
A GATED 32 LOT, SINGLE FAMILY DEVELOPMENT AND
A TENTATIVE TRACT MAP, TTM 30454, FOR THE
SUBDIVISION OF 10 ACRES INTO 32 SINGLE FAMILY
RESIDENTIAL LOTS AND NUMBER OF COMMON AREA
LOTS, LOCATED AT THE NORTHWEST CORNER OF
BELARDO ROAD AND W. SUNNY DUNES ROAD, R-1-A
AND R-2 ZONES, SECTION 22.
WHEREAS,Canyon Gate, LLC represented by principals, Mark Temple and Roberto Jinich,
(the"Applicant")filed an application with the City pursuant to Section 9403.00 of the Zoning
Ordinance for a Planned Development District and Preliminary Development Plan a 32-lot
single family development project for the property located at the northwest corner of
Belardo Road and W. Sunny Dunes Road, R-1-A and R-2 zones, Section 22; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider an application for Case No. 5.0898-PD-273, a preliminary planned
development and related architectural approvals, Tentative Tract Map 30454 was issued
in accordance with applicable law; and
WHEREAS, on March 27, 2002, a public hearing on the application for Case No. 5.0898-
PD-273, a preliminary planned development. Tentative Tract Map 30454 was held by the
Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Commission carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including but not limited
to the staff report, all written and oral testimony presented;
WHEREAS, on March 27, 2002, the Planning Commission voted to recommend that the
City Council approve Case No. 5.0898-PD-273, a preliminary planned development and
Tentative Tract Map 30454; and
WHEREAS, on May 1, 2002, a public hearing on the application for Case No. 5.0898-PD-
273, a preliminary planned development and the Tentative Tract Map 30454 was held by
the City Council in accordance with applicable law; and
WHEREAS, the City Council carefully reviewed and considered all of the evidence
presented in connection with the hearing on the project, including but not limited to the staff
report, all written and oral testimony presented.
13�
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds as follows:
The City Council finds that it has independently reviewed and considered the
information contained in the Mitigated Negative Declaration and finds that
it adequately discusses the significant environmental effects of the proposed
Project, and that on the basis of the initial study and comments received
during the public review process, it find 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. The City Council finds that the Mitigated Negative Declaration
reflects its independent judgment.
Section 2: Pursuant to Zoning Ordinance Section 9403,00, the City Council finds that:
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.
Pursuant to the Zoning Ordinance, single family dwellings are a permitted
use within both the R-1-A and R-2 zones. This Planned Development
District provides standards for the development of the proposed single
family dwellings.
b. The said use is necessary or desirable for the development of the
community, and is in harmony with the various elements or objectives of the
General Plan, and is not detrimental to the existing or future uses
specifically permitted in the zone in which the proposed use is to be located.
The proposed project consists of development of single family residences;
the use is consistent with the objectives of the General Plan, and numerous
improvements have been proposed in conjunction with the subject
application(s).
The project will therefore not be detrimental to the existing or future uses
permitted in the zone in which the use is located.
C. The site for the intended use is adequate in size and shape to
accommodate said use, including yards, setbacks, walls or fences,
landscaping and other features required in order to adjust said use to those
existing or permitted future uses of land in the neighborhood.
The site is adequate in size and shape to accommodate the proposed
residential lots and structures, and the proposed project requests lesser
densities than those that might be otherwise developed utilizing densities
within the R-2 and R-1-A zoning designation on the subject property.
/ 3c;t,
d. 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 proposed use.
The proposed project will contribute to improvement of the existing street
system that will serve the site, and with said improvements,the public street
system will be adequate to carry the type and quantity of traffic to be
generated by the proposed use.
e. The conditions to be imposed are deemed necessary to protect the public
health,safety and general welfare,of the existing neighborhood in which this
project is situated.
The conditions imposed are necessary to bring th project into compliance
with applicable zoning, building, and other regulations to protect the public
health,safety, and general welfare of the existing neighborhood in which this
project is located.
Section 3: Pursuant to Government Code Section 66473.5, the City Council finds that,
the proposed subdivision and the provisions for its design and improvement
are compatible with the objectives, policies and general land uses and
programs provided in the City's General Plan and any applicable specific
plan; and
Section 4: Pursuant to Government Code Section 65567,the City Council finds that the
proposed subdivision and the provisions for its design and improvements
are compatible with the objectives, policies and general land use provided
in the City's local open space plan; and
Section 5: Pursuant to Government Code Section 66474, the City Council finds that
with the incorporation of those conditions attached in Exhibit A:
a. The proposed map is consistent with the applicable general and specific
plans.
b. The design orimprovements ofthe proposed subdivision are consistent with
the General Plan.
C. 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.
d. The site is physically suitable for the proposed density of development
contemplated by the proposed subdivision.
e. 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.
f. The design of the subdivision or improvements is not likely to cause serious
public health problems.
g. The design of the subdivision or the type of improvements will not conflict
with easements, acquired by the public at large, for access through or use
of the property within the proposed subdivision. ` R
h. Pursuant to Fish and Game Code Section 711, while this project has the
potential to impact fish and game resources, mitigation measures have been
incorporated into this project to reduce the potential impacts to a level of
less than significant.
i. A nexus and rough proportionality have been established for the
requirement of the dedication of the additional right- of-way to the City and
the off-site improvements as related to this tentative tract map application.
j. This right-of-way dedications and off-site improvements related to this
tentative tract map application are required to comply with the City of Palm
Springs local street :standards for Belardo Road.
Section6: Pursuantto Government Code Section 66474.6,the City Council determines
that the discharge of waste from the proposed subdivision into the existing
sewer system will not result in a violation of existing requirements prescribed
by the Regional Water Quality Control Board.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council
hereby orders filing of the Negative Declaration and approves Case No. 5.0898-PD-273
a Preliminary Planned Development and Tentative Tract Map 30454 subject to those
conditions set forth in the attached Exhibit A.
ADOPTED this 1 st day of May, 2002.
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
By:
City Clerk City Manager
REVIEWED AND APPROVED AS TO FORM
.1�c y
RESOLUTION NO.
EXHIBIT A
Canyon Gate, LLC.
May 1, 2002
Case No. 5.0898-PD-273
TM 30454
CONDITIONS OF APPROVAL
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer, the Director of Planning,the Chief of Police, the Fire Chief
or their designee, depending on which department recommended the condition.
Any agreements, easements or covenants required to be entered into shall be in a form
approved by the City Attorney.
1. The proposed development of the premises shall conform to all applicable
regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City
Codes, ordinances and resolutions which supplement the zoning district regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents, officers, and employees from any claim, action, or proceeding against the
City of Palm Springs or its agents, officers or employees to attach, set aside, void or
annul, an approval of the City of Palm Springs, its legislative body, advisory
agencies, or administrative officers concerning Case 5.0898-PD-273 and TTM
30454. 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 project is located in an area defined as having an impact on fish and wildlife as
defined in Section 711.4 of the Fish and Game Code; therefore a fee of$1,328.00
plus an administrative fee of$50.00 shall be submitted by the applicant in the form of
a money order or a cashier's check payable to the Riverside County Clerk prior to
Council action on the project. This fee shall be submitted by the City to the County
Clerk with the Notice of Determination. Action on this application shall not be final
until such fee is paid. i�w
4. The mitigation measures of the environmental assessment shall apply. The
applicant shall submit a signed agreement that the mitigation measures outlined as
part of the negative declaration or El will be included in the plans prior to Planning
Commission consideration of the environmental assessment.
5. The final development plans shall be submitted in accordance with Section 9403,00
of the Zoning Ordinance. Final development plans shall include site plans, building
elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans,
exterior lighting plans, sign program, mitigation monitoring program, site cross
sections, property development standards and other such documents as required by
the Planning Commission. Final development plans shall be submitted within two (2)
years of the City Council approval of the preliminary planned development district.
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.
12. 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 and in accordance with all ordinances.
13. The applicant shall submit to the City of Palm Springs, a deposit in the amount of
$2500 for the review of the CC&R's by the City Attorney.
14. Separate architectural approval and permits shall be required for all signs.
15. The applicant shall construct right of way improvements to the Belardo Street
Heritage Trail. This will include a colored concrete side walk with a light broom finish
in CA 1 Desert Tan color,with alternating squares of C-35 Santa Barbara Brown and
Classic Oak Flagstone placed 22' on center. These improvements will also include
street furniture such as benches.
16, The applicant shall also construct street furniture such as benches.
17. No exterior downspouts shall be permitted on anyfacade on the proposed building(s)
which are visible from adjacent streets or residential and commercial areas.
18. Perimeter walls shall be designed, installed and maintained in compliance with the
corner cutback requirements as required in Section 9302.00.D.
19. The design, height, texture and color of building(s), fences and walls shall be
submitted for review and approval prior to issuance of building permits.
20. The street address numbering/lettering shall not exceed eight inches in height.
21. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code
regarding public art. The project shall either provide public art or payment of an in
lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building
permit valuation as calculated pursuant to the valuation table in the Uniform Building
Code, the feeing being 1/2%for commercial projects or 1/4%for residential projects
with first $100,000 of total building permit valuation for individual single-family units
exempt. Should the public art be located on the project site, said location shall be
reviewed and approved by the Director of Planning and Building and the Public Arts
Commission, and the property owner shall enter into a recorded agreement to
maintain the art work and protect the public rights of access and viewing.
22. Prior to the issuance of building permits, locations of all telephone and electrical
boxes must be indicated on the building plans and must be completely screened and
located in the interior of the building. Electrical transformers must be located toward
the interior of the project maintaining a sufficient distance from the frontage(s) of the
project. Said transformers) must be adequately and decoratively screened.
23. Trash cans shall be screened from view and kept within fifty (50) feet of the street-
(Single Family Residential only)
24. The property line wall along the south property line shall be constructed with
decorative masonry block or iron.
25. The boulder perimeter slope,which is proposed forthe Belardo Road street frontage,
shall be extended along the south property line to reduce the exposure and height of
the proposed retaining wall.
26. The proposed elevations of the building pads 1-4 and 22-24 shall be reduced an
average of 4 feet or to the satisfaction of the Director of Planning and Building to
reduce the fill slope conditions. Building pads 5-7 and 19-21 will be lowered to
accommodate a gradual transition to the new front pad elevations.
27. The following Mitigation Measures shall be incorporated into this project.
A. The applicant shall incorporate boulders into the landscaping to reduce the
amount of grading on-site.
B. Construction activities shall take place per City of Palm Springs Noise Ordinance
Section 11.74.041.
C. All construction equipment, fixed or mobile, shall be equipped with properly
operating and maintained mufflers.
D. Stationary equipment shall be placed such that emitted noise is not directed at the
existing single family residences.
E. To mitigate potential impacts on previously unknown sites discovered during
construction, a qualified representative or monitor, under the supervision of the
project archeologist, shall be present during rough grading of the site to ensure that
previously undetected sites are salvaged and that known sites targeted for
preservation remain undisturbed.
28. For all on-site private streets, on-street parking shall be allowed on one side of the
street only.This condition shall be incorporated into the project codes,covenants and
restrictions (CC&Rs) and managed by the homeowners association (FICA).
POLICE DEPARTMENT:
29. Developer shall comply with Section 11 of Chapter 8.04 of the Palm Springs Municipal
Code.
WASTE DISPOSAL SERVICES:
1. The location of the trash enclosure is acceptable subject to approved construction
details approved by the Director of Building and Safety consistent with approved City
details.
BUILDING DEPARTMENT.
1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING:
The Engineering Division recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards and
ordinances:
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
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.
2. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Division. 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 applicable 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.
BEIARDO ROAD SOUTH
3. The tentative map shall be revised to show dedication of a total half street right-of-
way of 44 feet along the entire frontage of the subject property to accommodate the
Heritage Trail bikeway.
4. Construct an 8 inch curb and gutter, 32 feet WEST of centerline along the entire
frontage of the subject property per City of Palm Springs Standard Drawing No. 200.
The developer shall coordinate design of the top of curb profile adjacent to this
property with the proposed Belardo Road bridge plans on file with the City of Palm
Springs.
5. The developer shall pay$3,750.00 as his proportionate share of 50% of the cost for
construction of the Belardo Road bridge, as required by Section 5, subsection 3 of
Agreement No. 2435, dated June 25, 1987, on file with the Office of the City Clerk.
6. Construct a minimum 12 foot wide sidewalk, per the Heritage Trail design standards
on file in the Engineering Department, behind the curb along the entire frontage in
accordance with City of Palm Springs Standard Drawing No. 210.
7. Construct a curb ramp meeting current California State Accessibility standards on the
NORTHWEST AND SOUTHWEST corners of the intersection of Belardo Road
South with Lot"E" per City of Palm Springs Std, Dwg. Nos. 212 and 212A.
8. 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 clean sawcut edge
of pavement along the entire frontage in accordance with City of Palm Springs
Standard Drawing No. 110 and 325. The pavement section shall be designed, using
"R" values, by a licensed Soils Engineer and submitted to the City Engineer for
approval.
PRIVATE STREETS (LOTS A THRU D)
9. Right-of-way width shall be at back of curb as street width varies.
10. Construct a 6 inch curb and gutter, 16 and 18 feet from the centerline along the
street frontages, with 25 foot radius curb returns and spandrels at the NORTHEAST
AND SOUTHEAST corners of the Lot "B" and Lot "E" intersection per City of Palm
Springs Standard Drawing No. 200 and 206.
11. Construct a 6 feet wide cross-gutter with a flow line parallel with and 18 feet east of
the centerline of Lot"B" across the intersection with Lot"E" per City of Palm Springs
Standard Drawing No. 200 and 206.
12, Construct knuckles, using City of Palm Springs Standard Drawing No. 104 for
knuckle curve configurations, at the intersections of Lot"A"with Lots"B"and"D", and
Lot "C" with Lots "B" and "D".
13. Not used.
14, Construct a curb ramp meeting current California State Accessibility standards at one
corner of the intersection of Lot"E" and Lot "B" per City of Palm Springs Std. Dwg.
Nos. 212 and 212A.
15. Construct ac pavement with a minimum pavement section of 2-1/2 inch asphalt
concrete pavement over 4 inch aggregate base with a minimum subgrade of 24
inches at 95% relative compaction, OR equal, from edge of proposed gutter to edge
of proposed gutteralong the street frontages in accordance with City of Palm Springs
Standard Drawing No. 110 and 300. The pavement section shall be designed, using
"R" values, by a licensed Soils Engineer and submitted to the City Engineer for
approval.
PRIVATE STREET (Lot "E" - Main Entry
16. The right-of-way width shall be 67 feet wide to accommodate a 5 foot wide sidewalk
and the 10 foot wide median islands.
17. Construct a 6 inch barrier curb, 5 feet both sides of centerline for the median island
and a 6 inch curb and gutter 31 feet both sides of centerline from Belardo Road
South to Lot"B", with 25 foot radius curb returns and spandrels at the intersection
with Lot "B" and 35 foot radius curb returns and spandrels at the intersection with
Belardo Road South per City of Palm Springs Standard Drawing No. 200.
18. Construct a 6 feet wide cross gutter at the intersection of Belardo Road South and
Lot "E" with a flow line parallel with and 32 feet WEST of the centerline of Belardo
Road South in accordance with City of Palm Springs Standard Drawing No. 200 and
206,
19. See Condition No. 41 for gated entrance requirements.
20. Construct a minimum 5 foot wide sidewalk behind the curb on one side of the street
in accordance with City of Palm Springs Standard Drawing No. 210.
21, Construct ac pavement with a minimum pavement section of 2-1/2 inch asphalt
concrete pavement over 4 inch aggregate base with a minimum subgrade of 24
inches at 95% relative compaction, OR equal, from edge of proposed gutter to edge
of proposed gutter from Belardo Road South to Lot"B". The pavement section shall
be designed, using"R"values, by a licensed Soils Engineerand submitted to the City
Engineer for approval.
SANITARY SEWER
22. Dedicate public sewer easements,with right of ingress and egress and maintenance
access over all private streets.
23. Dedicate a 15 feet wide public sewer easement from the intersection of Lot"A" and
Lot"D"to the northwest corner of the tract, with the entire easement located withing
Lot 16 OR Lot 17,
24. Connect all sanitary facilities to the City sewer system. Lateral shall not be connected
at manhole.
25. Developer shall construct an 8 inch sewer main within BELARDO ROAD SOUTH,
connecting to the existing sewer manhole at Ramon Road,and extending south from
Ramon Road to the property, and across the entire BELARDO ROAD SOUTH
frontage in accordance with the Master Plan of Sewers and the approved sanitary
sewer main construction plans (3C-1-08 and 3C-1-20) on file in the Engineering
Department. The plans may be revised to the satisfaction of the City Engineer to
facilitate construction of on-site sewer mains.
The Developer may enter into a reimbursement agreement with the City of Palm
Springs for reimbursement of construction costs for the sewer main extension from
Ramon Road, not including sewer main construction adjacent to the project frontage,
as properties Connect to the extended sewer main in the future. Developer should
contact the City Engineer for details relating to a sewer reimbursement agreement.
26. Developer shall construct an 8 inch sewer main 5 feet from the private street
centerlines. Laterals shall be constructed to a location behind the curb for each lot.
An 8 inch sewer main shall be constructed in the 15 foot wide easement across Lot
16 or Lot 17 from the manhole at the intersection of Lot"A"and Lot"D"to a manhole
at the northwest corner of the tract.
27. All sewer mains constructed by the developer shall become part of the City sewer
system and shall be televised by the developer prior to acceptance of said lines.
28, Submit sewer improvement plans prepared by a Registered Civil Engineer to the
Engineering Division. The plan(s) shall be approved by the City Engineer prior to
issuance of any grading or building permits. The existing sewer plan (3C-1-20 on file
in the Engineering Department)shall be revised as required to facilitate the proposed
tract map.
Minimum submittal shall include the following.
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-
C. Sewer Study/Report, IF required by these conditions.
GRADING
29, Submit a Grading Plan prepared by a Registered Civil Engineer to the Engineering
Department for plan check. Grading plan shall be submitted to the Planning
Department for comments priorto 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 of the 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.
30. 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.
31. 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.
32. 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.
33, 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.
34. A soils report prepared by a licensed Soils Engineer shall be required for and
incorporated as an integral part of the grading plan for the proposed site. A copy of
the soils report shall be submitted to the Building Department and to the Engineering
Division along with plans, calculations and other information subject to approval by
the City Engineer prior to the issuance of the grading permit.
35. Contact the Building Department to get information regarding the preparation of the
PM10 (dust control) Plan requirements.
36, 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 import or
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
37. Reserve stormwater drainage easements within the project as necessary to
implement mitigation of stormwater runoff. Drainage easements shall be privately
maintained and reserved/dedicated to the property owners or a Homeowners'
Association.
38. 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. Provide a hydrology
study to determine if the increased stormwater runoff due to development of the site
exceeds the capacity of offsite drainage structures (if any exist), and to determine
required stromwater runoff mitigation measures for this project.
39. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212,00 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
40. Developer shall construct storm drain improvements, including but not limited to
catch basins,storm drain lines,drainage channels,and outlet structures,fordrainage
of on-site streets into on-site retention/detention basins, as described in the final
Hydrology Study for Tract No. 30454 by Sanborn A/E, as approved by the City
Engineer.
Perimeter drainage channels, if required, shall be constructed within the tract and
inside of any perimeterwalls. Drainage channels shall not be constructed exteriorto,
or separate from on-site properties, and access to and from the channels shall be
provided to allow for maintenance by the respective property owners or a common
Homeowners' Association-
ON-SITE
41. The following requirements for a gated entry shall be met to provide adequate
setbacks and turning movements for vehicles entering the primary parking facilities
of this project,
A. Provide a minimum 50 foot setback to the access gate control mechanism
B. Provide a turnaround after the mechanism for vehicles unable to enter the
project
C. Security gates shall have a minimum of 15 feet clear width in each direction.
GENERAL
42. 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. See City of Palm Springs Standard Drawing No. 115. Pavement shall
be restored to a smooth rideable surface.
43. All proposed utility lines on/or adjacent to this project shall be undergrounded prior to
issuance of the first Certificate of Occupancy requested for this project.
44. 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, The
approved original grading/street plans shall be as-built and returned to the City of
Palm Springs Engineering Division prior to issuance of the first certificate of
occupancy requested for this project.
45. The developer is advised to contact all utility purveyors for detailed requirements for
this project at the earliest possible date.
46, 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.
47. 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.
TRAFFIC
48. The developer shall provide a minimum of48 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 BELARDO ROAD SOUTH and ALL PRIVATE STREET frontages of
the subject property.
49. Separate striping plans are to be prepared and submitted along with street
improvement plans for review and approval by the City Engineer.
50. 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.
51. This property is subject to the Transportation Uniform Mitigation Fee based on the
RESIDENTIAL MULTI-FAMILY ITE Code B land use.
FIRE: (Pending)