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5/1/2002 - STAFF REPORTS (14)
DATE: May 1, 2002 p> TO: City Council FROM: Director of Planning & Building TENTATIVE TRACT MAP 28495-APPLICATION BY SIMON AND LORRAINE GREY TO SUBDIVIDE 7.8ACRES INTO FIFTEEN SINGLE FAMILY RESIDENTIAL LOTSAND ONE COMMON AREA DETENTION BASIN LOT, LOCATED SOUTH OF RACQUET CLUB ROAD, WEST OF MILO DRIVE, ZONE R-1-13, SECTION 3. RECOMMENDATION: The Planning Commission recommends that the City Council approve Tentative Tract Map 28495, a proposal to subdivide 7.8 acres into fifteen single family residential lots and one common area/detention basin lot. SUMMARY: On March 13, 2002, the Panning Commission opened and continued the public hearing on this matter. On March 27, 2002, the Planning Commission voted 4 - 0 - 1, to recommend that the City Council approve the project with some modifications. The Planning Commission could not reach a consensus on the issue of gating the development. BACKGROUND: The Planning Commission's approval of the proposed project included: eliminating the requirements for pedestrian sidewalks along Michael Drive, a private street; and allowing the construction of limited, interim Racquet Club Road street improvements equal to those of a Collector Street. The Planning Commission determined that,because of the small size of the subdivision and because local streets in the immediate vicinity of the project site were originally constructed without sidewalks, that sidewalks would not be necessary on Michael Drive. The Planning Commission also determined that, while the City should secure the dedication of full right of way for future construction of Racquet Club Road, requiring the applicant to construct the road to its ultimate General Plan configuration would create an incongruous street section. Should Racquet Club Road eventually be constructed through to Tramway Road, the City will retain the right to require the developer to provide a security and construct the road to its ultimate right of way. Recently, the Planning Commission has been struggling with the issue of public vs. private streets for new single family subdivisions.A number of opinions exist on this subject. Some Commissioners favor the creation of open, connecting neighborhoods that relate to one another and provide for enhanced pedestrian and vehicular mobility through the creation of an integrated circulation network. Other Commissioners are of the opinion that the market should determine whether streets and neighborhoods should be gated or not. a� After a lengthy discussion, the Planning Commission voted 2-2, with 1 abstention (motion failed) to eliminate the proposed gate from the subdivision and provide for an open and integrated street network in the area. Should the City Council desire to require the elimination of the proposed gate, a motion in the affirmative would be required. The City General Plan and Zoning Ordinance are silent on this issue. Planning Commission staff reports are attached to this report for additional background.All of the materials and exhibits mentioned in the March 27, 2002 staff report were submitted and approved by the Planning Commission. The City Council may want to consider deferring sidewalk improvements along Racquet Club Road West(#6). The closest sidewalk improvements along Racquet Club Road West are located approximately one-quarter of a mile to the east. Director of FAnning and Building City Manager , ATTACHMENTS 1. Vicinity Maps 2. Tentative Map 3. Planning Commission staff report of March 13, 2002 4. Planning Commission staff report of March 27, 2002 5. Planning Commission minutes of March 13 and 27, 2002 (to be presented) 6. Environmental Assessment/Initial Study 7. Correspondence 8. Resolution 9. Conditions VICINITY MAP N. T,S. 4 Q_ RACQUET CLUB ROAD tj QJECr �ITE VISTA CHINO u. CITY OF PALM SPRINGS CASE NO, TTM 28495 0E CRIPTION _ Tpnt. X T A_ti[ap for a propsed 15-lot single family sub- APPLICANT Simeon Grey division, at the west end of Racquet Club Road, on approL 8 acres, Zone R-1-11, Section 3, 29-/O 504-16 T.C.A.lma POR NW//4 SW//4 SEC 3, T 4S,R 4E /7 - - BRfi F 1. O O O m e U 04 ;l � ,. ... '-iri.00=.r:.a-r.,"�`}.�--f:f..• ,. BRIY��-�,� l5 J „• (D � O O Project Site — RM34/67 Janis HH Tap Eslales No / 03 43183 Tract 2303 ASSESSOR'S MAP BN S /6 nnr RIVERSlO£ COUNTY cA LdLIFIF a= Y y TENTATIVE TRACT MAP NO. 28495 ';il!� ll,• A PUNNED RES,OENTML D ELOPMENT IN THE Cttv OF PALM SPRINGS CWNTY OF RIVERSIDE. STATE OF MIFORNIA I i A PORTION OF THE SOUTHWEST OLMRTER OF SECTOR ].TC%NSHIP 4 SOUTH, RARGE { EAST,SAN BERNARDINO MERIONN GRAMC SCALE AUGUST, 2001 ESE,p�-TIL.iN ^T��L.. T1C"` - �.weo� .-r- 0111jI A �'� 1 1 oHraA d ;' �� �v Jf✓1L, zel A44 , ')aamhs €_74 *1FE '" 71p.�i �� x t i t R. '�Tpa� , AI' ,savc l'r� �! , i I �.R S, �• , It r �T2- EI CL RACOUEi CLUB ROAD ITT IJ N �.�°"� '�1 r^ i�\� �y,J I 1..L., "-r*_. > k t"'"'. 7.- _'t�.' � � -_.I-�_-�•'-�--_s<>�.o S C� � �w yr ��=---E ,. � ram_ � �� � — j �- ;•, -c:�3i. p -- }I t" t 6• �•�" y --_ 'T �ILI A 1 �S��r'- � - ,.�, r-� _' � r�i _ �I�� `� :: y _-`~ ' 4 `-- a�"a9 i•sl - e a+,+wA 1 ( }} A , ., ti JI . A l"`l 1�-_ Fs En.= ... �'•' w� y �+�I Ir- Fi L.� _C-LA �f1I J ': ' ••^- ^j@ �+t r � --'a._F � ��- Y�SNCLEFINL �•S � /' r-'/ II 'I /, E } MJLO DRIWE NOV 2 9 2001 D $FM pi A-h a ® SECTION fl-fl - xaY. .w..fn-i-n PflPIQ JNXRi SVP R/ N OMNER/IPPLIGM. RETENTION DATA 70NING WlA CRIEI N. D�Q;( , im,n.nr. 2SEFGOL w LAND USE u ">.'m�m,.c, ruin os, •• ..-.,•. r .an r.m+R ounLasn rvrwn ^'o'<, ^ p Iti,.-mom z R t6 F CrVnR ID"MN l !- DATE: March 13, 2002 TO: Planning Commission FROM: Director of Planning & Building TENTATIVE TRACT MAP 28495-APPLICATION BY SIMON AND LORRAINE GREY TO SUBDIVIDE 7.8 ACRES INTO FIFTEEN SINGLE FAMILY RESIDENTIAL LOTS AND ONE COMMON AREA DETENTION BASIN LOT, AND ARCHITECTURAL APPROVAL OF ON SITE IMPROVEMENTS, LOCATED SOUTH OF RACQUET CLUB ROAD, WEST OF MILO DRIVE, ZONE R-1-13, SECTION 3. RECOMMENDATION: That the Planning Commission open the public hearing,take testimony, discuss the project and continue the public hearing, pending receipt of additional information on drainage,walls and related flood control issues on Tentative Tract Map 28495, a proposal to subdivide 7.8 acres into fifteen single family residential lots and one common area/detention basin lot. BACKGROUND: The subject property is designated by the General Plan as L2 (Low Residential 2 Units/Acre) and is zoned R-1-13 (Single Family Residential) with a minimum lot size of 15,000 square feet. The application includes 15 single family parcels ranging in size from 15,000 square feet to 18,531 square feet and one common area/detention basin parcel of 31,893 square feet. All proposed parcels meet the R-1-B zone requirements. Existing adjacent single family homes to the east are also zoned R-1-B, and vacant property to the west, north, and south is zoned R-1-A. The subject property is vacant and features sporadic native vegetation and rocks. The property slopes gently down to the east and the overall elevation differential is approximately 25 feet. Existing single family homes to the east currently enjoy uninterrupted views and open spaces provided by the subject property. Architectural approval will require careful review of all proposed residences; however, preservation of scenic views for the existing easterly adjacent residences cannot be assured when the site is developed. SURROUNDING ZONING/LAND USE: North R-1-A/Vacant South R-1-A/Vacant East R-1-B/ Single Family Residences West R-1-A/Vacant The Tentative Tract Map application proposes to subdivide 7.8 acres of land into 15 single family residential lots and one detention basin lot. The property is located south of Racquet Club Road and west of Milo Drive, adjacent to existing single family homes fronting on Milo Drive. Surrounding property to the north, west, and south is vacant. The proposed single family lots are planned for future custom homes. Only grading for the private street (Michael Drive) and drainage improvements will be conducted in conjunction with this subdivision, and precise grading plans for each individual lot will be provided in the future with applications for the development of each proposed residence. 1 The proposed project does not include architectural approvals. The lots are planned for the development of custom homes ranging from 3,200 square feet to 4,000 square feet (habitable area) and one story in height. All proposed residences are subject to Zoning Ordinance requirements including Section 93.13,the Hillside Development Ordinance,and Section 94.04, the Architectural Approval Ordinance. The architectural approval process will include evaluation of topography, proposed grading, and building design. Upon application to the City for Architectural Approval, a courtesy notice will be mailed to adjacent property owners. Entry: The project entry is on the south side of Racquet Club Road, at Michael Drive, west of Milo Drive. Michael Drive will be a private (gated) street, with a landscaped median, directory, and guardhouse at the project entry. A 3' wrought iron fence over a 2' planter wall will be provided along Racquet Club Road and will turn into the project entry; the wall includes 5' high pilasters with granite veneer at approximately 25' on center. Acacia trees, Lantana ground cover, Encilia shrubs, and boulders are utilized in a 5' wide landscape strip along the public street (Racquet Club Drive). Date Palms and Mediterranean Fan Palms are added to landscaping at the entry area. Design Review recommendations will be presented at the meeting. Circulation: The proposed lots will gain vehicular access from Michael Drive, a private cul-de-sac street accessed from Racquet Club Road to the north. Racquet Club Road is currently developed to just east of the project site and will be extended westerly to provide access to Michael Drive. The dirt road on site is at the approximate location of the future Michael Drive. Sanborn Way to the south is currently developed to just east of the subject property and dedication of 30' of property at the south will be required for the continuation of Sanborn Way to the west in order to provide public access to properties west of the project site. The Fire Department and Engineering Department have required the applicant to construct the extension of Sanborn Way, adjacent to the site, as part of the project. A 20 foot wide access easement was similarly required due to the proposed cul-de-sac design of the subdivision, for public safety purposes. While the proposed subdivision design incorporates a private gated street, the established pattern in the area features public streets. The Planning Commission may want to consider if a gated subdivision is consistent with neighborhood design. Racquet Club Road West Improvements: Within 1000 feet of the project site, Racquet Club Road West has not been improved with curb, gutter, sidewalk and connecting pavement to its full right-of-way configuration. The Public Works Department policy requires the conditioning of subdivision maps for dedication of required right of way and construction of full off-site improvements. It is not the policy of the Public Works Department to recommend a covenant for said dedication and improvements. Thus, contrary to the established development pattern in the vicinity of the project site, the Public Works Department recommends that the applicant be conditioned to dedicate additional right of way and construct full half-street improvements, including curb, gutter, sidewalk and connecting pavement. The recommended conditions also include a requirement for sidewalks along Sanborn Way and along both side of Michael Drive, contrary to existing patterns in the neighborhood. Planning staff suggests that the Planning Commission consider existing conditions while evaluating these recommendations. I ; 9, 7 Grading: The subject site slopes down from west to east and features an overall elevation differential of approximately 25 feet. Limited grading for utilities, streets, and drainage are included as a part of the Tentative Tract Map. Ultimately, the project will feature contour grading for residences resulting in split level pads and yards. The project site is adjacent to and uphill from an established single family residential neighborhood to the east. Pad elevations of these existing single family lots range from 825.5 feet adjacent to the south of the project to 811 feet adjacent to the north of the project. The proposed street elevation of Michael Drive ranges from 842.70 at the south end of the cul-de-sac street to 828.09 at the north entry off of Racquet Club Road. Existing topography west of the site ranges from 859 to 840. Finished pad elevations for the future residences within this subdivision will be proposed within applications for Architectural Approval of the individual residences. Staff has included a condition prohibiting mass grading in order to ensure careful review of grading for each lot as it will relate to the existing adjacent single family homes. Although cross sections provided depict fencing only between site and adjacent homes,the TM does depict a retaining wall but does not address privacy and safety walls at the easterly property line. The top of the proposed retaining wall ranges from approximately 1.0 foot below to 6 feet above the neighboring rear yard. However, in one instance where an adjoining residence utilizes a rear yard motor court, the top of the retaining wall would be approximately 9 feet above the elevation of the rear yard. Staff recommends that the Commission allow the City's architectural approval process to guide future development within the project site; architectural review will include individual pad grading. Based upon the City's architectural approval process and the procedure of sending courtesy notices to abutting property owners when any single family residence is proposed within this development, future potential conflicts can be reduced to a level of acceptable within the community. Staff also recommends that the applicant submit codes, covenants, and restrictions ("CC&R's") to the Director of Planning and Building, City Engineer and City Attorney for approval prior to final map approval. The CC&R's will include project design guidelines, landscape requirements, slope restoration, building height standards, walls, building materials and multi-level homes conforming to existing topography. Drainage / Retention: The project also proposes a 29,491 square foot common area/detention basin lot, to be located at the northeast corner of the project site. The proposed detention basin as proposed will have a maximum depth of approximately 25 feet and features a "stepped" retaining wall system. The retaining walls are proposed to be constructed utilizing an engineered design incorporating inter-locking stacked decorative blocks. A series of step walls approximately 5'tall will be used to transition from the bottom of the basin (805.0) to the top of the basin adjacent at the top of curb at the street elevation (815.0 to 835.27). The proposed detention basin is part of an overall retention/detention system forthe project that also includes drainage channels along both the westerly and easterly property lines. The overall design will serve to not only contain project drainage, but also to mitigate existing /� conditions such that offsite stormwaters from the west which currently drain through the project site to the easterly neighborhood will, with this project, instead be conveyed to the on-site detention basin lot. The applicant has submitted rudimentary site cross-sections, but additional cross-sections, which adequately illustrate potential sight line issues as well as the configuration of the drainage channels and basin as they relate to the proposed lots and adjacent properties, are required Utilities: Gas, electricity, and cable utilities are available through Racquet Club Drive and Sanborn Way. Water is available adjacent to the subject site at the northeast and southeast corners of the project site. The existing sewer main is located approximately 1000' east of the project site, on Racquet Club Drive, and the applicant will be required to extend the sewer service to the site. The developer may be eligible to enter into a reimbursement agreement with the City to recover a portion of the cost of bringing sewer service to the site. ENVIRONMENTAL ASSESSMENT AND NOTIFICATION: An Initial Study conducted for the project identified a number of areas of potential impact including drainage, circulation, biological, and archaeological impacts. Drainage and circulation issues have been discussed previously in this report. With respect to potential biological impacts, the site is located adjacent to the San Jacinto Mountain foothills, and has been designated as essential habitat forthe Peninsular Bighorn Sheep. The site is located on the extreme eastern edge of the essential habitat area. The proposed project would result in a minor loss of habitat which has been highly disturbed by human activity in the area over the years. Although proposed improvements are not expected to have significant impacts upon Bighorn sheep, mitigation measures involving fencing and monitoring have been incorporated into recommended project conditions of approval to ensure that the project results in no adverse impacts to the Bighorn sheep. Although a field assessment conducted for the project found no archaeological artifacts on the surface of the site, the project location has the potential for surface and subsurface artifacts. Therefore, a mitigation measure requiring on-site archaeological monitoring during grading has been incorporated into project recommended conditions of approval. ATTACHMENTS: 1. Vicinity Map 2. TM 28495 Map 3. Assessors Parcel Map 4. Entryway schematic design 5. Environmental Assessment 6. Resolution 7. Conditions of Approval 1"Af� DATE: March 27, 2002 TO: Planning Commission FROM: Director of Planning & Building TENTATIVE TRACT MAP 28495-APPLICATION BY SIMON AND LORRAINE GREY TO SUBDIVIDE 7.8 ACRES INTO FIFTEEN SINGLE FAMILY RESIDENTIAL LOTS AND ONE COMMON AREA DETENTION BASIN LOT, AND ARCHITECTURAL APPROVAL OF ON SITE IMPROVEMENTS, LOCATED SOUTH OF RACQUET CLUB ROAD, WEST OF MILO DRIVE, ZONE R-1-13, SECTION 3. RECOMMENDATION: Thatthe Planning Commission open the public hearing,take testimony, discuss the project and continue the public hearing,pending receipt of additional information on drainage,walls and related flood control issues on Tentative Tract Map 28495, a proposal to subdivide 7.8 acres into fifteen single family residential lots and one common area/detention basin lot. STATUS UPDATE: On March 13, 2002,the Panning Commission opened and continued the public hearing on this matter. Staff anticipates receiving additional project design information prior to the Design Review meeting scheduled for March 25, 2002. The applicant is aware of the deadline for this meeting and was working to provide the additional materials.At the Planning Commission's direction, all outstanding design issues were to be resolved by the Design Review Committee prior to Planning Commission review. It is staff's understanding that the following plans and exhibits are to be prepared and received by the City prior to the Design Review Committee meeting: • Revised cross-sections of the retention basin; • A new basin and entryway exhibit. If a guardhouse were proposed, architectural plans were required; • A revised landscape plan featuring the redesign of the retention basins using a more naturalistic design approach; and Elevations of the retaining walls. As of the writing of this staff report, revised plans and exhibits have not been submitted. Additional information will be provided to the Planning Commission at the meeting. ATTACHMENTS 1. Planning Commission staff report of March 13, 2002 //, 2. Correspondence v J 1 O� PALM SA h� �M ;-ti City of Palm Springs U v+ Department of Planning&Building N Planning Division 3200 Tnhquia Canyon Way • Palm Springs,California 92262 Cq�f FO RN�P TEL (760)323-8245 • FAX(760)322-8360• TDD(760)864-9527 MEMORANDUM DATE: February 11. 2002 FROM: City of Palm Springs TO: Responsible and Trustee Agencies/Interested Organizations and Individuals RE: Notice of Preparation of an Initial Study for Tentative Tract Map 28495 The City of Palm Springs (City), in its capacity as the Lead Agency under the California Environmental Quality Act (CEQA), has prepared an Initial Study that evaluates the potential environmental impacts of Tentative Tract Map 28495. The City is serving as the Lead Agency for this document, based on its jurisdiction over land use within the City's boundary. This letter constitutes a Notice of Preparation (NOP) for the proposed Initial Study and serves as a request for additional environmental information that you or your organization believes should be addressed. A detailed Initial Study with substantiation is attached for review to assist you in providing comments on the project. In addition to any general comments, please be sure to address the scope and content of environmental information or issues that relate to your agency's statutory responsibilities in connection with the proposed project. Comment Period: Based on the time limits defined by CEQA, your response should be sent at the earliest possible date. The public comment period on this project is from February 11, 2001 to March 12, 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 l I � II J CITY CIF. PALM SPRINGS DEPARTMENT OF PLANNING AND BUILDING INITIAL STUDY Application No(s:): Tentative Tract Map No. 28495 Date of Completed Application: February 5, 2002 Name of Applicant: Simeon F. Grey and Lorraine Grey Project Description: Subdivide 7.8 acres of land into 15 single family residential lots and one common area detention basin, ranging in size from 15,000 square feet to 18,531 square feet, for future development as single family residences. A common area detention lot of 31,893 square feet is also proposed as part of this project. All future residences will be reviewed individually per Section 94.04 of the Palm Springs Zoning Ordinance, Architectural Review. Location of project: APN # 504-616-001 and -002; South of Racquet Club Road, west of Milo Drive. General Plan Designation(s): L2 (Low Density Residential, Maximum of 2 du/acre). Proposed General Plan Designation(s): No change proposed Present Land Use(s): Vacant Existing Zoning(s): R-1-13 (Single Family Residential) Proposed Zoning(s): No change proposed aA 1),, } 1 site has been altered by the development of adjacent properties including an unpaved road. The dirt road on site is in the approximate location of the future Michael Drive. VII. Surrounding Zoning and Land Uses: North: R-1-A (Single Family Residential); Vacant South: R-1-A (Single Family Residential); Vacant East: R-1-8 (Single Family Residential); Single Family West: R-1-A (Single Family Residential); Vacant Surrounding General Plan: VIII, North: L2 (Low Density Residential, maximum 2 du/ac) South: L2 (Low Density Residential, maximum 2 du/ac) East: L2 (Low Density Residential, maximum 2 du/ac) West: L2 (Low Density Residential, maximum 2 du/ac) IX. Is the proposed project consistent with: If answered yes or not applicable, no explanation is required) City of Palm Springs General Plan ®Yes ❑No ❑N/A Applicable Specific Plan ❑Yes ❑No NN/A City of Palm Springs Zoning Ordinance ®Yes ❑No ❑N/A South Coast Air Quality Management Plan ®Yes ❑No ❑N/A Airport Part 150 Noise Study ❑Yes ❑No NN/A Draft Section 14 Master Development Plan ❑Yes [:]No NN/A The proposed Tentative Tract Map has been determined to be consistent with the City of Palm Springs General Plan, X. Are there any of the following studies required? 1. Soils Report ®Yes ❑No 2. Slope Study ❑Yes NNo 3. Geotechnical Report ®Yes ❑No 4. Traffic Study ❑Yes NNo 5. Air Quality Study ❑Yes NNo 6. Hydrology ®Yes ❑No 3 `G 6 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 any of the Emergency Projects listed in Section 15269 of the State CEQA Guidelines? ❑Yes ®No III. If"no" on II., does the project fall under any of the Ministerial Acts listed in Section 15268 (b) of the State CEQA Guidelines? Yes ®No IV. If "no" on III., does the project fall under any of the Statutory ❑Yes ®No Exemptions 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? (Where there is a reasonable probability that the activity will have ❑Yes ®No a significant effect due to special circumstances, a categorical exemption does not apply). VI. Project Description: The applicant proposes to subdivide 7.8 acres of land into 15 single family residential lots ranging in size from 15,000 square feet to 18,531 square feet for future development with single family residences. A common area detention basin of 31,893 square feet is also proposed as part of the project. The property is located south of Racquet Club Road and west of Milo Drive in the City of Palm Springs. The subject site is currently zoned R-1-13 (Single Family Residential) with a minimum lot size of 15,000 square feet. The proposed lots will gain vehicular access from Michael Drive, a cul-de-sac accessed from Racquet Club Road and Sanborn Way, which are existing public streets. Only grading for the public street and drainage improvements will be conducted in conjunction with the subdivision; precise grading plans for each individual lot will be required in conjunction with every proposed residence. The site is zoned R-1-13 and has a General Plan designation of L2 (Residential Low Density). The Tentative Tract Map will be considered by the Planning Commission and the City Council as required by the Municipal Code and Zoning Ordinance. Site Description: The 7.8 acre site is currently vacant and slopes gently to the east at an overall gradient of two to three percent, with a portion of the site with grades in excess of ten percent. The I overall differential in elevation is approximately 25 feet. The existing on-site graded road is approximately 830 feet above sea level. The top soil on site is coarse ,and underlain with sand. There are outcroppings of granitic rocks on the upper portion of the site. The 2 �b Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 1. LAND USE AND PLANNING Would the proposal: a) Conflict with general plan designation or zoning? ❑ ❑ ❑ b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? ❑ ❑ ❑ c) Be incompatible with existing land use in 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-b,d- e)NO IMPACT. The General Plan designation of project site is Residential,Very Low Density"L2."This designation permits two dwelling units per acre and accommodates various types of low density residential development, including large estate lots and traditional single family homes.The proposed project is consistent with the General Plan.The project site is zoned R-1-B,Single Family Residential.The R-1 zones are intended to provide for low density housing types and neighborhoods which enhance the natural and urban setting.The proposed project is consistent with the zoning ordinance. The site is located in essential habitat for Peninsular Bighorn Sheep. Please refer to the Biological resources discussion in Section 7. The proposed project is a residential subdivision,similarto adjacent land uses There are no agricultural resources in the area of the project. The site is located adjacent to an established residential neighborhood,to the west and north of existing single family neighborhoods.The proposed project does not include architectural approvals. All proposed residences are subject to Zoning Ordinance requirements including Section 93.13,the Hillside Development Ordinance and Section 94.04 the Architectural Approval Ordinance. A courtesy notice will be mailed to adjacent property owners,when applications are submitted to the City for Architectural Approval. The Architectural Approval process will include careful a evaluation of topography,proposed grading and building design.The proposed project will not disrupt or divide the physical arrangement of an established community upon build out. Therefore,there should be no impacts to planning as a result of the project. 1 c.)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED.The proposed project is located adjacent and uphill from an established,single family residential neighborhood.The existing residential community features expansive wewsheds to the north,south and west,which may be compromised by this projectA retention basin is proposed at the northeast corner of the project The rectangular basin design features a step down configuration,with six steps.The basin design includes retaining wall,with each step will be five feet in depth constructed out of decorative concrete interlocking blocks.The bottom of the basin is at 805'.The top of the curb of the basin ranges from 835.27 to 830,59, The proposed basin features abrupt changes in elevation, with a surface area of 29,491 square feet. Therefore, the existing residential neighborhoods to the east and south of the project site may consider the proposed project to be an intrusion into the neighborhood. MITIGATION MEASURES: 1.Applicants seeking architectural approval of each future single family residence shall submit detailed grading,site,landscape plans and site cross sections for review pursuant to Section 94.00,Architectural Review and Section 93 13 Hillside Developments of the Palm Springs Zoning Ordinance. 5 r' 1 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 ❑No 13. Groundwater Analysis ❑Yes ®No 14. Water Quality Report ❑Yes ®No 15. Other ❑Yes ®No XI. Incorporated herein by reference ,are the: Final Environmental Impact Report on the General Plan Update; Biological Survey of Proposed Tentative Tract Map 28495, prepared by Douglas Eilar and Associates, January 11, 2002; Archeological Assessment of Tentative Tract No. 28495, prepared by Robert S. White and Laurie S. White Archeological Associates, November 21, 2001; Preliminary Drainage Study for Tentative Tract No. 28495, prepared by Warner Engineering, January 2002; and Geotechnical Engineering Report Tract 28495, prepared by Earth Systems Southwest, October 3, 2001. jX&SM00 4 i 3,a,c-j)NO IMPACT,Preliminary Drainage and Geotechnical Engineering Reports have been prepared for the project. The subject site is located within an alluvial fan area at the base of the foothills of the San Jacinto Mountains. With the future development of single family residences within the subdivision, the project will involve grading of the existing terrain. Geological hazards such as ground rupture, liquefaction,seismically induced flooding and landslides are considered low or negligible on this site.There is no known potential of seiche, tsunami,volcanic hazard or mudflows on site. Limited grading for utilities,streets and drainage will be permitted as part of this project.Mass grading of the project site will be prohibited. The project will feature contour grading for future residences,resulting in split level pads and yards. There are no known geological hazards present on the site other than ground shaking potential associated with earthquakes,and the site is not located within any Alquist-Priolo or City adopted special study zone. There are no known unstable earth conditions associated with the project site based on review of the Seismic Safety Element of the City of Palm Springs Generql Plan and Geotechnical Report. The future development of housing on the site will be designed to comply with the Uniform Building Code which mandates requirements for seismic safety construction. Subdivision improvements shall comply with the recommendations of the Geotechnical report,The developer will be required to submit a precise grading plan for each lot along with a soils report for review and approval of the City prior to the issuance of building permits.The soils report(s)for each single family residence will address subsidence of land and the possibility of expansive soils on the property,and the grading plan will be required to be in compliance with the soils report.Therefore,there will be no significant geologic impacts as a result of the development of this project and the proposed subdivision of the land. 3, b) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED.The project site is located in an area where the primary geologichazard is severground shaking from earthquakes originating on nearbyfaults.A major earthquake above magnitude 7 originating on the local segment of the San Andreas fault zone would be the critical seismic event that may effect the site within the design life of the proposed development. Engineered design and earthquake-resistant construction increase safety and allow development in seismic areas Based upon data obtained from a review of selected literature and the site evaluation,the Geotechnical report for the project concluded that,with recommended mitigation,the site is suitable for the proposed project. MITIGATION MEASURES 1.All construction debris on site shall be excavated, removed and replaced with compacted fill. 2.The minimum seismic design of all future residences shall comply with the Uniform Building Code, 3.All future residences shall employ engineered design and earthquake resistant construction, 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? ❑ ® p ❑ 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? ❑ ❑ ❑ 2.Mass grading shall be prohibited as part of the project.Contour and terrace grading shall be required for development of individual lots within the project.Split level pads and yards shall be required which step development and create transitions. Retaining walls on the east property line shall be prohibited. 3.A courtesy notice shall be provided to adjacent properties with each single family residence application. 4. All retention basins and other drainage infrastructure shall be constructed utilizing a high quality landscape program and with decorative colored block, and an automated irrigation system. The retention basins shall be designed to serve as a passive recreation areas All landscaping shall be designed in accordance with Section 93.02 of the Zoning Ordinance. 2. POPULATION AND HOUSING Would the proposal. a) Cumulatively exceed official regional or local population projections? ❑ ❑ Cl b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? ❑ ❑ ❑ c) Displace existing housing, especially affordable housing? ❑ ❑ ❑ 2. a-c)NO IMPACT. The application includes the proposed subdivision of a limited number(15)of residential lots.The proposed project is consistent with the Zoning Ordinance and General Plan.The project site is located on vacant property that is adjacent to an existing developed residential neighborhood. Since the site is vacant,displacement of existing housing will not occur. Therefore,there should be no impacts to population and housing as a result of the project. 3. GEOLOGIC PROBLEMS Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? ❑ ❑ ❑ b) Seismic ground shaking? ❑ ® ❑ ❑ c) Seismic ground failure, including liquefaction? ❑ ❑ ❑ d) Seiche,tsunami,or volcanic hazard? ❑ ❑ ❑ e) Landslides or mudflows? ❑ ❑ ❑ f) Erosion, changes in topography or unstable soil conditions from excavation, grading and fill? ❑ ❑ ❑ g) Subsidence of the land? ❑ ❑ ❑ h) Expansive soils? ❑ ❑ ❑ 1) Unique geologic or physical features? ❑ ❑ ❑ j) Is a major landform, ridgeline, canyon, etc. involved? ❑ ❑ ❑ 6 I,fi ; ,f 1 MITIGATION MEASURES 1.An on-site detention basin and related drainage improvements shall be constructed by the developer as apart of the project The basin and related improvements shall be designed and constructed so that its size will detain sufficient storm water run-off such that the maximum flow exiting the basin during a 100-year storm will not exceed the historic flow onto Racquet Club Road West of 62 cfs. The basin shall be constructed to contain the 100-year storm,with peak flow exiting the basin through a 20 feet wide weir structure will be 57.46 cfs,with the basin containing 5.268 acre feet (or 229,475 cubic feet) of storm water run-off. The basin shall be designed according to the specifications contained in the hydrology report The tentative map shall be revised to allow for a larger detention basin as required by the study. The study addresses the fact that a final drainage study will be provided that will govern the actual design and construction of the tract's storm drainage improvements,including storm drain pipe,drainage channels,and the common area detention basin.The basin shall be landscaped and designed to serve as a passive on-site recreation amenity. 2.The project CC&R's shall address routine,regular and after-storm maintenance of all retention related facilities.A separate maintenance account shall be established and funded.Project CC&R's provisions regarding drainage and retention basin maintenance shall be approved by the City Engineer. 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)LESS THAN SIGNIFICANT IMPACT. The Tentative Tract Map is consistent with the General Plan and Zoning designations for the property. Due to the small number of average daily trips that will be generated by the future development of this subdivision,there will not be a significant impact related to air quality on a local or regional scale.Due to future project construction and grading activities,short term impacts to air quality could occur.To minimize construction activity emissions,the project applicant will be required to comply with the City's Fugitive Dust and Erosion Control Ordinance. Compliance with this Ordinance will reduce the impacts to a level of insignificance This is administered through the standard conditions of approval,which ensures compliance with City Fugitive Dust Control Ordinance and submittal of a dust control plan. 5. b-c!) NO IMPACT The project will be located on a site that is surrounded by predominantly vacant land (on three sides). Short term impacts,such as odors and pollution created by diesel engines of large equipment during construction and grading operations,may occur as a result of the development of the site.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; 1 = 6; or from ITE): ❑ ❑ ® ❑ b) Increased vehicle trips or traffic congestion? ❑ ❑ ® ❑ c) Hazards to safety from design features(e.g.,sharp curves or dangerous intersections) or incompatible uses(e.g.,farm equipment)? ❑ ❑ ❑ d) Inadequate emergency access or access to nearby uses? ❑ ® ❑ ❑ e) Insufficient parking capacity on-site or off- site? ❑ ❑ ❑ 9 'aq /00 I �r }' 1 g) Altered direction or rate of flow of groundwater? Cl ❑ ❑ h) Impacts to groundwater quality? ❑ ❑ ❑ i) Substantial reduction in the amount of groundwater otherwise available forpublicwater supplies? ❑ Cl ❑ j) Are there any on-site or any proposed wells? ❑Yes ®No 4. a, b) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED.The 7.5 acre subject site is vacant and sporadically covered with native vegetation. The development of the proposed 15 residential lot project will increase the amount of hard surface and will, therefore,result in additional storm water run-off.Therefore the project may result in changes in absorption rates,drainage patterns or rate and amount of runoff.These impacts may result in the exposure of people or property to water related hazards such as flooding An preliminary drainage study for Tract 28495,dated January 2002,was prepared by Warner Engineering for this project 4. c-j) NO IMPACT. Based upon a review of the Federal Emergency Management Agency, Preliminary Flood Insurance Rate Maps (Community Panel No.060257 0004-D, Revised July 7,1999)and the knowledge of the Planning and Building Department and the City Engineer,the site is designated as Flood Zone C,areas of localized flooding. 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.Therefore,the project will not be impacted by water and flood related issues nor create impacts on water related issues. The hydrology study shows that an offsite storm water tributary drainage area of approximately 46 acres of alluvial fan above the project to the west drains through the project to the east,toward the existing developed residential area. This tributary area mainly drains storm water run-off through 7 natural drainage channels across the alluvial fan,entering the project's westerly boundary with a total 100-year storm water run-off of approximately 118 cubic feet per second(cfs).Drainage run-off proceeds easterly across the project and into the existing residential development to the east. The study demonstrates that approximately 62 cfs of storm water run-off drains to the intersection of Racquet Club Road West and Milo Drive. Through mitigation,the project will limit the amount of storm water run-off exiting this project after development to no greater than the historic flow rate of 62 cfs The proposed mitigation includes construction of a drainage channel along the westerly tract boundary that will intercept and collect the storm water run-off from the west,and pass it through storm drainage improvements through the tract into a drainage channel to be constructed along the easterly tract boundary,adjacent to the existing residential development,and into a common area detention basin. There are two areas within the tract that will be used as detention basins during the 100-year storm,that will be used to temporarily hold storm water run-off prior to release off-site up to the maximum historic flow rate onto Racquet Club Road West of 62 cfs. The first area that will be used to detain storm water run-off is a drainage channel that will be constructed along the easterly boundary of the tract This drainage channel will be constructed in a way to hold storm water run-off within the channel up to a specified depth using a weir structure to be constructed at the channel's north end at the northerly lot line of Lot 15. During a 100 year storm the basin will fill to the specified depth,and storm water run-off will pass through to the common area detention basin located at the tract's northeasterly corner,or lowest point,adjacent to Racquet Club Road West.This basin will be designed and constructed so that its size,in addition to the previous drainage channel,will detain sufficient storm water run-off such that the maximum flow exiting the basin during a 100-year storm will not exceed the - historic flow rate onto Racquet Club Road West of 62 cfs. The study shows that during the 100-year storm,the peak flow exiting the basin through a 20 feet wide weir structure on Racquet Club Road West will be 53.99 cfs,with the drainage channel and detention basin storing 5.501 acre feet of storm water run-off. The study is using drainage channel and detention basin characteristics wherein together,the total square footage of detention area is approximately 23,000 square feet in size,with straight vertical(unsloped)sides as high as 10 feet. During the peak flow of the 100-year storm, the basin depth according to the study is 9.90 feet. The study addresses the fact that a final drainage study will be provided that will govern the actual design and construction of the tract's storm drainage improvements, including storm drain pipe,drainage channels, the common area detention basin, and associated weir outlet structures. The City will coordinate approvals of final drainage studies and related grading and storm drainage improvement plans,such that the conceptual storm water run-off management plan outlined in the preliminary drainage study for Tract 28495 is implemented. More importantly, through mitigation of storm water run-off accomplished by this project,the existing residential area east of this tract will be protected to a much greater extent from storm water run-off than it is currently exposed to. Currently,in the event of the 100-year storm, this residential area is not protected from any storm water run-off, and the storm water run-off of 118 cfs would pass directly through the residential area,likely causing substantial flooding and erosion damage to property. As a result of this project,this storm water run-off will be intercepted, collected, detained, and passed onto Racquet Club Road West at less than the historic flow rate of 62 cfs. 8 1 aA /1 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact d) Wetland habitat (e.g marsh, riparian and vernal pool)? ❑ ❑ ❑ e) Wildlife dispersal or migration corridors? ❑ R ❑ ❑ f) Is consultation with the California Fish and Game or the Department of Fish and Wildlife Service,as a trustee agency, required? RYES ONO 7. a, e)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The project site is located in an alluvial fan The site exhibits evidence of significant human disturbance including the deposition of debris, and the construction of a dirt roadway. Existing residential development is located to the west and south of the site.Desert Water Agency water tanks are located directly to the south and to the east of the site.The site is located approximately 1,800 feet from the hillside to the west.There is no evidence of water on site. Based upon knowledge of the site, review of the Mountain Falls Golf Preserve Final Environmental Impact Report(FEIR) and previous environmental documents of project in similar geographic and topographic locations,it was determined that a biological study specifically for this site would be necessary. A biological study was prepared for the project by Douglas Eilar and Associates.The study looked for flora and fauna species identified by the General Plan as likely to be present in the Creosote Scrub community. General Plan,Environmental Resources Section 2 (Page II-10)indicates that the Creosote Scrub Community exists in three somewhat different substrates within the area. In regards to flora on the alluvial fans emanating from the mountain canyons,the creosote bush grows amongst the rocks and large boulders that are washed out of the canyons during sever storms.Along with the creosote bush,encelia,burro bush,beaver tail cactus, jumping cholla,the Creosote scrub community also exists on rocky hillsides below 300 feet in elevation. In these areas barrel cactus,trixis and pygmy cedar may also be found.The General Plan includes a list of Sensitive Plant Species(Page II-12) which may be found in this community,including Salton milk vetch, ayenia, spurges, ribbed crypantha,ditaxis, rock cress and barrel cactus. General Plan, Environmental Resources Section 2 (Page II-15) also identifies Sensitive Animal Species that may be found in the Creosote scrub community and therefore have the potential to be present on the project site.These include the peninsular bighorn sheep, S.D. horned lizard,Flat tailed horned lizard,desert tortoise,P.S.ground squirrel and L.A. pocket mouse. The biological study noted that a number of native plant,exotic plant, avifauna and mammal species were found on site during the field surveys.Native plants found on site include burro bush,tamarisk,cholla,desert agave,beavertail cactus,nolina,smoke tree,euphorbia, Russian thistle, salt bush, creosote bush, Spanish needles, palo verde, same rose sage and brittlebush. Exotic plant identified on site include wild oat,foxtail chess,western ragweed and foxtail barley.Avifauna found on site include house finch,road runner and mourning dove. Mammals observed on site include rabbit and coyote. The study concluded that the site is in an unnatural condition and exhibits disturbance as a result of human activity.The biological report further notes that there is no distinct stand of any natural plant species on site except on the westerly edge of the project site and that no listed or protected species were identified during field surveys of the site. The report further notes that based upon information available and the condition of the site, no sensitive plant or animal species would be expected to occupy the site in the future. Because the site, an ecotone of the Sonoran Creosote Bush Scrub community, is located at the urban-wildland interface, additional biological information was reviewed. The U.S. Fish and Wildlife Service (FWS) has approved two documents dealing with bighorn sheep, the Peninsular Bighorn Sheep Recovery Plan,and the Critical Habitat forthe Endangered Peninsular Bighorn Sheep. Both documents include maps and general habitat descriptions. The subject property is located adjacent to the San Jacinto Mountain foothills,which have been designated as essential habitat for the Peninsular Bighorn Sheep(PBS).The site is located on the extreme eastern edge of the essential habitat area,approximately 1800 feet from hillside areas. No water sources are located within the vicinity of the project site. Bighorn sheep are known to exist in adjacent mountainous areas to the west The proposed project would result in a very minor loss of habitat which has been highly disturbed by human activity in the area over the years.Due to the site location and poor quality of habitat,replacement habitat is not recommended as part of this project and the loss of habitat is not considered significant. II I a Ro"110 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact f) Hazards or barriers for pedestrians or bicyclists? ❑ ❑ ❑ g) Conflicts with adopted policies supporting alternative transportation (e g bus turnouts, bicycle racks)? ❑ ❑ ❑ h) Rail,waterborne or air traffic impacts? ❑ ❑ ❑ 6. a-b)LESS THAN SIGNIFICANT IMPACT. The future development of this subdivision will create approximately 150 daily 2-way trips or 300 vehicle trips per day. Due to the minimal amount of traffic anticipated to be generated by the proposed subdivision,the City Engineer determined that a traffic study would not be necessary for the project. With the overall ADT anticipated with development of this site with fifteen single family residences, all streets in the immediate neighborhood can still operate at a level of service(LOS)A,which equates to an unimpeded trafficflow. The City's General Plan StreetSystem Element Report indicated that a two-lane surface can carry up to 9,600 vehicles per day and still be considered LOS A. The project impacts to the existing vehicular circulation system are considered less than significant and will not cause any additional traffic congestion in the immediate area Therefore,the subdivision will not have a significant impact on the overall circulation patterns within this area of the City 6.c,e-h)NO IMPACT. As a result of the proposed subdivision,unsafe ingress or egress will not be created. Access has been designed to the satisfaction of the Fire Department and will allow for sufficient emergency access and passing movement in emergencies, as necessary. Access to nearby uses,hazards for pedestrians and/or bicyclists will not result from development of the proposed project,nor will it conflict with adopted policies supporting alternative transportation. The proposal will not impact rail,waterborne or air traffic. 6,d)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED.The street plan submitted as part of the proposed project does not fully acknowledge the existing street pattern in the area and does not provide sufficient access to adjacent parcels located to the west.Sanborn Way exists to the southeast of the project site and is intended to be utilized to provide access to parcels to the west of the project site and a secondary access road throughout the area.The parcel directly to the west of the site,APN 504-030-011, is comprised of three separate parcels of land,which have not been merged into one single lot.The property owner of that parcel presently has the ability to sell one or more lots individually,which would restrict access to Racquet Club Road to portions of APN 504-030-011. With 30 feet of dedication of lot frontage along the entire southern boundary of the parcel,there is sufficient area in which a 50 foot street right of way could be dedicated for the continuation of Sanborn Way.The Fire Department notes that the construction of Sanborn Way would benefit the proposed project by providing superior emergency access compared to that originally proposed as part of the project. The Fire Department requires that the existing street pattern in the area be utilized and that access be provided to parcels to the west of the project site through the continuation of Sanborn Way. Therefore,the dedication of 30'of half-street right of way and the construction of Sanborn Way will be required in order to mitigate the environmental impacts of this project to a level of less than significant. MITIGATION MEASURE: 1.The applicant shall dedicate 30'ofstreet right ofway and shall be required construct complete half-street improvements along Sanborn Way, including pavement, curb,gutter and sidewalk,to the satisfaction to the Fire Department and City Engineer. 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)? ❑ ® ❑ ❑ b) Locally designated species? ❑ ❑ ❑ 19 c) Locally designated natural communities(e.g. oak forest,coastal habitat,etc.)? ❑ ❑ ❑ ,^0 10 �V _ • 8. ENERGY AND MINERAL RESOURCES Would the proposal create: a) Conflict with adopted energy conservation plans? ❑ ❑ ❑ 19 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 Slate? ❑ ❑ ❑ 8. a-c) NO IMPACT. Due to the size and nature of the proposed subdivision, the project will not conflict or interfere with an energy conservation plan and will not use non-renewable resources in a wasteful and inefficient manner. Therefore,the project should not result in a negative impact on energy and mineral resources. 9. HAZARDS Would the proposal: a) Be a risk of accidental explosion or release substances(including , but not limited to: oil, pesticides, chemicals,or radiation? ❑ ❑ ❑ 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,c-e)NO IMPACT. In the judgment of the Department of Planning&Building,there are no aspects of the proposed project or of future project construction which would involve explosives,pesticides,radiation,chemicals,orother hazardous substances. Access to the newly created lots will be provided via the construction of Michael Drive(which receives access from Racquet Club Road) to a width satisfactory to the Fire Department and City Engineer,to serve the property in question in case of emergency.The City Engineer and Fire Department have also determined that improvements to Sanborn Drive, an existing element of the established street pattern in the project vicinity, should be constructed by the applicant as pail of this project. This issue is discussed in greater detail above in the Transportation/Circulation discussion in Section 6.The entire site is currently vacant and no hazardous materials are known to be existing on the property,buried underground,or to be used in conjunction with the proposed residential use. Therefore,there would be no risk of a release of or exposure to hazardous materials which would result in a potential for a significant impact on the environment. 9.b)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. Sanborn Way exists to the south east of the project site and is intended to be utilized to provide access to parcels to the west of the project site and a secondary access road throughout the area. The Fire Department requires that the existing street pattern in the area be utilized and that access be provided to parcels to the west of the project site through the continuation of Sanborn Way.The parcel directly to the west of the site,APN 504-030-011,is comprised of three separate parcels of land, which have not been merged into one single lot. The property owner has the ability to sell one or more lots individually,which would restrict access to Racket Club Road to portions of APN 504-030-011.With 30 feet of dedication of lot frontage along the entire southern boundary of the parcel,there is sufficient area in which a 50 foot street right of way could be dedicated for the continuation of Sanborn Way.The Fire Department notes that the construction of Sanborn Way would benefit the proposed project by providing superior emergency access compared to that originally proposed as part of the project.Therefore, the dedication of 30'of half street right of way and the construction of Sanborn Way will be required in order to mitigate the environmental impacts of this project to a level of less than significant. Greater detail see the discussion for Circulation(item#6.d)above. 13 10\14PIA Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact City staff recommends that,with mitigation measures outlined in the Initial Study and applying the information from applicable biological analysis to this subdivision, it can be concluded that the areas that will potentially be improved with new residences are not expected to have significant adverse impacts on the biota of the region and specifically,the project would not cause a significant impact upon Bighorn sheep. Despite the low quality of the habitat and the minimal opportunity for sighting the PBS on this property,staff has determined that the following mitigation measures should be imposed to ensure that no negative impacts will occurto the biota ofthe region with the future development of 15 residences on the property. 7 b) -d) & f) NO IMPACT. The site consists primarily of hillside areas covered in rock outcroppings or native scrub vegetation. The development of the site,which will be limited to small pad areas,will not have a significant impact on any locally designated plant or animal species or natural communities. No wetland or riparian areas exist on the property that could be impacted by the project development. MITIGATION MEASURES: 1. If blasting is determined to be necessary as part of the excavation operation for any ofthe future residences on the property,the timing of such a procedure shall be planned with the assistance of a biologist. If the biologist determines that the location and extent of blasting is likely to affect sheep lambing,breeding,orwatering,blasting should be done during a period when the auditory impacts will be negligible A biological monitor may also be necessary priorto and during blasting events to halt blasting immediately if sheep are present in the area While the biologist will determine the final implementation techniques, it is anticipated that the biologist will be positioned at the higher elevations of the site equipped with a spotting scope and radio and would conduct visual surveillance before and during blasting. 2 Anyadditional landscaping or landscape alteration outside of fenced areas shall consist of plant species that are native to the immediate area. No oleanders shall be planted on the project perimeter or within areas open to undeveloped areas, as they have been implicated in Peninsular Bighorn Sheep deaths through poisoning. 3. The final design of any perimeter fencing or walls shall be reviewed by the Planning and Building Departments as part ofthe Architectural Review process for each residence within the subdivision. The fencing shall be of a height,location, and design as to not create a"trap" for Peninsular Bighorn Sheep that could potentially wander to the fringe of the subdivision. 4. The developer shall construct a fence or wall at least (six)feet high around the perimeter of the subdivision for the purpose of keeping bighorn sheep out of the area of development. Such fence shall be constructed when there is a determination of need by a"Fence Review Committee'consisting of the Director of Planning and Building, a representative biologist appointed by the owner of each lot within the subdivision and a representative appointed by the California Department of Fish and Game.The committee shall determine that a need exists based upon scientific information,field observations and other reliable information, if such data shows that: 1)development of the subdivision is tending to attract sheep to the immediate area;2)new information has developed showing,with a degree of reliability,that the health of the sheep is adversely affected by any vegetation planted in conjunction with the new residences;or 3)that sheep are coming into the area of the subdivision and are adversely affected thereby. At the opinion of the committee, the committee may order further scientific study of the issue to develop information necessary to determine if the need for the fence exists. The study may recommend additional monitoring,which shall be instituted per the recommendations of the committee. The property owner(s)shall have the right to install the fence in lieu of performing any such additional study. The design and location of the fence shall be reviewed and approved by the Director of Planning and Building. The fence shall be completely installed at the cost of the owners)of these lots within one(1)year after the committee gives notice thereof. Failure to timely complete the installation shall result in notices of violation being posted on said properties with potential legal action pending. This language shall be incorporated into the Covenants, Conditions and Restrictions (CC&R's)for the project to the satisfaction of the Director of Planning and Building and the City Attorney. 5. The developer shall be responsible for compliance with the State Endangered Species Act and Federal Endangered Species Act prior to the issuance of grading permits, if deemed necessary by the applicable resource agencies. 12 11.b-e)NO IMPACT. The proposed project is within the City's five minute response time for fire service and within reasonable proximity of the Police station.Fire sprinklers will be required as part of this project.The project will be adequately serviced by other public services as well,and school fees are required for all new construction to mitigate any potential impacts to the school district. Therefore,there should be no impacts to public services as a result of this project.As discussed above in Section 6 Transportation/Circulation,the construction of Sanborn Way as part of this project will be required to minimize the environmental impact of this project to a level of less than significant, as a project mitigation measure. MITIGATION MEASURE 1.The applicant shall dedicate 30'of street right of way and construct complete half-street improvements along Sanborn Way, including pavement,curb,gutter and sidewalk,to the satisfaction fo the Fire Department and City Engineer. 12. UTILITIES AND SERVICE SYSTEMS Would the proposal result in a need for new systems or supplies,or substantial alterations to the following utilities a) Power or natural gas? ❑ ❑ ❑ b) Communications systems? ❑ ❑ ❑ c) Local or regional water treatment or distribution facilities? ❑ ❑ p d) Sewer or septic tanks? ❑ ® ❑ EI e) Storm water drainage? ❑ ® p ❑ 0 Solid waste disposal? ❑ ❑ ❑ g) Local or regional water supplies? ❑ ❑ ❑ 12.a-c,f-g)NO IMPACT. Due to the nature and small size of the project,there should be no impacts to power,natural gas,communication systems,local or regional water quality facilities,storm water drainage facilities,solid waste disposal or water supplies,service or systems as a result of the project. 12.d,e)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED.The existing sewer main is located approximately 1000' to the east of the project site.The applicant understands that they will be required to extend sewer service to the site.The developer may be eligible to enter into a reimbursement agreement with the City of Palm Springs to recover a portion of the cost of the expense of bringing sewer service to the project site.As future properties in the area are connected to the sewer system,a mechanism would be established for reimbursement of a portion of the developers expense of extending sewer service to the project site. Regarding storm water drainage,please see the discussion above in Water, Section 4. MITIGATION MEASURE 1.The developer shall extend sewer service to the site.The project shall include the provision of sewer service to all future residences. Improvement plans associated with the Final Map shall include the provision of sewer service, as part of the project.The developer may enter into a reimbursement agreement with the city. 13. AESTHETICS Would the proposal a) Affect a scenic vista or scenic highway? ❑ ❑ ❑ b) Have a demonstrable negative aesthetic effect? ❑ ❑ ® ❑ 15 tdA a y _1 1 � Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact MITIGATION MEASURE 1.The applicant shall dedicate 30'of street right of way and construct complete half-street improvements along Sanborn Way,including pavement,curb,gutter and sidewalk,to the satisfaction fo the Fire Department and City Engineer. 10. NOISE Would the proposal result in: a) Increases in existing noise levels? ❑ ❑ N ❑ b) Exposure of people to severe noise levels? ❑ ❑ ® ❑ c) Will the project be compatible with the noise compatibility planning criteria according to Table 6-F of the Palm Springs Municipal Airport F A.R. Part 150 Noise Compatibility study? ®YES LINO 10.a,b)LESS THAN SIGNIFICANT. The proposed residential subdivision is expected to generate noise levels that would be typical for residential development. 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 is likely to result in temporary construction noise However construction hours are governed by the municipal code and construction noise is anticipated to be less than significant. 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. 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? ❑ N ❑ ❑ Distance to nearest fire station(1.2 miles) b) Police protection? ❑ ❑ ❑ N c) Schools? ❑ ❑ p N d) Maintenance of public facilities, including roads? ❑ ❑ ❑ N e) Other governmental services? ❑ ❑ ❑ N 11. a)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED.The Fire Department requires that the existing street pattern in the area be utilized and that access be provided to parcels to the west of the project site through the continuation of Sanborn Way. The Fire Department notes that the construction of Sanborn Way would benefit the proposed project by providing superior emergency access compared to that originally proposed as part of the project. Therefore, the dedication of 30'of half street right of way and the construction of Sanborn Waywill be required in orderto mitigate the environmental impacts of this projectto a level of less than significant. For greater detail see the discussion for Circulation(item#6,d)above. W Afic '0157 't f i Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact ❑ ❑ ® ❑ 16. a). LESS THAN SIGNIFICANT IMPACT. The project entails the subdivision of 7.8 acres into 15 residential lots. The project is consistent with both the General Plan and the Zoning Ordinance upon approval of the Tentative Tract Map In the judgment of the Department of Planning & Building, the application is not known to be environmentally controversial, nor is it reasonable expected to become controversial upon disclosure to the public. Adjacent owners may have concerns about development and construction of the proposed project.The project is consistent with neighboring land use and development patterns. Mitigation regarding future single family residential development includes notice to adjacent property owners,see Section 1, Land Use.However,the project has the potential to result in concerns about the subdivision and future single family residences from existing property owners in the area. 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 of animal, or - eliminate important examples of the major periods of California history or prehistory? ❑ x ❑ ❑ 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.) ❑ ❑ ❑ x d) Does the project have environmental effects which will cause substantial adverse effects on human beings? ❑ ❑ ❑ x e) Affect environment(Cultural Resources) ❑ x ❑ ❑ f) Environmental Consequences - 1. Summary of impacts(Include a table summarizing the potential impacts by alternative. As much as possible, quantify the impacts. All of the BLM "critical elements"must be addressed whether or not they are affected bythe proposal.Affected elements will be discussed in further detail in the following section. ❑ Cl ❑ x 17 1d��� J c) Create light or glare? ❑ ❑ ❑ 13, a,c)NO IMPACT.The project will not affect a scenic vista or highway.The protect,which must adhere to the City lighting ordinance, is not anticipated to create an demonstrable increase in light or glare,Therefore,there should be no impacts to aesthetics as a result of the project. 13. b) LESS THAN SIGNIFICANT IMPACT.The subject site is located within an area of the City where architectural approval for single family residences is required. Plans for each of the four future residences will be subject to the City's Architectural Review process.When plans are submitted, a courtesy notice will be sent to adjoining property owners. As described above in Land Use, Section 1, relevant mitigation measures are included. 14. CULTURAL RESOURCES Would the proposal: a) Disturb paleontological resources? ❑ ❑ ❑ b) Disturb archaeological resources? ❑ ® ❑ ❑ c) Affect historical resources? ❑ ❑ ❑ d) Have the potential to cause a physical change which would affect unique ethnic cultural values? ❑ ❑ ❑ e) Restrict existing religious or sacred uses within the potential impact area? ❑ ❑ ❑ 14. a, c- e) NO IMPACT. The archeological assessment prepared as part of the environmental review of this proposed project, Archeological Assessment of Tentative Tract No. 28495, prepared by Robert S White and Laurie S.White Archeological Associates, November 21,2001,indicates that the records search did not indicate the presence of any recorded prehistoric or historic resources within the boundaries of the project area. The field assessment did not indicate the presence of any recorded prehistoric or historic resources. 14.b) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED Despite the absence of artifacts on the surface of the site, the project location has the potential for surface and subsurface artifacts. An on site archeological monitor shall be present during all grading operations.A report shall be submitted by the monitor to the City following observation of grading operations. MITIGATION MEASURE 1. An on-site archeological monitor shall be present during all grading operations.A report shall be submitted by the monitor to the City fallowing observation of grading operations. 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 Since the project only entails future construction of 15 single-family residences,there should not be an impact on existing recreational facilities. Therefore,there should not be an impact to recreation 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 become controversial upon disclosure to the public? 16 Potentially Significant Potentially Unless Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact 17. a) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The project will result in the minor loss of marginal has the potential to disturb migration routes of Peninsular Bighorn Sheep as discussed under Section 7 of this environmental assessment Mitigation measures have been provided which reduce potential impacts to a level of insignificance. 17.b)-d, f) NO IMPACT. This conclusion is based on responses of this environmental assessment discussed previously. 17, e) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The project has potential to impact archaeological resources. A mitigation measure requiring the presence of an archaeological monitor during earth-moving activities reduces this potential impact to a level of insignificance 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 19. DETERMINATION On the basis of this initial evaluation: ❑ 1 find the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepared. ® 1 find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because of the mitigation measures described in the Mitigated Negative Declaration ❑ 1 find the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project is consistent with the Program EIR on: Q!:x/ ql�z � )✓) \ E_ February 11,2002 Douglas R�_vans Date Director of Planning&Build n ATTACHMENTS: 1. Tentative Map 28495 18 �� � V Sent By: GREYANDASSOC; 7603238364; Mar-11 -02 3:17PM; Page 1 /2 WridBaddour A W & Associates t r ' COMMERCIAL REALTORS PALM. SPRINGS, CALIFORWA 3/8/02 City of Pahn Springs Planning Commission C/O Doug Evans Director of Planning City of Palm Springs, CA Re: Village Tuscany Dear Commissioners: Recently 1 met with Mr. Grey and visited the site of the tentative neap for a future residential development at the top of Racquet Club Dr.that is currently under review. I found the site to be exceptional and also heard Mr. Grey's plans for Earth Smart homes. As a resident of this community for over 20 years 1 would encourage the commission to approve this tentative map for future home sites. The quality of the homes and the nature of the community he has in mind would greatly enhance the neighborhood and the city. Sincerely, INGRID 6ADDOUR,CCIM iB/ 1401 N. Palm Canyon Drive, Suite 200 Palm Springs, CA 42262 Voice (760) 322-9032— Fax (760)327-4549 www.ingridbuddour.com Sent By: GREYANDASSOO; 7603238364; Mar-11 -02 3:17PM; Page 2/2 DAVID BARTON )OHNSON 10 March 2002 City of Palm Springs Planning Commission Mr. Doug Evans Director of Plannir� Palm Springs, California 92262 Village Tuscany Dear Commissioners: I congratulate you on your wisdom by approving the earth smart homes that are to be built at Village Tuscany in North Palm Springs. I have visited the site when looking to purchase another home on Milo Drive,and have seen the methodology of building homes utili>.ed by Mr. Grey. Thar end of the city needs this type of quality anchor to catch up with the rebirth of Palm Springs started with Mr. Bono. I am really impressed with the cutting edge technology to create livable homes that are also energy efficient, el rs, D. n oh Ot— /009 30 1371 CRYSTAL COURT PALM SPRINGS,CALIFORNIA 92264 7603231911 03/11/2002 23:12 7603207445 WORLDVIEWTRAVEL PAGE 01 G"►^^1 �'' �G March 12, 2002 Mr. Doug Evans City of Palm Springs Planning 3200 E,Tahqultz Canyon Way Palm Springs,CA 92262 Dear Mr.Evans: Wish to add my name to list of owners in the North Palm Springs area of the proposed Village Tuscany of my enthusiastic interest in this project going forward. Northend of Palm Springs seems to be considered as the low end of Palm Springs,such a project, I think,would change this image and hope that you and the Planning Commission would give this new development an approving review. Thank you, Bridget Kraychir 2860 Los Felices#108 Palm Springs,CA 92262 C4,M 4 MLS I�ea.�to� March 12, 2002 Mr. Doug Evans City of palm Springs Planning Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 RE: Village Tuscany Dear Doug: In all the years that we have know each other, have always been amazed that when someone has a question, needs help regarding planning, etc.,that there has never been a time that you weren't there with help and advise. You always came through, Its much appreciated. I'm ashamed at myself for not saying so sooner and not waiting to have to write on another item of Interest. Hope you will forgive me for my lack of showing appreciation-you know how much I've appreciated all the help that I've gotten over the years from your department. First its important to know that I'm not representing the builder of this development, nor have we sold him any lend, or will anyone In our office be his on site realtor, our only contact is with the developer. I feel that no one could make better use of land than Mr. Grey. They build a beautiful home, atways keeping the environment In mind, hold true to the beauty of the surrounding area at the sametime enriching the area. Sincerely hope that you and the Planning Commission feel, as we,that this project would be good thing for Palm Springs. Never known you to act anyother way. Very Best, MARILY ERLIN REAL R Louis Perlin CRS, GRI "Service First"Always 455 E.Tahquitz Canyon Way, Palm Springs,CA 92262-6630 0 Office:(760) 327-8401 • Fax:(760) 327-7651 03/12/2002 11:11 FAX 909+485+6218 RANCHO VERDE HS QJ01 4" City of Palm Springs Planning Commission An. Doug Evans: Director of Planning Dear Sir: On behalf of my neighbors and myself who live in the Racquet Club area we want you to know that we are very much in favor of the new development at the top of Racquet Club road as proposed by Gray&Associates Skillful planning and proper use of the environment should be encouraged and their use of materials and technology which utilizes those resources should receive our support. The calibre of their work would also revitalize the downward turn that has oecured over the past few years on this side of Palm Springs. I am a proud owner of an Alexander home and look forward to the planning commisions support of our rcvitilzation,beautification,and improvement of Palm Springs. The developers have been kind enough to send information to me concerning this project and I have personally viewed other projects by this developer. I am sure that you and your inspectors would agree,they are excellent. Please give Gray and Associates every consideration. Their work is good for the neighborhood,the environment and Palm Springs. Very sincerely, �Y y kB 585 E. Racquet Club Road @ Palm Springs, California 92262.760 6440728•rlindsey@de.rroom Gated Community by Chris R McGoey, gated community security expert Page I of 5 CRIME DOCTOR Chris E. McGoey CPP,CS!? CAM �. AuthoraJ. , �.�. rArrArAuri'rtwr rwd is P=aoike hues I.i {+rLilFrrwr Gated Community Access Control security expert,apartment security,security gates,limited access gates,access control,condominium,crime prevention,cnme free multihousing by Chris.E:_ McGoey, CPP GS_P,_CAM the Crime QoctorTm More and more people want to reside in gated residential communities. Because of this, gated residential communities and garden apartments across the country are being built at record rates. Gated communities offer some benefits and some drawbacks depending whether you are a resident or in property management. I will discuss both sides of the issue in this article. All gated and fenced residential communities have several things in common. Gates and fences provide the perception of security, safety, and privacy. In affluent residential neighborhoods, privacy means exclusivity and therefore increa oroaerly values. Adding an attractive automatic entry gate system can easily add 5 . 00�r gore to home values within some communities regardless of whether it has any effect on crime. Large apartment properties often add gate systems as an amenity to attract new residents. Gated communities are desirable to most prospective residents and to most property managers because they can charge a premium for rent. The main purpose of a gate, on a low-crime property, is not to deter or prevent crime but to provide the perception of security and exclusivity. Let's face it, everyone wants to feel good about where they live and a gated community is like a private club where access privileges are required. Any real benefits of crime prevention are a plus. http://www.crimedoctor.com/gated.htm a,8391 3/26/02 S� 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 8th day of February 2002, 1 served the within (NOTICE OF PUBLIC HEARING) on PLANNING COMMISSION CASE NO.28495 Tentative Tract Map to consider a request for a subdivision of a 7.45 acre parcel into 15 lots, by applicant Simeon F. Grey and Lorraine Grey located to the south of Racquet Club Drive, west of Milo Drive, zone R-9-B, Section 3, on persons contained in Exhibit "A" attached hereto in said action or proceeding by depositing a true copy thereof,enclosed in a sealed envelope with postage thereon fully prepaid,in a mailbox,sub-post office, substation or mail chute, or other like facility, regularly maintained by the Government of the United States in the City of Palm Springs, California, addressed to the list of persons or firms indicated on the report received from and certified by the Title Company dated and attached hereto as Exhibit"A". I hereby declare under penalty of perjury that the foregoing is true and correct. a��_ Anita C. Graves Dated at Palm Springs, California, this 8'day of February, 2002. NOTICE OF PUBLIC HEARING PLANNING COMMISSION Tentative Tract Map 28495 The subdivision of a 7.45 acre parcel into 15 lots, located to the south of Racquet Club Drive, west of Milo Drive, Zone R-1-13, Section 3, Applicant. Simeon F. Grey and Lorraine Grey NOTICE IS HEREBY GIVEN that the Planning Commission ofthe City of Palm Springs, California, will hold a public hearing at its meeting of March 13, 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 tentative tract map. The proposed project is the subdivision of 7.45 acres into 15 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 adopted 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 opportunitywill 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. Dougla . Evans Director of Planning and Building Fax to Desert Sun: February 7 , 2002 Printed in Desert Sun. February 11, 2002 PROPERTY OWi�TERS CERTIFICATION I, 10111 1(�41a 1 certify that on 4rfy Jsi 13 , 200 L The attached property owners Hsi was prepared by Firsz krze:ican Title Co_ pursuant to application requirements furnished by the Riverside CounTy Planning 17enainmrnl. S;iid list is a complete and sue compilation of the owners of the subject property and al] other property owners within 401) feet of the property involved; or if the area yields less thaa 25 different owners, all property owners within a notification area expanded zo yield a minimum of 25 different owners up to a ma., main notification area cf 2,-,'00 feet from the project boundaries based upon the latest equalized assessment rolls. If the projecT is a subdivision with identified off-site access/ improvements, said list includes a complete and true compilation of the ri=es and mailma addresses of t_he owners of all the propez<y that is adjacent to the proposed off-site impmvementd alimunent. I further certify that the inforrnatien filed is true and cot ect to the best of my knowledge. I understand that incorrect or incomplete information may be grounds for rejection of denial of the anpUc taon. First American itle Co. Customer Service 3625 Fourteenth St. Riverside, CA 92502 Tel. 909-787-1700 Smooth Feed SheetsTM Use template for 51600 504 020 010 504 030 011 504 040 046 Usa 504 Shadowrock Stephen Culver Nichols Unknown 801 E Tahquitz Canyon Way Frank Culver Nichols CA Palm Springs, CA 92262 879 N Palm Canyon Dr Palm Springs, CA 92262 504 150 004 504 150 008 504 150 009 Desert Water Agency Christopher Foster&Angela Hochanad Desert Water Agency PO Box 1710 1276 N Palm Canyon Dr PO Box 1710 Palm Springs, CA 92263 Palm Springs, CA 92262 Palm Springs, CA 92263 504 161 003 504 161 004 504 161 005 Donald&Theresa Osman Terra Bricker James Cook&James Barry 2223 N Milo Dr 2233 N Milo Dr 1860 Jewett Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Los Angeles, CA 90046 504 161 006 504 161 007 504 161 008 Michael&Cindy Ann Arcaro John&Jane Walsh Dallas Cartright 2277 N Milo Dr 2303 N Milo Dr 1378 Crest Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Encinitas, CA 92024 504 161 009 504 161 010 504 161 011 Frances Knowles Kristian Vilas Kelly Robinson 2365 N Milo Dr 2401 N Milo Dr 2425 N Milo Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504 161 012 504 162 001 504 162 002 Robert&Barbara Graham Thomas&Jane 14allendorf Roger David Duchowny 2431 N Palermo Dr 489 W Maple Way PO Box 1302 Palm Springs, CA 92262 Woodside, CA 94062 Crest Park, CA 92326 504 162 003 504 162 004 504 162 005 Dent Hand Jr. Gerald Whiffed&William Randall Eric Koehler&Israel Iros 672 Tyner Way 2366 N Milo Dr 1129 Larrabee St#8 Incline Village,NV 89451 Palm Springs, CA 92262 West Hollywood, CA 90069 504 162 006 504 162 007 504 162 008 Lalith&Jacqueline Chandrascna Debrah Gonzales Purnel Dcbrah Gonzales Purnei 943 N Calle Loro 68320 Bahada Rd 68320 Bahada Rd Palm Springs, CA 92262 Cathedral City, CA 92234 Cathedral City, CA 92234 504 162 009 504 162 010 504 162 011 Chas Murcau Teresa Robinson Charles&Bobbee Lo Mclaughlin 24774 Mureau Rd 9270 West Dr 247 E Tahquitz Canyon Way 427 Calabasas, CA 91302 Desert Hot Springs, CA 92240 Palm Springs, CA 92262 504 162 012 504 162 013 504 162 014 Raymomd&Carol Martha Bertma Claude Smithcrn&Paulin Smithcm Claude Smithem&Pauline Smithem 197 W Via Lola 2267 N Janis Dr 2285 N Janis Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 OAVERY® Address Labels Laser 5960TM Smooth Feed SheetsTM Use template for 51600 504 162 015 504 162 016 504 162 017 Jun Fundin&Rafael Lorenzo Jr, Richard Greenlaw&Hoke Greenlaw Joel Thayer 2313 N Janis Dr 2323 N Janis Dr 2363 N Janis Dr Pahn Springs, CA 92262 Palm Springs, C.A. 92262 Palm Springs, CA 92262 504 162 018 504 162 019 504 162 020 Richard Wayne Schuller David Briggs Richard Marietta 2405 N Janis Dr 719 N Abingdon St I W 72Nd St#80 Palm Springs, CA 92262 Arlington,VA 22203 New York,NY 10023 nAVERY® Address Labels Laser 5960T" S�JON50r� U�6ELED Warner Engineering Seagondollar Arch. Simeon F. Grey & Assoc. Attn: Jonathan D. Hoy Attn: Dan Seagondollar Attn: Simeon & Lorraine Grey 73185 Hwy, 111, Ste. A 22013 Wren St. P.O. Box 4788 Palm Desert, CA 92260 Apple Valley, CA 92328 Palm Springs, CA 92263 Warner Engineering Seagondollar Arch. Simeon F. Grey & Assoc. Attn: Jonathan D. Hoy Attn: Dan Seagondollar Attn: Simeon & Lorraine Grey 73185 Hwy. 111, Ste. A 22013 Wren St. P.O. Box 4788 Palm Desert, CA 92260 Apple Valley, CA 92328 Palm Springs, CA 92263 Warner Engineering Seagondollar Arch. Simeon F. Grey & Assoc. Attn: Jonathan D. Hoy Attn: Dan Seagandollar Attn: Simeon & Lorraine Grey 73185 Hwy. 111, Ste. A 22013 Wren St. P.O. Box 4788 Palm Desert, CA 92260 Apple Valley, CA 92328 Palm Springs, CA 92263 Smooth Feed Sheets"m Use template For 51600 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 V4 AVERY© Address Labels Laser 59WM II• l Imo, PROOF OF PUBLICATION This is spice fol County Clerk's Filing Stamp (2015.5.C.C.P) r r STATE OF CALIFORNIA County of Riverside No.1157 --`-- CITY OF PALM SPRINGS NOTICE OF Punu( HEARING CITY COUNCIL Toni Tract Map 28495 The ouoWvision of a 7.AS acre pirecl into 15 lots, I am a citizen of the United States and a resident of located to the south or me Intersectlon of Ric- qset Club Drive and Miohiel Dive, Zone R-1-B, the County aforesaid; I am over the age of eighteen Section a. years,and not a party to or interested in the Applicant; Simr,on F. Grey and Lorraine Grcy above-entitled matter.I am the principal clerk of a NOTICE 15 I-Ir REBV GIVEN that the Cry Coonoil printer of the,DESERT SUN PUBLISHING of the City of Palm Springs, Callfornla will hold a Ti hearing at its meatmg of May 1, 200Z"'Ile COMPANY a newspaper of general circulation, clty Council mooting begins at 7:00 T m in the printed and published in the city of Palm Springs, gisDcnnyoln way bPalm Spnnps�,lLC3lifa0 it E. Teh- Cuunty of Riverside,and which newspaper has been The purpose of the hearing Is to consider an so- adjudged a newspaper of general circulation by the p iuition for a tentative Tract map. Superior Court of the County of Riverside,State of Thr proposed project is the subtlrvi^ion of 7.46 acres mto 15 resilanllal lots for future develop- California under the date of March 24,1988.Case ment of single family residurlees within a gated community. Number 19123(;that the notice,of which the VICINITY MAP 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 supplement thereof on the following dates,to will April 18th__J.._—.._�—_____—..____—____—____ - --._- P •~ �� _ - All in the year 2002 1 certify(or declare)under penalty of perjury that the foregoing is true and correct. CIT) I]r PALF1 i!'h'Im P!LS Dated at Palm Springs,California this--------day -- - April Pursuant to Scahon 15053 of The California Envi- ronmental Cu¢liry Act, a W, Led Negative Dec- of---------------—---------------------2002 laral�pn nos been prepared. At this: meeting the Ciry Council is expected To approve the props%I .1 Mitigated Ncgitivi! Dnclaraeon. 7� � The proposed map, Initial Study and related doc- ___— uments arc ]vvlable for public roviow daily, be- tween 8 am and 5 pm at the City of Palm Sprinns Signature in the Planning and Building Ocpedment, located at 3200 Tihquit:;Conyon Way. If an mtllvldual or group chillcnqus the action In court, issues rauPd may be limited to only tho[c is^ues rated at the public huann9" described in this notice or in written correspond once at or pri- or to the Comi—I meeing. Notice of Public Heirin0 a tleing rent to all prop- erty ownore within four hundred (400) rc l.I of the subject properly, An opportunity will be rimn A reld hearing for all mlere`ted persons to be hcard. Quee Ions regarding thi., cdse may be di- rected to Alcx Meyernoff, Principal Plating, De- partment of Planning & Building, (760)323-32a5 Patricia Sandere .1; City Clerk AFFIDAVIT OF MAILING NOTICES 1, 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 TTM 28495, a subdivision of a 7.45 acre parcel into 15 lots, located to the south of the intersection of Racquet Club Drive and Michael Drive,applicant, Simeon F. and Lorraine Grey,was mailed to each and every person on the attached list on the 18th 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, PATRICIA A. SANDERS City Clerk NOTICE OF PUBLIC HEARING CITY COUNCIL Tentative Tract Map 28495 The subdivision of a 7.45 acre parcel into 15 lots, located to the south of the intersection of Racquet Club Drive and Michael Drive, Zone R-1-B, Section 3. Applicant: Simeon F. Grey and Lorraine Grey 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 tentative tract map. The proposed project is the subdivision of 7.45 acres into 15 residential lots for future development of single family residences within a gated community. Pursuant to Section 15063 of the California Environmental Quality Act, a Mitigated Negative Declaration has been prepared. At this meeting, the City Council is expected to approve the proposed Mitigated Negative Declaration. The proposed map, 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 City Clerk Publish_ .April 18, 2002 The Desert Sun VICINITY MAP N. T.S. 3 lip PacQuEr Cum ROAD _ I Q¢ W9! - z 3 W ECT VISTA CHINO LA CITY OF PALM SPRINGS CASE N0. TTM 28495 DESCRIPTION Tentla[iyTractMap for a propsed 15-lot single family sub- APPLICANT Simeon Grey division, at the west end of Racquet Club Road,on approx. 8 acres,Zone R-1-B,Section 3. Warner Engineering Seagondollar Arch. Simeon F. Grey & Assoc. Attn: Jonathan D. Hoy Attn: Dan Seagondollar Attn: Simeon & Lorraine Grey 73185 Hwy. 111, Ste. A 22013 Wren St. P.O. Box4788 Palm Desert, CA 92260 Apple Valley, CA 92328 Palm Springs, CA 92263 Warner Engineering Seagondollar Arch. Simeon F. Grey &Assoc. Attn: Jonathan D. Hoy Attn: Dan Seagondollar Attn: Simeon & Lorraine Grey 73185 Hwy. 111, Ste. A 22013 Wren St. P.O. Box4788 Palm Desert, CA 92260 Apple Valley, CA 92328 Palm Springs, CA 92263 Warner Engineering Seagondollar Arch. Simeon F. Grey & Assoc. Attn: Jonathan D. Hoy Attn: Dan Seagondollar Attn: Simeon & Lorraine Grey 73185 Hwy. 111, Ste. A 22013 Wren St. P.O. Box4788 Palm Desert, CA 92260 Apple Valley, CA 92328 Palm Springs, CA 92263 „10965 jase3 slage7 ssajPPtl ©MJ3AV QU J 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 261 South Belardo Road 928 Avenida Palmas Palm Springs, CA 92264 Palm Springs, CA 92262 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 .n9i5 tni w1dnial asn Smooth Feed SheetSTA° Use template for 51600 504 162 015 504 162 016 504 162 017 Jim Fundin&Rafael Lorenzo Jr, Richard Grccnlaw&Hoke Greealaw Joel Thayer 2313 N Janis Dr 2323 N Janis Dr 2363 N Janis Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504 162 018 504 162 019 504 162 020 Richard Wayne Schuller David Briggs Richard Manetta 2405 N Janis Dr 719 N Abingdon St 1 W 72Nd St#80 Palm Springs, CA 92262 Arlington, VA 22203 New York,NY 10023 �� AVERY® Address Labels l �"' Smooth Feed SheetsTM Use template for 51600 504 020 010 504 030 011 504 040 046 Usa 504 Shadowrock Stephen Culver Nichols Unknown 801 E Tahquitz Canyon Way Frank Culver Nichols CA Palm Springs, CA 92262 879 N Palm Canyon Dr Palm Springs, CA 92262 504 150 004 504 150 008 504 150 009 Desert Water Agency Christopher Foster&Angela Hochanad Desert Water Agency PO Box 1710 1276 N Palm Canyon Dr PO Box 1710 Palm Springs, CA 92263 Palm Springs, CA 92262 Palm Springs, CA 92263 504 161 003 504 161 004 504 161 005 Donald&Theresa Osman Terra Bricker James Cook&James Barry 2223 N Milo Dr 2233 N Milo Dr 1860 Jewett Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Los Angeles,CA 90046 504 161 006 504 161 007 504 161 008 Michael&Cindy Ann Arcaro John&Jane Walsh Dallas Cartright 2277 N Milo Dr 2303 N Milo Dr 1378 Crest Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Encinitas, CA 92024 504 161 009 504 161 010 504161011 Frances Knowles Kristian Vilas Kelly Robinson 2365 N Milo Dr 2401 N Milo Dr 2425 N Milo Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 504 161 012 504 162 001 504 162 002 Robert&Barbara Graham Thomas&Jane Hallendorf Roger David Duchowny 2431 N Palermo Dr 489 W Maple Way PO Box 1302 Palm Springs, CA 92262 Woodside, CA 94062 Crest Park, CA 92326 504 162 003 504 162 004 504 162 005 Dcnt Hand Jr, Gerald Whined&William Randall Eric Koehler&Israel Iros 672 Tyner Way 2366 N Milo Dr 1129 Larrabee St#8 Incline Village,NV 89451 Palm Springs, CA 92262 West Hollywood, CA 90069 504 162 006 504 162 007 504 162 008 LaRh&Jacqueline Chandrasena 1Debrah Gonzales Purnel Dcbrah Gonzales Paracl 943 N Calle Loro 68320 Bahada Rd 68320 Hahada Rd Palm Springs, CA 92262 Cathedral City, CA 92234 Cathedral City, CA 92234 504 162 009 504 162 010 504 162 011 Chas Mureau Teresa Robinson Charles&Bobbee Lo Mclaughlin 24774 Moreau Rd 9270 West Dr 247 E Tahquitz Canyon Way#27 Calabasas, CA 91302 Desert Hot Springs, CA 92240 Palm Springs, CA 92262 504 162 012 504 162 013 504 162 014 Raymomd& Carol Martha Bertoia Claude Smithern&Pauline Smithern Claude Southern&Pauline Smithom 197 W Via Lola 2267 N lanis Dr 2285 N Janis Dr Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 �� AVERY@ Address Labels t 5 'qTM c �C ` h'�+r J 8ol�aaoSol �� 0I1 gyp l s / oE�? g �� pmw yh�ul �k '! a,fij Foster hds g - . - - - 007 303 N Jane a a1sG palm - -- 92262 - a- _ Np 7p To z ��.. � pl Op rdN Wq P,p SF.'N.4p S9 6t - L. -- -- �n�rt7# plo Fq ON K, Ff�ifiO� ._ ___ - --a S@N,pSRb x�'S �ATED COMMUNITIES CONDOS ESTATES VILLAS APTS COLONY CC, RSRT MHP 26 8 9 9 2 8 1 63 SOURCE: P.S.F.D. LIST Oct-99 I I RESOLUTION NO. OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,CALIFORNIA,APPROVING TENTATIVE TRACT MAP 28495,SUBJECT TO THE CONDITIONS STATED,TO SUBDIVIDE. 7.8 ACRES INTO FIFTEEN SINGLE FAMILY RESIDENTIAL LOTS AND ONE COMMON AREA DETENTION BASIN LOT LOCATED SOUTH OF RACQUET CLUB ROAD, WEST OF MILO DRIVE, ZONE R-1-13, SECTION 3. WHEREAS, Simon and Lorraine Grey, (the"Applicants") have filed an application with the City pursuant to Section 9402.00 of the Zoning Code and the Palm Springs Municipal Code Section 9.60 for a Tentative Tract Map to subdivide 7.8 acres into 15 single family residential lots and one common area/detention basin lot south of Racquet Club Road and west of Milo Drive,APNs 504-161-001 and 504-161-002(the"Project"), R-I-B Zone,Section 3; and WHEREAS, the Applicant has filed Tentative Tract Map 28495 with the City and has paid the required filing fees; and WHEREAS, said Tentative Tract Map was submitted to appropriate agencies as required by the subdivision requirements of the Palm Springs Municipal Code, with the request for their review, comments and requirements; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider Applicant's application for Tentative Tract Map 28495 was given in accordance with applicable law; and WHEREAS, on March 13, 2002, and March 27, 2002, a public hearing on the application for Tentative Tract Map 28495 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 environmental data including the initial study, the proposed Mitigated Negative Declaration and all written and oral testimony presented; WHEREAS, on March 27, 2002, the Planning Commission voted to recommend that the City Council approve Tentative Tract Map 28495; and WHEREAS, on May 1, 2002, a public hearing on the application for Tentative Tract Map 28495 was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Government Code Section 66412.3, the City Council has considered the effect of the proposed Subdivision, Tentative Tract Map 28495, on the housing needs of the region in which Palm Springs is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources;the approval of the proposed Subdivision represents the balance of these respective needs in a manner which is most consistent with the City's obligation pursuant to its police powers to protect the public health, safety, and welfare; and kz. 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- 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 Sanborn Way. Section 5: 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; and NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council approves Tentative Tract Map 28495, subject to those conditions set forth in the in Exhibit A on file in the City Clerks office,which are to be satisfied prior to the issuance of a Building Permit unless other specified. ADOPTED this 1" day of May, 2002. AYES- NOES: ABSENT: ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA By. City Clerk City Manager REVIEWED AND APPROVED AS TO FORM EXHIBIT A Tentative Tract Map 28495 South of Racquet Club Road, west of Milo Drive May 1, 2002 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning, the Chief of Police, or the Fire Chief, or their designee, depending on which department recommended the condition.Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ENGINEERING DEPARTMENT: The Engineering Department recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 1. Any improvements within the street right-of-way require a City of Palm Springs Encroachment Permit. Work shall be allowed according to Resolution 17950 - Restricting Street Work on Major and Secondary Thoroughfares. 2. Dedicate an easement for sewer and public utility purposes with right-of-way of ingress and egress over private street. The easement shall be the width of the traveled way from face of curb to face of curb. The City shall be provided with a key and/or card for access to the development for sewer maintenance purposes. 3. Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Department. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following, If applicable: A. Copy of signed Conditions of Approval from Planning Department. B. All agreements and improvement plans approved by City Engineer, IF applicable. C. Proof of processing dedications of right-of-way, easements, encroachment agreements/licenses, covenants, reimbursement agreements, etc, required by these conditions. RACQUET CLUB ROAD WEST 1. Dedicate right-of-way of 44 feet to provide the ultimate half street width of 44 feet along the entire frontage of the subject property including corner cutback dedications on both sides of Michael Drive in accordance with City of Palm Springs Standard Drawing No. 105, 2. Construct an interim 8 inch curb and gutter, 20 feet SOUTH of centerline along the entire frontage, with a 35 foot radius curb return and spandrels at BOTH SIDES of the intersection with Michael Drive (Private Street) per City of Palm Springs Standard Drawing No. 200 and 206. New curb and gutter shall transition top match the existing roll curb at the easterly tract boundary 3. Construct an interim 6 foot wide cross gutter at the intersection of Racquet Club Road West and Michael Drive with a flow line parallel with and 20 feet south of the centerline of Racquet Club Road West in accordance with City of Palm Springs Standard Drawing No. 200 and 206, 4. Construct an interim catch basin drop inlet structure to accept street drainage into the detention basin. 5. Construct minimum interim 24 foot wide driveway approaches for access to the detention basin(Lot B)and drainage easement access road in accordance with City of Palm Springs Standard Drawing No. 201. The driveway approach for access to the detention basin (Lot B) shall be modified as necessary to accommodate the required weir outlet structure as detailed in the final drainage study. 6. Construct an interim Type A curb ramps meeting current California State Accessibility standards at the SOUTHEAST AND SOUTHWEST corners of the intersection of Racquet Club Road/ Michael Drive per City of Palm Springs Std. Dwg. Nos. 212 and 212A. 7. Remove, and replace existing pavementwith a minimum pavement section of 3 inch asphalt concrete pavement over 6 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, from edge of proposed gutter to centerline along the entire frontage and tapering to meet existing street improvements at the east side of the tract in accordance with City of Palm Springs Standard Drawing No. 110 and 330.The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. 8. Construct a dead end with barricades and 'end of road' signage at the northwest corner of the tract. 9. Developer shall agree to construct, pursuant to provisions of a subdivision improvement agreement and shall secure costs as required therein, ultimate Racquet Club Road West improvements necessary to widen and construct full half- street improvements to be in compliance with the General Plan designation of Racquet Club Road West as a Secondary Thoroughfare. Improvements required to be constructed shall include all necessary removals and relocations of interim improvements allowed herein (curb and gutter, sidewalks, driveway approaches, curb returns, spandrels, and cross-gutter, and access ramps) and construction of ultimate improvements. This action shall become null and void at such time as by City Council action the General Plan designation for Racquet Club Road West adjacent to this project is reclassified from a Secondary Thoroughfare to a Collector. MICHAEL DRIVE (Private Street) 1. The right-of-way width shall be a minimum of 37 feetwide(back of sidewalkto back of sidewalk). 2. Construct a 6 inch curb 16 feet west of centerline and 6 inch curb and gutter 18 feet east of centerline along the entire frontage, with a 35 foot radius curb return and spandrel at both sides of the intersection with Racquet Club Road West per City of Palm Springs Standard Drawing No. 200, Construct a turn around area between the card reader and the gates per gated entry requirements (see condition no. 40). 3. Construct pavement with a minimum pavement section of 2-1/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, from face of curb to edge of proposed gutter along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 as modified to allow cantilevered cross-slope. The pavement section shall be designed, using"R"values, by a licensed Soils Engineer and submitted to the City Engineer for approval. SANBORN WAY 1. Dedicate an additional right-of-way of 30 feet to provide the ultimate half street width of 30 feet along the entire frontage of the subject property. 2. Construct 6 inch curb and gutter, 18 feet north of centerline along the entire frontage of the subject property per City of Palm Springs Standard Drawing No, 200, 3. Construct a dead end with barricades and 'end of road' signage at the southwest corner of the tract. 4. Construct a 20 foot wide driveway approach and 6 inch thick, 20 foot wide concrete driveway for emergency access to the cul-de-sac at the south end of Michael Drive. 5. Construct pavement with a minimum pavement section of 2-1/2 inch asphalt concrete pavement over 4 inch aggregate base with a minimum subgrade of 24 inches at 95% relative compaction, OR equal, from edge of proposed gutter to centerline along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 305.The pavement section shall be designed, using "R" values, by a licensed Soils Engineer and submitted to the City Engineer for approval. SANITARY SEWER 1. Connect all sanitary facilities to the City sewer system. Laterals shall not be connected at manholes. 2. Construct sewer laterals from the proposed sewer main to a location in the proximity of future plumbing outlets for each Lot. Cap all sewer laterals at the right-of-way line for future connection to developed Lots. 3. Developer shall construct an 6 inch sewer main across the entire Michael Drive frontage. Developer shall also construct an 8 inch sewer main across the east sides of Lots 10 through 15 and the common area, extending across the easterly tract boundary and connecting into the proposed sewer main extension in Racquet Club Road West, to allow for a gravity collection system. Sewage pumping for individual lots shall not be permitted.The developer may submit alternative plans for a gravity flow sewer system for this tract for review and approval of the City Engineer. 4. Developer shall construct an 8 inch sewer main within Racquet Club Road West, extending to the west boundary of the property, in accordance with the Master Plan of Sewers, connecting from the existing sewer system at the manhole located 236 feet west of the street centerline intersection of Girasol Avenue and Racquet Club Road West. The developer may enter into a reimbursement agreement with the City of Palm Springs for reimbursement of construction costs for the sewer main extension, not including 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. 5. All sewer mains constructed by the developer and to become part of the City sewer system shall be televised by the developer prior to acceptance of the system. 6. Submit sewer improvement plans prepared by a Registered Civil Engineer to the Engineering Department. The plan(s) shall be approved by the City Engineer prior to issuance of any grading or building permits. Minimum submittal shall include the following: A. Copy of signed Conditions of Approval from Planning Department. 13. 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 1. 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. 2. Submit a Grading Plan prepared by a Registered Civil Engineerto the Engineering Department for review and approval. Grading plan shall be submitted to the Planning Department for comments prior to submittal to the Engineering Department.A PM 10 (dust control) Plan shall be submitted to and approved by the Building Division prior to approval of the grading plan. The Grading Plan shall be approved by the City Engineer priorto 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. 3. 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. 4. 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 priorto issuance of the grading permit. 5. 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 erasion/blows and relating to his property and development. 6. A soils report prepared by a licensed Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed site. A copy of the soils report shall be submitted to the Building Department and to the Engineering Department along with plans,calculations and other information subject to approval by the City Engineer prior to the issuance of the grading permit. 7. Contact the Building Department to get information regarding the preparation of the PM10 (dust control) Plan requirements. 8. 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 1. The developer shall accept all stormwater runoff falling onto and crossing the project site, and convey the runoff to Racquet Club Road West through storm drain channels, improvements, and a detention basin, as outlined in the approved preliminary drainage study forthis tract dated December 2001, prepared by Warner Engineering. The developer shall provide a final drainage study for this tract that shall be used to control the design and construction of storm drainage improvements and the detention basin, and shall provide the study to the Engineering Department with the first submittal of the grading plan for review and approval by the City Engineer. The grading plan will not be accepted for review and approval without submittal of a final drainage study. The developer shall construct all required storm drainage improvements and the detention basin, as required by a final drainage study as approved by the City Engineer, concurrent with and as a part of the grading for this tract. 2. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $6,511.00 per acre per Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. ON-SITE 1. All on-site cul-de-sacs shall be constructed in accordance with City of Palm Springs Standard Drawing No. 103, curb portion only. The proposed center island within the cul-de-sac shall not exceed twenty feet (20') in diameter, with a minimum clear turning radius of forty-three feet (43') provided throughout the cul-de-sac. 2. 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. For driveway entrances, the entry shall have a minimum width of 60 feet- B. The entry shall provide a minimum 50 foot setback from the face of curb to the access gate control mechanism. C. Provide a turnaround of sufficient width (for delivery trucks to turn around)afterthe mechanism forvehicles unable to enterthe project. Provide plan showing vehicle turning radius movements to support proposed width- D. Security gates shall provide a minimum of 15 feet clear access in each direction. GENERAL 1. 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. 2. All existing and proposed utility lines that are less than 35kV on or adjacent to this project shall be undergrounded. The location and size of the existing overhead facilities shall be provided to the Engineering Department along with written confirmation from the involved utility company(s) that the required deposit to underground the facility(s) has been paid, prior to issuance of a grading permit. If it can be demonstrated that overhead service drops to existing residential properties adjacent to the project are part of existing utility lines subject to undergrounding, the owner shall enter into a covenant agreeing to underground all existing overhead facilities on or adjacent to the project that are less than 35kV in the future upon request of the City of Palm Springs City Engineer at such time as deemed necessary. The covenant shall be executed and notarized by the owner and submitted to the City Engineer prior to issuance of a grading permit. 3. All proposed utility lines on/or adjacent to this project shall be undergrounded prior to issuance of a Certificate of Occupancy. 4. 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 Department prior to issuance of the certificate of occupancy. 5. The developer is advised to contact all utility purveyors for detailed requirements for this project at the earliest possible date. 6. The developershall take every precaution needed to"Protect-in-Place"any existing Whitewater Mutual Water Company water line(s) that may traverse his project. 7. 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 Section 93,02,00, D. 8. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Engineering specifications. MAP 1. The Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Department. 2, The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil Engineer and submitted to the Engineering Department for review. Submittal shall be made prior to issuance of grading or building permits. TRAFFIC 1. The developer shall provide a minimum of 48 inches of sidewalk clearance around all street furniture, fire hydrants and other above-ground facilities for handicap accessibility. The developer shall provide same through dedication of additional right-of-way and widening of the sidewalk or shall be responsible for the relocation Of all existing traffic signal/safety light poles, conduit, pull boxes and all appurtenances located on the Racquet Club Road West and Sanborn Way frontages of the subject property. 2. A 30 inch "STOP"sign with street name signs, standard "STOP BAR" and "STOP LEGEND" shall be installed per City of Palm Springs Standard Drawing Nos. 620- 625 at the southeast corner of Racquet Club Road West and Michael Drive. 3. 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. FIRE: 1. Access During Construction:Access for fire fighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20' and an unobstructed vertical clearance of not less than 14'6 Fire department access roads shall have an all weather driving surface and support a minimum weight of 67,500 lbs. (Sec. 902 CFC) 2. Fire apparatus access plans: Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. Plans shall include certification from a Registered Professional Engineer stating the roads are of all weather construction and capable of supporting fire apparatus weighing 67,500 Ibs G.V W. (901.2.2.1 CFC) 3, Water Systems and Hydrants:Where underground water mains are to be provided, they shall be installed, completed and in service with fire hydrants or standpipes(Or combinations thereof located as directed by the fire department) not later than the time when combustible materials are delivered to the construction site. (Sec. 903 CFC) 4. Residential fire hydrants. Residential fire hydrants shall be installed in accordance with DWA specifications and standards. No landscape planting, walls, or fencing are permitted within 3 feet of fire hydrants, except ground cover plantings. 5. Site Plan: Provide the fire department with two copies of an approved site plan. Approved locations for fire hydrants will be marked on this site plan, with one copy being returned to the applicant. The second copy will be retained by the fire department. 6. Fire hydrant systems.Following fire department selection of hydrant locations,plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. (901.2.2.2) 7. Building or Complex Gate Locking Devices: Gate(s)shall be equipped with a KNOX key switch device or Key box. Contact the fire department for a KNOX application form. 8. Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) 9. Site Fire Protection Provide a garden hose or hoses on construction site equipped with an adjustable spray nozzle capable of reaching all combustible construction. 10. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. 11, Fire Department Access Road Dimensions: Provide a minimum of 20 feet unobstructed width. If parking on access road is desired, provide an 8 foot parking lane with opposing curb marked red with appropriate signage for a total of 28 feet in width. Provide an additional 8 feet for parking on both sides of access road for a total of 36 feet in width. 12. Vertical Fire Apparatus Clearances: Palm Springs Fire Apparatus require an unobstructed vertical clearance of not less than 14'6". 13. Fire Flow Determination: Provide information on the size of the proposed buildings and type of construction. This is necessary to determine fire flow requirements. PLANNING: 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 advisory agencies, or legislative body concerning Tentative Tract Map 28495. The City of Palm Springs will promptly notify the applicant of any such claim, action,or proceeding againstthe City of Palm Springs and will cooperate fully in the defense. 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. 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 filing fee of $1,250.00 plus an administration fee of-$78.00 shall be submitted by the applicant in a form of a money order or a cashier's check in the amount of$1,328,00 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 Notice of Determination. 4. Prior to final map approval, the applicant shall submit a comprehensive set of codes, covenants, and restrictions ("CC&R's") to the Director of Planning and Building with the application for Final Map for approval in a form approved by the City Attorney, to be recorded prior to the 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 and conditions stated herein. CC&R's shall include project design guidelines,including but not limited to landscape requirements,slope restoration, building height standards, walls, building materials, multi- level homes conforming to existing topography. The applicant shall reimburse the City for all legal costs associated with City Attorney review and approval of project CC&R's. 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. 5. That detailed entry gate plans if proposed shall be submitted pursuant to Section 9404.00 of the Zoning ordinance. Plans shall be submitted to and approved by the Director of Planning & Building and City Engineer prior to submission of the final map for approval. 6. 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 EIR will be included in the plans prior to Planning Commission consideration of the environmental assessment. 7. Architectural approval shall be valid for a period of two(2)years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 8. Not used. 9. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Building prior to approval of a final map. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. 10, The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance.The applicant shall submit an application for Final Landscape Document Package to the Director of Planning 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. 11. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 12. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 13, Drainage sales 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. 14. 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. 15. Priorto issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements, 16, The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 17. The applicant shall relocate underground the existing and all proposed utility lines prior to the issuance of a building permit. 18. The applicant shall submit final landscape, irrigation and exterior lighting plans for approval by the Director of Planning and Building prior to approval of a final map. 19. Applicants seeking architectural approval of each future single family residence shall submit detailed grading, site, landscape plans and site cross sections for review pursuant to Section 94.00,Architectural Review, and Section 93.13, Hillside Developments, of the Palm Springs Zoning Ordinance. 20. Mass grading shall be prohibited as part of the project. That grading of individual lots shall be prohibited until such time that building permits are issued for single family residences. Contour and terrace grading shall be required for development of individual lots within the project. Split level pads and yards shall be required which step development and create transitions. 21. All retention basins and other drainage infrastructure shall be constructed using a high quality landscape program and with decorative colored block, and an automated irrigation system. The retention basin shall be designed to serve as passive recreation areas. All landscaping shall be designed in accordance with Section 93.02 of the Zoning Ordinance. 22. All construction debris on site shall be excavated, removed and replaced with compacted fill. 23. The minimum seismic design of all future residences shall comply with the Uniform Building Code. 24, All future residences shall employ engineered design and earthquake resistant construction. 25, An on-site detention basin and related drainage improvements shall be constructed by the developer as a part of the project. The basin and related improvements shall be designed and constructed so that its size will detain sufficient storm water run-off such that the maximum flow existing the basin during a 100-year storm will not exceed the historic flow onto Racquet Club Road West of 62 cfs. The basin shall be constructed to contain the 100-year storm with peak flow existing the basin through a 20 feet wide weir structure will be 57.46 cfs, with the basin containing 5.268 acre feet (or 229,475 cubic feet) of stormwater runoff. The basin shall be designed according to the specifications contained in the hydrology report for the project. The tentative map shall be revised to allow for a larger detention basin as required by the study, 26, A final drainage study shall be provided to govern the actual design and construction of the storm drainage improvements for Tentative Tract Map 28495, including storm drain pipe, drainage channels, and the common area detention basin. 27. The detention basin shall be landscaped and designed to serve as a passive on-site recreation amenity. 28. The project CC&Rs shall address routine, regular, and after-storm maintenance of all retention related facilities, and a separate maintenance account shall be established and funded for same. Project CC&R provisions regarding drainage and retention basin maintenance shall be approved by the City Engineer. 29. The applicant shall dedicate 30'of street right of way and shall construct half-street improvements along Sanborn Way, including pavement, curb, gutter and sidewalk, to the satisfaction of the Fire Department and the City Engineer. 30, If blasting is determined to be necessary as part of the excavation operation for any of the future residences on the property, the timing such procedures shall be planned with the assistance of a biologist If the biologist determines that the location and extent of blasting is likely to affect sheep lambing, breeding, or watering, blasting should be done during a period when the auditory impacts will be negligible. A biological monitor may also be necessary prior to and during blasting events to halt blasting if sheep are present in the area. While the biologist will determine the final implementation techniques, it is anticipated that the biologist will be positioned at the higher elevations of the site equipped with a spotting scope and radio and would conduct visual surveillance before and during the blasting. 31. Any additional landscaping or landscape alteration outside of fenced areas shall consist of plant species that are native to the immediate areas. No oleanders shall be planted on the project perimeter or within areas open to undeveloped areas. 32. The final design of any perimeter fencing or walls shall be reviewed by the Planning and Building departments as part of the Architectural Review process for each residence within the subdivision. The fencing shall be of a height, location, and design so as not to create a "trap" for Peninsular Bighorn Sheep that could potentially wander to the fringe of the subdivision. 33. The developer shall construct a fence or wall at least 6 (six) feet high around the perimeter of the subdivision for the purpose of keeping bighorn sheep out of the area of development. 34. The developer shall be responsible for compliance with the State Endangered Species Act and Federal Endangered Species Act prior to the issuance of grading permits, if deemed necessary by the applicable resource agencies. 35, The developer shall extend sewer service to the site. The project shall include the provision of sewer service to all future residences. Improvement plans associated with the Final map shall include the provision of sewer service as a part of the project. The developer may enter into a reimbursement agreement with the City. 36. An on-site archaeological monitor shall be present during all grading operations. A report shall be submitted by the monitor to the City following observation of grading operations. A grading report, including daily inspection log shall be submitted and approved prior to final inspection of tract improvements and prior to pad certification for all subsequent single family residences. 37. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 38. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 39. 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. 40, An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Building prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. 41. All future residences 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 permitvaluation as calculated pursuantto the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single- family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Building and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing.