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Home My WebLink About2023-09-05 PC Regular Meeting Agenda Packet City of Palm Desert Page 1 PLANNING COMMISSION CITY OF PALM DESERT, CALIFORNIA AGENDA (HYBRID MEETING) City Hall – Council Chamber 73510 Fred Waring Drive Palm Desert, CA 92260 Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access via teleconference or in person. • To participate via Zoom, use the following link: https://palmdesert.zoom.us/j/84739707419. • To participate via phone: Dial (213) 338-8477 or (602) 753-0140, enter the Zoom Webinar ID: 847 3970 7419 followed by #. Indicate that you are a participant by pressing # to continue. During the meeting, press *9 to add yourself to the queue and wait for the Recording Secretary to announce your name/phone number. Press *6 to unmute your line and limit your comments to three minutes. • Written public comment may also be submitted to planning@palmdesert.gov. Emails received by 3:00 p.m. prior to the meeting will be distributed to the Commission. Any correspondence received during or after the meeting will be distributed to the Commission as soon as practicable and retained for the official record. Emails will not be read aloud except as an ADA accommodation. 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. NON-AGENDA PUBLIC COMMENT: This time has been set aside for the public to address the Planning Commission on issues that are not on the agenda for up to three minutes. Because the Brown Act does not allow the Commission to act on items not listed on the agenda, members may briefly respond or refer the matter to staff for a report and recommendation at a future meeting. 5. CONSENT CALENDAR: All matters listed on the Consent Calendar are considered routine and may be approved by one motion. The public may comment on any items on the Consent Calendar within the three-minute time limit. Individual items may be removed by Commissioners for a separate discussion. Tuesday September 5, 2023 6:00 p.m. Regular Meeting Planning Commission Agenda September 5, 2023 City of Palm Desert Page 2 A. APPROVAL OF MINUTES RECOMMENDATION: Approve the Planning Commission Regular Meeting minutes of August 1, 2023, and August 15, 2023. CONSENT ITEMS HELD OVER: Items removed from the Consent Calendar for separate discussion are considered at this time. 6. ACTION CALENDAR None 7. PUBLIC HEARINGS: Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless the Planning Commission authorizes additional time. A. CONSIDERATION OF A REQUEST TO REVISE THE APPROVED TENTATIVE TRACT MAP 38434 TO MODIFY THE LAYOUT TO ACCOMMODATE A 332 SINGLE-FAMILY HOME RESIDENTIAL DEVELOPMENT ON A 93.56-ACRE PROJECT SITE SOUTH OF GERALD FORD DRIVE AND WEST OF PORTOLA ROAD WITHIN THE EXISTING REFUGE SPECIFIC PLAN AREA RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution No. 2841 to: 1. Find the project is consistent with the previously adopted Mitigated Negative Declaration for the Refuge Specific Plan, adopted by the City Council on November 17, 2022, via City Council Resolution No. 2022-93. 2. Approve a revision to Tentative Tract Map 38434 (TTM23-0002), subject to the findings and conditions of approval. B. CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A TENTATIVE PARCEL MAP (TPM) AND CONDITIONAL USE PERMIT (CUP) TO ALLOW THE CONVERSION OF AN EXISTING FOUR-UNIT APARTMENT DEVELOPMENT INTO FOUR RESIDENTIAL CONDOMINIUM UNITS LOCATED AT 74375 EL CAMINO RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution No. 2842 to: 1. Adopt a Notice of Exemption for a Class 1 Categorical Exemption in accordance with CEQA Guidelines Section 15301(k), Existing Facilities. 2. Approve Case Nos. TPM23-0004 and CUP23-0011 to allow the conversion of an existing four-unit apartment development into four residential condominium units, subject to findings and conditions. Planning Commission Agenda September 5, 2023 City of Palm Desert Page 3 C. CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A TENTATIVE PARCEL MAP (TPM), CONDITIONAL USE PERMIT (CUP), AND PRECISE PLAN (PP) TO DEVELOP TWO (2) CONDOMINIUM UNITS TOTALING 2,290 SQUARE FEET EACH NEAR THE SOUTHEAST CORNER OF FRED WARING DRIVE AND SAN LUIS DRIVE RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution No. 2843 to: 1. Adopt a Notice of Exemption for a Class 32 Categorical Exemption in accordance with CEQA Guidelines Section 15332, Infill Development. 2. Approve Case No. TPM/CUP/PP23-0007 to develop two (2) single-story condominium units totaling 2,290 square feet each near the southeast corner of Fred Waring Drive and San Luis Drive (Assessor’s Parcel Number 640-122-009), subject to findings and conditions of approval. 8. INFORMATIONAL REPORTS & COMMENTS A. SUMMARY OF CITY COUNCIL ACTIONS B. COMMITTEE MEETING UPDATES 1. Cultural Arts Committee 2. Parks and Recreation Commission C. PLANNING COMMISSIONERS D. CITY STAFF E. ATTENDANCE REPORT 9. ADJOURNMENT: The next Regular Meeting will be held on September 19, 2023, at 6:00 p.m. Planning Commission Agenda September 5, 2023 City of Palm Desert Page 4 AFFIDAVIT OF POSTING I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board and City website not less than 72 hours prior to the meeting. Monica O’Reilly Recording Secretary PUBLIC NOTICES Agenda Related Materials: Pursuant to Government Code §54957.5(b)(2) the designated office for inspection of records in connection with this meeting is the Development Services Department, City Hall, 73-510 Fred Waring Drive, Palm Desert. Staff reports for all agenda items and documents provided to a majority of the legislative bodies are available for public inspection at City Hall and on the City’s website at www.palmdesert.gov. Americans with Disabilities Act: It is the intention of the City of Palm Desert to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, or in meetings on a regular basis, you will need special assistance beyond what is normally provided, the city will attempt to accommodate you in every reasonable manner. Please contact the Office of the City Clerk, (760) 346-0611, at least 48 hours prior to the meeting to inform us of your needs and to determine if accommodation is feasible. City of Palm Desert Page 1 PLANNING COMMISSION CITY OF PALM DESERT, CALIFORNIA MINUTES This meeting was conducted by teleconference, and there was in-person public access to the meeting location. 1. CALL TO ORDER A Regular Meeting of the Planning Commission was called to order by Chair DeLuna on Tuesday, August 1, 2023, at 6:03 p.m. 2. ROLL CALL Present:Commissioners John Greenwood, Ron Gregory, Vice-Chair Joseph Pradetto, and Chair Nancy DeLuna. Absent:Commissioner Holt. Staff Present:Robert Hargreaves, City Attorney; Richard D. Cannone, Director of Development Services; Nick Melloni, Principal Planner; Carlos Flores, Senior Planner, and Monica O’Reilly, Executive Administrative Assistant. 3. PLEDGE OF ALLEGIANCE Commissioner Greenwood led the Pledge of Allegiance. 4. NON-AGENDA PUBLIC COMMENT: None. 5. CONSENT CALENDAR: The staff report(s) and Zoom video of the meeting are available on the City’s website. Click on the following link to access: https://www.palmdesert.gov/our- city/committees-and-commissions/commission-information. Tuesday, August 1, 2023 6:00 p.m. Regular Meeting Planning Commission Minutes August 1, 2023 City of Palm Desert Page 2 A. APPROVAL OF MINUTES RECOMMENDATION: Approve the Planning Commission Study Session minutes of July 18, 2023. City staff interjected that there is a revision to the recommendation. The recommendation should read, “Approve the Planning Commission Regular minutes of July 18, 2023.” MOTION BY VICE-CHAIR PRADETTO, SECOND BY COMMISSIONER GREENWOOD, CARRIED 4-0 (HOLT ABSENT), to approve the Planning Commission Regular Meeting minutes of July 18, 2023. CONSENT ITEMS HELD OVER: None. 6. ACTION CALENDAR A. SELECTION of a Chairperson and Vice-Chairperson. RECOMMENDATION: Nominate and appoint positions. MOTION BY COMMISSIONER GREENWOOD, SECOND BY COMMISSIONER GREGORY, CARRIED 4-0 (HOLT ABSENT), to appoint Vice-Chair Pradetto to Chairperson. At this time, the newly appointed Chair Pradetto continued with the meeting and thanked Commissioner DeLuna for leading the Planning Commission for the past year. MOTION BY COMMISSIONER DE LUNA, SECOND BY COMMISSIONER GREENWOOD, CARRIED 4-0 (HOLT ABSENT), to appoint Commissioner Gregory to Vice-Chairperson. B. SELECTION of Commission liaisons for the Cultural Arts Committee and Parks and Recreation Commission. RECOMMENDATION: Nominate and appoint positions. MOTION BY COMMISSIONER DE LUNA, SECOND BY COMMISSIONER GREENWOOD, for Commissioner Holt and Commissioner Gregory to continue their assignments as liaisons for both Commissions. 7. PUBLIC HEARINGS The staff report(s) and Zoom video of the meeting are available on the City’s website. Click on the following link to access: https://www.palmdesert.gov/our- city/committees-and-commissions/commission-information. Planning Commission Minutes August 1, 2023 City of Palm Desert Page 3 A. CONSIDERATION OF A RECOMMENDATION TO THE CITY COUNCIL TO ADOPT A MITIGATED NEGATIVE DECLARATION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND APPROVAL OF A SPECIFIC PLAN AMENDMENT, PRECISE PLAN, AND TENTATIVE PARCEL MAP TO DEVELOP A PHASED 114,700-SQUARE-FOOT MEDICAL OFFICE PARK WITH RELATED ON- SITE AND OFF-SITE IMPROVEMENTS, AND SUBDIVIDE A 10.47-ACRE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF GERALD FORD DRIVE AND TECHNOLOGY DRIVE (ASSESSOR’S PARCEL NUMBERS 694-580-026 AND -027) Commissioner Greenwood announced that Prest Vuksic Greenwood Architects (PVG) is the architectural firm working on the project and recused himself from this item. Principal Planner Melloni reported that at the request by the applicant, City staff recommended continuing this item to a date uncertain. He mentioned staff emailed a comment letter to the Planning Commission and made it available as part of the record. City Attorney recommended opening the Public Hearing for comments. Chair Pradetto opened the Public Hearing. Kelilah Federman, on behalf of Californians Allied for a Responsible Economy, commented that the continuance should be used to prepare an Environmental Impact Report and noted that the Initial Study Mitigated Negative Declaration does not adequately analyze or mitigate the project’s environmental impacts. City staff responded to questions from the Planning Commission. The City Attorney added that Ms. Federman agrees with the staff’s recommendation to continue this item, and it gives the Planning Commission time to review the letter that was emailed to the Commission. There being no others desiring to speak, the Public Hearing was closed. MOTION BY VICE-CHAIR GREGORY, SECOND BY COMMISSIONER DE LUNA, CARRIED 4-0 (HOLT ABSENT), to continue Case Nos. SP/EA22-0002, PP22-0009, and TPM 38728 to a date uncertain. Commissioner Greenwood returned to the meeting at 6:11 p.m. 8. INFORMATIONAL REPORTS & COMMENTS A. SUMMARY OF CITY COUNCIL ACTIONS None. B. COMMITTEE MEETING UPDATES 1. Cultural Arts Committee None. Planning Commission Minutes August 1, 2023 City of Palm Desert Page 4 2. Parks and Recreation Commission None. C. PLANNING COMMISSIONERS Commissioner DeLuna thanked the City and fellow Planning Commissioners for allowing her to serve as Chairperson for the past year. D. CITY STAFF Principal Planner Melloni reported staff is working on the Objective Design Standards and there has been an adjustment to the timeline. Staff planned to have a Joint Study Session with the Planning Commission and Architectural Review Commission on Monday, August 21, at 12:30 p.m. Additionally, staff would reach out to both Commissions regarding availability. E. ATTENDANCE REPORT The attendance report was provided with the agenda materials. The Commission took no action on this matter. 9. ADJOURNMENT The Planning Commission adjourned the meeting at 6:21 p.m. Respectfully submitted, Monica O’Reilly, Executive Administrative Assistant Recording Secretary ATTEST: Richard D. Cannone, AICP, Director of Development Services Secretary APPROVED BY THE PLANNING COMMISSION: / /2023 City of Palm Desert Page 1 ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES PLANNING COMMISSION CITY OF PALM DESERT, CALIFORNIA MINUTES This meeting was conducted by teleconference, and there was in-person public access to the meeting location. 1. CALL TO ORDER A Regular Meeting of the Planning Commission was called to order by Chair DeLuna on Tuesday, August 1, 2023, at 6:03 p.m. 2. ROLL CALL Present: Commissioners John Greenwood, Ron Gregory, Lindsay Holt, Vice-Chair Joseph Pradetto, and Chair Nancy DeLuna. Absent: None. Staff Present: Ryan Guiboa, City Attorney; Richard D. Cannone, Director of Development Services; Rosie Lua, Deputy Director of Development Services, Nick Melloni, Principal Planner; Carlos Flores, Senior Planner, Anna Dan, Associate Planner, and Melinda Gonzalez, Senior Administrative Assistant. 3. PLEDGE OF ALLEGIANCE Commissioner Holt led the Pledge of Allegiance. 4. NON-AGENDA PUBLIC COMMENT: None. Tuesday, August 15, 2023 6:00 p.m. Regular Meeting Planning Commission Minutes August 15, 2023 City of Palm Desert Page 2 5. CONSENT CALENDAR: A. APPROVAL OF MINUTES None. CONSENT ITEMS HELD OVER: None. 6. ACTION CALENDAR None. 7. PUBLIC HEARINGS The staff report(s) and Zoom video of the meeting are available on the City’s website. Click on the following link to access: https://www.palmdesert.gov/our- city/committees-and-commissions/commission-information. A. CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A CONDITIONAL USE PERMIT (CUP) TO ESTABLISH A RELIGIOUS INSTITUTION WITHIN AN EXISTING OFFICE SUITE LOCATED AT 73726 ALESSANDRO DRIVE, SUITE 102 Associate Planner Dan narrated a PowerPoint presentation on this item and responded to the Planning Commission’s questions regarding parking, tenant improvements, public hearing notices, hours of operation, and maximum occupancy. Chair Pradetto opened the Public Hearing. Mr. Phillip Garza, the applicant, was made aware of Condition No. 17. There being no others desiring to speak, the Public Hearing was closed. MOTION BY COMMISSIONER GREENWOOD, SECOND BY COMMISSIONER GREGORY, CARRIED 5-0, to adopt a Notice of Exemption pursuant to CEQA and approving Case No. CUP23-0006 to establish a religious institution at 73726 Alessandro Drive, Suite 102. B. CONSIDERATION TO ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF AN ADMINISTRATIVE USE PERMIT (AUP) TO ESTABLISH A 2,030-SQUARE-FOOT BAR/LOUNGE WITH A 304-SQUARE-FOOT OUTDOOR PATIO, WITHIN AN EXISTING COMMERCIAL SUITE LOCATED AT 72221 HIGHWAY 111, SUITE 110 Associate Planner Dan presented the staff report and responded to inquiries from the Planning Commission regarding access to the outdoor patio and walkway. Planning Commission Minutes August 15, 2023 City of Palm Desert Page 3 Chair Pradetto opened the Public Hearing. Mr. Adam Gilbert, the applicant, stated that he and the Adults Only operator are available to answer any questions. He responded to questions about seating. Mr. Freddy Braidy, the Adults Only operator, briefly described the concept of Adults Only located in Los Angeles and the name for the bar/lounge. There being no others desiring to speak, the Public Hearing was closed. MOTION BY COMMISSIONER GREENWOOD, SECOND BY COMMISSIONER GREGORY, CARRIED 5-0, to adopt a Notice of Exemption pursuant to CEQA and approving Case No. AUP23-0009 to establish a bar/lounge at 72221 Highway 111, Suite 110. 8. INFORMATIONAL REPORTS & COMMENTS A. SUMMARY OF CITY COUNCIL ACTIONS None. B. COMMITTEE MEETING UPDATES 1. Cultural Arts Committee None. 2. Parks and Recreation Commission None. C. PLANNING COMMISSIONERS Commissioner Greenwood asked if there have been discussions to add landscaping at the roundabouts on San Pablo Avenue and Magnesia Falls. Commissioner Holt responded that there has been discussion, and her understanding is that Public Works was reluctant to allow anything other than decomposed granite (DG) for safety reasons. Principal Planner Melloni said staff would seek additional information from the Public Works Department and report back to the Commission at the next meeting. D. CITY STAFF Principal Planner Melloni reminded the Commission that there would be a joint meeting between the Architectural Review Commission and Planning Commission on Monday, August 21, at 12:30 p.m. to provide public input on the Objective Design Standards. He also noted an open house meeting with residents on August 21 from 6:00 p.m. to 8:00 p.m. and a Study Session with the City Council on August 24. Planning Commission Minutes August 15, 2023 City of Palm Desert Page 4 E. ATTENDANCE REPORT The attendance report was provided with the agenda materials. The Commission took no action on this matter. 9. ADJOURNMENT The Planning Commission adjourned the meeting at 6:42 p.m. Respectfully submitted, Monica O’Reilly, Executive Administrative Assistant Recording Secretary ATTEST: Richard D. Cannone, AICP, Director of Development Services Secretary APPROVED BY THE PLANNING COMMISSION: / /2023 Page 1 of 3 CITY OF PALM DESERT STAFF REPORT MEETING DATE: September 5, 2023 PREPARED BY: Carlos Flores, Senior Planner REQUEST: HOLD A PUBLIC HEARING AND CONSIDER A REQUEST TO REVISE THE APPROVED TENTATIVE TRACT MAP 38434 TO MODIFY THE LAYOUT TO ACCOMMODATE A 332 SINGLE-FAMILY HOME RESIDENTIAL DEVELOPMENT ON A 93.56-ACRE PROJECT SITE SOUTH OF GERALD FORD DRIVE AND WEST OF PORTOLA ROAD WITHIN THE EXISTING REFUGE SPECIFIC PLAN AREA RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution No. 2841 to: 1. Find the project is consistent with the previously adopted Mitigated Negative Declaration for the Refuge Specific Plan, adopted by the City Council on November 17, 2022, via City Council Resolution No. 2022-93. 2. Approve a revision to Tentative Tract Map 38434 (TTM23-0002), subject to the findings and conditions of approval. BACKGROUND/ANALYSIS: On November 17, 2022, the City of Palm Desert City Council (Council) approved the Refuge Specific Plan (Plan), which included the following approvals under City Council Resolution No. 2022-93 and 2022-94: o A Mitigated Negative Declaration and Mitigation Monitoring Reporting Program for the development of 969 dwelling units on a 106.4-acre site area located at the southwest corner of Gerald Ford Drive and Rembrandt Parkway, approved under EA22-0001. o Refuge Specific Plan (SP22-0001) to set forth site-specific development and design standards, land use regulations, infrastructure, and circulation for the 106.4-acre site. This included establishing five (5) planning areas within the Plan. o Tentative Tract Map (TTM) 38434, which subdivided a 93.56-acre portion of the project to establish the following: o Three hundred thirty-nine (339) single-family residential lots on 43.64 acres within Planning Area 3 of the Plan. o One (1) condominium project lot totaling 14.29 acres within Planning Area 2 of the Plan. o Twenty (20) lots for retention and open spaces areas on 14.15 acres. o Thirteen (13) lots for public streets and eight (8) lots for private alleyways on 21.49 acres. Pulte Home Company (Applicant) is proposing a revision to TTM 38434, which would revise the 93.56- acre portion of the Refuge project and establish the following: o Three hundred thirty-two (332) single-family residential lots on 40.93 acres within Planning Area 3 of the Plan. o One (1) condominium project lot totaling 14.29 acres within Planning Area 2 of the Plan. City of Palm Desert Case No. TTM 38434 Revision Page 2 of 3 o Twenty (20) lots for retention and open space areas on 16.65 acres. o Twenty-three (23) lots for public streets on 21.70 acres. o Revised circulation, including establishing cul-de-sacs and additional traffic calming circles throughout the project site. The changes are highlighted in Table 1 below. Table 1 – Summary of Revision Changes Original TTM 38434 Revised TTM 38434 Change Single-family Lots 339 lots on 43.64 acres 332 lots on 40.93 acres Reduction of 7 lots and 2.71 acres Condo Lot 1 lot on 14.29 Acres 1 lot on 14.29 Acres No Change Retention and Open Space Lots 20 lots on 14.15 acres 20 lots on 16.65 Acres No lot changes; increase of 2.5 acres Street Lots 21 lots on 21.49 acres 23 lots on 21.70 acres Increase of 3 lots and 0.21 acres The Plan established Planning Area 3 to develop between 315 to 398 residential dwellings. The revision reduces the single-family lots from 339 to 332, which is still within the established range. The seven (7) lots reduced in this area will be able to be made up within the condominium project in Planning Area 2. The revision has been reviewed for compliance with the Plan, the City of Palm Desert General Plan, and the City of Palm Desert Municipal Code, including engineering and development standards. The proposed revision is consistent with the purpose and intent of the Plan and does not require a Plan Amendment, per Plan Section 5.3. Public Input: Public Notification The Applicant held a publicly noticed community meeting on August 2, 2023, via video conference, where they presented the project to the public. The public had questions on phasing, walls, and heights of future buildings but did not voice concerns on the revised map. Public noticing was conducted for the September 5, 2023, Planning Commission meeting per the requirements of Palm Desert Municipal Code (PDMC) Section 25.60.060 and Government Code Sections 65090 to 65094. A public hearing notice was published a minimum of ten (10) days before the hearing date in The Desert Sun newspaper. Notices were mailed to all property owners within 1,000 feet of the project site for the community meeting and for this Planning Commission meeting. No comments have been received by City staff as of the date of this report. Environmental Assessment/Environment Review: Pursuant to CEQA and the State CEQA Guidelines, the project was found to not require further environmental review. The original Specific Plan and tentative map were evaluated for environmental impacts, and a Mitigated Negative Declaration was adopted per CEQA requirements, via City Council Resolution No. 2022-093. The number of residential lots proposed in the revised tentative map are within the range of residential lots evaluated by the adopted Mitigated Negative Declaration, and the revisions to the map cannot be found to increase environmental impacts or create any new impacts. The project will be conditioned to comply with the previously adopted Mitigated Negative Declaration and Mitigation Monitoring Reporting Program. City of Palm Desert Case No. TTM 38434 Revision Page 3 of 3 Findings of Approval: Findings can be made in support of the project under the City’s Municipal Code. Findings in support of this project are contained in Planning Commission Resolution No. 2841, attached to this staff report. REVIEWED BY: Department Director: Richard D. Cannone, AICP Principal Planner: Nick Melloni, AICP ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2841 2. Public Hearing Notice 3. Previously Approved Tentative Tract Map 38434 4. Revised Tentative Tract Map 38434 PLANNING COMMISSION RESOLUTION NO. 2841 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A REVISION OF TENTATIVE TRACT MAP 38434 TO MODIFY THE LAYOUT TO ACCOMMODATE A 332 SINGLE- FAMILY HOME RESIDENTIAL DEVELOPMENT ON A 93.56-ACRE PROJECT SITE SOUTH OF GERALD FORD DRIVE AND WEST OF PORTOLA ROAD WITHIN THE REFUGE SPECIFIC PLAN AREA (APNS: 694-310-009 & 694-31-011) CASE NOS. TTM 38434 REVISION No. 1 (TTM23-0002) WHEREAS, the City Council of the City of Palm Desert, California, did on the 17th day of November 2022, adopt Resolution No. 2022-93, adopting a Mitigated Negative Declaration (MND) of Environmental Impact pursuant to the California Environmental Quality Act (CEQA), and approving the Refuge Specific Plan; and WHEREAS, the City Council of the City of Palm Desert, did on the 17th day of November 2022, hold a duly noticed public hearing and adopt City Council Resolution No. 2022-94 to approve Tentative Tract Map (TTM) 38434 to subdivide 93.56 acres into individual parcels, including one (1) lot for condominium purposes, 339 single-family residential lots, and lots for public streets, private streets, and open space areas within the Refuge Specific Plan (“Specific Plan”); and WHEREAS, Pulte Homes (“Applicant”), submitted a TTM Revision application to revise Tentative Tract Map 38434 to subdivide 93.56 acres into individual parcels, including one (1) lot for condominium purposes, 332 single-family residential lots, and lots for public streets, private streets, and open space areas (“Project”) within the Specific Plan; and WHEREAS, the Project site has a land use designation of Town Center Neighborhood (TCN) in the General Plan adopted on November 10, 2016, and zoning designation of Refuge Specific Plan adopted on November 17, 2022; and WHEREAS, the Project can be found consistent with the previously adopted Mitigated Negative Declaration of Environmental Impact pursuant to the California Environmental Quality Act (CEQA) and corresponding Mitigation Monitoring Report Program, adopted via Council Resolution No. 2022-93; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5th day of September 2023, hold a duly noticed public hearing to consider the request by the Applicant for a revision to TTM 38434; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report exist to justify approval of said request; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; and PLANNING COMMISSION RESOLUTION NO. 2841 2 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Findings on Tentative Tract Map. Under PDMC Section 26.20.100(C), the findings for the tentative map are the following: 1. That the density of the proposed subdivision is not consistent with applicable general and specific plans. The map has been found to be consistent with the density, lot development standards, and land uses of the Specific Plan and the General Plan Land Use Designation for the Town Center Neighborhood. The TTM creates 332 single- family residential lots within Planning Areas 2 and 3. The number of lots is consistent with the minimum allowable density for the Specific Plan. All comply with the minimum requirements for lot sizes and dimensions established by the Specific Plan. The TTM provides for a circulation of public streets and private streets, which is consistent with the requirements of the Specific Plan. The tract provides for a distribution of open space and private amenity areas, which is consistent with the Specific Plan. 2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. The design and improvement of the subdivision is consistent with the applicable Specific Plan requirements for lot standards, the circulation, and distribution of land uses. The dedications for public right-of-way are consistent with the applicable circulation elements of the Specific Plan. 3. That the site is not physically suitable for the type of development. The site is physically suitable for the mix of single-family and multi-family housing development. The site has suitable access, grading, drainage, and zoning to allow the development. 4. That the site is not physically suitable for the proposed density of development. The site is physically suitable for the density of development. The allowable density for the site has been evaluated by the General Plan. The Applicant has prepared the appropriate technical studies to assess that the site is physically suitable to develop. The MND for the Specific Plan identifies required mitigation. PLANNING COMMISSION RESOLUTION NO. 2841 3 5. That the design of the subdivision or the improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The design of the subdivision and improvements will not cause damage or substantially injure wildlife habitat. The subject property is in an urbanized area of Palm Desert and is adjacent to major roadways, including Gerald Ford Drive. The site is vacant and surrounded by residential development to the west and commercial development to the east. A biological assessment of the site was prepared for the Specific Plan and did not identify suitable habitats for wildlife that could be damaged or affected as a result of the development of the Project. Ground-disturbing activities for the development of the Project shall comply with the Migratory Bird Treaty Act, as well as preparation of a burrowing owl survey prior to ground-disturbing activities and prior to the removal of vegetation or tree removal shall ensure no habitat is damaged. 6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems. The design of the subdivision is not likely to cause serious health problems. The Project is not located within a hazardous area that would be subject to flooding, liquefaction, landslides, fault zones, or other natural hazards. The Project does not generate adverse effects that would cause public health problems. Ground- disturbing activities are conditioned to prepare plans to control fugitive dust. The access locations to the subdivision have been evaluated in accordance with the Specific Plan and will not adversely affect public health. SECTION 3. Project Approval. The Planning Commission approval for a revision to Tentative Tract Map 38434, subject to the Conditions of Approval attached hereto as Exhibit “A.”, annuls the prior map approval under Resolution No. 2022-94. ADOPTED ON September 5, 2023 JOSEPH PRADETTO CHAIRPERSON ATTEST: RICHARD D. CANNONE, AICP SECRETARY PLANNING COMMISSION RESOLUTION NO. 2841 4 I, Richard D. Cannone, AICP, Secretary of the City of Palm Desert, hereby certify that Resolution No. 2841 is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on September 5, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: RECUSED: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on September ____, 2023. RICHARD D. CANNONE, AICP SECRETARY PLANNING COMMISSION RESOLUTION NO. 2841 5 EXHIBIT A CONDITIONS OF APPROVAL CASE NO. TTM 38434 REVISION NO. 1 PLANNING DIVISION: 1. The development of the property shall conform substantially with exhibits on file with the Development Services Department, as modified by the following conditions. 2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these project approvals for the Project, or the project approvals themselves, the Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. The Developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect the information under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of project approvals without the Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the Developer materially breaches this indemnification requirement. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC, and state and federal statutes now in force, or which hereafter may be in force. 4. The TTM shall expire if recordation of the said Project is not completed within two (2) years from date of the original approval (November 17, 2022) unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. Expiration date of this map is November 17, 2024. 5. The approved TTM shall only be modified with written City approval in accordance with the requirements of the Specific Plan and Chapter 26.20 of the Palm Desert Municipal Code (PDMC). PLANNING COMMISSION RESOLUTION NO. 2841 6 6. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Development Services Department. 7. The Applicant shall execute a written acknowledgment to the Planning Division stating acceptance of and compliance with all the Conditions of Approval of Resolution No. 2821 for TTM 38434, and that the plans submitted are in compliance with the Conditions of Approval. No modifications shall be made to said plans without written approval from the appropriate decision-making body. 8. Prior to the issuance of a building permit for construction of any use or structure contemplated by this approval, the Applicant shall first obtain permits and or clearance from the following agencies: Coachella Valley Water District (CVWD) Fire Department Building and Safety Division Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the Building & Safety Division at the time of issuance of a building permit for the use contemplated herewith. 9. The Applicant shall establish a homeowners’ association (HOA). The HOA’s responsibility for maintenance shall include but is not limited to maintenance of private amenity areas and open space, landscaping, stormwater retention, and related infrastructure. The final maintenance plan shall include detailed text and illustrative diagrams indicating areas of responsibility for maintenance and shall be subject to approval by the Director of Development Services and City Engineer. 10. Prior to approval of the final map, the Applicant shall submit a final phasing plan, which identifies the timing of roadway improvements and open space. A. The phasing plan shall indicate that full segments of Planning Area 5, shown as Lot “K” shall be completed and fully landscaped prior to the occupancy of any adjacent homes on Lots 1 through 46. B. The entire amenity area shown on Lot O shall be completed prior to the occupancy of the 200th unit within Planning Area 3. 11. The pad elevations of all lots shall be consistent with the approved preliminary grading plan included in the project file. Adjustments that increase or decrease the pad elevation by six inches (0’-6”) or less shall be subject to review and approval by the Director of Development Services and City Engineer. PLANNING COMMISSION RESOLUTION NO. 2841 7 A. Adjustments that increase the pad elevations by more than six (6) inches shall require approval by the Planning Commission. 12. The Applicant shall construct the circulation network for Street “A” and Street “B” as shown on the approved Specific Plan prior to any development within Planning Area 2 and/or Planning Area 3. 13. All mitigation measures identified in the Specific Plan Mitigated Negative Declaration (SCH# 2022100013) and the accompanying Mitigation Monitoring and Reporting Program (MMRP), shall be incorporated into the planning, design, development, and operation of the Project. 14. At recordation of the final map, the Applicant shall record an easement for a secondary Fire Department emergency access across Lot 333, which provides a connection between Street "A" and Street "B." LAND DEVELOPMENT DIVISION/PUBLIC WORKS DEPARTMENT: 15. The following plans, studies, and exhibits are hereby referenced: Specific Plan, prepared by MSA Consulting and dated August 2022; TTM 38434 and dated August 25, 2023; Preliminary Grading, prepared by MSA Consulting, Inc. and dated August 17, 2022; Preliminary Utility Plan, prepared by MSA Consulting, Inc. and dated June 2022; Preliminary Hydrology Report, prepared by MSA Consulting, Inc. and dated August 18, 2022; and Preliminary Water Quality Management Plan, prepared by MSA Consulting, Inc. and dated August 19, 2022. 16. The map shall comply with the State of California Subdivision Map Act and with the City of PDMC Title 26, unless otherwise modified by the conditions listed herein. 17. It is assumed that easements shown on the preliminary grading exhibit are shown correctly and include all the easements that encumber the subject property. A current preliminary title report for the site will be required to be submitted during the technical plan review. The Applicant shall secure approval from all, if any, easement holders for all grading and improvements, which are proposed over the respective easement or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no effect. Should such approvals or alternate actions regarding the easements not be provided and approved by the City, the Applicant may be required to amend or revise the proposed site configuration as may be necessary. 18. It is understood that the conceptual exhibits correctly show acceptable centerline elevations, all existing easements, traveled ways, and drainage courses with appropriate Qs, and that the omission or unacceptability may require that the Applicant amend or revise the site plan as may be. PLANNING COMMISSION RESOLUTION NO. 2841 8 19. All common areas will be permitted as shown on the tentative exhibit, subject to these Conditions of Approval and the Applicant providing adequate provisions, by means of a homeowners’ association (HOA) or another equivalent responsible mechanism as approved by the City Engineer and City Attorney, for the continued and perpetual maintenance of these common areas, and on-site post-construction Best Management Practices (BMPs) to the satisfaction of the City Engineer and City Attorney. 20. The Applicant shall pay all, appropriate signalization fee prior to the issuance of the first building permit for the development in accordance with the City’s Resolution No. 79-17 and 79-55. 21. The Applicant may choose to develop the tentative map in phases with the approval of the City Engineer. Financial security shall be provided for all public improvements associated with each phase of the map. The boundaries of any multiple map increment shall be subject to the approval of the City Engineer. The City Engineer may require the dedication and construction of necessary utility, street, or other improvements beyond the project boundary, if the improvements are needed for circulation, parking, access, or for the welfare or safety of the public. This approval must be obtained prior to the Applicant submitting a Phasing Plan to the California Bureau of Real Estate. 22. If the developer chooses to construct the project in phases, a Construction Phasing Plan for the construction of on-site public or private improvements shall be submitted for review and approved by the City Engineer. 23. Prior to map approval, the Applicant shall pay all, appropriate drainage fee in accordance with the City’s Municipal Code Section 26.49 and Palm Desert Ordinance No. 653. 24. Prior to map approval, the Applicant shall pay all appropriate park fees in accordance with the City’s Municipal Code Section 26.48.060. 25. The Applicant shall comply with Palm Desert Ordinance No. 843, Section 24.20 Stormwater Management and Discharge Ordinance. 26. All utility extensions within the site shall be placed underground unless otherwise specified or allowed by the respective utility purveyor. 27. Prior to approval of any implementing development project, planning area, parcel/tract map within the Refuge Specific Plan area, a development specific traffic letter shall be submitted to the City. The letter shall address consistency with the approved Specific Plan Traffic Impact Analysis assumptions. If it is determined that the proposed development is inconsistent with the approved report, the Applicant shall file an amendment to the approved traffic report describing the impacts of any proposed changes. 28. Prior to precise grading plan approval, the Applicant shall provide a Pedestrian Accessibility Route Plan that labels and indicates the path location and conceptual design of the following structures and facilities: PLANNING COMMISSION RESOLUTION NO. 2841 9 A. Sidewalks and walks (public right of way sidewalk, walks within the development. B. Directional curb ramps. C. Vehicular crossings (at driveways) shall meet state and federal requirements. The Pedestrian Accessibility Route Plan shall clearly indicate structures that are proposed with the development and future per other phases and/or site plans. Pedestrian facilities (privately or publicly owned) that are open to the public shall comply with accessibility standards in the California Building Code (current) and Americans with Disability Act (ADA) regulations. 29. Public improvements, constructed as part of the requirements for this project, that are non-compliant with the accessibility standards in effect at the time of construction or alteration, shall be brought up to current accessibility standards. This work shall be incorporated into the scope of this project and shall be completed prior to acceptance by the City. Improvements that are compliant with the accessibility standards in effect at the time of construction, shall be documented on a separate construction plan with detailed specifications (running and cross slopes of all pedestrian walking surfaces, locations and dimensions and slopes of maneuvering spaces and landings, width of sidewalk, width, and vertical clearance from obstructions). The accessibility of existing improvements will be verified by City inspection staff upon completion of the project. Discrepancies between documented existing conditions and existing conditions as measured by City staff shall be remedied and brought up to accessibility standards as part of the Project. 30. Prior to a grading permit, the Applicant shall prepare a final grading plan for the site. No grading or other improvements shall be permitted until a final grading plan has been approved by the City Engineer. Grading plans and all grading shall conform to the approved Conceptual Grading Plan, the California Building Code, PDMC Title 27 Grading, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 31. The grading plan shall provide for acceptance and proper disposal of all off-site drainage flowing onto or through the site. Should the quantities exceed the street capacity, the Applicant shall provide adequate drainage facilities and/or appropriate easements as approved by the City Engineer. 32. Pad elevations, as shown on the conceptual exhibit, are subject to review and modification per Chapter 27 of the PDMC. 33. Prior to approval of the grading plan, the Applicant shall prepare a detailed final flood hazard/hydrology and hydraulics report for approval of the City Engineer. The report shall encompass the entire area of the subdivision and comply with all relevant laws, rules, and regulations governing the City of Palm Desert. Development specific recommendations for sizing of drainage facilities, systems, and conveyance systems shall be included for all areas within the subdivision. PLANNING COMMISSION RESOLUTION NO. 2841 10 34. All drainage and storm drain improvements shall be designed per PDMC Title 24, Riverside County Flood Control and Water Conservation District’s standards for the Drainage Element of the Palm Desert General Plan, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 35. Prior to approval of the grading plans, the Applicant shall provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such Evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. More detailed information regarding this General Permit, applicable fee information and the necessary forms to complete the NOI are available by calling (916) 341-5537 or on the SWRCB web site at: Construction Stormwater General Permits | California State Water Resources Control Board. https://www.waterboards.ca.gov/water_issues/programs/stormwater/constpermits.html 36. Prior to the issuance of a grading permit, the Applicant shall submit a PM10 application for review and approval. The Applicant shall comply with all provisions of PDMC Section 24.12 regarding Fugitive Dust Control. 37. Prior to issuance of grading permit, the Applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval of the Land Development department. 38. Where grading involves import or export, the Applicant shall obtain permits from the Public Works Department, including import/export quantities and hauling route. 39. Prior to grading permit, it shall be the sole responsibility of the Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading shown on the grading plan exhibit. Proof shall be provided to the Land Development Division prior to issuance of grading permit. 40. It is assumed that the grading and the provisions for water quality management shown on the conceptual grading exhibit can comply with all requirements for a Final Water Quality Management Plan (F-WQMP), without substantial change from that shown. Prior to approval of the grading plan for each Precise Plan Landowner shall prepare, or cause to be prepared, a Final WQMP in conformance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFC&WCD) Whitewater River Watershed area for approval of the City Engineer. 41. All post-construction BMPs shall be designed based on the City of Palm Desert’s maximum infiltration criteria of one (1) inch/hour. 42. Prior to the issuance of a grading permit, the Applicant shall submit a signed and notarized WQMP Operations and Maintenance Agreement to the City. The agreement shall provide for the maintenance and operation of open space areas, common spaces such as parking lot and recreational facilities, trash disposal for common areas, and water quality BMP facilities, by either the property owners’ association or the owners of each individual lot or PLANNING COMMISSION RESOLUTION NO. 2841 11 unit as tenants in common. 43. The applicant’s Civil Engineer shall field verify that all BMPs are designed, constructed, and functional in accordance with the approved WQMP. BMPs shall be inspected and signed-off by the City Public Works/CIP inspector. Coordinate inspection with staff and submit a completed verification form for review and approval. This condition will be at the discretion of the City Engineer. 44. Prior to the issuance of grading permit and in compliance with the City of PDMC Chapter 27.24, the Applicant shall enter into an agreement and post financial security guarantee for all grading work related to this Project. 45. Prior to the issuance of grading permit for each Precise Plan, the Applicant shall submit for review and approval of the City Engineer a final Geotechnical Report that includes project specific recommendations. 46. Prior to the start of grading activities, the Applicant shall install all erosion and dust control mechanisms for the site as approved by the City. 47. Upon completion of grading of each Precise Plan, the Project’s Geotechnical Engineer shall certify to the completion of grading in conformance with the approved grading plans and the recommendations of the geotechnical report approved for this Project. A licensed land surveyor shall certify to the completion of grading in conformance with the lines and grades shown on the approved grading plans. 48. Prior to map recordation, the Applicant shall submit improvement plans for all public streets and improvements. A. Dedication of street on the final map shall be for public right-of-way purposes inclusive of street, drainage, and utility installation. B. The following streets have been identified as future public streets during the review process and are identified in the referenced tentative map exhibit: Portion/Extension of Julie Drive, Street “A”, Street “B”, Street “C”, Street “D”, Street “E”, Street "F”, Street "G”, Street "H”, Street "I”, Street "J”, Street "K”, Street "L”, Street "M”, Street “N”, Street “O”, Street “P”, Street "Q”, and Street "R”. 49. Final map shall show, as part of the Owner’s Statement, retention of open space lots identified in the referenced tentative map exhibit. The following lots were identified as to be retained by ownership: Lot A through Lot O inclusive. A. Any changes to the ownership of the lots will require approval by the City Engineer and the Director of Public Works. B. Maintenance responsibilities for private common spaces and lots retained on the map shall be clearly detailed on the CC&Rs for the subdivision. 50. Final map shall show corner cutback dedication at all corner lots and public street PLANNING COMMISSION RESOLUTION NO. 2841 12 intersections. Dedication at corner lots shall be adequate to accommodate all public infrastructure within the public street, including ADA compliant curb ramps. 51. Prior to the map recordation, the Applicant shall provide full-scale signing and striping improvement plans for all public streets as a separate set of plans from street improvement plans for review and approval by the City Engineer. Signing and striping plans shall show existing improvements and modifications including, but not limited to, bike lanes, roundabout(s), travel lanes, pavement markings, turning arrows, etc. 52. Prior to final map approval, the Applicant shall pay a fair share contribution equivalent to 42.9% of the design and construction cost for the signalization of Gerald Ford Drive and Rembrandt Way/Vitalia Way intersection. 53. The final map may not be approved until the required improvements, as identified on these Conditions of Approval, have been satisfactorily constructed and approved by the City Engineer; or until an adequate security has been posted with the City, in accordance with PDMC Title 26. If construction is not completed prior to map recordation, the Applicant shall enter into a subdivision improvement agreement and post financial securities with the City for the required public improvements prior to map approval. The form and amount of the financial security shall be reviewed and approved by the City and be in compliance with PDMC Sections 26.28.030 and 26.28.040. 54. Prior to map recordation, unless corresponding securities are posted per Condition No. 53, the Applicant is responsible for the construction and installation of improvements on Gerald Ford Drive in compliance with the Refuge Specific Plan. Improvements generally include, but not limited to: A. If not in place or constructed by others prior to the proposed map recordation: Street improvements, including meandering sidewalk, curb and gutter, and landscape and irrigation improvements along the Refuge Specific Plan boundary and transitioning to existing improvements to the east and west of the site. B. A Class II bicycle lane in accordance with Coachella Valley Association of Governments Active Transportation Planning (CVAG ATP) Design Guidelines Section 5.3. C. Improvements identified in these Conditions of Approval for public streets. D. The Applicant shall show, as reference only, all existing and proposed utility connections. Utility plans shall be processed and approved by CVWD. 55. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant is responsible for the construction and installation of Gerald Ford Drive/Rembrandt Parkway intersection improvements in compliance with the traffic report prepared for Refuge Specific Plan and approved by the City. Improvements generally include, but are not limited to: A. ADA compliant curb ramps. B. Installation of intersection improvements to provide: PLANNING COMMISSION RESOLUTION NO. 2841 13 i. Northbound: one LT/TH lane, one (125 ft) RT lane ii. Southbound: one shared LT/TH/RT lane iii. Eastbound: one LT lane, two TH lanes, one (150 ft) RT lane iv. Westbound: one (150 ft) LT lane, three TH lanes, one RT lane v. Signalized intersection C. Applicant to pay for full cost of intersection and roadway improvements, excluding traffic signal. D. In addition, Applicant shall contribute a 42.9% of the total design and construction cost for intersection signalization and improvements. The amount shall be per the City’s approved cost estimate and a form approved by the City Engineer. E. Design for traffic signal shall consider interconnect to adjacent signals on Gerald Ford Drive at Portola Avenue and at Gateway Drive shall be included as part of the design and construction cost estimates. 56. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant is responsible for the construction and installation of improvements on Street “A” south of Gerald Ford Drive transitioning to proposed Street “A” in compliance with the Refuge Specific Plan and as identified in the traffic study. Improvements generally include but are not limited to: A. ADA compliant curb ramps at driveway crossings. B. Widening of Street “A” to a 44-foot roadway, north of the subdivision boundary to Gerald Ford Drive, providing landscape and sidewalk along both sides of the street. Street section shall provide for 44-foot roadway with the following geometries: i. Northbound: one lane ii. Southbound: one lane C. In addition, the design shall include shared bicycle and golf cart lanes between Gerald Ford Drive and the extension of Julie Lane. 57. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant is responsible for the construction and installation of Street “A”/Julie Lane intersection improvements in compliance with the Specific Plan Traffic Report recommendations. A. Applicant will be responsible for providing adequate right-of-way on the final map to accommodate all public infrastructure within the public right-of-way. Applicant will be the sole responsible party for any right-of-way acquisition, if any, that may be required in order to satisfy this Condition of Approval. B. Install intersection improvements: i. Roundabout per California Highway Design Manual (CA HDM) and Federal Highway Administration (FHWA) guidelines, including enhanced central island and accessible pedestrian crossing. ii. Modify existing westerly terminus of Julie Lane to join with required roundabout improvements. PLANNING COMMISSION RESOLUTION NO. 2841 14 iii. Sidewalk facilities shall be provided surrounding the roundabout. iv. Landscape improvements within public right-of-way will be required surrounding the roundabout. 58. Prior to map recordation, unless securities are posted per Condition No. 53 or the improvements are found by the City Engineer to no longer be required, the Applicant is responsible for the construction and installation of Julie Lane/Portola Road intersection improvements in compliance with the Specific Plan traffic report recommendations. A. Install geometries to provide: i. Northbound: one LT, three TH lanes, one RT lane ii. Southbound: one LT, two TH lanes, one shared TH/RT lane iii. Eastbound: one LT lane, one shared TH/RT iv. Westbound: one LT lane, one TH lane, one RT lane 59. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant is responsible for the construction and installation of improvements of Street “B”, the westerly extension of existing Julie Lane. Improvements shall be provided on both sides of the street and generally include, but not limited to: curb and gutter, landscape and irrigation improvements, landscape buffered sidewalks along roadways. A. Proposed Street “B” shall extend and connect to proposed Street “F” as generally shown on the tentative map exhibit. Connection and roadway alignment shall be reviewed and approved by the City Engineer. B. All signing and striping shall follow California MUTCD standards. C. Proposed Street “B” and future condominium development parcel intersection shall be designed to include a mini roundabout per CA HDM and FHWA guidelines or as a three-legged intersection (T-intersection). Final design shall be reviewed and approved by the City Engineer. 60. Prior to map recordation, unless securities are posted per Condition No. 53, the Applicant is responsible for the construction and installation of improvements on proposed local streets. Improvements shall be provided on both sides of the streets unless otherwise specified on these conditions of approval and generally include, but not limited to: curb and gutter, and landscape and irrigation improvements, and landscape buffered sidewalks along roadways. A. All signing and striping shall follow California MUTCD standards and be submitted as a separate set of plans for review and approval of the City Engineer. B. Parking along 36-foot-wide interior streets shall be limited to one side of the street only. C. Horizontal curves shall be designed per Highway Design Manual and shall provide adequate roadway expansion (widening) to safe vehicle circulation and movements. D. Street design shall incorporate a roundabout per CA HDM and FHWA guidelines at the intersection of proposed Street “C” and Street “G”. PLANNING COMMISSION RESOLUTION NO. 2841 15 E. Streets design shall incorporate mini roundabouts per CA HDM and FHWA guidelines at the intersection of proposed Street “G” and Street “J,” as generally shown on the referenced tentative map exhibit. Final design shall be reviewed and approved by the City Engineer. 61. Prior to issuance of encroachment permit for public improvements and/or map recordation, whichever comes first, the Applicant shall enter into an agreement and post financial security guarantee for the construction of all off-site/public improvements in accordance with Chapter 27.24 of the PDMC. The form and amount of the financial security shall be reviewed and approved by the City Engineer. The Applicant shall guarantee all improvements for a period of one (1) year from the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for the improvements. 62. Prior to the map recordation, the Applicant shall submit grading and improvement plans for all private improvements and common areas for review and approval of the City Engineer. A. Signing and striping shall be part of the plans and shall include stop signs and stop bars for vehicles exiting the amenities area parking lot. B. All private improvements shall be kept within private property. Non-standard encroachments into proposed public right-of-way will not be permitted, unless clearly identified on these Conditions of Approval. 63. Prior to approval of the improvement plans, the Applicant shall provide a full-scale signing and striping improvement plan for all public streets as a separate set of plans from street improvement plans for review and approval of the City Engineer. Signing and striping plans shall show existing improvements and modifications including, but not limited to, bike lanes, median break(s), travel lanes, pavement markings, turning arrows, etc. 64. Prior to a building permit for the first developed phase, proposed Street “A”, Julie Lane, and Street “A”/Julie Lane intersection improvements shall be in constructed and accessible. Recommendations of the traffic report may be phased as approved by the City Engineer, but in no case shall defer installation or payment of fair share for traffic signal at Gerald Ford beyond the first developed phase. 65. Prior to a building final inspection, the Applicant is responsible for the completion of construction of all grading and improvements for which plans are required. 66. Prior to final building permit inspection or certificate of occupancy, the Applicant is responsible for the completion of all public improvements within the corresponding development phase. 67. Prior to City acceptance of all public streets, the Applicant shall have completed all building and construction activities related to each construction phase. Street capping shall be performed after the last Certificate of Occupancy is released. PLANNING COMMISSION RESOLUTION NO. 2841 16 68. Prior to bond release, punch list work for improvements and capping of streets for each construction phase shall be completed and approved for acceptance by the City Engineer. FIRE DEPARTMENT: 69. Fire Hydrants and Fire Flow: The water system shall be capable of delivering the required fire flow. Prior to PP (plot plan) approval, information shall be provided to the Office of the Fire Marshal regarding the building’s occupancy type, construction type, building area, and whether the buildings will be protected with fire sprinklers. 70. Fire Department Access: Access roads shall extend to within 150 feet of all portions of the exterior building walls and shall have an unobstructed width of not less than 24 feet. Fire access driveways with a dead-end exceeding 150 feet in length shall be provided with an approved space to turn around the fire apparatus. The access roads shall be capable of sustaining 60,000 lbs. over two axles and 75,000 lbs over three axles in all- weather conditions. Approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 503.1.1, 3310.1 and 503.2.1 71. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1. 72. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. 73. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City of Palm Desert. 74. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two- family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and approval prior to installation. Ref. CRC 313.2. 75. Knox Box and Gate Access: Buildings shall be provided with a Knox Box installed in an accessible location approved by the Office of the Fire Marshal. Manual gates shall be equipped with approved Knox equipment. Electric gates shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the Riverside County fire apparatus. The gate shall automatically open upon receiving a remote signal from the fire apparatus. Ref. CFC 506.1. 76. Addressing: All residential dwellings and commercial buildings shall display street numbers in a prominent location on the street side of the premises and additional PLANNING COMMISSION RESOLUTION NO. 2841 17 locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01. 77. The proposed Project may have a cumulative adverse impact on the Fire Department’s ability to provide an acceptable level of service. These impacts include an increased number of emergency and public service calls due to the increased presence of structures, traffic, and population. The Project proponents/developers will be expected to provide for a proportional mitigation of these impacts via capital improvements and/or impact fees. END OF CONDITIONS OF APPROVAL CITY OF PALM DESERT 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760-346-0611 INFO@CITYOFPALMDESERT.GOV CITY OF PALM DESERT PUBLIC HEARING NOTICE CASE NO. TTM23-0002 (TTM 38434 Revision) NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER A REQUEST BY PULTE HOME COMPANY TO REVISE THE APPROVED TENTATIVE TRACT MAP 38434 TO MODIFY THE LAYOUT TO ACCOMMODATE A 332 SINGLE-FAMILY HOME RESIDENTIAL DEVELOPMENT ON A 93.56 ACRE PROJECT SITE SOUTH OF GERALD FORD DRIVE AND WEST OF PORTOLA ROAD WITHIN THE EXISTING REFUGE SPECIFIC PLAN AREA The City of Palm Desert (City), in its capacity as the Lead Agency for this project and pursuant to the California Environmental Quality Act (CEQA), finds that the proposed project is consistent with the previously adopted Mitigated Negative Declaration adopted for the Refuge Specific Plan (SP/EA22-0001) via City Council Resolution No. 2022-93; therefore, no further environmental review is necessary. PROJECT LOCATION/DESCRIPTION: PROJECT LOCATION: A 93.56-acre project site south of Gerald Ford Drive and west of Portola Road (APNs 694-310-009 & 694-31-011). PROJECT DESCRIPTION: The applicant proposes a Tentative Tract Map (TTM) Revision to revise the previously approved TTM 38434 to modify the layout to accommodate a 332 single- family home residential development on a 93.56-acre project site. The revision changes the number of lots, circulation layout, infrastructure, and open space and common area layout. PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Desert, California, will hold a Public Hearing at its meeting on September 5, 2023. The Planning Commission meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access via teleconference or in person. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.palmdesert.gov/our-city/committees-and-commissions/commission-information. PUBLIC REVIEW: The plans and related documents are available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Carlos Flores. Please submit written comments to the Planning Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at or prior to the Planning Commission hearing. All comments and any questions should be directed to: Carlos Flores, Senior Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 478 cflores@palmdesert.gov PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY AUGUST 25, 2023 PALM DESERT PLANNING COMMISSION 1LOT "F"2,414 SF0.06 AC.NOPARKINGNOPARKINGNOPARKINGNOPARKINGNOPARKINGCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARGERALD FORD DRIVE6,365 SFLOT "B"89,128 SF2.05 AC.LOT "A"50,362 SF1.16 AC.LOT "A"LOT "C"9,099 SF0.21 AC.LOT "D"208,496 SF / 4.79 AC.STREET "C" STREET "D"STREET "E"STREET "L"STREET "K"26,365 SF36,365 SF46,365 SF56,365 SF66,365 SF76,365 SF86,365 SF3248,542 SF3237,886 SF3227,886 SF3218,530 SF3258,390 SF3267,800 SF3277,800 SF3288,438 SF1076,360 SF1087,035 SF1106,000 SF1096,630 SF1066,360 SF1116,000 SF1056,360 SF1126,000 SF1046,360 SF1136,000 SF1036,360 SF1146,000 SF1026,890 SF1156,500 SFSTREET "M"716,742 SF726,736 SF736,731 SF746,725 SF756,720 SF766,714 SF776,708 SF786,703 SF796,697 SF806,692 SF816,686 SF826,961 SF936,360 SF966,000 SF926,360 SF976,000 SF916,360 SF986,000 SF906,360 SF996,000 SF896,360 SF1006,000 SF1016,500 SFSTREET "F"3306,600 SF3296,581 SF3316,600 SF3326,481 SF3336,074 SF33411,876 SF3358,954 SF3366,338 SF3376,600 SF3386,600 SF3398,019 SF947,035 SF956,630 SF846,600 SF838,299 SF856,600 SF866,600 SF876,600 SF886,600 SFLOT "D"3,855 SF / 0.09 AC. 3,855 SF / 0.09 AC.LOT "G"2,865 SF / 0.07 AC.STREET "B"340622,357 SF14.29 AC.60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'65'100'65'100'60'106'60'106'60'106'60'106'60'106'60'106'60'106'60'106'60'106'60'106'52'2 1 ' 91'67'106'107'63'107'63'107'63'107'63'107'63'107'63'106'63'107'63'106'63'106'63'106'63'106'63'106'63'106'63'106'63'106'63' 63'106'21'59'110'60'110'60'110'60'110'60'110'60'110'60'110'60'110'60'110'60'110'60'110'67'85'21'52'100'60'100'60'100'130'60'7'125'65'131'65'126'7'60'131'60'131'60'130'60'130'60'130'60'130'60'131'60'131'60'130'65'131'65'119'16'54'130'65'21'52'60'60'103'60'110'106'60'106'60'106'60'106'60'106'60'106'60'106'60'106'60'106'60'106'60'106'60'106'60' 60' 60'60'60'60'60'60'60'52'21'60'60'60'60'60'60'106'60'106'60'106'60'106'60'100'60'100'65'100'65'100'65'106'65'106'107'63' 63'107'63'107'63'107'63'107'63'67'85'21'52'100'52'21'91'67'106'60'106'60'106'60'100'60'100'60'100'60'100'60'106'60'106'60'106'60'106'60'100'60'100'60'100'60'100'110'60'104'9'54'110'60'110'60'110'60'110'60' 60'103'136'81'108'3 5 '122'136'47'100'60'100'60'110'60'110'60'110'60'110'60'110' 95'74'110'59'2 1 ' 8 0' STREET "A" 10'36'10' 10'36'10' 10'36'10' 54'LOT "E"3,296 SF0.08 AC.540'536'90'650'1N 89°54'53" E 274.39'N 00°03'36" E 353.99'N 89°56'24" W 539.40'N 89°55'16" E 505.02'N 00°03'39" E 1729.62' N 00°03'36" E 81.78'50'233'N 00°01'09" W 3332.57'10'36'10'10'36'10'30' 15' 20'10'20'20'10'20' 12'STREET "B"30'15'8'44'8'60'24' 12' 24' 72' 56' 56' 56' 10'36'10' 56'56'CONDOMINIUMCCCCBFCCAACC56'EX. PROJECT BOUNDARY& LOT LINEEX. PROJECT BOUNDARY& LOT LINEEX. PROJECT BOUNDARY & LOT LINE PROP. 24'FIRE ACCESSPROP. R/W (TYP.)PROP. C/L (TYP.)PROP. CURB (TYP.)PROP. CONDOMINIUMBOUNDARY & LOT LINEPROP. RAISED MEDIAN102'38'85'134'53'38'66'614'492'R = 300.0'R = 300.0'60'106'60'106'JULIE LANEPE 292.1PE 292.3PE 292.5PE 292.7PE 292.9PE 293.2PE 293.4PE 292.6PE 292.8PE 293.0PE 293.2PE 296.3PE 297.2PE 298.0PE 298.8PE 312.8PE 314.0PE 309.2PE 310.0PE 311.4PE 308.3PE 310.0PE 307.4PE 308.6PE 306.5PE 307.3PE 305.5PE 306.0PE 304.6PE 310.2PE 311.2PE 312.2PE 313.3PE 314.3PE 315.3PE 316.3PE 317.3PE 318.4PE 319.3PE 319.7PE 320.2PE 315.8PE 312.8PE 313.7PE 311.4PE 311.6PE 310.0PE 309.5PE 308.6PE 307.4PE 307.3PE 305.9PE 298.1PE 298.8PE 297.3PE 296.4PE 295.8PE 295.3PE 295.0PE 294.6PE 294.1PE 293.6PE 293.1PE 317.7PE 314.0PE 315.6PE 317.7PE 313.5PE 311.4PE 309.3PE 307.276'PROP. R/W PERTTM 37993FGERALD FORD DRIVENOPARK INGNOPARK ING NOPARKING NOPARKINGNOPARKINGCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARSHEET 2SHEET 1SECTION A-ASTREET "A"(PUBLIC ROAD)N.T.S.22'60'22'R/WPROP.R/WPROP.30'30'8'8'CLA.C. PAVEMENTOVER A.B.2%2%PROP. CURB & GUTTERPROP. SIDEWALKPROP. SIDEWALKPROP. CURB & GUTTER6'6'PROP. LANDSCAPE AREAPROP. LANDSCAPE AREASECTION B-BPORTION OF STREET "B"(PUBLIC ROAD)N.T.S.26'72'26'R/WPROP.R/WPROP.36'36'10'10'CLA.C. PAVEMENTOVER A.B.2%2%PROP. BARRIER CURBPROP. SIDEWALKPROP. SIDEWALKPROP. BARRIER CURB12'20'20'PROP. RAISEDMEDIANPROP.PROP.6'6'PROP. CURB & GUTTERPROP. LANDSCAPE AREAPROP. CURB & GUTTERPROP. LANDSCAPE AREAN.T.S.SECTION C-CPORTION OF STREET "B", "C" THRU "M"(PUBLIC ROAD)N.T.S.18'56'18'R/WPROP.R/WPROP.28'28'10'10'CLA.C. PAVEMENTOVER A.B.2%2%6'6'PROP. SIDEWALKPROP. CURB & GUTTERPROP. CURB & GUTTERPROP. SIDEWALKPROP. LANDSCAPE AREAPROP. LANDSCAPE AREASECTION D-DPORTION OF "C"(PUBLIC ROAD)N.T.S.15'43.5'9'R/WPROP.R/WPROP.15.5'28'10'CLA.C. PAVEMENTOVER A.B.2%9'19'6'AMENITY CENTER PARKINGPARALLELPARKING2%PROP. SIDEWALKPROP. CURB & GUTTERPROP. CURB & GUTTERPROP. LANDSCAPE AREASECTION E-EALLEY "A" THRU "H"(PRIVATE ROAD)N.T.S.25'R/WPROP.R/WPROP.12.5'12.5'CLA.C. PAVEMENTOVER A.B.2%2%PROP. MOW STRIPPROP. MOW STRIP3'3'P.U.E.PROP.P.U.E.PROP.NOPARKINGNOPARKINGNOPARKING NOPARKINGNOPARKING COMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARPH. APH. 1PH. 3PH. 2PH. 4PH.PH. 5PH. 6PH. 78SECTION F-FPORTION OF JULIE LANE(PUBLIC ROAD)N.T.S.26'76'26'TTM 37993PROP. R/W PERTTM 37993PROP. R/W PER38'38'12'12'CLA.C. PAVEMENTOVER A.B.2%2%PROP. BARRIER CURBPROP. SIDEWALKPROP. SIDEWALKPROP. BARRIER CURB12'20'20'PROP. RAISEDMEDIAN6'6'PROP. CURB & GUTTERPROP. CURB & GUTTERPROP. LANDSCAPE AREAPROP. LANDSCAPE AREAMSA CONSULTING, INC.Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comSHEETSHEETS2OF1EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING(E)(N)(S)(W)C/LESMT.EX.ABBREVIATIONSACREAGEACCURB AND GUTTERC&GASSESSORS PARCEL NUMBERAPNE/PEDGE OF PAVEMENTA.C.ASPHALT CONCRETEMIN.MINIMUMMAX.MAXIMUMEXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONSLEGENDXEXISTING EASEMENT DELTAEXISTING LOT LINEEXISTING TELEPHONEBOUNDARYBNDRYEXISTING EDGE OF PAVEMENTM.B.MAP BOOKNUMBERPROPOSEDRIGHT OF WAYTYPICALNO.PROP.R/WTYP.P.U.E.PUBLIC UTILITY EASEMENTSFSQUARE FEETRADIUSRSTANDARDSTD.P/LPROPERTY LINEN.T.S.NOT TO SCALER-LLOW DENSITY (RESIDENTIAL)UGUNDERGROUNDOVERHEADO/HOPEN SPACE / PARKSOS/PPPAGEPG.EXISTING OVERHEAD TELEPHONEEXISTING SEWEREXISTING RIGHT OF WAYPROPOSED CURBPROPOSED EASEMENTEXISTING CITY / COUNTY LIMITSEXISTING SEWER FORCE MAINEXISTING WATERPROPOSED LOT LINEPROPOSED RIGHT OF WAYPROPOSED AND EXISTING CENTER LINETENTATIVE TRACT MAP BOUNDARYTENTATIVE TRACT MAP NO. 38434DATA TABLEASSESSOR'S PARCEL NUMBER:694-310-002, 694-310-003 & 694-310-006EXHIBIT DATE: OCTOBER 11, 2022SOURCE OF TOPOGRAPHY:ADDRESS:INLAND AERIAL SURVEYS, INC.7117 ARLINGTON AVENUE, SUITE "A"RIVERSIDE, CALIFORNIA 92503DATE OF TOPOGRAPHY:OCTOBER 26, 2016TELEPHONE:(951) 687-4252PUBLIC UTILITY PURVEYORS:SOUTHERN CALIFORNIA EDISONSOUTHERN CALIFORNIA GAS COMPANYFRONTIER COMMUNICATIONSCOACHELLA VALLEY WATER DISTRICTSPECTRUMCOACHELLA VALLEY WATER DISTRICTUNDERGROUND SERVICE ALERTEXISTING GROSS & NET ACREAGE93.56 AC.EXISTING ZONING:PROPOSED ZONING:EXISTING GENERAL PLAN LAND USE:PROPOSED GENERAL PLAN LAND USE:PLANNED RESIDENTIALPLANNED RESIDENTIALTOWN CENTER NEIGHBORHOODLAND USE DESCRIPTION:ACREAGE:PROPOSED PRIVATE OPEN SPACE LOTS (LOTS "A" THRU "AA")14.15 AC.14.29 AC.PROPOSED PRIVATE CONDOMINIUM LOT (LOT 340)1EXISTING EASEMENT NOTES:ZONE "X": AREA OF MINIMAL FLOOD HAZARDAS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS,COMMUNITY PANEL MAP NUMBER 06065C1595GFEMA FLOOD ZONE DESIGNATION:EFFECTIVE DATE: AUGUST 28, 2008.APPLICANT /ADDRESS:CONTACT:1775 SKY PARK EAST, SUITE 101IRVINE, CALIFORNIA 92614MARC KLEIMANEXHIBIT PREPARER:ADDRESS:MSA CONSULTING, INC.34200 BOB HOPE DRIVERANCHO MIRAGE, CALIFORNIA 92270CONTACT:PAUL DEPALATIS, AICPTELEPHONE:(760) 320-9811REVISIONSNO.DATEUPDATED & ADDRESSED PLAN CHECK COMMENTS FROM CITY.108/22/2022LIQUEFACTION:MODERATE LIQUEFACTION ZONENOTES:1.TOWN CENTER NEIGHBORHOODIN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIALEGAL DESCRIPTION:(760) 324-4991(800) 427-2200(800) 921-8101(760) 398-2651(877) 719-3278(760) 398-2651(800) 227-2600DESCRIPTIONELECTRIC:GAS:TELEPHONE:WATER:CABLE:SEWER:USA:A PORTION OF THE EAST HALF OF SECTION 32, TOWNSHIP 4 SOUTH, RANGE 6 EAST,SAN BERNARDINO MERIDIAN.LAND OWNER:THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER.2.THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ONTHIS PROPERTY.REFUGE PALM DESERT, LLCFOR ROADWAY AND PUBLIC UTILITY PURPOSES, PER DOCUMENT NO. 86352,REC. 10/15/1960, O.R. (PLOTTED HEREON)AN EASEMENT UP TO 50' RESERVATION IN FAVOR OF THE UNITED STATES OF AMERICA,PROPOSED PRIVATE STREETS (STREETS "A" THRU "M", ALLEYS "A" THRU "H")21.49 AC.PROPOSED PRIVATE RESIDENTIAL LOTS (LOTS 1 THRU 339)43.63 AC.N.T.S.VICINITY MAPBOB HOPE DRIVE GERALDRAMON ROADFRANKMONTEREY PORTOLA AVENUE AVENUE DINAH SHORECOUNTRY CLUB DRIVEINTERSTATE 10CITY OFRANCHOCOOK STREET MIRAGECITY OFPALMDESERTDRIVESINATRA DR.FORD DRIVESITEINDEX MAPSCALE: 1" = 300'2FOR ROADWAY AND PUBLIC UTILITY PURPOSES, PER BK. 4811, PG. 137, REC. 05/06/1959, O.R.(PLOTTED HEREON)AN EASEMENT UP TO 33' RESERVATION IN FAVOR OF THE UNITED STATES OF AMERICA,SHEET MATCHLINE - SEE SHEET NO. 2PHASING MAPSCALE: 1" = 350'UPDATED & ADDRESSED PLAN CHECK COMMENTS FROM CITY.210/11/2022R:\2667\Acad\Planning\Tentative Map\2667 TTM 38434.dwg, 10/11/2022 12:07:10 PM, dgallerani, MSA Consulting, Inc. 2,414 SF0.06 AC.CALLEY "D"ALLEY "C"ALLEY "B"ALLEY "A"STREET "C"ALLEY "E"ALLEY "F"ALLEY "G"ALLEY "H"LOT "U"10,500 SF / 0.24 AC.LOT "W"10,500 SF / 0.24 AC.LOT "S"10,500 SF / 0.24 AC.LOT "AA"14,220 SF0.33 AC.LOT "M"10,500 SF / 0.24 AC.LOT "O"10,500 SF / 0.24 AC.LOT "K"10,500 SF / 0.24 AC.STREET "K"STREET "J"76,365 SF86,365 SF96,365 SF106,365 SF117,425 SF127,425 SF137,425 SF147,425 SF157,425 SF167,425 SF177,425 SF187,425 SF197,425 SF207,425 SF217,425 SF227,425 SF237,425 SF247,425 SF257,425 SF3206,900 SF3196,240 SF3076,630 SF3086,000 SF3186,240 SF3096,000 SF3176,240 SF3106,000 SF3166,240 SF3116,000 SF3156,240 SF3126,000 SF3146,240 SF3136,000 SF1166,240 SF1296,000 SF1176,240 SF1286,000 SF1186,240 SF1276,000 SF1196,240 SF1266,000 SF1206,240 SF1256,000 SF1216,240 SF1246,000 SF1226,900 SF1236,630 SFSTREET "I"STREET "H"STREET "G"STREET "F"267,425 SF277,425 SF287,425 SF297,425 SF307,425 SF317,425 SF327,425 SF467,636 SF477,631 SF487,625 SF497,620 SF507,614 SF517,608 SF527,603 SF537,597 SF547,592 SF557,586 SF567,580 SF577,575 SF587,569 SF597,564 SF607,558 SF617,552 SF627,547 SF637,541 SF647,535 SF657,528 SF667,522 SF676,496 SF686,758 SF696,753 SF706,747 SF716,742 SF726,736 SF6,731 SF1957,420 SF1967,420 SF2047,000 SF2037,000 SF1947,420 SF2057,000 SF1977,420 SF2027,000 SF1987,420 SF2017,000 SF1997,723 SF2007,280 SF2427,420 SF2317,000 SF2417,420 SF2327,000 SF2407,420 SF2337,000 SF2397,420 SF2347,000 SF2387,420 SF2357,000 SF2377,723 SF2367,280 SFSTREET "M"LOT "D"LOT "D"LOT "D"2107,420 SF2117,723 SF2097,420 SF2087,420 SF2077,420 SF2067,420 SF2307,420 SF2297,420 SF2287,420 SF2277,420 SF2267,420 SF2137,000 SF2127,280 SF2147,000 SF2157,000 SF2167,000 SF2177,000 SF2197,000 SF2207,000 SF2217,000 SF2227,000 SF2237,000 SF2187,000 SF2257,723 SF2247,280 SF377,700 SF387,700 SF397,700 SF367,700 SF357,700 SF347,700 SF338,019 SF407,700 SF417,700 SF427,700 SF437,700 SF447,700 SF458,019 SF1933,713 SF1923,400 SF1793,400 SF1783,400 SF1773,400 SF1763,400 SF1633,400 SF1623,400 SF1613,400 SF1603,400 SF1473,400 SF1463,400 SF1453,400 SF1443,400 SF1313,400 SF1303,330 SFSTREET "C" STREET "C"2433,713 SF2443,400 SF2573,400 SF2583,400 SF2593,400 SF2603,400 SF2733,400 SF2743,400 SF2753,400 SF2763,400 SF2893,400 SF2903,400 SF2913,400 SF2923,400 SF3053,400 SF3063,330 SF1323,214 SF1333,220 SF1343,220 SF1353,220 SF1363,220 SF1373,108 SF1433,194 SF1423,200 SF1413,200 SF1403,200 SF1393,200 SF1383,200 SF1483,194 SF1493,200 SF1503,200 SF1513,200 SF1523,200 SF1533,200 SF1593,194 SF1583,200 SF1573,200 SF1563,200 SF1553,200 SF1543,200 SF1643,194 SF1653,200 SF1663,200 SF1673,200 SF1683,200 SF1693,200 SF1753,194 SF1743,200 SF1733,200 SF1723,200 SF1713,200 SF1703,200 SF1803,194 SF1813,200 SF1823,200 SF1833,200 SF1843,200 SF1853,200 SF1913,394 SF1903,400 SF1893,400 SF1883,400 SF1873,400 SF1863,287 SF2503,287 SF2493,400 SF2483,400 SF2473,400 SF2463,400 SF2453,394 SF2513,200 SF2523,200 SF2533,200 SF2543,200 SF2553,200 SF2563,194 SF2663,200 SF2653,200 SF2643,200 SF2633,200 SF2623,200 SF2613,194 SF2673,200 SF2683,200 SF2693,200 SF2703,200 SF2713,200 SF2723,194 SF2823,200 SF2813,200 SF2803,200 SF2793,200 SF2783,200 SF2773,194 SF2833,200 SF2843,200 SF2853,200 SF2863,200 SF2873,200 SF2883,194 SF2983,200 SF2973,200 SF2963,200 SF2953,200 SF2943,200 SF2933,194 SF2993,108 SF3003,220 SF3013,220 SF3023,220 SF3033,220 SF3043,214 SFLOT "I"3,855 SF / 0.09 AC. LOT "H"3,855 SF / 0.09 AC.LOT "J"2,125 SF / 0.05 AC.LOT "L"2,125 SF / 0.05 AC.LOT "N"2,125 SF / 0.05 AC.LOT "P"2,125 SF / 0.05 AC.LOT "X"2,125 SF / 0.05 AC.LOT "V"2,125 SF / 0.05 AC.LOT "T"2,125 SF / 0.05 AC.LOT "R"2,125 SF / 0.05 AC.LOT "Z"4,617 SF / 0.11 AC. LOT "Y"4,617 SF / 0.11 AC.7'125'126'7'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'67'100'52'21'85'21'52'104'67'89'60'104'60'104'106'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'60'106'60'106'60'106'60' 60'106'60'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'75'35'80'35'75'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'74'100'59'2 1 ' 85'21'59'106'74'91'70'100'70'100'70'106'70'106'70'100'70'100'70'106'70'106'70'100'70'100'70'106'70'106'70'100'70'100'70'106'70'106'70'106'70'106'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'74'85'21'59'100'59'21'91'74'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'21'59'110'74'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'70'110'59'2 1 ' 95'74'110'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'21'59'106'74'91'74'100'59'21'85'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'74'85'21'59'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'100'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'59'2 1 ' 91'74'106'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'70'106'106'70'106'70'106'70'106'70'106'70'106'70'106'106'70'106'70'106'70'106'70'106'70'106'70' 70'106'70'106'70'106'70'106'70'106'70'106'70'109'70'109'109'70'109'70'109'70'109'70'109'70'109'70'109'70'109'70'109'70'109'70'109'70'109'70'108'70'109'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'70'108'108'70'108'70'108'70'107'70'108'70'107'61'107'61'107'63'107'63'107'63'107'63'67'85'21'52'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'100'60'104'60'104'60'104'60'104'60'104'60'104'60'104'60'104'60'104'60'104'60'104'60'104'52'2 1 ' 89'67'104'107'63'107'63'60'104'60'104'60'104'60'104'60'104'60'104'60'104'60'104'60'104'60'104'40'80'35'75'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'35'80'40'75'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'35'80'40'75'40'80'35'75'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'85'40'85'40'85'40'85'40'85'40'85'40'70'21'26' 41'40'75'35'81'40'81'40'81'40'81'40'81'40'81'40'81'40'81'40'81'21'25'81'40'66'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'35'75'40'80'85'40'85'40'85'40'85'40'85'40'85'40' 40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'35'75'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'75'35'80'85'40'85'40'85'40'85'40'40'75'35'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'85'25'2 1 ' 70'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'35'80'40'85'85'30'21'70'45'85'40'85'40'85'45'70'2 1 ' 30'85'40'85'40'85'40'85'40'85'40'85'40'35'85'40'80'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'85'40'70'21'25'85'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'35'75'21'70'41'85'26'85'40'85'40'85'40'85'40'85'40'85'40'35'40'75'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'40'80'25'21'66'40'81'40'81'40'81'40'81'40'81'40'81'40'81'40'81'40'81'40'81'35'75'60'65'107'63'107'63'107'63'107'63' 63'107'63'21'52'60'60'60'60'104'9'95' 70' 70'85'10'36'10'10'36'10'10'36'10'10'36'10' 10'36'10' 70'9'9'AMENITY CENTER139,500 SF3.20 AC.LOT "Q"9'9'9'9'9'9'9'9'9'9'9'9'9'9'WOODWARD DRIVEN 00°01'09" W 3332.57' N 00°02'47" E 1332.86'N 89°53'06" E 1323.12'10'36'10'10'36'10'10'36'10'24'36'56'56'56' 56'56'56'56'56'CCCCC25'25'25' 25' 25'25' 25' 25'EEEEEE10'36'10'56'CCCCEX. PROJECT BOUNDARY& LOT LINEEX. PROJECT BOUNDARY & LOT LINE DDDD60'106'60'106'106'70' 70'106'70' 70'3'3'3'3'3'3'PROP. P.U.E. (TYP.)PROP. P.U.E. (TYP.)PROP. P.U.E. (TYP.)PROP. P.U.E. (TYP.)PE 293.4PE 293.7PE 293.9PE 294.1PE 294.3PE 294.6PE 294.8PE 295.1PE 295.3PE 295.7PE 295.9PE 296.2PE 296.4PE 296.6PE 296.9PE 297.1PE 297.4PE 297.7PE 298.0PE 298.8PE 295.2PE 296.3PE 295.4PE 296.1PE 297.5PE 296.9PE 298.6PE 297.6PE 299.8PE 298.3PE 300.9PE 299.1PE 302.1PE 299.8PE 304.6PE 301.7PE 305.5PE 302.4PE 306.5PE 303.1PE 307.4PE 303.9PE 308.3PE 304.6PE 309.2PE 305.3PE 310.0PE 306.0PE 298.2PE 297.5PE 298.7PE 298.9PE 299.2PE 299.4PE 299.6PE 303.3PE 303.1PE 303.3PE 303.9PE 303.9PE 303.6PE 303.9PE 304.4PE 304.4PE 304.0PE 304.6PE 305.2PE 305.7PE 306.3PE 306.8PE 307.4PE 308.0PE 308.5PE 308.5PE 308.0PE 307.6PE 307.1PE 307.1PE 308.1PE 309.2PE 310.2PE 311.2PE 312.2PE 301.8PE 302.2PE 301.8PE 302.1PE 301.3PE 301.4PE 302.6PE 302.5PE 303.1PE 302.8PE 303.5PE 303.1PE 300.2PE 300.5PE 299.8PE 300.2PE 299.3PE 299.8PE 298.9PE 299.5PE 298.5PE 299.1PE 298.0PE 298.8PE 298.8PE 302.8PE 303.1PE 302.5PE 302.1PE 301.8PE 301.4PE 300.5PE 300.2PE 299.8PE 299.5PE 299.1PE 302.4PE 302.6PE 302.1PE 301.9PE 301.6PE 301.4PE 300.8PE 300.5PE 300.3PE 300.0PE 299.5PE 301.0PE 298.8PE 299.6PE 300.5PE 300.8PE 301.0PE 300.3PE 300.0PE 299.8PE 299.6PE 301.4PE 301.6PE 301.9PE 302.1PE 302.4PE 302.6PE 302.1PE 302.4PE 302.9PE 303.2PE 303.7PE 303.9PE 304.3PE 304.6PE 305.1PE 305.3PE 305.3PE 305.1PE 304.5PE 304.2PE 303.6PE 303.2PE 300.4PE 300.7PE 301.1PE 301.3PE 301.8PE 302.0PE 302.4PE 302.7PE 303.2PE 303.4PE 303.0PE 302.8PE 301.9PE 301.4PE 300.6PE 300.1PE 304.4PE 304.9PE 305.5PE 306.6PE 306.6PE 307.2PE 305.4PE 305.9PE 306.4PE 306.9PE 307.5PE 308.0PE 306.1PE 306.5PE 307.0PE 307.4PE 307.9PE 308.3PE 306.0PE 306.4PE 306.8PE 307.3PE 307.7PE 308.1PE 305.2PE 305.6PE 306.0PE 306.4PE 306.8PE 307.2PE 304.5PE 304.9PE 305.3PE 305.6PE 306.0PE 306.4PE 303.8PE 304.1PE 304.4PE 304.8PE 305.1PE 305.5PE 302.9PE 303.3PE 303.6PE 303.9PE 304.3PE 304.6PE 297.5PE 297.6PE 298.1PE 298.6PE 299.1PE 299.6PE 297.1PE 297.7PE 298.2PE 298.8PE 299.3PE 299.8PE 296.9PE 297.6PE 298.2PE 298.9PE 299.5PE 300.1PE 296.9PE 297.4PE 298.4PE 299.0PE 299.8PE 300.5PE 296.4PE 297.3PE 298.2PE 299.1PE 300.0PE 300.8PE 296.3PE 297.2PE 298.1PE 299.0PE 299.9PE 300.7PE 295.8PE 296.6PE 297.4PE 298.2PE 299.0PE 299.8PE 295.5PE 296.4PE 297.2PE 298.0PE 298.7PE 299.4GERALD FORD DRIVENOPARK INGNOPARK ING NOPARKING NOPARKINGNOPARKINGCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARSHEET 2SHEET 1MSA CONSULTING, INC.Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.comSHEETSHEETS2OF2EASTNORTHSOUTHWESTCENTERLINEEASEMENTEXISTING(E)(N)(S)(W)C/LESMT.EX.ABBREVIATIONSACREAGEACCURB AND GUTTERC&GASSESSORS PARCEL NUMBERAPNE/PEDGE OF PAVEMENTA.C.ASPHALT CONCRETEMIN.MINIMUMMAX.MAXIMUMEXISTING IRRIGATIONEXISTING GASEXISTING EASEMENTEXISTING ELECTRICEXISTING IRRIGATION DRAIN LINEEXISTING CABLEEXISTING CONTOURSEXISTING SPOT ELEVATIONSLEGENDXEXISTING EASEMENT DELTAEXISTING LOT LINEEXISTING TELEPHONEBOUNDARYBNDRYEXISTING EDGE OF PAVEMENTM.B.MAP BOOKNUMBERPROPOSEDRIGHT OF WAYTYPICALNO.PROP.R/WTYP.P.U.E.PUBLIC UTILITY EASEMENTSFSQUARE FEETRADIUSRSTANDARDSTD.P/LPROPERTY LINEN.T.S.NOT TO SCALER-LLOW DENSITY (RESIDENTIAL)UGUNDERGROUNDOVERHEADO/HOPEN SPACE / PARKSOS/PPPAGEPG.EXISTING OVERHEAD TELEPHONEEXISTING SEWEREXISTING RIGHT OF WAYPROPOSED CURBPROPOSED EASEMENTEXISTING CITY / COUNTY LIMITSEXISTING SEWER FORCE MAINEXISTING WATERPROPOSED LOT LINEPROPOSED RIGHT OF WAYPROPOSED AND EXISTING CENTER LINETENTATIVE TRACT MAP BOUNDARYTENTATIVE TRACT MAP NO. 38434EXHIBIT DATE: OCTOBER 11, 2022REVISIONSNO.DATEUPDATED & ADDRESSED PLAN CHECK COMMENTS FROM CITY.108/22/2022IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIADESCRIPTIONN.T.S.VICINITY MAPBOB HOPE DRIVE GERALDRAMON ROADFRANKMONTEREY PORTOLA AVENUE AVENUE DINAH SHORECOUNTRY CLUB DRIVEINTERSTATE 10CITY OFRANCHOCOOK STREET MIRAGECITY OFPALMDESERTDRIVESINATRA DR.FORD DRIVESITEINDEX MAPSCALE: 1" = 300'SHEET MATCHLINE - SEE SHEET NO. 1UPDATED & ADDRESSED PLAN CHECK COMMENTS FROM CITY.210/11/2022R:\2667\Acad\Planning\Tentative Map\2667 TTM 38434.dwg, 10/11/2022 12:07:45 PM, dgallerani, MSA Consulting, Inc. LOT "E" 1,234 SF 0.03 AC. NO PARKING NO PARKING NO PARKING NOPARKINGNO PARKING COMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARGERALD FORD DRIVE STREET "E"STREET "D" STRE ET " C" STREET "B" 333 STREET "A"1 N 89°54'53" E 274.39'N 00°03'36" E 353.99'N 89°56'24" W 539.40' N 89°55'16" E 505.02'N 00°03'39" E 1729.62'N 00°03'36" E81.78'50' 2 33'N 00°01'09" W 3332.57'3 0 '20'20'10'20'12'STREET "B" 60'72'CONDOMINIUM B E A A EX. PROJECT BOUNDARY & LOT LINE EX. PROJECT BOUNDARY & LOT LINE EX. PROJECT BOUNDARY& LOT LINEPROP. R/W (TYP.) PROP. C/L (TYP.) PROP. CURB (TYP.) PROP. CONDOMINIUM BOUNDARY & LOT LINE PROP. RAISED MEDIAN JULIE LANE 76'PROP. R/W PER TTM 37993 E 91 92908988878685 98 97 96 95 94 93 99 100 101 102 103 104 135 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 105 106 107 108 109 110 111 112 113 114 115 116 117 144 145 146 147 148 149143142141140139138 137136 150 168 84 167 1 2 3 4 572 73 74 75 76 77 78 79 80 81 82 83 STREET "F"STREET "G" 4,934 SF 4,937 SF 4,940 SF 4,943 SF 4,946 SF 4,949 SF 4,952 SF 4,955 SF 5,905 SF 6,507 SF 8,696 SF 4,650 SF 4,650 SF 5,596 SF 6,652 SF 5,085 SF 5,583 SF 4,996 SF 6,789 SF 10,511 SF 8,208 SF 6,577 SF 5,759 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 7,612 SF5,780 SF4,992 SF4,683 SF4,698 SF4,650 SF 4,581 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF4,535 SF 4,067 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF3,901 SF4,536 SF 5,357 SF3,901 SF3,901 SF3,901 SF3,901 SF4,535 SF 5,357 SF3,901 SF3,901 SF3,901 SF3,901 SF4,535 SF 4,727 SF 4,375 SF 4,375 SF 4,376 SF 4,377 SF 4,377 SF 4,932 SF4,378 SF 10'36'10'56'622,131 SF 14.28 AC.10'36'10'56'R = 300.0'R = 300.0' R = 300.0'R = 150.0'R = 200.0'R = 290.0'10'36'10'56'10'36'10' 56' 47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'41'21'68'56'83'55'103'20'144'106'46'20'103'95'51'106'93'95'93'51'93'93'50'93'93'50'93'93'50'93'93'50'93'50'93'93'60'101'61 '93'60'121'6 3 '101'60'156'7 0 '121'72' 20'1 3 '156'93'99' 93' 93'54'93'54'100' 99'73'6 6 ' 614'540'536'492'52' 9 3 '50'9 3 ' 9 3 '50'9 3 '50'9 3 ' 60' 9 3 ' 61' 9 6 '62'9 6 ' 41'46'9 3 ' 93'53'94'53'94'63'95'63'95'63'116'67' 116'63'155'155' 93'60'93'60'93'53'93'53'93'53'93'53'93'53'93'53'93'53'93'53'93'53'93'53'93'53'93'53'93'53'93'53'47'93'47'93'47'93'47'93'47'93'47'93'52'78'21'37'93'56'68'21'41'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'83'51'21'68'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'41'21'68'56'83'52'83'21'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'56'68'21'41'83'83'49'79'47'83'47'83'47'83'47'83'47'83'47'83'47'83'47'83'42'2'7 7 ' 50' 68' 50'50'176' 50'50'50'50'50'50'50'51'66'1'R=48'R=48'LOT "C" 79,693 SF 1.83 AC. LOT "C" LOT "A" 47,240 SF 1.08 AC. LOT "A" LOT "B" 88,701 SF 2.04 AC. LOT "A"R LOT "H"2,851 SF / 0.07 AC. D D D D 10'B 8'44'8' 80'C C 10'24'24'10' 12' 1 0 ' 2 4 ' 2 4 ' 1 0 ' C CPROP. 24' TEMPORARY ACCESS EASEMENT 24'24' LOT "D" 1,088 SF 0.02 AC. 47' 47'93'47'93'47'93'47'93'47'93'53'93'53'93'2 1 ' 51' 66'68'536'82'646' R = 64' GERALD FORD DRIVE SHEET 2 SHEET 1 NOPARKINGNOPARKING NOPARKING NOPARK ING NOPARKING COMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARSECTION C-C STREET "C" (PUBLIC ROAD) N.T.S. VARIESR/W PROP. R/W PROP. VARIES VARIES 10'10' CL 2%2% VARIES24'24' PROP. RAISED MEDIAN 6'6' PROP. MOUNTABLE BARRIER CURB PROP. MOUNTABLE BARRIER CURBPROP. WEDGE CURB & GUTTER PROP. SIDEWALK A.C. PAVEMENT OVER A.B PROP. WEDGE CURB & GUTTER PROP. SIDEWALK NOPARKINGNOPARKING NOPARKING NOPARKING NOPARKING COMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARPH. 2 GERALD FORD DRIVE PH. 1 SECTION B-B STREET "B" (PUBLIC ROAD) N.T.S. 26' 72' 26' R/W PROP. R/W PROP. 36'36' 10'10' CL 2%2% 12'20'20' PROP. RAISED MEDIAN 6'6' PROP. BARRIER CURBPROP. BARRIER CURB PROP. CURB & GUTTER PROP. SIDEWALK PROP. CURB & GUTTER PROP. SIDEWALK A.C. PAVEMENT OVER A.B SECTION D-D PORTION OF STREET "B", & STREETS "D" THRU "R" (PUBLIC ROAD) N.T.S. 18' 56' 18' R/W PROP. R/W PROP. 28'28' 10'10' CL 2%2% 6'6' A.C. PAVEMENT OVER A.B PROP. WEDGE CURB & GUTTER PROP. SIDEWALK PROP. WEDGE CURB & GUTTER PROP. SIDEWALK SECTION E-E PORTION OF JULIE LANE (PUBLIC ROAD) N.T.S. 26' 76' 26' TTM 37993 PROP. R/W PER TTM 37993 PROP. R/W PER 38'38' 12'12' CL 2%2% 12'20'20' PROP. RAISED MEDIAN 6'6' A.C. PAVEMENT OVER A.B PROP. BARRIER CURBPROP. BARRIER CURB PROP. SIDEWALK PROP. CURB & GUTTER PROP. SIDEWALK PROP. CURB & GUTTER SECTION A-A STREET "A" (PUBLIC ROAD) N.T.S. 22' 60' 22' R/W PROP. R/W PROP. 30'30' 8'8' 2%2% 6'6' CL A.C. PAVEMENT OVER A.B PROP. CURB & GUTTER PROP. SIDEWALK PROP. CURB & GUTTER PROP. SIDEWALK MSA CONSULTING, INC. Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET SHEETS 2 OF 1 EAST NORTH SOUTH WEST CENTERLINE EASEMENT EXISTING (E) (N) (S) (W) C/L ESMT. EX. ABBREVIATIONS ACREAGEAC CURB AND GUTTERC&G ASSESSORS PARCEL NUMBERAPN E/P EDGE OF PAVEMENT A.C.ASPHALT CONCRETE MIN.MINIMUM MAX.MAXIMUM EXISTING IRRIGATION EXISTING GAS EXISTING EASEMENT EXISTING ELECTRIC EXISTING IRRIGATION DRAIN LINE EXISTING CABLE EXISTING CONTOURS EXISTING SPOT ELEVATIONS LEGEND X EXISTING EASEMENT DELTA EXISTING LOT LINE EXISTING TELEPHONE BOUNDARYBNDRY EXISTING EDGE OF PAVEMENT M.B.MAP BOOK NUMBER PROPOSED RIGHT OF WAY TYPICAL NO. PROP. R/W TYP. P.U.E.PUBLIC UTILITY EASEMENT SF SQUARE FEET RADIUSR STANDARDSTD. P/L PROPERTY LINE N.T.S.NOT TO SCALE R-L LOW DENSITY (RESIDENTIAL) UG UNDERGROUND OVERHEADO/H OPEN SPACE / PARKSOS/PP PAGEPG. EXISTING OVERHEAD TELEPHONE EXISTING SEWER EXISTING RIGHT OF WAY PROPOSED CURB PROPOSED EASEMENT EXISTING CITY / COUNTY LIMITS EXISTING SEWER FORCE MAIN EXISTING WATER PROPOSED LOT LINE PROPOSED RIGHT OF WAY PROPOSED AND EXISTING CENTER LINE TENTATIVE TRACT MAP BOUNDARY TENTATIVE TRACT MAP NO. 38434 DATA TABLE ASSESSOR'S PARCEL NUMBER:694-310-002, 694-310-003 & 694-310-006 EXHIBIT DATE: AUGUST 25, 2023 SOURCE OF TOPOGRAPHY: ADDRESS: INLAND AERIAL SURVEYS, INC. 7117 ARLINGTON AVENUE, SUITE "A" RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY:OCTOBER 26, 2016 TELEPHONE:(951) 687-4252 PUBLIC UTILITY PURVEYORS: SOUTHERN CALIFORNIA EDISON SOUTHERN CALIFORNIA GAS COMPANY FRONTIER COMMUNICATIONS COACHELLA VALLEY WATER DISTRICT SPECTRUM COACHELLA VALLEY WATER DISTRICT UNDERGROUND SERVICE ALERT EXISTING GROSS & NET ACREAGE 93.56 AC. EXISTING ZONING: PROPOSED ZONING: EXISTING GENERAL PLAN LAND USE: PROPOSED GENERAL PLAN LAND USE: PLANNED RESIDENTIAL PLANNED RESIDENTIAL TOWN CENTER NEIGHBORHOOD LAND USE DESCRIPTION:ACREAGE: PROPOSED OPEN SPACE LOTS (LOTS "A" THRU "N")11.91 AC. 14.28 AC.PROPOSED CONDOMINIUM LOT (LOT 333) 1 EXISTING EASEMENT NOTES: ZONE "X": AREA OF MINIMAL FLOOD HAZARD AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS, COMMUNITY PANEL MAP NUMBER 06065C1595G FEMA FLOOD ZONE DESIGNATION: EFFECTIVE DATE: AUGUST 28, 2008. APPLICANT / ADDRESS: CONTACT: 1775 SKY PARK EAST, SUITE 101 IRVINE, CALIFORNIA 92614 MARC KLEIMAN EXHIBIT PREPARER: ADDRESS: MSA CONSULTING, INC. 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT:PAUL DEPALATIS, AICP TELEPHONE:(760) 320-9811 REVISIONS NO.DATE LIQUEFACTION:MODERATE LIQUEFACTION ZONE NOTES:1. TOWN CENTER NEIGHBORHOOD IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION: (760) 324-4991 (800) 427-2200 (800) 921-8101 (760) 398-2651 (877) 719-3278 (760) 398-2651 (800) 227-2600 DESCRIPTION ELECTRIC: GAS: TELEPHONE: WATER: CABLE: SEWER: USA: A PORTION OF THE EAST HALF OF SECTION 32, TOWNSHIP 4 SOUTH, RANGE 6 EAST, SAN BERNARDINO MERIDIAN. LAND OWNER: THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER. 2.THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON THIS PROPERTY. REFUGE PALM DESERT, LLC FOR ROADWAY AND PUBLIC UTILITY PURPOSES, PER DOCUMENT NO. 86352, REC. 10/15/1960, O.R. (PLOTTED HEREON) AN EASEMENT UP TO 50' RESERVATION IN FAVOR OF THE UNITED STATES OF AMERICA, PROPOSED CLUBHOUSE LOT (LOT "O")4.74 AC. PROPOSED RESIDENTIAL LOTS (LOTS 1 THRU 332)40.93 AC. N.T.S. VICINITY MAPBOB HOPE DRIVEGERALD RAMON ROAD FRANK MONTEREYPORTOLAAVENUEAVENUEDINAH SHORE COUNTRY CLUB DRIVE IN T E R S T A T E 1 0 CITY OF RANCHO COOK STREETMIRAGE CITY OF PALM DESERT DRIVE SINATRA DR. FORD DRIVE SITE INDEX MAP SCALE: 1" = 300' 2 FOR ROADWAY AND PUBLIC UTILITY PURPOSES, PER BK. 4811, PG. 137, REC. 05/06/1959, O.R. (PLOTTED HEREON) AN EASEMENT UP TO 33' RESERVATION IN FAVOR OF THE UNITED STATES OF AMERICA, SHEET MATCHLINE - SEE SHEET NO. 2 PHASING MAP SCALE: 1" = 350' PROPOSED STREETS (STREETS "A" THRU "R")21.70 AC. 3.ALL STREETS TO BE DEDICATED TO THE CITY FOR PUBLIC ACCESS AND UTILITY INSTALLATION AND ALL LETTERED LOTS (A THROUGH O) TO BE RETAINED BY OWNERSHIP FOR STORM DRAIN AND LANDSCAPE PURPOSES WITH HOA MAINTENANCE RESPONSIBILITY.R:\2636\Acad\Planning\Tentative Map\2636 TTM 38434.dwg, 8/25/2023 12:47:46 PM, dgallerani, MSA Consulting, Inc. STREET " O " STREET "G"STREET "G"STREET "G"STREET " J " STRE E T " P " LOT "G" CLUBHOUSE LOT "O" WOODWARD DRIVE N 00°01'09" W 3332.57'N 00°02'47" E 1332.86'N 89°53'06" E 1323.12' EX. PROJECT BOUNDARY & LOT LINEEX. PROJECT BOUNDARY& LOT LINE150 168 169 170 171 172 173 174 175 176 177 178 184 183 182 181 180 179 157 158 159 160 161 162 163 164 165 166 167 151 152 153 154 155 156 190 189 188 187 186 185 197 196 195 194 193192191 205 204 203 202 201 200 199 198 215 214 213 212 211 210209208207206 226 225 224 223 222 221 220 219 218 217 236235 234233232231230229228227 246 245 244 243 242 241 240 239 238 237 255254253252251250249248 247 256 257 258 259 260 261 262263264265266267268 269 270 271 272 273 274 275 276277278279 280 281 282 283 284 285 286 287 288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306 307 308 309 310 311 312313314 315 316 317 318 319 320 321 322 323 324 325 326 327 328 329 332 331 330 2 3 4 5 8 7 6 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 3233343536373839404142434445 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 216 STREE T " Q " STREET "L" STREET "N"STREET "M"STREET "H"4,450 SF 8,696 SF 8,690 SF 6,913 SF 6,066 SF 5,922 SF 5,926 SF 5,648 SF 5,652 SF 5,655 SF 5,941 SF 5,945 SF 5,665 SF 5,667 SF 5,954 SF 6,056 SF 6,015 SF 5,983 SF 6,101 SF 5,970 SF 5,688 SF 5,691 SF 5,979 SF 5,982 SF 5,700 SF 5,703 SF 7,263 SF 10,362 SF 13,634 SF 8,423 SF 6,373 SF 5,699 SF 5,692 SF 5,684 SF 5,677 SF 5,670 SF 6,134 SF 6,120 SF 5,642 SF 5,635 SF 5,627 SF 5,896 SF 7,789 SF 9,882 SF 9,830 SF 7,740 SF 5,851 SF 5,605 SF 5,604 SF 5,883 SF 5,882 SF 5,601 SF 5,599 SF 5,919 SF 6,265 SF 6,413 SF 5,882 SF 5,592 SF 5,591 SF 5,590 SF 5,868 SF 5,587 SF 5,586 SF 5,864 SF 6,356 SF 7,901 SF 4,369 SF 4,642 SF 4,567 SF 4,811 SF 4,650 SF 4,650 SF 5,596 SF 6,151 SF5,497 SF 5,115 SF 6,572 SF 4,692 SF 4,650 SF 4,650 SF 4,650 SF 5,433 SF 5,607 SF 6,935 SF 7,207 SF 5,804 SF 5,580 SF 5,580 SF 5,580 SF 5,580 SF 6,045 SF 6,285 SF 6,513 SF 6,762 SF 5,614 SF 5,580 SF 5,580 SF 6,328 SF 7,054 SF 6,960 SF7,137 SF 5,651 SF 5,254 SF 5,202 SF 5,110 SF 5,110 SF5,622 SF 5,770 SF 5,244 SF 5,264 SF 5,123 SF 5,279 SF 5,279 SF 5,839 SF 4,535 SF4,150 SF4,306 SF 4,402 SF 4,669 SF 4,832 SF 4,588 SF 5,881 SF 4,316 SF 3,901 SF 3,901 SF 3,961 SF 4,172 SF 4,172 SF 4,019 SF 4,536 SF 5,468 SF 4,806 SF5,186 SF5,487 SF5,632 SF 5,091 SF 5,401 SF 5,147 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 5,572 SF 9,449 SF4,650 SF4,650 SF4,650 SF4,650 SF5,115 SF 9,449 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 4,650 SF 5,115 SF 5,229 SF4,650 SF4,650 SF4,650 SF4,650 SF4,650 SF4,650 SF4,650 SF4,650 SF5,572 SF 5,467 SF 4,650 SF 4,723 SF 4,866 SF 5,055 SF 5,376 SF 5,649 SF 5,744 SF 5,082 SF 5,411 SF 3,901 SF 3,901 SF 3,901 SF3,957 SF4,042 SF4,042 SF4,042 SF3,942 SF3,901 SF4,535 SF 4,203 SF 3,901 SF 3,955 SF 4,166 SF 4,290 SF 4,514 SF 4,885 SF 5,058 SF 5,313 SF 6,077 SF 5,770 SF 5,206 SF 5,110 SF 5,110 SF 5,110 SF 5,110 SF4,838 SF5,268 SF 5,421 SF 4,892 SF 5,244 SF 5,244 SF 4,989 SF 5,110 SF 5,622 SF 6,068 SF 5,789 SF 6,242 SF 7,363 SF 6,412 SF6,398 SF 10,326 SF 8,571 SF 8,174 SF 7,895 SF 7,581 SF 7,253 SF 5,085 SF 5,155 SF 5,155 SF 5,155 SF 5,155 SF 5,155 SF 5,259 SF 4,650 SF 4,650 SF 5,563 SF 6,378 SF 7,025 SF 6,799 SF 7,080 SF 6,872 SF 6,584 SF 6,397 SF 6,595 SF 5,828 SF 5,771 SF 4,650 SF 4,650 SF 4,953 SF 5,062 SF 5,062 SF 5,062 SF 5,569 SF 4,996 SF 6,789 SF 10'10'36'10'56'10'36'10'56'10'36'10'56'R = 150.0'R = 300.0'R = 150.0'R = 300.0'R = 300.0'R = 300.0'= 300.0'R = 300.0' R = 1 01 0 .0'R = 510.0' R = 400.0' R = 4 0 0 .0 'R = 285.0' R = 400.0' R = 400.0' R = 3 0 0 .0 ' R = 2 0 0 .0 '0'R = 450.0'R = 200.0'R = 290.0'10'36'10' 56' 10'36'10' 56' 20'13 '64'77'58' 52'68'21'37' 60'76'67' 55'21'78'70' 57'121'88'21'55'93'78'56'83'41'21'68'93'76'60'93'45'21'78'2 1 ' 41'83'56'68'93' 5 5 '93'93' 5 0 '93'93'93'4 8 '93'93' 4 8 '93'93'55'93'93'76' 49'99'106' 60'106'100' 60'100' 6 0 '94' 65'94' 6 5 '94' 43'118'121'107'118'51'97'53'107'61'93'50'97'93'50'93'93'50'93'93'55'93'18'96'65 '94'72'94'59'105'79'105'58'95'60'95'93'60'93'60'93'60'93'60'93'61'93'93'41' 32'124'55'99'65'93'65'93'51'99'50'93'60'93'60'93'50'93'50'93'60'93'60'93'50'93'50'93'60'93'60'93'50'93'50'93'60'93'60'93'93'63'96'59'93'65'93'50'96'62'107'21'107'98'93'22'78'101'14'97' 60'116'63'101'60'108' 62'116'5 8 '103' 77'108' 5 8 '103'78'21'68'98'45'21'88'4 9 '101'97'97'93' 50'93' 50'93' 50'93' 50'93'93' 93 ' 5 0'93 ' 9 3 '50'9 3 ' 9 3 ' 9 3 '50'9 3 ' 93'55'9 3 '78'21'93' 46 '21'125'58'131'48'93'93' 50'93' 50'93' 5 7 '131'88'113' 50'93' 50'93' 4 8 '93' 9 3 ' 5 9 '113' 1 1 0 '49'9 3 ' 9 3 '49'9 3 ' 93 ' 10 6 '59'1 1 0 ' 93'49'93 ' 93'49'93' 102'59'10 6 ' 93'49'93' 99'59'102' 93' 93' 93'54'93'54'100' 99'73'49'93'93'49'93'64'93'93'93'93'49'93'93'48'93'93'53'93'104'4 5'83'83'4 8 '90'46'90'96'96'57'88'46'88'56'86'86'84'84'53'83'47'83'47' 47'83'48' 46'83'4 6 '84'88'4 6 '88'93' 4 6 '93' 56'101' 4 6 '101'96'96' 47'93'93' 41'18'99'93' 5 3 '93'93'93'5 0 '93'93'5 0 '93'93' 5 0 '93' 5 0 '93'49'93'54'93'17' 4 1 '83'49'91'55'94'44'21'93'47'83'47'83'50'110'52'94'47'83'47'83'50'116'110'47'83'47'83'50'107'52'116'47'83'48'83'5 0 '100'55'107'4 7'83'83'5 0'96'54'100'4 7'83'83'50'93'54'96'47'83'83'49'93'52'93'47'83'48'83'50'93'50'93'47'83'47'83'60'78'21'45'93'41'21'68'56'83'49'94'54'93'50'99'58'94'49'108'58'99'50'107'108'50'95'52'107'55'93'20' 4 5'95'52'83'52'83'47'83'47'83'47'83'47'83'47'83'49'83'47'83'83'47'83'83'46'83'50'83'58'93'55'105'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'50'93'46'21'78'58'93'55'93'55'93'50'93'50'93'93'50'93'93'50'93'93'50'93'93'50'93'93'50'93'93'50'93'132'93'55'93'55' 50'93'50' 50'93'50' 50'93'50' 50'93'50' 132'93'2 1 ' 46' 58'78'50' 50'93'50' 50'93'50' 50'93'50' 50'93'50' 50'93'55'98'55'93'5 4 '117' 1 4 3 ' 5 9 '94'96'117'94'66'94'60'94'60'94'60'94'60'94'60'94'60'94'65'94'65'94'116'54'1 4 2 ' 94'59'116'96'93'60'94'65'93'60'93'60'93'60'93'60'93'63'93'63'93'63'93'63'93'60'93'60'93'60'93'60'96' 93'63'95' 96'63'99' 93'75'93'63'93'63'93'60'93'60'93'60'93'60'93'63'93'63'93'60'93'60'93'60'93'60'93'60'93'60'93'63'94'63'94' 101'65'25 ' 99'64' 99'67'1 0 1 ' 49' 8 2 ' 47' 9 4 ' 48' 1 0 1 '42'10'7 8 ' 50' 9 4 '52'8 6 ' 10' 45' 9 3 ' 50' 9 3 '50'9 3 '50'9 3 '50'9 3 ' 9 3 ' 61' 9 6 ' 9 6 ' 41'46'55'93'55' 51'93'93'21'65'94'65'94'60'95'60'94'60'95'60'95'60'95'60'95'60'95'60'95'60'95'60'95'98'74'95'59'110'21'81'98'5 3' 159'61'78'145'59' 107'114'159' 95'89'107' 95'60'95'60'95'60'95'60'95'63'95'63'95'63'95'63'95'60'95'60'95'60'95'60'95'63'95'63'101'63'95'63'95'60'101' 100'60'95' 95'63'100' 94'63'95'63'94'60'94'60'94'60'94'60'94'63'94'63'94'63'94'63'94'60'94'60'94' 94'60'94'60'94'60'94'63'94'63'94'63'94'63'116'116'63'155'155'63'121'121'63'101'66'101'63'94'63'68' 56'78'60'59'65'5 3 '72'7 7 '99'63'65'1 7 6'1 7 6' 50'50'50'50'50'50' 9 8 '60'60'60'59'62'62'63'74' 52' 68' 45'66'85'86'87'6 5 '62'62'62'61'62'62'51'7 2 '67' 91 ' 8 8 '54'54' R =6 1 'R=6 1 'R=61'R=48'R=48'R=48'R=48'R=48'R=48'R=48'51 '51 '51 ' 5 1 '65'59'59'5 9 '5 1 '6 9 '7 7 '5 9 '69' 72' 7 1 '5 7 '6 5 '4 9 '59 ' 6 0 '6 6 '81 ' 6 4 ' 6 4 '6 1 '5 0 '6 2 ' 5 8 '6 0 ' 6 0 '6 0 ' 6 0 '7 2 ' 54'5 4'5 5 ' 5 6 '6 2 '7 1 ' 5 0 '6 8 '206,538 SF 4.74 AC. LOT "L" 52,150 SF 1.20 AC. LOT "I" 2,752 SF 0.06 AC. LOT "J" 2,905 SF 0.07 AC. LOT "M" 2,767 SF 0.06 AC. LOT "O" 22,474 SF 0.52 AC. LOT "F" 4,227 SF 0.10 AC. LOT "K" 210,048 SF 4.82 AC. LOT "K" LOT "K"R = 61'R = 48'71' 64' 65' 56' 83' 46' 64' 75' 84' 75' 66'60' 53' 57' 60' 60' 50' 65' 46'46' 70' 56' 51' 8 1 '50' 60' 60' LOT "H"2,851 SF / 0.07 AC. LOT "N" 1,939 SF 0.04 AC.R = 6 1 ' R = 61'R = 61'D D D D D D D 10'36'10' 56' D D 10'36'10' 56'STREET " R"10'36'10'56'10 ' 36 ' 10 ' 56' 1 0 'CSTREET "J"STREET "I"STREET "H"S T R E E T "K " GERALD FORD DRIVE SHEET 2 SHEET 1 NOPARKINGNOPARKING NOPARKING NOPARK ING NOPARKING COMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARCOMPACTCARMSA CONSULTING, INC. Civil Engineering Land Surveying Landscape ArchitecturePlanning Environmental Services Dry Utility Coordination GIS 34200 Bob Hope Drive Rancho Mirage, CA 92270 | 760.320.9811 | MSAConsultinginc.com SHEET SHEETS 2 OF 2 EAST NORTH SOUTH WEST CENTERLINE EASEMENT EXISTING (E) (N) (S) (W) C/L ESMT. EX. ABBREVIATIONS ACREAGEAC CURB AND GUTTERC&G ASSESSORS PARCEL NUMBERAPN E/P EDGE OF PAVEMENT A.C.ASPHALT CONCRETE MIN.MINIMUM MAX.MAXIMUM EXISTING IRRIGATION EXISTING GAS EXISTING EASEMENT EXISTING ELECTRIC EXISTING IRRIGATION DRAIN LINE EXISTING CABLE EXISTING CONTOURS EXISTING SPOT ELEVATIONS LEGEND X EXISTING EASEMENT DELTA EXISTING LOT LINE EXISTING TELEPHONE BOUNDARYBNDRY EXISTING EDGE OF PAVEMENT M.B.MAP BOOK NUMBER PROPOSED RIGHT OF WAY TYPICAL NO. PROP. R/W TYP. P.U.E.PUBLIC UTILITY EASEMENT SF SQUARE FEET RADIUSR STANDARDSTD. P/L PROPERTY LINE N.T.S.NOT TO SCALE R-L LOW DENSITY (RESIDENTIAL) UG UNDERGROUND OVERHEADO/H OPEN SPACE / PARKSOS/PP PAGEPG. EXISTING OVERHEAD TELEPHONE EXISTING SEWER EXISTING RIGHT OF WAY PROPOSED CURB PROPOSED EASEMENT EXISTING CITY / COUNTY LIMITS EXISTING SEWER FORCE MAIN EXISTING WATER PROPOSED LOT LINE PROPOSED RIGHT OF WAY PROPOSED AND EXISTING CENTER LINE TENTATIVE TRACT MAP BOUNDARY TENTATIVE TRACT MAP NO. 38434 EXHIBIT DATE: AUGUST 25, 2023 REVISIONS NO.DATE IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA DESCRIPTION N.T.S. VICINITY MAPBOB HOPE DRIVEGERALD RAMON ROAD FRANK MONTEREYPORTOLAAVENUEAVENUEDINAH SHORE COUNTRY CLUB DRIVE IN T E R S T A T E 1 0 CITY OF RANCHO COOK STREETMIRAGE CITY OF PALM DESERT DRIVE SINATRA DR. FORD DRIVE SITE INDEX MAP SCALE: 1" = 300' SHEET MATCHLINE - SEE SHEET NO. 1 R:\2636\Acad\Planning\Tentative Map\2636 TTM 38434.dwg, 8/25/2023 12:48:07 PM, dgallerani, MSA Consulting, Inc. Page 1 of 7 CITY OF PALM DESERT STAFF REPORT MEETING DATE: September 5, 2023 PREPARED BY: Anna Dan, Associate Planner REQUEST: CONDUCT A PUBLIC HEARING AND ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVAL OF A TENTATIVE PARCEL MAP (TPM) AND CONDITIONAL USE PERMIT (CUP) TO ALLOW THE CONVERSION OF AN EXISTING FOUR-UNIT APARTMENT DEVELOPMENT INTO FOUR RESIDENTIAL CONDOMINIUM UNITS LOCATED AT 74375 EL CAMINO RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution No. 2842 to: 1. Adopt a Notice of Exemption for a Class 1 Categorical Exemption in accordance with CEQA Guidelines Section 15301(k), Existing Facilities. 2. Approve TPM23-0004 and CUP23-0011 to allow the conversion of an existing four-unit apartment development into four residential condominium units, subject to findings and conditions. EXECUTIVE SUMMARY: The proposed project is a request by Shana Shamloo (Applicant) for consideration of a Tentative Parcel Map (TPM) and Conditional Use Permit (CUP) to convert an existing four- unit apartment development into four residential condominium units at 74375 El Camino and find that the project is exempt from further CEQA review. The current development is a four- unit apartment complex comprised of two duplexes totaling 4,383 square feet. The project requires approval of two entitlements consisting of: 1. TPM23-0004: A TPM is required to subdivide the existing four (4) apartments into four (4) condominium units, outlining the unit boundaries and common areas. 2. CUP23-0011: A CUP is required to facilitate the proposed land use and the requirements of the condominium conversion. The proposed condominium conversion complies with the intent and objectives of the applicable zoning requirements and is compatible with surrounding land uses, subject to the conditions established in the approval. BACKGROUND/ANALYSIS: a) Property Description: The project site is an existing four-unit apartment development located on the south side of El Camino, approximately 418 feet east of Panorama Drive. The site is comprised of one 0.22-acre parcel containing two, two-story duplex buildings with a combined floor area of 4,383 square feet (sf). The building on the City of Palm Desert Case Nos. TPM23-0004/CUP23-0011 Condominium Units Page 2 of 7 western boundary contains units 1 and 2, each with 1,225 sf of living space with one bedroom and two bathrooms. The building on the southern boundary contains units 3 and 4, each with 966 sf of living space with one bedroom and two bathrooms. The apartments were constructed in 1974. The buildings face an internal courtyard, which includes a pool and spa. There is also a small enclosure with a shared laundry facility on the north end of the westerly building. The project site is enclosed by a fence wall that varies from 6’-0” to 7’-5” tall. The project has undergone several recent improvements, including a roof replacement in February, a bathroom remodel in March, and the replacement of all four units’ electrical panels in June 2023. These building improvements conform to the 2022 California Building Code. All other improvements have been cosmetic, per the Applicant’s building report in the Project Exhibits. The project site has seven (7) parking spaces; four (4) are covered by a carport, and three (3) are open spaces accessible from El Camino. However, one of the open parking spaces is nonconforming as it is obstructed by an existing landscaped area containing a pair of palm trees. All the apartment units have been vacant since November 2022. Previously, the project site operated as a short-term rental property; however, the permits were allowed to lapse since apartments cannot be rented out short term in the R-3 zone. b) Current Zoning & General Plan Land Use Designation: Table 1 – Adjacent Land Use and Designations Existing Uses General Plan Zoning Project Site Residential Apartments Town Center Neighborhood Multifamily Residential District (R-3) North Residential Condominiums Town Center Neighborhood Multifamily Residential District (R-3) South Residential Apartments Town Center Neighborhood Multifamily Residential District (R-3) East Residential Apartments Town Center Neighborhood Multifamily Residential District (R-3) West Residential Apartments Town Center Neighborhood Multifamily Residential District (R-3) Project Description: The project is a TPM and CUP request by the Applicant to convert an existing four-unit apartment development into four condominium units located at 74375 El Camino. Analysis: In accordance with Palm Desert Municipal Code (PDMC) Section 25.34.050, residential condominium conversions are permitted in any zoning district where condominium uses are permitted subject to the approval of a CUP, TPM, and the supplemental requirements of Residential Condominium Conversions. Approval of a condominium conversion is subject to the findings listed under PDMC 25.72.050 and 25.72.060. As part of the review process, City City of Palm Desert Case Nos. TPM23-0004/CUP23-0011 Condominium Units Page 3 of 7 staff and the Planning Commission will review the project and make findings based on the following: A. Land Use Compatibility The subject property is zoned R-3, which permits condominiums with the approval of a CUP as per Section 25.10.030 of the PDMC. The existing apartments comply with the allowable residential density of seven (7) to 40 dwelling units per acre, which would permit up to nine (9) dwellings on the project site. The existing structures and recent site improvements are compatible with the established character of the neighborhood, which is primarily composed of multifamily apartments and condominiums. Figure 1 demonstrates that the existing building conforms to R-3 development standards. While the existing side yard setback encroaches ten inches (10”) of the westerly setback, it does not have a significant impact on the existing neighborhood in conjunction with the proposed conversion. Figure 1 – Project Development Standard Conformance Standard R-3 Zone Project Conforms Lot Coverage 75% 38% Yes Height 40 feet 24 feet Yes Front Setback 10 feet 10 feet Yes Rear Setback 10 feet 10 feet Yes Side Setback 8 feet (combined 10 feet) Street Side Setback 10 feet N/A Parking 8 spaces (2 per unit) 6 spaces, 1 nonconforming No Open space 300 square feet Approximately 6,800 square feet Yes B. Site Plan The property is suitable for the intended use, as it has the appropriate size, shape, topography, location, and utilities. The surrounding area consists of similar multifamily residential structures, primarily apartments. The property has no outstanding code compliance violations. The conversion to condominiums would not result in any modifications to the building footprint or site exterior and would fit within the context of the neighborhood. Access to the condominiums is available from two different vehicular entrances off El Camino. C. Parking According to the regulations of PDMC Section 25.46.040, the proposed condominiums will require a total of eight (8) parking spaces based on a rate of two (2) parking spaces per dwelling unit. Currently, the project site has seven (7) parking spaces, one of which is nonconforming due to its irregular shape and landscape area encroachment. The Applicant has submitted a parking memorandum prepared by a civil engineer justifying a reduction of the parking standard by two (2) stalls at a rate of 1.5 spaces per unit, resulting in a parking requirement of six (6) spaces. According to the memorandum, the project site’s current usage demands four to five (4-5) spaces based on Institute City of Palm Desert Case Nos. TPM23-0004/CUP23-0011 Condominium Units Page 4 of 7 of Transportation Engineers (ITE) and Urban Land Institute (ULI) parking methodologies to justify that the six (6) existing spaces would satisfy the parking requirement. D. Condominium Conversion Standards The PDMC requires the following as part of a condominium conversion: • Tenant Notification: Tenants are required to be notified of the proposed conversion in accordance with the Subdivision Map Act. Tenants must also be notified of all public hearings related to the matter. There are currently no tenants residing in the units, and none have been since November 2022. • Tenant purchase option: Pursuant to Government Code Section 66427.1 of the Subdivision Map Act, the property owner is required to provide each tenant of a unit to be converted with a 90-day right of first refusal to purchase their respective unit. There are currently no tenants within the building and as such, this requirement does not currently apply. • Tenant Relocation Plan: Since no tenants are residing in the units, a tenant relocation plan is not required. • Consumer Protection: Protection provisions such as relocation assistance are not required since there are no tenants. • Conditions of the existing structure: The Applicant has demonstrated that the existing structures are in good condition based on provided pest inspection reports, plans, and building history reports. The City has conditioned the Applicant to provide future buyers with a housing inspection report providing details of the structural conditions and use life of all elements of the property. Public Input: Public noticing was conducted for the September 5, 2023, Planning Commission meeting in accordance with the requirements of PDMC Section 25.60.060 and in accordance with Government Code Sections 65090 to 65094. A public hearing notice was published a minimum of ten (10) days prior to the hearing date on Friday, August 25, 2023, in The Desert Sun newspaper. Notices were mailed to all property owners within 300 feet of the project site for a total of 55 public hearing notices. Staff has not received any public comments at the time of writing this report. Environment Review: City staff has reviewed the project in accordance with CEQA and determined that the project is exempt from environmental review pursuant to Section 15301(k) Existing Facilities (Class 1) of the State CEQA Guidelines. Class 1 applies to projects involving the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features involving negligible or no expansion of existing or former use. Subsection K permits the division of existing multiple- family residences into common-interest ownership. The project proposes converting an existing apartment development into residential condominiums, which would not alter or expand the existing building footprint. The project is consistent with the Town Center Neighborhood General Plan designation, as well as the R-3 zoning designation. City of Palm Desert Case Nos. TPM23-0004/CUP23-0011 Condominium Units Page 5 of 7 Pursuant to Section 15300.2 of the CEQA Guidelines, a Class 1 exception may not be used if the project falls into any exceptions: 1. Location: The project qualifies as a Class 1 exemption, which is not listed as one of the classes under 15300.2 (A). The project is not located on a site where it may have an adverse impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project site will not impact designated environmental or biological resources as it is not located within a conservation area, as identified by the (MSHCP). 2. Cumulative Impact: The project will not have a cumulative impact on the environment. The proposal does not propose any structural changes to the site, which would result in increased square footage or a demand for more resources. The project is deficient two (2) parking spaces; however, the parking study identifies a need for only four or five (4-5) spaces instead of the required eight (8) by the PDMC. 3. Significant Effect: There are no unusual circumstances identified in relation to the proposed use or project site, which would result in a significant impact on the environment. The project site is not located within a flood zone per the latest FEMA Flood Zone Maps. The project site is located within an Urban Unzoned area per Fire Hazard Severity Zone maps depicted in Figure 8.5 on Page 119 of the General Plan. The project site is not identified within an Alquist-Priolo Fault Zone per the latest maps on file with the California Department of Conservation; the nearest fault zone is the San Andreas Fault located north of the Palm Desert City Limits 4. Scenic Highways: The project site is not located within proximity of any officially designated state Scenic Highway. The nearest officially designated scenic highway is Highway 74, south of Highway 111, located approximately 1.4 miles west of the site. 5. Hazardous Waste Site: The project site has not been identified as a hazardous waste site per maps and databases provided by the California Department of Toxic Substances Control (DTSC). 6. Historical Resources: The project site does not contain any structure or title that would designate it as a historical resource. Therefore, the project will not cause a substantial adverse change in the significance of a historical resource. Findings of Approval: In accordance with PDMC 25.72.060 (C), the following findings are required before granting a TPM/CUP for a residential condominium conversion: 1. The condominium conversion project is consistent with the applicable findings specified in PDMC Section 25.72.050 Conditional Use Permits. i. That the proposed location of the conditional use is in accordance with the objectives of this title and the purpose of the district in which the site is located. City of Palm Desert Case Nos. TPM23-0004/CUP23-0011 Condominium Units Page 6 of 7 The project is located in the Multifamily Residential District (R-3) where residential condominiums are permitted with a CUP. The R-3 zoning district is intended for moderate to high-intensity neighborhood development and mixed uses near retail and commercial services. The surrounding area primarily consists of residential apartments and condominiums, which makes the four- unit apartment, constructed in 1974, appropriate for the existing neighborhood. The proposed conversion of the residential condos will not affect the current structures or building footprint. ii. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. The proposed condominium conversion will not be detrimental to public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. No additional square footage or structural alterations are proposed. iii. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The proposed condominium conversion shall comply with the objective requirements of the zoning ordinance. While the land use satisfies the intent and purpose of the R-3, there are certain development standards to which the existing structures do not conform. Firstly, the project site does not meet the minimum parking requirement. The zoning ordinance requires eight (8) spaces, and there are only seven (7), one of which is irregularly shaped. The Applicant is seeking a parking reduction from two (2) spaces to 1.5 spaces per unit for a total requirement of six (6) spaces. The parking memorandum demonstrates the six (6) existing parking spaces are sufficient to support the use. Additionally, one (1) of the apartment buildings encroaches approximately ten (10”) inches into the required eight-foot (8’) side-yard setback. Both nonconformities exist; however, and do not pose adverse impacts on the neighboring properties. iv. That the proposed conditional use complies with the goals, objectives, and policies of the City’s General Plan. The project site has a General Plan land use designation of Town Center Neighborhood. This land use designation is intended to provide a range of single-family and multifamily residential uses organized along walkable streetscapes with commercial and retail activity within walking distance. The project would convert an existing four (4) apartment units into four (4) condominium units with the units maintaining the same building footprint. The proposed conversion enacts City Goal 5 of the General Plan Land Use Element by preserving and improving the existing housing stock, enabling additional opportunities of homeownership for the Palm Desert residents, and supporting a mix of potential housing types. City of Palm Desert Case Nos. TPM23-0004/CUP23-0011 Condominium Units Page 7 of 7 2. That the Applicant does not seek to convert an apartment complex or development, which received a Certificate of Occupancy for any unit, located therein within the preceding 12 months. The existing fourplex was originally constructed in 1974. A Certificate of Occupancy has not been issued for any unit located in the development within the preceding 12 months. 3. That the average rental vacancy rate in apartment dwelling units within the City during the 24 months preceding the filing of the application is equal to or greater than five percent (5%). Upon submission of the application, the City Manager or designee shall obtain, at Applicant’s sole expense, a written study or report from an objective, unbiased third party which provides such studies and/or reports as part of its ordinary course and scope of business on a statewide or nationwide basis, which, in the reasonable opinion of the City Manager or designee, reflects that the average rental vacancy rate in apartment units then available in the City is five percent (5%) or higher. If the average rental vacancy rate in the City during the 24 months preceding the filing of the application is less than five percent (5%) or if as a result of the approval of said condominium conversion the vacancy rate would be less than five percent (5%), the condominium conversion project shall be denied unless the Commission/Council determines that at least one of the following overriding considerations exist: i. Evidence has been submitted that at least 50 percent plus one of the eligible tenants has voted to recommend approval of the conversion. ii. That the evidence presented to the Commission/Council as part of the application for the project overwhelmingly complies with the policies and intent of this chapter. Applicants shall be able to request that the Commission/Council allow for a condominium conversion project to be considered for approval where the vacancy rate and/or tenant approval percentage requirements have not been met but have been substantially complied with. The proposed condominium conversion is exempt from these vacancy requirements as it seeks to convert an existing project containing four (4) units in accordance with PDMC Section 25.34.050(K)(4). REVIEWED BY: Department Director: Richard D. Cannone, AICP Principal Planner: Nick Melloni, AICP ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2842 2. Public Hearing Notice 3. CEQA Notice of Exemption 4. Statement of Use 5. Project Plans PLANNING COMMISSION RESOLUTION NO. 2842 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AND APPROVING A TENATIVE PARCEL MAP (TPM) AND CONDITIONAL USE PERMIT (CUP) TO ALLOW THE CONVERSION OF AN EXISTING FOUR-UNIT APARTMENT DEVELOPMENT INTO FOUR RESIDENTIAL CONDOMINIUMS LOCATED AT 74375 EL CAMINO CASE NOS. TPM23-0004/CUP23-0011 WHEREAS, Shana Shamloo (“Applicant”) submitted a TPM and CUP application to convert an existing four-unit (4) apartment development into four (4) residential condominium units located at 74375 El Camino (“Project”); and WHEREAS, condominium conversions are allowed in any district in which condominium uses are permitted, subject to the approval of a CUP, TPM, and all other provisions and requirements of Palm Desert Municipal Code (PDMC) 25.34.050; and WHEREAS, the proposed Project substantially conforms to the General Plan land use designation of the Town Center Neighborhood and development standards listed in the City’s Zoning Ordinance for the Multifamily Residential (R-3) zoning district; and WHEREAS, the proposed Project is compatible with the uses in the vicinity of the location on El Camino and conforms to the zoning designation and overlay district; and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.), and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the proposed Project; and WHEREAS, the said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of CEQA” Resolution No. 2019-41, in that the Director of Development Services has determined that the Project will not have a significant impact on the environment and that the Project is categorically exempt under Article 19, Section 15301 Existing Facilities (Class 1) of the CEQA Guidelines, and is not subject to any exceptions as identified in CEQA Guidelines Section 15300.2; therefore, no further environmental review is necessary; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5th day of September 2023, hold a duly noticed public hearing to consider the request by the Applicant for approval of the above-noted Project request, subject to conditions; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: PLANNING COMMISSION RESOLUTION NO. 2842 2 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Findings on Condominium Conversion Permit. Under PDMC Section 25.72.060(C), the findings for the residential condominium conversions are the following: 1. That the condominium conversion project is consistent with the applicable findings specified in PDMC Section 25.72.050 Conditional Use Permits. i. That the proposed location of the conditional use is in accordance with the objectives of this title and the purpose of the district in which the site is located. The project is located in the Multifamily Residential District (R-3) where residential condominiums are permitted with a CUP. The R-3 zoning district is intended for moderate to high-intensity neighborhood development and mixed uses near retail and commercial services. The surrounding area primarily consists of residential apartments and condominiums, which makes the four- unit apartment, constructed in 1974, appropriate for the existing neighborhood. The proposed conversion of the residential condos will not affect the current structures or building footprint. ii. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. The proposed condominium conversion will not be detrimental to public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. No additional square footage or structural alterations are proposed. iii. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The proposed condominium conversion shall comply with the objective requirements of the zoning ordinance. While the land use satisfies the intent and purpose of the R-3, there are certain development standards to which the existing structures do not conform. Firstly, the project site does not meet the minimum parking requirement. The zoning ordinance requires eight (8) spaces, and there are only seven (7), one of which is irregularly shaped. The Applicant is seeking a parking reduction from two (2) spaces to 1.5 spaces per unit for a total requirement of six (6) spaces. The parking memorandum demonstrates the six (6) existing parking spaces are sufficient to support the use. Additionally, PLANNING COMMISSION RESOLUTION NO. 2842 3 one (1) of the apartment buildings encroaches approximately ten (10”) inches into the required eight-foot (8’) side-yard setback. Both nonconformities exist; however, and do not pose adverse impacts on the neighboring properties. iv. That the proposed conditional use complies with the goals, objectives, and policies of the City’s General Plan. The project site has a General Plan land use designation of Town Center Neighborhood. This land use designation is intended to provide a range of single-family and multifamily residential uses organized along walkable streetscapes with commercial and retail activity within walking distance. The project would convert an existing four (4) apartment units into four (4) condominium units with the units maintaining the same building footprint. The proposed conversion enacts City Goal 5 of the General Plan Land Use Element by preserving and improving the existing housing stock, enabling additional opportunities of homeownership for the Palm Desert residents, and supporting a mix of potential housing types. 2. That the Applicant does not seek to convert an apartment complex or development, which received a Certificate of Occupancy for any unit, located therein within the preceding 12 months. The existing fourplex was originally constructed in 1974. A Certificate of Occupancy has not been issued for any unit located in the development within the preceding 12 months. 3. That the average rental vacancy rate in apartment dwelling units within the City during the 24 months preceding the filing of the application is equal to or greater than five percent (5%). Upon submission of the application, the City Manager or designee shall obtain, at Applicant’s sole expense, a written study or report from an objective, unbiased third party which provides such studies and/or reports as part of its ordinary course and scope of business on a statewide or nationwide basis, which, in the reasonable opinion of the City Manager or designee, reflects that the average rental vacancy rate in apartment units then available in the City is five percent (5%) or higher. If the average rental vacancy rate in the City during the 24 months preceding the filing of the application is less than five percent (5%) or if as a result of the approval of said condominium conversion the vacancy rate would be less than five percent (5%), the condominium conversion project shall be denied unless the Commission/Council determines that at least one of the following overriding considerations exist: i. Evidence has been submitted that at least 50 percent plus one of the eligible tenants has voted to recommend approval of the conversion. ii. That the evidence presented to the Commission/Council as part of the application for the project overwhelmingly complies with the policies and intent of this chapter. Applicants shall be able to request that the Commission/Council PLANNING COMMISSION RESOLUTION NO. 2842 4 allow for a condominium conversion project to be considered for approval where the vacancy rate and/or tenant approval percentage requirements have not been met but have been substantially complied with. The proposed condominium conversion is exempt from these vacancy requirements as it seeks to convert an existing project containing four (4) units in accordance with PDMC Section 25.34.050(K)(4). SECTION 3. CEQA. The application has complied with the requirements of the “City of Palm Desert Procedure for Implementation of CEQA” Resolution No. 2019-41, in that the Planning Commission finds that the project is exempt from CEQA per Section 15301(k) of the State CEQA guidelines as the project is a Class 1 Existing Development. Class 1 is intended for projects involving the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. Subsection K permits the division of existing multiple-family residences into common-interest ownership. As analyzed, the project proposes converting an existing apartment development into residential condominiums, which would not alter or expand the existing building. The proposed project complies with the development standards within the R-3 zoning designation and does not result in any additional square footage. Additionally, the project is not subject to any of the exceptions for categorical exemptions identified in CEQA Guidelines Section 15300.2: 1. The project qualifies as a Class 1 exemption, which is not listed as one of the classes under 15300.2 (A). The project is not located on a site where it may have an adverse impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project site will not impact designated environmental or biological resources as it is not located within a conservation area as identified by the (MSHCP). 2. The project will not have a cumulative impact on the environment. The proposal does not propose any structural changes to the site which would result in increased square footage or a demand for more resources. The proposal does require additional parking to support the proposed use; however, the staggered hours of operation offer enough relief to avoid vehicular congestion. 3. There are no unusual circumstances identified in relation to the proposed use or project site which would result in a significant impact on the environment. The project site is not located within a flood zone per the latest FEMA Flood Zone Maps. The project site is located within an Urban Unzoned area per Fire Hazard Severity Zone maps depicted in Figure 8.5 on Page 119 of the General Plan. The project site is not identified within an Alquist-Priolo Fault Zone per the latest maps on file with the California Department of Conservation; the nearest fault zone is the San Andreas Fault located north of the Palm Desert City Limits. PLANNING COMMISSION RESOLUTION NO. 2842 5 4. The project site is not located within proximity of any officially designated state Scenic Highway. The nearest officially designated scenic highway is Highway 74, south of Highway 111, located approximately 1.4 miles west of the site. 5. Hazardous Waste Site: The project site has not been identified as a hazardous waste site per maps and databases provided by the California Department of Toxic Substances Control (DTSC). 6. The project site does not contain any structure or title that would designate it as a historical resource. Therefore, the project will not cause a substantial adverse change in the significance of a historical resource. SECTION 4. Project Approval. The Planning Commission hereby recommends approval of TPM23-0004/CUP23-0011; and SECTION 5. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Richard D. Cannone, AICP, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 6. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution, and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings for approval of the Planning Commission in this case. 2. That the Planning Commission does hereby approve Case Nos. TPM23- 0004/CUP23-0011. ADOPTED ON September 5, 2023. JOSEPH PRADETTO CHAIRPERSON ATTEST: RICHARD D. CANNONE, AICP SECRETARY PLANNING COMMISSION RESOLUTION NO. 2842 6 I, Richard D. Cannone, AICP, Secretary of the City of Palm Desert, hereby certify that Resolution No. 2842 is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on September 5, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: RECUSED: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on September ____, 2023. RICHARD D. CANNONE, AICP SECRETARY PLANNING COMMISSION RESOLUTION NO. 2842 7 EXHIBIT A CONDITIONS OF APPROVAL CASE NOS. TPM23-0004/CUP23-0011 PLANNING DIVISION: 1. The development of the property shall conform substantially with exhibits on file with the Development Services Department, except as modified by the following conditions. Any variation from the approved plans must be reviewed and approved by the Planning Division prior to building permit issuance and may require review and approval by the ARC, Planning Commission, and/or City Council. 2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project, or the Project Approvals themselves, the Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. The Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. The Developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect the information under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of Project approvals without the Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the Developer materially breaches this indemnification requirement. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC, and state and federal statutes now in force, or which hereafter may be in force. 4. A Final Parcel Map shall be recorded within two years from the date of final approval unless an extension of time is granted, otherwise the parcel map and conditional use permit shall become null and void. 5. The approved CUP shall only be modified with written City approval per PDMC Chapter 25.72.050. Any proposed changes to this CUP will require an amendment to the application, which may result in a new public hearing. PLANNING COMMISSION RESOLUTION NO. 2842 8 6. This approval authorizes the conversion of an existing four-unit residential apartment development with a gross floor area of 4,383-square-foot, into four (4) condominium units located at 74375 El Camino. 7. The Applicant shall, at the Applicant’s cost, provide each buyer with a housing inspection report prepared by an architect or structural engineer licensed by the State of California and in good standing with the California Architects Board or the Board for Professional Engineers and Land Surveyors, respectively. Said housing inspection report shall detail the structural condition and use life of all elements of the property, including but not limited to foundations, roofs, electricity, plumbing, utilities, walls, ceilings, windows, frames, recreational facilities, sound transmissions of each building, mechanical equipment, parking facilities, and drainage facilities. Such report also shall describe the condition of refuse disposal facilities, swimming pools, saunas, fountains, stone and brickwork, fireplaces, exterior lighting, appliances, mechanical equipment for heating and cooling, interior and exterior paint, and/or stucco. 8. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Development Services Department. 9. The Applicant shall execute a written acknowledgment to the Planning Division stating acceptance of and compliance with all the Conditions of Approval of Resolution No. 2842 for TPM23-0004/CUP23-0011 and that the plans submitted are in compliance with the Conditions of Approval. No modifications shall be made to said plans without written approval from the appropriate decision-making body. 10. Prior to the issuance of a building permit for the construction of any use or structure contemplated by this approval, the Applicant shall first obtain permits and or clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Fire Department Building and Safety Division Evidence of said permit or clearance from the above agencies shall be presented to the Building & Safety Division at the time of issuance of a building permit for the use contemplated herewith. 11. The Applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. 12. All site landscaping, fences, and walls shall be maintained by the homeowners’ association (HOA). 13. Common private open space shall be provided and maintained by the HOA. PLANNING COMMISSION RESOLUTION NO. 2842 9 14. A copy of the Conditions, Covenants, and Restrictions (CC&Rs) for the proposed conversion shall be provided to the Department of Development Services for review prior to the approval of a final map. 15. Prior to the approval of a final map, the Applicant shall provide written evidence of compliance with all requirements of California Government Code Section 66427.1 and its subsections. 16. In the event that Applicant enters into any leases for any of the four (4) dwelling units, or portions thereof, prior to the recordation of the final map, the Applicant shall provide a tenant relocation plan and consumer protection to the City’s Development in accordance with PDMC Section 25.34.050 (F) and PDMC Section 25.34.050 (G). 17. Prior to the recordation of the final map, permanent survey monuments shall be installed at all parcel/lot corners by a California-licensed land surveyor or registered civil engineer authorized to practice land surveying in accordance with California Government Code Section 66495. 18. A copy of the herein-listed Conditions of Approval shall be included in the construction documentation package for the Project, which shall be continuously maintained on-site during Project construction. 19. The Applicant shall provide payment for filing fees for the Notice of Exemption within five (5) days of project approval. LAND DEVELOPMENT DIVISION: 20. The following plan is hereby referenced: TPM 38751 (For Condominium Purposes), prepared by Fomotor Engineering and dated August 25, 2023. 21. The Applicant shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions, including the PDMC, unless otherwise modified by the conditions listed herein. 22. It is assumed that easements shown on the TPM are shown correctly and include all the easements that encumber the subject property. A current preliminary title report and vesting deed for the site shall be submitted during the technical plan review. 23. Final Parcel Map (prepared by a registered civil engineer and/or licensed surveyor) shall be submitted for review and approved by the City Engineer per the current submittal requirements. 24. All common areas will be permitted, as shown on the tentative exhibit, subject to these Conditions of Approval and the CC&Rs, or equivalent responsible mechanism, as approved by the City Engineer and City Attorney. The CC&Rs shall include, but not limited PLANNING COMMISSION RESOLUTION NO. 2842 10 to, access easements, reciprocal access, private and/or public utility easements, and common area maintenance, as may be relevant to the project. 25. After recordation, a digital (pdf) copy of the recorded map shall be submitted to the City. END OF CONDITIONS OF APPROVAL CITY OF PALM DESERT 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760-346-0611 INFO@PALMDESERT.GOV CITY OF PALM DESERT PUBLIC HEARING NOTICE CASE NOS. TPM23-0004/CUP23-0011 NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER A REQUEST BY SHANA SHAMLOO FOR THE ADOPTION OF A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVAL OF A TENATIVE PARCEL MAP (TPM) AND CONDITIONAL USE PERMIT (CUP) TO ALLOW THE CONVERSION OF AN EXISTING FOUR-UNIT APARTMENT DEVELOPMENT INTO FOUR RESIDENTIAL CONDOMINIUM UNITS LOCATED AT 74375 EL CAMINO The City of Palm Desert (City), in its capacity as the Lead Agency for this project under CEQA, finds that the proposed project is categorically exempt under Article 19 Section 15301(k) New Existing Facilities (Class 1) of the CEQA; therefore, no further environmental review is necessary, and that a Notice of Exemption can be adopted as part of this project. PROJECT LOCATION/DESCRIPTION: PROJECT LOCATION: 74375 El Camino (APN 625-124-003) PROJECT DESCRIPTION: The project proposes to convert an existing four-unit (4,383 square feet) apartment development into four residential condominium units located at 74375 El Camino. PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Desert, California, will hold a Public Hearing at its meeting on September 5, 2023. The Planning Commission meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access via teleconference or in person. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.palmdesert.gov/our-city/committees-and-commissions/commission-information. PUBLIC REVIEW: The plans and related documents are available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Anna Dan. Please submit written comments to the Planning Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at or prior to the Planning Commission hearing. All comments and any questions should be directed to: Anna Dan, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 776-0611, Extension 309 adan@palmdesert.gov PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY AUGUST 25, 2023 PALM DESERT PLANNING COMMISSION Notice of Exemption FORM “B” NOTICE OF EXEMPTION TO: Office of Planning and Research P. O. Box 3044, Room 113 Sacramento, CA 95812-3044 FROM: City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Clerk of the Board of Supervisors or County Clerk County of: Riverside 2724 Gateway Dr, Riverside, CA 92507 1. Project Title: TPM23-0004/CUP23-0011 2. Project Applicant: Shana Shamloo 3. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): 74375 El Camino in Palm Desert in Riverside County 4. (a) Project Location – City: Palm Desert (b) Project Location – County: Riverside 5. Description of nature, purpose, and beneficiaries of Project: The Applicant, Shana Shamloo, requests approval of a tentative parcel map and conditional use permit to convert an existing four-unit apartment development into four residential condominium units 6. Name of Public Agency approving project: City of Palm Desert 7. Name of Person or Agency undertaking the project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity: Shana Shamloo 8. Exempt status: (check one) (a) Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines § 15268) (b) Not a project. (c) Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c)) (d) Categorical Exemption. State type and section number: State CEQA Guidelines §15301 – “Class 1 – Existing Facilities” (e) Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA Guidelines § 15269(a)) (f) Statutory Exemption. State Code section number: (g) Other. Explanation: 9. Reason why project was exempt: This Project is exempt from CEQA per Section 1503 of the CEQA Guidelines as the project is a Class 1 Notice of Exemption FORM “B” Exemption for Existing Facilities. Subsection K permits the division of existing multiple-family residences into common-interest ownership. The project proposes to convert an existing apartment development into residential condominiums, which would not alter or expand the existing building footprint. The project is consistent with the City’s General Plan and applicable zoning regulations. The site is serviced by the appropriate utilities and would not result in significant negative impacts on traffic, noise, air quality or water quality. 10. Lead Agency Contact Person: Anna Dan, Associate Planner Telephone: (760) 346-0611 11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing. 12. Has a Notice of Exemption been filed by the public agency approving the project? ⁭ Yes ⁭ No 13. Was a public hearing held by the lead agency to consider the exemption? ⁭ Yes ⁭ No If yes, the date of the public hearing was: July 18, 2023 Signature: Anna Dan Date: September 5, 2023 Title: Associate Planner ⁭ Signed by Lead Agency ⁭ Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100, Public Resources Code. Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. Building Report Purpose of the application: The purpose is to submit a tentative parcel map and CUP for condominium purposes to convert an existing 4-unit apartment building into a 4-unit condominium. PROPERTY DETAIL: Address: 74375 El Camino, Palm Desert, CA 92260 APN/Parcel ID: 625-124-003 Legal Description: LOT 1 MB 047/041 TR 2615 The building was built I 1974. Lot Size: 0.22 Acres According to the Riverside County assessor’s office and our records: Total square footage of the 4 existing units is 4,383 SQ FT Building 1 with units 1 & 2: 2,450 SQ FT Building 2 with units 3 & 4: 1,932 SQ FT Unit 1: 1,225 SQ FT (one bedroom, one loft, and 2 bathrooms) Unit 2: 1,225 SQ FT (one bedroom, one loft, and 2 bathrooms) Unit 3: 966 SQ FT (one bedroom, one loft, and 2 bathrooms) Unit 4: 966 SQ FT (one bedroom, one loft, and 2 bathrooms) Is there open space (pool, balcony, etc.) The open space (common area) = 1510 sq ft There is a pool and a spa in the open space (common area). There are 2 balconies: Units 1 has a 34 sq. ft. balcony. Units 2 has a 34 sq. ft. balcony. Are the units vacant or occupied by renters? All units are vacant. How long have the units been vacant or occupied by renters? All units have been vacant since November of 2022. How was the property used before? For the past 10 years the property has been either vacant or used for short-term/ vacation rental. The previous improvements and permits: Below is the list of improvements and permits that the department of building and safety provided to me: There was a carport permit issued on 06-07-1989. There was a reroof permit issued on 05-12-2010. There were short term rental permits issued between 2016-2021. If the property is being rented to tenants: No, the property is not rented. Because the property has not been rented since November of 2022, and because the property was used for short- term / vacation rentals or was vacant before November 2022, no condo conversion ordinance about notifications and other related requirements applies. Will there be a plan to renovate units or make other improvements such as repainting, refinishing, re-landscaping, etc.)? All units are being renovated. Other improvements: The roof was redone in February of 2023. The exterior was just repainted, and the interior will also be completely repainted. The flooring on the 2nd floor of all units will be replaced. All 8 bathrooms are being renovated. In addition, any items that need to be repaired or replaced will be repaired and replaced. The electric panels for all 4 units were replaced in June 2023. Parking: Please see the submitted Parking Study. Have there ever been parking issues with the property where there was no available parking on the property or nearby streets? During the 10 years we owned the property, there has never been a shortage of parking or any issues with parking. In fact, for the first 6 years, there were only 4 parking spots available and there was a shed where the other 3 parking spots are now. During those 6 years, the rental condominiums across the street were fully operational, and again, we never had an issue with having only 4 parking spots available. In fact, we rarely saw any cars parked on the street, whether on our side or across the street. Termite and Pest Report: A termite and pest inspection is scheduled for this month and a report will be produced and submitted thereafter. 5500 Greenwood Plaza Blvd., Suite 200 Greenwood Village, CO 80111 303.770.8884 • GallowayUS.com Memorandum Page 1 To:Nick Melloni Principal Planner – Palm Desert From:Brian Horan, P.E., PTOE Sharwari Salvi, EIT Galloway Date:June 26, 2023 Re:Parking Memorandum; 74375 El Camino Palm Desert, CA The purpose of this memorandum is to support the proposed parking supply for the vproject at 74375 El Camino, Palm Desert, CA. The Applicant is requesting a conditional use permit (CUP) to allow for condominium uses for short term rentals and is requesting a parking reduction from City’s standards. The proposed parking supply is in line with national practice and anecdotally supported by the owner and historic observations. The following memorandum serves to provide the supporting justification for the parking reduction. PROPOSED DEVELOPMENT The site that comprises the application area is located south of El Camino, east of Sunset Lane, and west of Sunrise Lane. The owner is applying for a CUP in order to rezone to condominium use which would allow for short term rentals. The site consists of multifamily condominiums which are two residential buildings with two one bedroom units in each building totaling four dwelling units (four bedrooms). The property provides seven (7) off-street parking spaces and, as provided in Attachment I, 7 on-street parking spaces exist along the frontage of the site. REQUIRED PARKING The City of Palm Desert California Municipal Code provides off-street parking requirements within Chapter 25.46 Off-Street Parking and Loading within Table 25.46-1 - Parking Schedule. The proposed CUP would require the site to be parked under the Condominium, Studio and one bedroom rate of 2 stalls per unit. The following parking supply would be required for site per the City’s Code: Minimum 2 per unit: 8 stalls The Applicant is requesting a variance from the required parking from 8 stalls to six (6), a reduction of 2 stalls for a parking ratio of 1.5 spaces per unit. The reduction is being sought in line with national standards and the historic operation of the site. The following sections will detail the justification for the reduction. 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 2 ITE PARKING GENERATION The Institute of Transportation Engineers (ITE) provides parking generation rates within the Parking Generation Manual, 5th Edition. The Parking Generation Manual provides data and rates of numerous land uses to inform parking planning and design. ITE provides the following average rates for the land use codes (LUC) relevant to the proposed development. The ITE LUC which is most appropriate for this development is 220 Multifamily Housing and provides the following rates: Average Weekday: 0.66 Spaces per Bedroom, 85th Percentile Weekday: 0.86 spaces per Bedroom, Average Saturday: 0.80 Spaces per Bedroom, 85th Percentile Saturday: 0.88 Spaces per Bedroom According to ITE, the site would be required to provide 4 (3.52 rounded) spaces for the four bedroom development. The supporting sheets from the Parking Generation Manual are provided as Attachment II. ULI PARKING The Urban Land Institute (ULI) has created parking resources in the form of the Shared Parking 3rd edition resource. Within that methodology is assumed parking ratios based on residents and visitors. The following is provided by ULI: One Bedroom Weekday: 1.0 spaces per Unit (0.10 visitor, 0.90 resident) One Bedroom Weekend: 1.05 spaces per Unit (0.15 visitor, 0.90 resident) According to ULI, the site would be required to provide 5 (4.20 rounded) spaces for the four bedroom development. ON-STREET PARKING The Applicant is requesting a parking ratio that would be supported by the existing off-street parking available. Although not required to support the proposed parking ratio ample on-street parking is available. In the case of more than seven off street parking spaces being required, seven additional spaces may serve as overflow. The Applicant has provided the following anecdotal testimony of the operations of the site related to on-street parking, “Our family has owned the property for 10 years. During that time, there has never been a shortage of parking or any issues with parking. In fact, for the first 6 years, there were only 4 parking spots available and there was a shed where the other 3 parking spots are now. During those 6 years, the rental condominiums across the street were fully operational, and again, we never had an issue with having only 4 parking spots available. In fact, we rarely saw any cars parked on the street, whether on our side or across the street.” In order to support the Applicant’s claim above, a historical inventory of on-street parking was collected. Available Google Earth aerials dating back to March 2013 were reviewed and are 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 3 provided as Attachment III. Inferred from the aerials the condominiums across the street were occupied as recently as 2018. All aerials show that ample on-street parking has been available during this time. CONCLUSIONS Based on the analysis presented herein, the following conclusions are made: 1. Under an application of the City of Palm Desert minimum parking requirements, the site would require a minimum of 8 spaces. 2. The project is requesting a variance from the minimum standard of 2.0 spaces per unit to provide 1.5 spaces per unit. 3. ITE would require 4 spaces to support the proposed development. 4. ULI would require 5 spaces to support the proposed development. 5. Although on-street parking can’t be counted towards the parking supply, seven spaces exist along the site’s frontage as well as ample additional parking along El Camino. 6. The rates requested by the Applicant should be approved as they are in line with national data and ample on-street parking is available to support any surplus demand. If you have any questions or need additional information, please contact me at brianhoran@gallowayus.com or 303-770-8884. 06/30/23 06/26/2023 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 4 Attachment I – On Street Parking Capacity 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 5 Attachment II – ITE Parking Generation Sheets 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 8 Attachment III – On Street Parking History 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 9 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 10 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 11 74375 El Camino 06/26/2023 Galloway & Company, Inc. Page 12 WOOD DESTROYING PESTS AND ORGANISMS INSPECTION REPORT Building No. 74375 Street EL CAMINO City PALM DESERT ZIP 92260 Date of Inspection 08/08/2023 Number of Pages 3 Mr. Beez Termite and Pest Control, Inc. P.O. Box 460 Palm Springs CA 92263 (760) 774-9112 (760) 992-0724 Mrbeezpestcontrol1@gmail.com Report # : 12450 Registration # : PR8603 Escrow # : CORRECTED REPORT Ordered by: SHANA SHAMLOO Property Owner and/or Party of Interest:Report sent to: COMPLETE REPORT LIMITED REPORT SUPPLEMENTAL REPORT REINSPECTION REPORT GENERAL DESCRIPTION: Two-story/multi level, stucco, condominium complex with attached carports Inspection Tag Posted: closet Other Tags Posted: An inspection has been made of the structure(s) shown on the diagram in accordance with the Structural Pest Control Act. Detached porches, detached steps, detached decks and any other structures not on the diagram were not inspected. Subterranean Termites Drywood Termites Fungus / Dryrot Other Findings Further Inspection If any of the above boxes are checked, it indicates that there were visible problems in accessible areas. Read the report for details on checked items. Diagram Not To Scale Inspected By:Anthony Pagliari State License No.FR58979 Signature: You are entitled to obtain copies of all reports and completion notices on this property reported to the Structural Pest Control Board during the preceding two years. To obtain copies contact: Structural Pest Control Board, 2005 Evergreen Street, Suite 1500, Sacramento, California, 95815-3831. NOTE: Questions or problems concerning the above report should be directed to the manager of the company. Unresolved questions or problems with services performed may be directed to the Structural Pest Control Board at (916) 561-8708, (800) 737-8188 or www.pestboard.ca.gov. 43M-41 (Rev. 04/2015) MR. BEEZ TERMITE AND PEST CONTROL, INC. Page 2 of 3 inspection report 74375 EL CAMINO PALM DESERT CA 92260 Address of Property Inspected City State ZIP 08/08/2023 12450 Date of Inspection Corresponding Report No.Escrow No. WHAT IS A WOOD DESTROYING PEST & ORGANISM INSPECTION REPORT? READ THIS DOCUMENT. IT EXPLAINS THE SCOPE AND LIMITATIONS OF A STRUCTURAL PEST CONTROL INSPECTION AND A WOOD DESTROYING PEST & ORGANISM INSPECTION REPORT. A Wood Destroying Pest & Organism Inspection Report contains findings as to the presence or absence of evidence of wood destroying pests and organisms in visible and accessible areas and contains recommendations for correcting any infestations or infections found. The contents of Wood Destroying Pest & Organism Inspection Reports are governed by the Structural Pest Control Act and regulations. Some structures do not comply with building code requirements or may have structural, plumbing, electrical, mechanical, heating, air conditioning or other defects that do not pertain to wood destroying organisms. A Wood Destroying Pest & Organism Inspection Report does not contain information on such defects, if any, as they are not within the scope of the licenses of either this company, or it's employees. The Structural Pest Control Act requires inspection of only those areas which are visible and accessible at the time of inspection. Some areas of the structure are not accessible to inspection, such as the interior of hollow walls, spaces between floors, areas concealed by carpeting, appliances, furniture or cabinets. Infestations or infections may be active in these areas without visible and accessible evidence. If you desire information about areas that were not inspected, a further inspection may be performed at an additional cost. Carpets, furniture or appliances are not moved and windows are not opened during a routine inspection. The exterior Surface of the roof was not inspected. If you want the water tightness of the roof determined, you should contact a roofing contractor who is licensed by the Contractor's State License Board. This company does not certify or guarantee against any leakage, such as (but not limited to) plumbing, appliances, walls, doors, windows, any type of seepage, roof or deck coverings. This company renders no guarantee, whatsoever, against any infection, infestation or any other adverse condition which may exist in such areas or may become visibly evident in such area after this date. Upon request, further inspection of these areas would be performed at an additional charge. In the event damage or infestation described herein is later found to extend further than anticipated, our bid will not include such repairs. OWNER SHOULD BE AWARE OF THIS CLOSED BID WHEN CONTRACTING WITH OTHERS OR UNDERTAKING THE WORK HIMSELF/HERSELF. If requested by the person ordering this report, a re-inspection of the structure will be performed. Such requests must be within four (4) months of the date of this inspection. Every re-inspection fee amount shall not exceed the original inspection fee. Wall paper, stain, or interior painting are excluded from our contract. New wood exposed to the weather will be prime painted, only upon request at an additional expense. This company will reinspect repairs done by others within four months of the original inspection. A charge, if any, can be no greater than the original inspection fee for each reinspection. The reinspection must be done within ten (10) working days of request. The reinspection is a visual inspection and if inspection of concealed areas is desired, inspection of work in progress will be necessary. Any guarantees must be received from parties performing repairs. NOTICE: Reports on this structure prepared by various registered companies should list the same findings (i.e. termite infestations, termite damage, fungus damage, etc.). However, recommendations to correct these findings may vary from company to company. You have a right to seek a second opinion from another company. This Wood Destroying Pest & Organisms Report DOES NOT INCLUDE MOLD or any mold like conditions. No reference will be made to mold or mold-like conditions. Mold is not a Wood Destroying Organism and is outside the scope of this report as defined by the Structural Pest Control Act. If you wish your property to be inspected for mold or mold like conditions, please contact the appropriate mold professional. MR. BEEZ TERMITE AND PEST CONTROL, INC. Page 3 of 3 inspection report 74375 EL CAMINO PALM DESERT CA 92260 Address of Property Inspected City State ZIP 08/08/2023 12450 Date of Inspection Corresponding Report No.Escrow No. THIS IS A SEPARATED REPORT WHICH IS DEFINED AS SECTION I/SECTION II CONDITIONS EVIDENT ON THE DATE OF THE INSPECTION. SECTION I CONTAINS ITEMS WHERE THERE IS EVIDENCE OF ACTIVE INFESTATION, INFECTION OR CONDITIONS THAT HAVE RESULTED IN OR FROM INFESTATION OR INFECTION. SECTION II ITEMS ARE CONDITIONS DEEMED LIKELY TO LEAD TO INFESTATION OR INFECTION BUT WHERE NO VISIBLE EVIDENCE OF SUCH WAS FOUND. FURTHER INSPECTION ITEMS ARE DEFINED AS RECOMMENDATIONS TO INSPECT AREA(s) WHICH DURING THE ORIGINAL INSPECTION DID NOT ALLOW THE INSPECTOR ACCESS TO COMPLETE HIS INSPECTION AND CANNOT BE DEFINED AS SECTION I OR II. NOTES: Note A Old evidence of water stains found on exposed wood members. Owner states work has been done to correct any moisture issues. All old evidence of water staining was dry during time of inspection with no active leaking present. Thank you for selecting us to perform a structural pest control inspection on your property. Should you have any questions regarding this report, please call us directly by the contact information provided on the first page of the inspection report. Our inspectors have determined that your property will benefit from a safe application of chemicals commonly used for structural pest control. In accordance with the laws and regulations of the State of California, we are required to provide you and your occupants with the following information prior to any application of chemicals to such property. Please take a few moments to read and become familiar with the content. State law requires that you be given the following information: CAUTION - PESTICIDES ARE TOXIC CHEMICALS. Structural pest control companies are registered and regulated by the Structural Pest Control Board, and apply pesticides which are registered and approved for use by the California Department of Pesticide Regulation and the United States Environmental Protection Agency. Registration is granted when the state finds that based on scientific evidence, there are no appreciable risks weighted by the benefits. The degree of risk depends on the degree of exposure, so exposure should be minimized. If within 24 hours following application, you experience symptoms similar to common seasonal illness comparable to the flu, contact your physician or poison control center and your pest control operator immediately. For further information, contact any of the following agencies in your area: Poison Control Center (800) 222-1222 Agricultural Department (951) 955-3045 Health Department (951) 358-5058 Structural Pest Control Board (916) 561-8700 2005 Evergreen Street, Ste. 1500. Sacramento, CA 95815 This is to certify that the above property was inspected on 08/08/2023 in accordance with the Structural Pest Control Act and rules and regulations adopted pursuant thereto, and that no evidence of active infestation or infection was found in the visible and accessible areas. INVOICE / STATEMENT Mr. Beez Termite and Pest Control, Inc. P.O. Box 460 Palm Springs CA 92263 (760) 774-9112 (760) 992-0724 Mrbeezpestcontrol1@gmail.com Date: 08/08/2023 Report Number: 12450 Invoice Number: 12450-1 Escrow Number: Property Inspected: 74375 EL CAMINO PALM DESERT, CA 92260 Bill To:SHANA SHAMLOO SHANA_SHAMLOO@YAHOO.COM Description of Service Inspection: $150.00 Invoice Total: $150.00 Payments: $0.00 Total Due: $150.00 RETAIN THIS COPY FOR YOUR RECORDS THANK YOU FOR YOUR BUSINESS CUT HERE CUT HERE CUT HERE INVOICE / STATEMENT Mr. Beez Termite and Pest Control, Inc. P.O. Box 460 Palm Springs CA 92263 (760) 774-9112 (760) 992-0724 Mrbeezpestcontrol1@gmail.com Date: 08/08/2023 Report Number: 12450 Invoice Number: 12450-1 Escrow Number: Property Inspected: 74375 EL CAMINO PALM DESERT, CA 92260 Bill To:SHANA SHAMLOO SHANA_SHAMLOO@YAHOO.COM Description of Service Inspection: $150.00 Invoice Total: $150.00 Payments: $0.00 Total Due: $150.00 RETURN THIS COPY WITH REMITTANCE THANK YOU FOR YOUR BUSINESS Page 1 of 6 CITY OF PALM DESERT STAFF REPORT MEETING DATE: September 5, 2023 PREPARED BY: Carlos Flores, Senior Planner REQUEST: CONDUCT A PUBLIC HEARING AND ADOPT A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVE A TENTATIVE PARCEL MAP (TPM), CONDITIONAL USE PERMIT (CUP), AND PRECISE PLAN (PP) TO DEVELOP TWO (2) CONDOMINIUM UNITS TOTALING 2,290 SQUARE FEET EACH NEAR THE SOUTHEAST CORNER OF FRED WARING DRIVE AND SAN LUIS DRIVE RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution No. 2843 to: 1.Adopt a Notice of Exemption for a Class 32 Categorical Exemption in accordance with CEQA Guidelines Section 15332, Infill Development. 2. Approve TPM/CUP/PP23-0007 to develop two (2) single-story condominium units totaling 2,290 square feet each near the southeast corner of Fred Waring Drive and San Luis Drive (Assessor’s Parcel Number 640-122-009). ARCHITECTURAL REVIEW COMMISSION RECOMMENDATION (ARC): On August 8, 2023, the Project was presented to the ARC for design review consideration of the project’s architecture and landscaping design and a 20% reduction of the Project’s rear yard setback under case number Design Review 23-0007. After discussion of the plans, Commissioner McAuliffe, seconded by Commissioner Blakley, motioned to approve the case in a 6-0 vote (Vice-Chair McIntosh absent), subject to the following conditions of approval: 1.Details shall be provided to staff that show the thickened frame element in front of the garage is approximately 18” in width, vertically and horizontally. 2.Provide the details for the termination of the parapet where the rake stucco occurs. 3.Provide revised exterior elevations that show the surroundings at the exterior entrances. These conditions have been incorporated into the drawings currently presented to the Planning Commission and are included as conditions of approval for final construction drawings. EXECUTIVE SUMMARY: The proposal is a request by San Luis, LLC (Applicant) for consideration of a TPM, CUP, and PP to develop two (2) attached, single-story residential condominium units totaling 2,290 square feet (sf) each on a 13,294-sf parcel located on San Luis Drive, just south of Fred Waring Drive within the Mixed Residential District (R-2). The TPM and CUP are requirements City of Palm Desert Case No. TPM/CUP/PP 23-0007 San Luis Condos Page 2 of 6 for condominium land uses. BACKGROUND/ANALYSIS: a) Property Description: The Project site is a 0.31 acres (13,294 sf) vacant parcel located on the east side of San Luis Drive, approximately 90 feet south of Fred Waring Drive (Project Site). The Project Site is located within the Mixed Residential District (R-2) zoning district, which allows for residential condominiums with approval of a CUP. The Project Site is adjacent to existing land uses, including office commercial buildings to the north and west and single-family residential dwellings to the east and south, as outlined in Table 1 below. b) Current Zoning & General Plan Land Use Designation: Table 1 – Adjacent Land Use and Designations Existing Uses General Plan Zoning Project Site Vacant Small Town Neighborhood R-2 North Existing Office Commercial Neighborhood Center Office Professional (OP) South Existing Residential Small Town Neighborhood R-2 East Existing Residential Small Town Neighborhood R-2 West Existing Office Commercial Neighborhood Center Office Professional (OP) Project Description: The following entitlement applications have been submitted for the project: • Conditional Use Permit: CUP approval is needed for the condominium use within the R-2 Zoning District. • Tentative Parcel Map: TPM approval is required to establish a parcel for condominium purposes, which separates each unit within its own parcel. • Precise Plan: PP approval is for the review of the architecture and landscaping of the proposed units and site design. The plan proposes two (2) attached dwelling units. Each unit is single-story and comprised of 2,290 sf of living area, a two-car 484-sf garage, and a private yard area. a) Site Plan: The Site Plan (Figure 1 below) shows the building orientation, vehicle access, site walls, pool area, backyards, and landscaping. Vehicular access to the site will be available from a 16-foot-wide driveway for each unit off San Luis Drive. Each unit will have a two-car, 433-sf garage accessed off this driveway. The perimeter of the site will be enclosed by a block wall with a pedestrian entry gate and walkway for each unit. The Project has a 9.23-foot and 11.13-foot side yard setback on the north and south respectively, a 15-foot rear yard setback with the exception of the northeast corner, and a 25-foot front yard setback, all of which meet the requirements of the R- 2 Zoning District. The rear yard setback in the R-2 Zoning District is 15 feet, which may be reduced by 20% to 12 feet for irregularly shaped properties with more than City of Palm Desert Case No. TPM/CUP/PP 23-0007 San Luis Condos Page 3 of 6 four (4) property lines, with ARC approval. A 12-foot reduced setback is proposed on the northeast corner of the site, which is irregularly shaped. This reduction received ARC approval during the August 8, 2023, ARC meeting. The ARC granted the rear setback exception based on the following: 1. The Project site is an irregular lot with more than four (4) boundary lines. 2. The reduced setback will not have a detrimental impact on the neighborhood as the area of reduced setback abuts an existing office parking lot area. Figure 1 – Proposed Site Plan (Sheet A1.0) b) Architecture: The proposed architecture of the building is characterized as a contemporary modern design, incorporating a flat roof design, varying roof and wall planes, roof overhangs, a tower element, and a symmetrical design for both units. The maximum height to the top of the roof is 15 feet, with a tower element that projects a total of 16 feet from the finish floor, which meets the standards of the underlying R-2 zoning district. The exterior material palette will consist of a gray and white smooth plaster finish, ribbed stucco finishes meant to emulate concrete on a tower element that separates the two units, and metal frame garage doors with tempered glass. City of Palm Desert Case No. TPM/CUP/PP 23-0007 San Luis Condos Page 4 of 6 Figure 2 – Proposed Elevations (A5.0) c) Landscaping: The Applicant proposes landscaping throughout the Project site, including the front, side, and rear yards. The landscape palette includes drought- tolerant landscaping and will include a combination of trees, shrubs, and vines. There are a total of 11 trees proposed, including California Fan Palm Hybrids and Shoestring Acacias, which help the overall aesthetic of the Project site and provide delineation of the two units. Figure 3 – Proposed Landscaping (Sheet A.10) Analysis: As proposed, the Project complies with all applicable standards of the R-2 zoning designation, as summarized in Table 2: (TABLE ON NEXT PAGE) City of Palm Desert Case No. TPM/CUP/PP 23-0007 San Luis Condos Page 5 of 6 Table 2 – Development Standard Conformance Development Standard STANDARD PROJECT CONFORMS Density Density Range, min-max 3-10 units per acre (1-3 units on project site) 7 units per acre (2 units on project site) Yes Building Setbacks as Measures from Property Lines Front Yard 12’ 25’ Yes Side Yard Setback 5’ 9’ and 11’ Yes Rear Setback 15’ 12’ minimum Yes* Building Height (max) Height, max 15’ 15’ Yes Number of stories 2 1 Yes Dwelling Unit Size, Min 600 sf 2,290 sf Yes Dwelling Unit Size, Max 4,000 sf 2,290 sf Yes Coverage Lot coverage, max 60% 42% Yes Parking Number of onsite spaces 4 total 4 total Yes * - Per PDMC 25.40.020(E)(2) reduced 20% setback for irregularly shaped lots with ARC approval. ARC approved this reduction in setback on as part of Design Review 23-0007 on August 8, 2023. Public Input: Public noticing was conducted for the September 5, 2023, Planning Commission meeting in accordance with the requirements of PDMC Section 25.60.060 and in accordance with Government Code Sections 65090 to 65094. A public hearing notice was published a minimum of 10 days prior to the hearing date on Friday, August 25, 2023, in The Desert Sun newspaper. Notices were mailed to all property owners within 300 feet of the project site for a total of 97 public hearing notices. Staff has not received any public comments at the time of writing this report. Environment Review (EA23-0007): City staff has reviewed the Project in accordance with CEQA and recommends that the Project is exempt from environmental review pursuant to Section 15332 Infill Development (Class 32) of the State CEQA guidelines. Class 32 consists of projects characterized as infill development meeting the following conditions: A. The Project is consistent with the applicable General Plan designation and all applicable General Plan policies, as well as with applicable zoning designation and regulations. The proposed residential duplex use is consistent with the Small Town Neighborhood General Plan land use designation and the R-2 zoning designation. The Project does not conflict with General Plan policies and meets all regulations of the PDMC. B. The proposed development occurs within City limits on a Project site of no more than five (5) acres substantially surrounded by urban uses. The Project site is a 0.31-acre site within the City of Palm Desert. City of Palm Desert Case No. TPM/CUP/PP 23-0007 San Luis Condos Page 6 of 6 C. The Project site has no value as a habitat for endangered, rare, or threatened species. D. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. E. The site can be adequately served by all required utilities and public services. Findings of Approval: Findings can be made in support of the Project under the PDMC. Findings in support of this Project are contained in the draft Planning Commission Resolution 2843, attached to this staff report. REVIEWED BY: Department Director: Richard D. Cannone, AICP Principal Planner: Nick Melloni, AICP ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2843 2. Public Hearing Notice 3. CEQA Notice of Exemption 4. Project Plans PLANNING COMMISSION RESOLUTION NO. 2843 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVING A TENTATIVE PARCEL MAP, CONDITIONAL USE PERMIT, AND PRECISE PLAN TO DEVELOP TWO (2) CONDOMINIUM UNITS TOTALING 2,290 SQUARE FEET EACH NEAR THE SOUTHEAST CORNER OF FRED WARING DRIVE AND SAN LUIS DRIVE (ASSESSOR’S PARCEL NUMBER 640-122-009) CASE NOS. TPM/CUP/PP 23-0007 WHEREAS, San Luis, LLC (“Applicant”), on behalf of the City of Palm Desert, submitted applications for an Environmental Assessment (EA), Tentative Parcel Map (TPM), Conditional Use Permit (CUP), and Precise Plan (PP) for two single-story condominium units totaling 2,290 square feet (“Project”) located on a 0.31-acre Project site near the southeast corner of Fred Waring Drive and San Luis Drive; and WHEREAS, the Project site has a land use designation of Small Town Neighborhood in the Palm Desert General Plan adopted on November 10, 2016, and a zoning designation of Mixed Residential (R-2); and WHEREAS, under Section 21067 of the Public Resources Code, Section 15367 of the State California Environmental Quality Act (CEQA) Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.) and the City of Palm Desert’s (“City’s”) Local CEQA Guidelines, the City is the lead agency for the Project; and WHEREAS, the Architectural Review Commission (ARC) of the City of Palm Desert, California, did on the 8th day of August 2023, approve a design review for the Project, subject to conditions that have been incorporated into the Project plans and as conditions of approval in this Resolution; and WHEREAS, pursuant to the requirements of the CEQA, the State Guidelines for Implementation of CEQA (State CEQA Guidelines), and the City of Palm Desert CEQA Implementation Requirements, the City of Palm Desert Development Services Department has determined that the Project will not have a significant impact on the environment and that the Project is categorically exempt under Article 19, Section 15332 Infill Development (Class 32) of the CEQA Guidelines; therefore, no further environmental review is necessary; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 5th day of September 2023, hold a duly noticed public hearing to consider the request by the Applicant for approval of the above-noted Project request; and WHEREAS, at the said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did find the following facts and reasons, which are outlined in the staff report, exist to justify approval of said request: PLANNING COMMISSION RESOLUTION NO. 2843 2 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: SECTION 1. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. SECTION 2. Findings on Tentative Parcel Map. In recommending approval of this Project, the Planning Commission, and under Palm Desert Municipal Code (PDMC) Section 26.20.100(C), the following findings are required before granting a TPM: 1. That the density of the proposed subdivision is consistent with applicable general and specific plans. The Project meets the density requirements of the Mixed Residential (R-2) zoning designation and the Small Town Neighborhood General Plan land use designation. 2. That the design or improvement of the proposed subdivision is consistent with applicable general pan. The proposed use complies and is consistent with the site’s General Plan land use designation of Small Town Neighborhood. The Project will provide a residential use that mixes the surrounding residential neighborhood and provides a diverse housing type. The following General Plan Policies are achieved with this Project: Land Use Policy 3.1 – The Project adds to a complete neighborhood by providing a diverse housing type and diverse architectural style to the neighborhood, meanwhile incorporating a design that is family-friendly and promotes multimodal accessibility. Land Use Policy 3.4 – The Project adds to a more balanced neighborhood, as it brings a range of housing that can accommodate different ages and incomes for sale. Land Use Policy 3.16 – This property provides a neighborhood transition between General Plan Land Use designations. This property is within the Small Town Neighborhood and neighbors the Town Center Neighborhood designation and provides an appropriate transition in scale, building type, and density between the designations. 3. That the site is not physically suitable for the type of development. The Project meets the density requirements of the Mixed Residential (R-2) zoning designation and the Small Town Neighborhood General Plan land use designation. The Project Site is appropriate for a two-unit condominium project. The proposed Project is within the R-2 zoning, surrounded by both residential and non-residential uses. The design of the Project is such that the driveways are in a reasonable location, meeting all standards for access and providing adequate on-site parking PLANNING COMMISSION RESOLUTION NO. 2843 3 for both units. The Project is surrounded by similar residential uses and designs and will provide an appropriate transition from residential to non-residential uses within the area. The Project will provide an adequate sidewalk to allow for pedestrian connectivity between residential and non-residential neighborhoods for those within and surrounding the Project site. The architecture and landscape design of the Project does not impair the desirability of investment or occupation in the neighborhood and improves the overall aesthetic and desirability of the surrounding properties. The Project falls within the acceptable density range and is not anticipated to generate a traffic issue. 4. That the site is not physically suitable for the proposed density of development. The Project meets the density requirements of the Mixed Residential (R-2) zoning designation and the Small Town Neighborhood General Plan land use designation. The Project Site is appropriate for a two-unit condominium project. The proposed development conforms with all applicable standards of the PDMC, including all standards of the R-2 zoning designation. No variances or adjustments are proposed for this development, other than the 20% reduction in the rear yard setback, which was approved by the City’s ARC, as required by the PDMC. The Project conforms with all development standards, including building height and parking. 5. That the design of the subdivision is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The site and site design have been reviewed and determined to not likely cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The Project is exempt from review with the CEQA pursuant to Section 15332 Infill Development (Class 32) of the State CEQA guidelines. The Project improvements are unlikely to cause any environmental, fish, or wildlife damage. 6. That the design of the subdivision is not likely to cause serious public health problems. The site plan and grading plan have been reviewed to confirm the design provides for protection of the public’s health, safety, and general welfare. The site is adequately serviced by utilities and the grading plan was reviewed in accordance with City requirements. The Project provides setbacks from adjacent properties that meet the standards of the R-2 zoning district. SECTION 3. Findings on Conditional Use Permit. In recommending approval of this Project, the Planning Commission, and under PDMC Section 25.72.050(F), the following findings are required before granting a CUP: 1. That the proposed location of the conditional use is in accord with the objectives of this title and the purpose of the district in which the site is located. PLANNING COMMISSION RESOLUTION NO. 2843 4 The purpose and intent of the Mixed Residential District (R-2) is to provide moderate intensity and density for neighborhood development, characterized by a variety of housing choices and mixed uses. The proposed condominium Project provides a different variety of housing choices, by providing a condominium project surrounded by existing residential and commercial units, such as single-family homes and commercial office buildings. The Project meets the objective of a mixed residential district and provides pedestrian connectivity to the Project and to projects surrounding it. 2. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare or be materially injurious to properties or improvements in the vicinity. The site plan has been reviewed to confirm the design provides for the protection of the public’s health, safety, and general welfare. The site is adequately serviced by utilities and the grading plan was reviewed in accordance with City requirements. The Project provides setbacks from adjacent properties that meet the standards of the R-2 zoning district. 3. That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. The proposed development conforms with all applicable standards of the PDMC, including all standards of the R-2 zoning designation. No variances or adjustments are proposed for this development, other than the 20% reduction in the rear yard setback, which was approved by the City’s ARC, as required by the PDMC. The Project conforms with all development standards, including building height and parking. 4. That the proposed conditional use complies with the goals, objectives, and policies of the City’s General Plan. The proposed use complies and is consistent with the site’s General Plan land use designation of Small Town Neighborhood. The Project will provide a residential use that mixes the surrounding residential neighborhood and provides a diverse housing type. The following General Plan Policies are achieved with this Project: Land Use Policy 3.1 – The Project adds to a complete neighborhood by providing a diverse housing type and diverse architectural style to the neighborhood, meanwhile incorporating a design that is family-friendly and promotes multimodal accessibility. Land Use Policy 3.4 – The Project adds to a more balanced neighborhood, as it brings a range of housing that can accommodate different ages and incomes for sale. PLANNING COMMISSION RESOLUTION NO. 2843 5 Land Use Policy 3.16 – This property provides a neighborhood transition between General Plan Land Use designations. This property is within the Small Town Neighborhood and neighbors the Town Center Neighborhood designation and provides an appropriate transition in scale, building type, and density between the designations. SECTION 4. CEQA Determination. The Planning Commission finds the Project is exempt from CEQA pursuant to Section 15332 Infill Development (Class 32) of the State CEQA guidelines. Class 32 consists of projects characterized as infill development meeting the following conditions as described in the CEQA Guidelines: 1. The Project is consistent with the applicable General Plan designation and all applicable General Plan policies, as well as with applicable zoning designation and regulations. The proposed residential duplex use is consistent with the Small Town Neighborhood General Plan land use designation and the Mixed Residential zoning designation. The Project does not conflict with General Plan policies and meets all regulations of the PDMC. 2. The proposed development occurs within city limits on a Project site of no more than five (5) acres substantially surrounded by urban uses. The Project site is a 0.31-acre site within the City of Palm Desert. 3. The Project site has no value as a habitat for endangered, rare, or threatened species. 4. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. 5. The site can be adequately served by all required utilities and public services. SECTION 5. Project Recommendations. The Planning Commission hereby approves Case No(s) TPM23-0007, CUP23-0007, and PP23-0007, subject to the findings and Conditions of Approval attached herein as Exhibit “A.” SECTION 6. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at the City’s office at 73510 Fred Waring Drive, Palm Desert, CA 92260. Richard D. Cannone, AICP, the Secretary to the Palm Desert Planning Commission, is the custodian of the record of proceedings. SECTION 7. Execution of Resolution. The Chairperson of the Planning Commission signs this Resolution, and the Secretary to the Commission shall attest and certify to the passage and adoption thereof. SECTION 8. Recitals. The Planning Commission hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution. PLANNING COMMISSION RESOLUTION NO. 2843 6 ADOPTED ON September 5, 2023. JOSEPH PRADETTO CHAIRPERSON ATTEST: RICHARD D. CANNONE, AICP SECRETARY I, Richard D. Cannone. AICP, Secretary of the City of Palm Desert, hereby certify that Resolution No. is a full, true, and correct copy, and was duly adopted at a regular meeting of the Planning Commission of the City of Palm Desert on September 5, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: RECUSED: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on September 5, 2023. RICHARD D. CANNONE, AICP SECRETARY PLANNING COMMISSION RESOLUTION NO. 2843 7 EXHIBIT A CONDITIONS OF APPROVAL CASE NOS. TPM/CUP/PP/EA23-0007 PLANNING DIVISION: 1. The development of the property shall conform substantially with exhibits on file with the Development Services Department, except as modified by the following conditions. Any variation from the approved plans must be reviewed and approved by the Planning Division prior to the building permit issuance and may require review and approval by the Architectural Review Commission, Planning Commission, and/or City Council. 2. The Applicant agrees that in the event of any administrative, legal, or equitable action instituted by a third party challenging the validity of any of the procedures leading to the adoption of these Project Approvals for the Project or the Project Approvals themselves, the Developer and City each shall have the right, in their sole discretion, to elect whether or not to defend such action. The Developer, at its sole expense, shall defend, indemnify, and hold harmless the City (including its agents, officers, and employees) from any such action, claim, or proceeding with counsel chosen by the City, subject to the Developer’s approval of counsel, which shall not be unreasonably denied, and at the Developer’s sole expense. If the City is aware of such an action or proceeding, it shall promptly notify the Developer and cooperate in the defense. The Developer, upon such notification, shall deposit with City sufficient funds in the judgment of the City Finance Director to cover the expense of defending such action without any offset or claim against said deposit to assure that the City expends no City funds. If both Parties elect to defend, the Parties hereby agree to affirmatively cooperate in defending said action and to execute a joint defense and confidentiality agreement in order to share and protect the information under the joint defense privilege recognized under applicable law. As part of the cooperation in defending an action, City and Developer shall coordinate their defense in order to make the most efficient use of legal counsel and to share and protect information. Developer and City shall each have sole discretion to terminate its defense at any time. The City shall not settle any third-party litigation of Project approvals without the Developer’s consent, which consent shall not be unreasonably withheld, conditioned, or delayed unless the Developer materially breaches this indemnification requirement. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to the approved development standards listed in the PDMC and state and federal statutes now in force, or which hereafter may be in force. 4. The PP and CUP shall expire if construction of the said Project shall not commence within 24 months from the date of final approval unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. PLANNING COMMISSION RESOLUTION NO. 2843 8 5. The PP approval to develop two (2) attached, single-story residential condominium units totaling 2,290 square feet (sf) each on a 13,294-sf parcel located on San Luis Drive, just south of Fred Waring Drive 6. The Tentative Parcel Map (TPM) shall expire if recordation of the said Project is not completed within two (2) years from the date of final approval unless an extension of time is granted by the Palm Desert Planning Commission; otherwise, said approval shall become null, void, and of no effect whatsoever. 7. The approved PP shall only be modified with written City approval per PDMC Chapter 25.72.030. Any proposed changes to this PP will require an amendment to the application, which may result in a new public hearing. 8. The approved CUP shall only be modified per the guidelines outlined in PDMC Chapter 25.72.050(I). 9. All construction documentation shall be coordinated for consistency, including, but not limited to, architectural, structural, mechanical, electrical, plumbing, landscape and irrigation, grading, and street improvement plans. All such plans shall be consistent with the approved entitlement plans on file with the Development Services Department. 10. Prior to the issuance of a building permit for the construction of any use or structure contemplated by this approval, the Applicant shall first obtain permits and or clearance from the following agencies: Coachella Valley Water District (CVWD) Riverside County Fire Department City of Palm Desert Building and Safety Division City of Palm Desert Land Development Division City of Palm Desert Planning Division City of Palm Desert Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the Building & Safety Division at the time of issuance of a building permit for the use contemplated herewith. 11. This Project is subject to the Art in Public Places requirements in Chapter 4.10 of the PDMC. 12. Final lighting plans shall be submitted per PDMC Section 24.16 for any landscape, architectural, street, or other lighting types within the Project area. All exterior lighting sources shall be fully shielded and directed downwards and are subject to approval by the Development Services Department. Luminaries with total lamp lumens above 16,000 lumens shall not be used. Prior to the building permit issuance, the Applicant shall submit plans for outdoor lighting as required by PDMC Section 24.16.030 and include glare ratings and color temperature for all exterior light fixtures. PLANNING COMMISSION RESOLUTION NO. 2843 9 13. Prior to the building permit issuance, the Applicant shall submit a landscape construction application for approval by the Development Services Department and Coachella Valley Water District. Final landscape and irrigation documents shall be prepared by a landscape architect registered with the State of California and shall be submitted to the Development Services Department and the CVWD for review and approval. All sheets shall be signed by the landscape architect and shall include the license number and the expiration date. The landscape plan shall conform to the preliminary landscape plans prepared as part of this application and shall include dense plantings of live landscape material. All plants shall be a minimum of five (5) gallons in size, and all trees shall be a minimum 24-inch box in size. A. The Applicant shall submit final landscape construction plans to the Palm Desert Development Services Department for review and acceptance prior to submittal to CVWD. 14. All Project irrigation systems shall function properly, and landscaping shall be maintained in a healthy and thriving condition. The maintenance of landscaping and the irrigation system shall be permanently provided for all areas of the Project site, as well as walkways and the portion of public right-of-way abutting the Project site (parkways). Furthermore, the plans shall identify responsibility for the continued maintenance. 15. Prior to the issuance of the Certificate of Occupancy, the Project landscape architect shall submit written certification to the Public Works Department or Planning Division that the landscaping and irrigation have been installed per the approved landscape plan. 16. All ground-mounted utility structures including, but not limited to, transformers, HVAC equipment, and backflow prevention valves shall be located out of view from any public street or adequately screened using landscaping and/or permanent screening devices. 17. Exterior building elevations showing building wall materials, roof types, exterior colors, and appropriate vertical dimensions shall be included in the development construction drawings. 18. The Applicant or any successor in interest shall comply with all applicable local, state, and federal laws and regulations. 19. A copy of the herein-listed Conditions of Approval shall be included in the construction documentation package for the Project, which shall be continuously maintained on-site during Project construction. 20. Exterior signage shall comply with Chapter 25.56 of the PDMC. 21. Prior to a permit issuance, the Applicant shall submit plans for the final design of all site fences and walls subject to review and approval by the Palm Desert Development Services Department. The design of the walls shall be consistent with the height, material, and design on the approved conceptual site plan. The proposed walls shall use a footing that does not require encroaching into the City right-of-way and ensures the entirety of the wall and footings are within the owner’s property. PLANNING COMMISSION RESOLUTION NO. 2843 10 22. Future modifications to site walls or fences shall require approval by the Director of Development Services. The use of barbed wire, razor wire, and spiked pickets for fencing is prohibited. 23. The Applicant shall comply with the recommendations made by the City’s ARC, as referenced in the August 8, 2023, Notice of Action. 24. Coordination with Burrtec Waste shall occur prior to any proposed event or large gathering for trash pickup schedule, location, and plan. FIRE DEPARTMENT: 25. Fire Hydrants and Fire Flow: Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B or other approved method. Prior to building permit issuance for new construction, the Applicant shall provide documentation to the Fire Department to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow. Reference CFC 507.3. 26. Fire Protection Water Supplies/Hydrants: The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Where new water mains are extended along streets where hydrants are not needed for the protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards. The size and number of outlets required for the approved fire hydrants are 4" x 2 ½". Final fire hydrant locations shall be determined during the fire water construction plan review. Reference CFC 507.5 and CFC Appendix C. 27. Tract Water Plans: The Applicant/Developer shall submit water system fire hydrant plans to the Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Reference CFC 105.4.1 28. Fire Department Access: The construction of the fire apparatus access roads shall be all- weather and capable of sustaining 75,000 lbs. No parking is permitted on either side of a fire apparatus access road when the clear width is less than 30 feet. The no parking area shall be identified by painted red curbing or by the installation of signs as applicable in accordance with the Riverside County Office of the Fire Marshal Technical Policy No. TP22- 002. Reference CFC 503.1.1, 503.2.1. 29. Fire Department Access Turn Around: Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with a bulb turnaround at the terminus measuring a minimum of 38 feet outside radius and 14 feet inside radius. Cul-de-sac streets may contain a center island provided that a minimum 30-foot-wide drive lane with an adequate inside turning radius is provided, the island is designated a no parking area with red curbs or signs, and island. PLANNING COMMISSION RESOLUTION NO. 2843 11 30. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CRC 313.2. 31. Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC 503.1, 507 .1, 3310 and 3312. 32. Requests for the installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1. 33. Gate Access: All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. These gates shall be provided with access to gate equipment or another method to open the gate if there is a power failure. CFC 506.1. LAND DEVELOPMENT DIVISION/PUBLIC WORKS DEPARTMENT: 34. The following plan is hereby referenced: Tentative Parcel Map (For Condominium Purposes), prepared by Fomotor Engineering and dated August 28, 2023, Precise Grading Plan, prepared by Jesus Cervantes and not dated, and Site Plan, prepared by Cashcla Design & Associates and dated August 17, 2023. 35. It is assumed that easements shown on the preliminary grading plan are shown correctly and include all the easements that encumber the subject property. A current preliminary title report for the site shall be submitted during technical plan review. The Applicant shall secure approval from all easement holder for all grading and improvements, which are proposed over respective easements, if any, or provide evidence that the easement has been relocated, quitclaimed, vacated, abandoned, easement holder cannot be found, or is otherwise of no effect. Should such approvals or alternative actions regarding the easements not be provided and approved by the City, the Applicant may be required to amend or revise the proposed site configuration as may be necessary. 36. It is understood that the conceptual exhibits correctly show acceptable centerline elevations, all existing easements, traveled ways, and drainage courses with appropriate Q’s, and that the omission or unacceptability may require that the Applicant amend or revise the proposed site configuration as may be necessary. 37. All common areas will be permitted, as shown on the tentative exhibit, subject to these conditions of approval and the Covenants, Conditions and Restrictions (CC&Rs), or equivalent responsible mechanism, as approved by the City Engineer and City Attorney. The CC&Rs shall include, but not limited to, access easements, reciprocal access, private and/or public utility easements, common area maintenance, as may be relevant to the project. 38. All utility extensions within the site shall be placed underground unless otherwise specified or allowed by the respective utility purveyor. PLANNING COMMISSION RESOLUTION NO. 2843 12 39. Prior to issuance of the grading permit for the development, the Applicant shall pay all appropriate signalization fees in accordance with the City’s Resolution No. 79-17 and 79-55. 40. Prior to map approval, the Applicant shall pay all appropriate drainage fees in accordance with the City’s Municipal Code Section 26.49 and Palm Desert Ordinance No. 653. 41. The Applicant shall comply with Palm Desert Ordinance No. 843, Section 24.20 Stormwater Management and Discharge Ordinance. 42. Prior to a grading permit, the Applicant shall prepare a final grading plan for the site. No grading or other improvements shall be permitted until a final grading plan has been approved by the City Engineer. Grading plans and all grading shall conform to the approved Conceptual Grading Plan, the California Building Code, Palm Desert Municipal Code (PDMC) Title 27 Grading, and all other relevant laws, rules, and regulations governing grading in the City of Palm Desert. 43. Applicant may submit combined rough and precise grading plans for this development. The final grading plans shall show and identify all proposed onsite improvements in accordance with the approved conceptual grading exhibit. 44. Prior to or along with the precise grading plans, the Applicant shall provide a Pedestrian Accessibility Route Plan that labels and identifies the location (running slope and cross slopes) for required accessible path of travel from buildings’ entrances to public pedestrian infrastructure. Facilities shall be designed in compliance with the accessibility standards in the California Building Code (current) and Americans with Disability Act (ADA) regulations. 45. All private improvements shall be kept within private property. Non-standard encroachments into proposed public right-of-way will not be permitted, unless clearly identified on these conditions of approval. 46. The final grading plans shall show driveway approach in compliance with the City’s standards and approved by the City Engineer. Maximum allowable with is 35-feet. Driveway shall provide accessible path behind driveway approach. 47. The project’s Geotechnical Engineer shall sign the final grading plans. 48. The grading plan shall provide for acceptance and proper disposal of all offsite drainage flowing onto or through the site. 49. All drainage and storm drain improvements shall be designed per PDMC Title 24, Riverside County Flood Control and Water Conservation District’s standards for the Drainage Element of the Palm Desert General Plan, and all other relevant rules, and regulations governing grading in the City of Palm Desert. Proposed onsite storm drains shall keep minimum of 0.4% slope at all segments. 50. Grading surrounding proposed pool shall meet California Building Code requirements, please note that a separate permit for the construction of the pool is required. PLANNING COMMISSION RESOLUTION NO. 2843 13 51. Pad elevations, as shown on the conceptual grading plan, are subject to review and modification per the City of Palm Desert Municipal Code Title 27. 52. Prior to a grading permit, it shall be the sole responsibility of the Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading shown on the grading plan exhibit. Proof shall be provided to the Land Development Department prior to issuance of grading permit. 53. Prior to the issuance of a grading permit, the Applicant shall submit a PM10 application for review and approval. The Applicant shall comply with all provisions of PDMC Section 24.12 regarding Fugitive Dust Control. 54. Prior to issuance of grading permit and in compliance with the City of Palm Desert Municipal Code Chapter 27.24, the Applicant shall enter into an agreement and post financial security guarantee for all grading work related to this project. 55. Prior to the start of grading activities, the Applicant shall install all erosion and dust control mechanisms for the site as approved by the City. 56. Upon completion of grading work, the project’s Geotechnical Engineer shall certify to the completion of grading in conformance with the approved grading plans and the recommendations of the geotechnical report approved for this project. A licensed land surveyor shall certify to the completion of grading in conformance with the lines and grades shown on the approved grading plans. 57. Final parcel map shall show additional right-of-way dedication at project driveway intersections required to accommodate public infrastructure within public right-of-way and be in compliance with ADA requirements. 58. Prior to map approval, the Applicant shall submit improvement plans for required improvements along San Luis Drive as outlined in these conditions of approval. The plans are required to be approved by the City Engineer prior to map approval. 59. Applicant shall construct ADA compliant sidewalk along the project frontage per City standard and as approved by the City Engineer. 60. Driveway approach shall be constructed in compliance with the City’s standards and approved by the City Engineer. Maximum allowable with is 35-feet. Driveway shall provide accessible path behind driveway approach. 61. Any proposed site runoff to San Luis Drive shall be directed to the street using under sidewalk curb drains, sheet flow over accessible path will not be allowed. 62. All utility connections to existing infrastructure within San Luis Drive will require an encroachment permit. 63. Applicant shall show, as reference only, all existing and proposed utility connections on plans. Wet utility plans shall be processed and approved by CVWD. PLANNING COMMISSION RESOLUTION NO. 2843 14 64. The Applicant shall guarantee all (any) improvements within the public right-of-way for a period of one year form the date of final acceptance and the improvement guarantee shall be backed by a bond or cash deposit in the amount of ten percent of the surety posted for improvements. 65. Prior to map approval, the Applicant shall submit a final parcel map for condominium purposes for review and approval of the City Engineer. The final parcel map shall be in compliance with the approved tentative exhibit, the Subdivision Map Act, and local ordinances and regulations. 66. Prior to map approval, a copy of the CC&Rs shall be submitted for review and approval of the City Engineer. 67. Prior to map recordation, the applicant shall enter into a subdivision improvement agreement and post financial securities with the City for the required public improvements. The form and amount of the financial security shall be reviewed and approved by the City Engineer and be in compliance with the Palm Desert Municipal Code Section 26.28.030 and Section 26.28.040. 68. Prior to the issuance of a building permit, the final grade certification shall be submitted in conformance with the approved grading plans. A licensed land surveyor shall certify the completion of grading in conformance with the lines and grades shown on the approved grading plans. 69. Prior to issuance of a building permit, the final parcel map shall be recorded. 70. Prior to building final inspection, the Applicant is responsible for the completion of all grading for which plans are required. 71. Prior to occupancy, the Applicant shall provide as-built drawings and drawing files (CAD .dwg) for all public infrastructure. As-built drawings shall be stamped, signed, and dated by the Engineer of Record. END OF CONDITIONS OF APPROVAL CITY OF PALM DESERT 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760-346-0611 PLANNING@PALMDESERT.GOV CITY OF PALM DESERT PUBLIC HEARING NOTICE CASE NO. TPM/CUP/PP/EA23-0007 NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER THE ADOPTION OF A NOTICE OF EXEMPTION AND A REQUEST BY 34 SAN LUIS, LLC, FOR A TENTATIVE PARCEL MAP, CONDITIONAL USE PERMIT, AND PRECISE PLAN TO DEVELOP TWO (2) CONDOMINIUM UNITS TOTALING 2,290 SQUARE FEET EACH NEAR THE SOUTHEAST CORNER OF FRED WARING DRIVE AND SAN LUIS AVENUE The City of Palm Desert (City), in its capacity as the Lead Agency for this project and pursuant to the California Environmental Quality Act (CEQA), finds that the proposed project is categorically exempt under Article 19 Section 15332 Infill Exemption (Class 32) of the CEQA Guidelines; therefore, no further environmental review is necessary, and a notice of Exemption can be adopted as part of this project. PROJECT LOCATION/DESCRIPTION: PROJECT LOCATION: Near the southeast corner of Fred Waring Drive and San Luis Avenue (APN 640-122-009). PROJECT DESCRIPTION: The applicant proposes a Tentative Parcel Map (TPM), Conditional Use Permit (CUP), and Precise Plan to develop two (2) single-story condominium units totaling 2,290 square feet each near the southeast corner of Fred Waring Drive and San Luis Avenue. PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Desert, California, will hold a Public Hearing at its meeting on September 5, 2023. The Planning Commission meeting begins at 6:00 p.m. in the Council Chamber at 73510 Fred Waring Drive, Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting allowing public access via teleconference or in person. Options for remote participation will be listed on the Posted Agenda for the meeting at: https://www.palmdesert.gov/our-city/committees-and-commissions/commission-information. PUBLIC REVIEW: The plans and related documents are available for public review Monday through Friday from 8:00 a.m. to 5:00 p.m. by contacting the project planner, Carlos Flores. Please submit written comments to the Planning Division. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at or prior to the Planning Commission hearing. All comments and any questions should be directed to: Carlos Flores, Senior Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611, Extension 478 cflores@palmdesert.gov PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY AUGUST 25, 2023 PALM DESERT PLANNING COMMISSION Statutory Exemptions. State code number: _______________________________________________ Print Form Notice of Exemption Appendix E From: (Public Agency): ____________________________To: Office of Planning and Research P.O. Box 3044, Room 113 _______________________________________________Sacramento, CA 95812-3044 County Clerk (Address) ___________________________ ___________________________ County of: __________________ Project Title: ____________________________________________________________________________ Project Applicant: ________________________________________________________________________ Project Location - Specific: Project Location - City: ______________________ Project Location - County: Description of Nature, Purpose and Beneficiaries of Project: _____________________ Name of Public Agency Approving Project: _____________________________________________________ Name of Person or Agency Carrying Out Project: ________________________________________________ Exempt Status: (check one): Ministerial (Sec. 21080(b)(1); 15268); Declared Emergency (Sec. 21080(b)(3); 15269(a)); Emergency Project (Sec. 21080(b)(4); 15269(b)(c)); Reasons why project is exempt: Lead Agency Contact Person: ____________________________ Area Code/Telephone/Extension: _______________ If filed by applicant: 1.Attach certified document of exemption finding. 2.Has a Notice of Exemption been filed by the public agency approving the project? Yes No Signature: ____________________________ Date: Signed by Lead Agency Signed by Applicant Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR: Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. _______________ Categorical Exemption. State type and section number: ____________________________________ ______________________________________________ ______________ Title: _______________________ Revised 2011 GENERAL NOTES"ALL 'OR EQUAL' SUBSTITUTES MUST BESUBMITTED TO, AND APPROVED BY THEBUILDING OFFICIAL PRIOR TOINSTALLATION OF THE ITEM" "ACCESORYSTRUCTURES ARE NOT PART OF THISPERMIT"SHEET INDEX1. ALL WORK,MATERIALS AND METHODS SHALL BE IN CONFORMANCE WITH THE THE 2010 CBC CODES, 2010 CPC, 2010 CMC AND 2010 CEC CODEEDITIONS.ORDINANCES AND REGULATIONS OF ALL GOVERNMENTAL AGENCIES HAVING JURISDICTION AT THE PROJECT LOCATION.2. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FORVERIFYING ALL DIMENSIONS AND EXISTING CONDITIONS THEREON BEFORE COMMENCING WORK. REPORT ANY DISCREPANCIES AND/ORPOTENTIAL PROBLEMS TO THE ARCHITECT PRIOR TO PROCEEDING WITH AFFECTED WORK.3. CONTRACTORS ARE RESPONSIBLE FOR ALL WORK REGARDLESS OF THE LOCATION OF THE INFORMATION OF THE DOCUMENTS.4. CONTRACTOR SHALL CONFIRM THAT PROPER FINISH GRADE ELEVATIONS HAVE BEEN PROVIDED AT THE PERIMETER OF THE BUILDING AREAS, REFER TOBUILDING AND ADJOINING AREAS, REFER TO BUILDING PLANS . REPORT ANY DISCREPANCIES TO THE DESIGNER PRIOR TO PROCEEDING WITH ROUGHGRADING.5. PROVIDE PIPE GUARDS AT ALL ABOVE GROUND UTILITY EQUIPMENT AS DICTATED BY GOVERNING AGENCIES.6. PROVIDE PEDESTRIAN OR VEHICULAR PROTECTION BARRICADES TEMPORARY GUARD RAILS, AND / OR CANOPIES AS REQUIRED BY THE LOCAL AGENCIESOR AS NECESSARY FOR PEDESTRIAN AND VEHICULAR SAFETY.7. THE GENERAL CONTRACTOR IS SOLELY RESPONSIBLE FOR COORDINATION AMONG HIS VARIOUS SUBCONTRACTORS.8. IN THE EVENT OF DISCREPANCIES BETWEEN ANY DRAWINGS AND/OR SPECIFICATIONS, THE MORE COSTLY OR MORE RESTRICTIVE CONDITIONS SHALL BEDEEMED THE CONTRACT REQUIREMENT, UNLESS OTHERWISE STATED IN WRITING, FROM THE DESIGNER.9. GENERAL CONTRACTOR SHALL COORDINATE ALL UNDERGROUND ITEMS WITH THE PLUMBING, ELECTRICAL, GAS, TELEPHONE, AND CABLE TV DRAWINGS.10. CONTRACTOR SHALL VERIFY DIMENSIONS OF ALL EQUIPMENT MANUFACTURERS.11. GENERAL CONTRACTOR SHALL NOTIFY ALL APPLICABLE LOCAL GOVERNING, AUTHORITIES AND UTILITIES PRIOR TO COVERING UP ANY WORK REQUIRINGINSPECTION.12. PROVIDE GALVANIC PROTECTION BETWEEN DISSIMILAR MATERIALS WHERE REQUIRED.13. ALL PENETRATIONS THROUGH ANY SURFACE SHALL BE THOROUGHLY SEALED WITH APPROPRIATE SEALANT MATERIAL.14. UNLESS OTHERWISE NOTED, ALL EXTERIOR AND INTERIOR EXPOSED METAL, TRIM, TREILLAGE, RAILINGS, MOLDING, FRAMES, CASTING, ETC., SHALL BEPAINTED.15. SEE SOILS REPORT FOR RECOMMENDATIONS REGARDING CORROSIVE SOILS. ALL METALLIC UTILITY LINES SHALL BE CORROSION PROTECTION.16. SPECIFY WEATHER-RESISTANCE BARRIER AT ALL EXTERIOR WALLS 2010 CBC. NOTE TWO (2) LAYERS OF GRADE ""D"" TYPE PAPER REQUIRED OVER WOODBASED SHEATHING 2010CBC.17. THE INSULATION INSTALLER SHALL POST IN A CONSPICUOUS PLACE IN THE BLDG. A STATE INSULATION CERTIFICATE SIGNED BY THE INSTALLER STATINGTHAT THE INSULATION IS CONSISTENT WITH THE PLANS AND CONFORMS TO THE STATE ENERGY REGULATIONS NOTE ON PLANS TITLE 24 PART 1,SECTION 10-103 (A) (3) (B). THE BUILDER SHALL PROVIDE THE BLDG. OWNER MANAGER AND ORIGINAL OCCUPANTS WITH A LIST OF THE FEATURE,MATERIALS, COMPONENTS AND MECHANICAL DEVICES INSTALLED IN THE BUILDING; INSTRUCTIONS ON HOW TO USE THEM EFFICIENTLY AND,MAINTENANCE FOR EFFICIENT OPERATION NOTE ON THE PLANS TITLE 24 PART 1, SECTION.18. REFER TO GRADING PLANS FOR ADDITIONAL INFORMATION FOR GUTTERS, CURBS AND BERMS AT EDGE OF PAVEMENT.19. REFER TO CIVIL DRAWINGS FOR ADDITIONAL SITE DIMENSIONS AND INFORMATION. (HORIZONTAL CONTROL PLAN).20. ALL SHOP WELDING SHALL BE DONE BY AN "APPROVED" ICC FABRICATING SHOP PRIOR TO ANY STEEL BEING FABRICATED AND SENT TO THE JOBSITE.THE FABRICATING COMPANY SHALL BE APPROVED BY THE DEPARTMENT OF BUILDING AND SAFETY PER 2010 CBC.21. THE CONTRACTOR SHALL FIELD VERIFY THE SITE CONDITIONS AS REPRESENTED IN THE PLANS AND REPORT ANY DISCREPANCIES TO THE DESIGNERBEFORE PROCEEDING WITH THE WORK.22. UNLESS NOTED OTHERWISE AS INDICATED, DIMENSIONS ARE TO CENTER LINES OF COLUMNS, AND TO FACE OF WALLS. CENTER OF PANEL.23. WRITTEN DIMENSIONS GOVERN, DO NOT SCALE DRAWINGS. ANY QUESTIONS REGARDING SAME SHALL BE REFERRED TO THE DESIGNER.24. ANY/ALL LUMBER IN CONTACT WITH CONCRETE FLOOR OR FOOTINGS SHALL BE F.G. REDWOOD OR PRESSURE TREATED, "WOLMANIZED" PINE.25. ALL FRAMING LUMBER SHALL BE GRADE MARKED WITH QUALITY PER 2010 CBC. (CALIFORNIA BUILDING CODE) REQUIREMENTS.26. USE APPROVED FLASHING MATERIALS AT ALL EXTERIOR OPENINGS, UNLESS NOTED OTHERWISE, ALL SHEET METAL SHALL BE 24 GAUGE G.I. OR BETTER,PAINTED WITH G.I. VINYL WASH PRIMER AND A ZINC DUST PRIMER, EXCEPTING PRE-FINISHED METAL AS APPROVED BY THE DESIGNER.27. PROVIDE ONE 15 POUND WATERPROOF FELT MINIMUM UNDER ALL EXTERIOR COVERING.28. ALL EXTERIOR WALL OPENINGS, FLASHING, COUNTER FLASHING, EXPANSION JOINTS, SHALL BE CONSTRUCTED IN SUCH A MANNER TO MAKE THEMWATERPROOF; CAULK AND FLASH WHERE NECESSARY FOR A COMPLETE AND WORKABLE INSTALLATION.29. CERTIFIED INSULATION MATERIALS PER 2010 CBC.30. INSULATION INSTALLED TO MEET FLAME SPREAD AND SMOKE DENSITY REQUIREMENTS OF 2019 CRC NOT MORE THAN 25 AND SMOKE NOT MORE THAN45031. AIR INFILTRATION IS MINIMIZED BY SPECIFICATION OF TESTED MANUFACTURED DOORS AND WINDOWS AND PROPER SEALING AND WEATHERSTRIPPING.32. CONTRACTORS MUST GANG AND CONCEAL FROM VIEW, ROOF VENTS WHEREVER POSSIBLE.33. ROOF DRAIN DOWNSPOUTS MUST NOT DRAIN ONTO HARDSCAPE OR BE VISIBLE FROM TRAFFIC AREAS.34. ALL OR "EQUAL" SUBSTITUTIONS MUST BE SUBMITTED TO, AND APPROVED BY THE BUILDING OFFICIAL PRIOR TO INSTALLATION OF THE ITEM.35. PROVIDE PRESSURE REGULATOR FOR WATER SERVICE WHERE STATIC PRESSURE EXCEEDS 80 PSI. (2019 CPC)36. ALL WORK CALLED FOR IN THESE PLANS SHALL BE EXECUTEDWITH EXTREME CONCERN FOR CRAFTSMANSHIP AND SAFETY IN FULL ACCORDANCE WITHTHE ADOPTED CODES AND ORDINANCES OF THE JURISDICTION IN WHICH IT IS BEING CONSTRUCTED37. ALL WORK, WHETHER SPECIFICALLY CALLED FOR OR NOT, SHALL BE CONSTRUCTED UNDER THE LATEST EDITION OF THE CALIFORNIA BUILDING CODE ASADOPTED BY THE LOCAL GOVERNING AGENCY.38.ALL EXTERIOR FLATWORK SHALL HAVE A POSITIVE SLOPE AWAY FROM THE BUILDING (1% MIN.)39. THE GENERAL CONTRACTOR SHALL THOROUGHLY FAMILIARIZE HIMSELF WITH THIS DOCUMENTS PRIOR TO PROCEEDING WITH ANY CONSTRUCTION ANDSHALL REPORT ANY DISCREPANCY TO THE DESIGNER PRIOR TO COMMENCING ANY WORK. SHOULD ANY DEVIATION BE MADE FROM THESE PLANSWITHOUT THE WRITTEN CONSENT FROM THE DESIGNER, THE OWNER/CONTRACTOR ASSUME ALL RESPONSIBILITY FOR SUCH DEVIATION.40. THE GENERAL CONTRACTOR SHALL SUBMIT________COPIES OF SHOP DRAWINGS OF ALL MANUFACTURED ITEMS ( i.e. CABINETS,TRUSSES,ETC.) TO THEDESIGNER FOR REVIEW AND APPROVAL PRIOR TO FABRICATION. THE GENERAL CONTRACTOR WILL BE RESPONSIBLE TO PROVIDE ADEQUATE TIME FORREVIEW (10 WORKING DAYS) OF SUBMITTED ITEMS SO WHEREAS SUCH REVIEW SHALL NOT ADVERSELY IMPACT THE CONSTRUCTION SCHEDULE.41. INFREQUENT SITE VISITS BY THE DESIGNER OR ENGINEER, IN NO WAY ALLEVIATES THE CONTRACTOR'S RESPONSIBILITY IN REGARDS TO CODECOMPLIANCE, SAFETY OR THOROUGHNESS.42. ALL SUB-CONTRACTORS SHALL VISIT THE JOB SITE WITHIN 24 HOURS PRIOR TO COMMENCING WORK. THE SUB-CONTRACTOR SHALL BE RESPONSIBLEFOR REVIEWING RELATED TRADES SUB- SURFACE PREPARATION AND SHALL REPORT ANY NON-CONFORMING DISCREPANCY TO THE GENERALCONTRACTOR. EXECUTION OF WORK BY ANY SUB-CONTRACTOR INDICATES ACCEPTANCE OF THE PREVIOUS TRADE'S WORK.43. THE OWNER AGREES TO HOLD HARMLESS, INDEMNIFY, AND DEFEND THE DESIGNER, HIS EMPLOYEES, AND ENGINEERS AGAINST ANY AND ALL LIABILITY,CLAIM DAMAGES AND COSTS OF DEFENSE ARISING OUT OF THE ERRORS OR OMISSIONS, OR NEGLIGENT ACTS CAUSED BY THE MODIFICATIONS TO THEPLANS AND SPECIFICATIONS.44. ANY CHANGE, MODIFICATION OR ALTERATION OF THESE PLANS SHALL BE AT THE SOLE RISK OF THE PERSON MAKING OR CAUSING THE SAME ANDSHOULD BE REVIEWED BY THE DESIGNER OF RECORD FOR CONFORMITY WITH THESE PLANS.45. VERIFY CONNECTION POINTS FOR POWER TELEPHONE AND CATV SYSTEMS PRIOR TO CONSTRUCTION APPROXIMATE ONLY LOCATIONS INDICATED FORTRANSFORMER LOCATIONS, ETC.46. COMPLY WITH ALL UTILITY COMPANY REQUIREMENTS. PROVIDE ALL UNDERGROUND RELATED CONDUITS, PULL BOXES AND RISERS.47. CONTRACTOR SHALL VERIFY ACTUAL DEPTH AND LOCATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION... CALL DIG ALERT SERVICE ALERT(TOLL FREE 811) PRIOR TO TRENCHING, GRADING, EXCAVATING, DRILLING, PIPE PUSHING PLANTING TREES DIGGING FENCE POST HOLES ETC. THEYWILL SUPPLY INFORMATION OR LOCATE AND MARK ANY UNDERGROUND FACILITIES.SYMBOLS 14A3.424A8.2AA4.24A5.24A3.2KEY NOTESEE KEY NOTE LEGEND ON EACHDRAWING SHEETPLAN DETAILDETAIL IDENTIFICATIONSHEET WHERE DETAIL IS DRAWNSECTION DETAILDETAIL IDENTIFICATIONSHEET WHERE DETAIL IS DRAWNBUILDING ELEVATIONELEVATION IDENTIFICATIONSHEET WHERE ELEVATION IS DRAWNWALL SECTIONSECTION IDENTIFICATIONSHEET WHERE SECTION IS DRAWNBUILDING SECTIONSECTION IDENTIFICATIONSHEET WHERE SECTION IS DRAWN4A4.1AINTERIOR ELEVATION(S)ELEVATION NUMBERSHEET WHERE ELEVATION IS DRAWNELEVATION SHOWNELEVATION DESIGNATIONSYMBOLS:CENTER LINES OF COLUMN GRIDS,FLOOR LINES IN EXTERIORELEVATIONS, PROJECT LINESBREAK LINEMATERIAL CONTINUESPROPERTY LINEBOUNDARY LINEDESCRIPTION:FLOOR ELEVATION+11'-0"WINDOW TYPEREVISION NUMBER2DOOR TYPESA4312153OFFICEROOM FINISHROOM NUMBERINTERIOR ELEVATION #ROOM NAME4A3.2PARTIAL ELEVATIONELEVATION IDENTIFICATIONSHEET WHERE ELEVATION IS DRAWN4A3.2PARTIAL SECTIONSECTION IDENTIFICATIONSHEET WHERE SECTION IS DRAWNPROJECT IS APPROVED UNDERVICINITY MAPGENERAL INFORMATIONTYPE V-B SINGLE FAMILYOCCUPANCY :PROJECT ADDRESS :LEGAL DESCRIPTION :ZONING :R2OWNER :N O T T O S C A L EVICINITY MAPAPN: 640-122-009 SAN LUIS DRCS COVER SHEETG1.0 GRADING PLAN NOTESG2.0 PRELIMINARY CONCEPTUAL GRADING PLANA1.0 SITE PLANA2.0 FLOOR PLANA3.0 DIMENSION PLANA3.1 DIMENSION PLANA4.0 EXTERIOR ELEVATIONSA4.1 EXTERIOR ELEVATIONSA5.0 EXTERIOR COLOR ELEVATIONSA5.1 EXTERIOR COLOR ELEVATIONSA6.0 BUILDING SECTIONSA7.0 ROOF PLANA8.0 3D VIEWS.P1.0 PRELIMINARY LANDSCAPE PLAN34 SAN LUIS, LLC.UNDERGROUND SERVICE ALERTGENERAL SPECIFICATIONS:IF ANY ERRORS, DISCREPANCIES OR OMISSIONS APPEAR IN THEDRAWINGS, SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS,THE GENERAL CONTRACTOR SHALL NOTIFY THE DESIGNER INWRITING OF SUCH ERROR OR OMISSION. IN THE EVENT THAT THEGENERAL CONTRACTOR FAILS TO GIVE SUCH NOTICE BEFORECONSTRUCTION AND/OR FABRICATION OF THE WORK, THEGENERAL CONTRACTOR WILL BE HELD RESPONSIBLE TO THERESULT OF ANY ERRORS, DISCREPANCES OR OMISSIONS AND THECOST OF RECTIFYING THE SAME.Know what'sbelow.before you dig.CallR2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODE2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA BUILDING STANDARDSADMINISTRATIVE CODE2022 CALIFORNIA FIRE CODEAREA TABULATIONS:LOT 1(0.31 AC.) 13,300 S.F MAX. LOT COVERAGE 60%CONDOMINIUM A= 2290.00 S.F 17.21 % 2 CAR GARAGE= 484.00 S.F 3.58 % TOTAL LOT COV.= 5,548 S.F. 41.71 % APN# 6 27- 18 2- 006 -0 640122009Recorded Book/Page: MB 28/45Subdivsion Name: PALM VISTAUNIT 1Lot/Parcel: 34SITELOCATIONCONDOMINIUM B= 2290.00 S.F 17.21 % PROPOSED 2 CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009 SAN LUIS DR. PALM DESERT, CA. 92260GROSS AREA= 2774.00 S.F 20.79 %NET AREA= 2637.00 S.F 20.79 %2 CAR GARAGE= 484.00 S.F 3.58 % GROSS AREA= 2774.00 S.F 20.79 %NET AREA= 2637.00 S.F 20.79 %LOT AREA13,300 S.F. 100.0 %PERVIOUS SURFACE AREA 8,374 S.F. 63.0 %LANDSCAPE NON-PERVIOUS AREA 4,926 S.F. 37.0 %JESUS CERVANTES75145 SAINT CHARLES SUITE 5,PALM DESERT, CA 92211 PHONE#760-550-4233PROJECT TEAM OWNER :28 SALZBURGNEWPORT BEACH, CA. 9266034 SAN LUIS, LLCSTRUCTURAL ENGINEER:TITLE T24 CONSULTANT :CIVIL ENGINEER:LANDSCAPE DESIGNER :SOIL ENGINEER:TRUSSES CO :LUIS SANDOVALLUISSAN@NOFLAND.COMP.O. BOX 547PALM DESERT, CA 92261TEL. (760) 318-5370SANTIAGO LOPEZ-OCAMPODRAFTING - DESIGNTITLE 24 RESIDENTIALCOMPLIANCE760.485.8927SANTIAGOLOPEZOCAMPO@GMAIL.COMSANTIAGOLOPEZOCAMPO@YAHOO.COMNAJEH K. EDAIS, P.E.EDAIS ENGINEERING, INC.YUMA TRUSS COMPANYCLEAR SOLUTIONS ENVIRONEERING3075 S. AVENUE 4E. YUMA, ARIZONA 85365OFFICE (928) 344-3566 CELL (928) 941-0368NAJEH@EDAISGROUP.COMFRED SHEU ENGINEERING14286 CALIFORNIA AVE, SUITE #103 VICTORVILLE, CA 92392(760) 955-7522GREG M. CHANDRA, PE, M.ASCELANDMARK CONSULTANTS, INC.77948 WILDCAT DRIVEPALM DESERT, CA 92211(760)360-0665 OFFICE(760)455-9345 MOBILEDESIGNER :CASHCLA DESIGN & ASSOCIATES, INC.73-733 FRED WARING RD. STE 203PALM DESERT CA, CA 92260CARLOS SANCHEZCOVER SHEETCS2022-06-25Aug 17, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 17, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232- PROPOSEDDRIVEWAYAPPROACHPER CITYSTANDARDSSAN LUIS AVE.CONCRETEWALKWAY5'-0"5'-0"⅊⅊⅊⅊22'-1"22'-0"22'-0"17'-6"35'-3"39'-6"81172324467778140.70'33.42'88.58'149.33'60.21'ADJACENT PROPERTYADJACENT PROPERTYADJACENT PROPERTY15'-0"12' -0 "6'-10"25'-0"LANDSCAPEBACKYARDPOOL AREALANDSCAPE5'-0"CONDOMINIUM ACONDOMINIUM BPOOL AREACONCRETELANDSCAPEBACKYARDLANDSCAPE344135555555WALKWAY25'-0"666771079109SETBACK2%SETBACKSETBACK SETBACKTRASH2%2%2%2%2%2%2%2%1%1%11111111111111DININGGREAT ROOMKITCHENMASTERBATHMASTERWALK-IN CLOSETMASTERBEDROOMBEDROOM 12 CAR GARAGEBEDROOM 2DININGGREAT ROOMKITCHENMASTERBATHMASTERWALK-IN CLOSETMASTERBEDROOMBEDROOM 12 CAR GARAGEBEDROOM 2ceiling ht. 12'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 12'ceiling ht. 12'ceiling ht. 9'ceiling ht. 9'ceiling ht. 12'ceiling ht. 12'ceiling ht. 12'POWDER RM.RESTROOMLAUNDRYHALLWAYPOWDER RM.LAUNDRYRESTROOMENTRYENTRY6'-0"1'-6"39'-6"SETBACK6'-6"4'-5"7'-3"1216'-0"2'-0"12'-0"2'-0"13DRIVEWAY2%DRIVEWAY2%1216'-0"2'-0"12'-0"2'-0"25'-0"15'-0"SETBACK5'-0"5' -0 "P.U .EP.U.E℄5'-0" SETBACK14 145WALKWAY2%5'-0"4'-0"1255'-0"4'-0"TRASH5WALKWAY125PROPOSED WATERMETERS CONNECTIONPER CVWDwwwwwwswswswswswswswswswswPROPOSED SEWERLINES CONNECTIONPER CVWD17'-2"10KEY NOTES1.SCREENED A/C CONDENSER ON CONC. PAD2.ELEC. SOLAR PANELS METERS PERELECTRICAL PLAN3.GAS METER4.4" CONCRETE SAND FINISH W/ 1/2"CONTROL JOINT.5.PLANTER W/ 2" GRAVEL.6.ROOF PROJECTION.7.PROPOSED 6'-0" HT. PRECISION BLOCKWALL PAINTED PURE WHITE FINISH.8.PROPOSED 4060 METAL GATE W/ LATCH,LOCK AND SELF CLOSING.9.PROPOSED 3060 METAL GATE W/ LATCH,LOCK AND SELF CLOSING.10.EXISTING BLOCK WALL.11.SCONCE LED LIGHT FIXTURE W/ 3 FC. MAX.12.ORCO B3 MANOR CHANFER PAVERS13.CONC. DRIVEWAY PER CIVIL DRAWINGS.14.EXIST. WD. FENCE TO BE REMOVED.AREA CALCULATIONSPER PDMC 25.52.030(B), FOR RESIDENTIALDISTRICTS, AT LEAST 25 PERCENT OF THE LOTAREA SHALL BE PERVIOUS SURFACE. NO MORETHAN 40 PERCENT OF THE FRONT YARD AREASHALL BE NON-PERVIOUS SURFACE (E.G., USEDAS A DRIVEWAY).FRONTAGE AREA 2, 245 SF. 100.0%FRONTAGE AREA NON-PERVIOUSSURFACE 888 S.F. 39.5%LOT AREA 13,300 S.F. 100.0%PERVIOUSSURFACE AREA 8,374 S.F. 63.0%LANDSCAPE NON-PERVIOUSAREA 4,926 S.F. 37.0%4CONTROL JOINT DETAILCONTROL JOINT6X6/10-10 E.W.W.M. 3SOLID CONCRETE BLOCKREINF. & BELOW GRADE ONLY#4 VERT. @ 24" O.C.GROUT CELLS SPLID @6"X8"X16" C.M.U. WALL PRECISION BLOCK1 #4 CONT.#4 @ 24" O.C. W/ 2'-0"@ 1 ST. COURSE ABOVE GRADEOMIT VERT. GROUT @ JOINTSMIN. LAP3 #4 CONT.1 #4 CONT @ MID-POINT28"WIDTHFIN. GRADEMAX. HEIGHT 6' HT.16"(TYP.) CONC. BLOCK WALL#4 BAR CONT.FINISH GRADEEDGE OF SLAB6"6"1"PRECISION CONC. BLOCKSOLID CONCRETE BLOCKMAXIMUM HEIGHT 6' HT.(TYP.) CONC. BLOCK WALL VIEW14" THK. CONCRETESLAB SAND FINISHCITY OF PALM DESERT, CA)PRECISON CONCRETE BLOCKCONCRETE BLOCKS BY RCP BLOCK AND BRICKPAINTED PURE WHITE BOTH SIDES TO MATCH HOUSE SITE PLANSCALE: 3/16"=1'-0"SITE PLANA1.02022-06-25Aug 17, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 17, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232- FLOOR PLANSCALE: 1/4" - 1'-0"AA6AA6DININGGREAT ROOMKITCHENMASTERBATHMASTERWALK-IN CLOSETMASTERBEDROOMBEDROOM 12 CAR GARAGEBEDROOM 2DININGGREAT ROOMKITCHENMASTERBATHMASTERWALK-IN CLOSETMASTERBEDROOMBEDROOM 12 CAR GARAGEBEDROOM 2ceiling ht. 12'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 12'ceiling ht. 12'ceiling ht. 9'ceiling ht. 9'ceiling ht. 12'ceiling ht. 12'ceiling ht. 12'POWDER RM.RESTROOMLAUNDRYHALLWAYPOWDER RM.LAUNDRYRESTROOMENTRYENTRY110298756432221282524233211161512141327263029LIHGFEDCJK171819203128282828282828282828282827272727272720243320243320243391039493949910322932293229322920243340404040404045117745668398391414CA6CA6BA6BA6ABNOPMQRST33341616FLOOR PLAN NOTESNOTE: COMBUSTIBLE MATERIALS SHALL NOT BE PLACEDLESS THAN 6" FROM FIRE PLACE OPENING, TYP. ATEVERY FIREPLACEEFFECTIVE JULY 1, 2019, NEW ORREPLACEMENT GARAGES SHALL HAVEBATTERY BACK-UPINSTALLED FOR ANY GARAGE DOOROPENERS. SB969.R-21 Insulation with 1" EPS @ Exterior WallsR-38 Insulation @ Attic with Radiant Barrier + w/EnergyCap™Mineral-Surfaced Cap SheetWater Heater - Heat Pump A. O. Smith FPTU 50 120 (50 gal)AC/FAU High Efficiency Heat Pump 9.5 HSPF 16 SEER 12.5EERFLOOR PLAN KEYED LEGEND NOTESX1.DOUBLE KITCHEN SINK WITH GARBAGE DISPOSAL.2.BUILT-IN DISHWASHER3.DOUBLE OVEN.4.36" COOKTOP5.HOOD ABOVE (OPTIONAL MICROWAVE AND HOOD/FAN COMBINATION.)6.PROVIDE REFRIGERATOR CLEAR SPACE WITH ROUGH PLUMBING FOR ICEMAKER (RECESSED IN WALL)COORDINATE WITH OWNER FOR CLEAR SPACE.7.36" HT. STONE COUNTER KITCHEN ISLAND8.36" HT. STONE COUNTER BAR.9.WASHER: PROVIDE WASTE AND WATER FOR WASHING MACHINE IN RECESSED WALL BOX10.DRYER: PROVIDE DRYER VENT TO OUTSIDE AIR WITH BACK DRAFT DAMPER.11.GAS FIRED F.A.U. UNIT-PROVIDE 30" HT. WOOD-FRAMED AND DRYWALL-COVERED PLATFORM12.TANKLESS WATER HEATER-. VENT TO OUTSIDE.13.GARAGE WALLS ADJACENT TO DWELLING SHALL BE PROTECTED WITH ONE LAYER OF 5/8" TYPE "X" GYP.BOARD FROM FLOOR TO ROOF SHTG.14.GARAGE CEILING SHALL BE PROTECTED WITH ONE LAYER OF 58" TYPE "X" GYPSUM BOARD ON RESILIENTCHANNELS @ 16" O.C.15.2X6 EXTERIOR WALLS W/ R-21 INSUL.16.GARAGE TO HOUSE 1- 3/8" SOLID CORE DOOR WITH AUTOMATIC SELF-CLOSING AND LATCH DEVICE ANDWEATHER STRIPPING TO BE TIGHT FITTING.17.NICHE (BOTT. @ 30" )18.UNDERCOUNTER BAR AND ICE MAKER19.FRAMELESS GLASS SHOWER ENCLOSURE AND DOOR20.SHOWER HEAD AND MIXING VALVE21.RAINHEAD CEILING SHOWER HEAD22.SOAKING TUB (TO BE SELECTED BY OWNER) TILED WALL W/ ROUGHED-IN PLUMBING BENEATH .23.FLOOR MOUNTED TUB FILLER24.RECESSED SOAP NICHE25.TOILET PAPER HOLDER26.TOWEL BAR27.CENTER OF WATER CLOSET TO BE MINIMUM OF 15" TO VERTICAL SURFACE AT SIDES.28.FLOOR TILE (SELECTED BY OWNER)29.1/4" POLISHED GLASS MIRROR30.MEDICINE CABINET (SELCTED BY OWNER)31.30" HT VANITY CABINET32.36" HIGH LAVATORY TOP AND WALL MOUNTED BASE CABINET.33.STONE TYPE TILE IN SHOWERS ON FLOOR & WALLS TO 80" HT. (SELECTED BY OWNER)34.FIREPLACE BY "HEAT & GLO" MODEL RED40 U.L. REPORT NO. 307B. PROVIDE 20" MIN. HEARTH, FUEL GASW/ ELECTRONIC SWITCH LIGHTER. PROVIDE GLASS DOOR KIT OR SIMILAR APPROVED. INSTALL PERMANUFACTURER'S INSTRUCTIONS.35.TILE HEARTH WITH 8" EXTENSION PAST BOX ON EACH SIDE AND 16" DEPTH AT FRONT36.PROVIDE DRYER VENT TO ROOF TO OUTSIDE AIR WITH BACK DRAFT DAMPER.37.LINEN SHELVES38.PANTRY SHELVES39.EDGE OF UPPER CABINET ABOVE40.36" HIGH STONE COUNTER TOP & BASE CABINET41.SHELF & POLE42.ELECTRICAL PANEL43.GAS METER44.CATV ACCESS BOX45.TELEPHONE ACCESS BOX46.A/C CONDENSER UNIT ON CONC. PAD. 3" MIN. ABOVE ADJACENT GROUND LEVEL.47.12"X12" (MINIMUM) ACCESS PANEL TO BATH TRAP CONNECTION.48.LAUNDRY SINK.49.36" HT. LAUNDRY COUNTER TOP (SELECTED BY OWNER)50.OPTIONAL IRONING BOARD51. ROOF PROJECTION LINE52.30" HT. WOOD-FRAMED AND DRYWALL-COVERED PLATFORM.53.VEGGIE SINK.DOOR SCHEDULEWEATHERSTRIP DOOR OPENINGTHICKNESS0103040205TYPENUMBER FRAMEMATERIALMATERIALFINISHHEIGTHWIDTH DETAILSJAMBHEADJAMBFINISHTHRESHOLDW/G -WOOD GLASSHC -HOLLOW CORESC -SOLID CORE WOODM -MIRROREDAL -ALUMINUM / GLASSWD -WOODS -STAINEDP -PAINTREMARKSHARDWARE NO.EXTERIORU-FACTORSHADING SHGC1 3/4" 8'-0"-XO -SLIDER3'-8"1 3/4"6'-0"1 3/4"16'-0"AL8'-4"8'-0"AL06070809111210131415161719181 3/4"ALUMINUM / GLASSALUMINUM / GLASS8'-0"WDWDWDMWDWD 8'-0"XOGARAGE DOOR20212324222526272829313032XOALUMINUM / GLASSALUMINUM / GLASS1 3/4"10'-0" 8'-0"XO1 3/4"2'-8" 6'-8"WOOD1 3/4"2'-6" 6'-8"WOOD1 3/4"2'-8" 6'-8"WOODMIRRORED SLDR. (2 PANELS)1 3/4"7'-5" 6'-8"1 3/4"2'-8" 6'-8"WOOD1 3/4"2'-8" 6'-8"WOODMIRRORED SLDR. (2 PANELS)1 3/4"7'-5" 6'-8"MWD1 3/4"2'-6" 6'-8"WOODWD1 3/4"2'-8" 6'-8"WOODWD1 3/4"3'-0" 6'-8"WOOD1 3/4"16'-0"8'-4"ALGARAGE DOOR1 3/4"6'-0"8'-0"ALUMINUM / GLASSXO1 3/4" 8'-0"3'-8"ALUMINUM / GLASSALALUMINUM / GLASS1 3/4"10'-0" 8'-0"XO1 3/4"8'-0" 8'-0"XOALUMINUM / GLASSWD1 3/4"2'-8" 6'-8"WOODWD1 3/4"2'-6" 6'-8"WOODWD1 3/4"2'-8" 6'-8"WOODWD1 3/4"3'-0" 6'-8"WOODMIRRORED SLDR. (2 PANELS)1 3/4"7'-5" 6'-8"MWD1 3/4"2'-8" 6'-8"WOODWD1 3/4"2'-8" 6'-8"WOODMMIRRORED SLDR. (2 PANELS)1 3/4"7'-5" 6'-8"WD1 3/4"2'-8" 6'-8"WOODWD1 3/4"2'-6" 6'-8"WOODWD1 3/4"2'-8" 6'-8"WD1 3/4"2'-8" 6'-8"WOOD 20. min. fire rated WOOD 20. min. fire rated 33WD1 3/4"2'-6" 6'-8"WOOD34WD1 3/4"2'-6" 6'-8"WOODWINDOWHEIGTHWIDTHTYPENUMBERAB VERIFY ALL DOOR & WINDOW DIMENSIONSON JOB SITE BEFORE ORDERING ORMANUFACTURING.WINDOW SCHEDULEFINISHJAMBJAMBHEADSILLSHADINGEXTERIORU-FACTORINTERIOR/MATERIALP FRAMEDETAILSREMARKSSHGCMTL C - COMBINE FIXED -XOXO - SLIDERF - FIXEDSH - SINGLE HUNG 8'-0"1'-0"O - OPENABLEFIXEDPMTLFIXEDCPMTLSLIDER 2 PANELS-DEFGHIJFIXEDFG - FOLDINGPMTLPMTLPMTLPMTLPMTLPMTLPMTLT - TRANSOMFFF2'-0" 1'-6"SLIDER 2 PANELSSLIDER 2 PANELSSLIDER 2 PANELSFIXEDXOF 8'-0"1'-0"2'-0" 1'-6"SLIDER 2 PANELSXO 8'-0"5'-6" 8'-0"4'-0"FIXED 8'-0"5'-6"KPMTLFLMNOPQRST5'-0" 4'-2"SLIDER 2 PANELSXO5'-0" 4'-2"XO5'-0" 4'-2"XO5'-0" 4'-2"XOFIXEDPMTL 8'-0"4'-0"FTRANSOM 1'-6"10'-0"PMTLTTRANSOM 1'-6"5'-6"PMTLTTRANSOM 1'-6"4'-0"PMTLTTRANSOM 1'-6"PMTLTTRANSOM 1'-6"PMTLTTRANSOM 1'-6"PMTLTTRANSOM 1'-6"PMTLTTRANSOM 1'-6"10'-0"PMTLT5'-6"4'-0"6'-0"6'-0"RIOO1.10 HEARTH EXTENSION DIMENSIONS. HEARTHEXTENSIONS SHALL EXTEND AT LEAST 16 INCHES(406 MM) IN FRONT OF AND AT LEAST 8 INCHES (203MM) BEYOND EACH SIDE OF THE FIREPLACEOPENING. WHERE THE FIREPLACE OPENING IS 6SQUARE FEET (0.6 M2) OR LARGER, THE HEARTHEXTENSION SHALL EXTEND AT LEAST 20 INCHES (508MM) IN FRONT OF AND AT LEAST 12 INCHES (305 MM)BEYOND EACH SIDE OF THE FIREPLACE OPENING.W/ R21 INSULATION. AND 5/8" TYPE 'X'2X6 WOOD STUD WALL @ 16" O.C.2X6 WOOD STUD @ 16" O.C.2X WOOD STUD @ 16" O.C.GYP. BD. FROM CONCRETE SLAB TO THE UNDERSIDE OF THE ROOF DOUBLE 2x4 O/ 2X6 WOOD STUD @ 16" O.C.W/ R21 INSULATION W/ 3 COATS STUCCO .(EXTERIOR WALL)SHEATHING.(INTERIOR WALL)(EXTERIOR WALL)W/ R21 INSULATION W/ 3 COATS STUCCO.2X6 WOOD STUD @ 16" O.C.(PLUMBING WALLWALL LEGENDAREA TABULATIONTWO CAR GARAGE: 484.00 SQ. FT.PROPOSED CONDOMINIUM A: 2,290.00 SQ. FT.TWO CAR GARAGE: 484.00 SQ. FT.PROPOSED CONDOMINIUM B: 2,290.00 SQ. FT.2022-06-25Aug 17, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 17, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232-A2.0FLOOR PLAN RIOO1.10 HEARTH EXTENSION DIMENSIONS. HEARTHEXTENSIONS SHALL EXTEND AT LEAST 16 INCHES(406 MM) IN FRONT OF AND AT LEAST 8 INCHES (203MM) BEYOND EACH SIDE OF THE FIREPLACEOPENING. WHERE THE FIREPLACE OPENING IS 6SQUARE FEET (0.6 M2) OR LARGER, THE HEARTHEXTENSION SHALL EXTEND AT LEAST 20 INCHES (508MM) IN FRONT OF AND AT LEAST 12 INCHES (305 MM)BEYOND EACH SIDE OF THE FIREPLACE OPENING.W/ R21 INSULATION. AND 5/8" TYPE 'X'2X6 WOOD STUD WALL @ 16" O.C.2X6 WOOD STUD @ 16" O.C.2X WOOD STUD @ 16" O.C.GYP. BD. FROM CONCRETE SLAB TO THE UNDERSIDE OF THE ROOF DOUBLE 2x4 O/ 2X6 WOOD STUD @ 16" O.C.W/ R21 INSULATION W/ 3 COATS STUCCO .(EXTERIOR WALL)SHEATHING.(INTERIOR WALL)(EXTERIOR WALL)W/ R21 INSULATION W/ 3 COATS STUCCO.2X6 WOOD STUD @ 16" O.C.(PLUMBING WALLWALL LEGENDAREA TABULATIONFOUR CAR GARAGE: 1,270.00 SQ. FT.MAIN HOUSE: 4,575.00 SQ. FT.STORAGE AREA: 125.00 SQ. FT.DIMENSION PLANSCALE: 1/4" - 1'-0"DININGGREAT ROOMKITCHENMASTERBATHMASTERWALK-IN CLOSETMASTERBEDROOMBEDROOM 12 CAR GARAGEBEDROOM 2DININGGREAT ROOMKITCHENMASTERBATHMASTERWALK-IN CLOSETMASTERBEDROOMBEDROOM 12 CAR GARAGEBEDROOM 2ceiling ht. 12'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 12'ceiling ht. 12'ceiling ht. 9'ceiling ht. 9'ceiling ht. 12'ceiling ht. 12'ceiling ht. 12'POWDER RM.RESTROOMLAUNDRYHALLWAYPOWDER RM.LAUNDRYRESTROOMENTRYENTRY106'-3"104'-9"78'-11"8'-2"9'-1012"17'-512"8'-1112"31'-1012"1'-112"78'-11" 39'-51 2" 22'-0"22'-0"17'-512"8'-6"11'-0"11'-0"11'-0"11'-0"8'-6"8'-1112"22'-0"9'-512"6'-812"8'-9"6'-0"22'-0"40'-912"18'-6"5'-6"3'-512"7'-10"2'-612"3'-0"1'-7"1'-1012"22'-0"40'-912"5'-712"7'-11"4'-1112"5'-6"3'-512"7'-10"9'-512"6'-812"8'-9"6'-0"21'-012"3'-0"1'-1012"1'-7"22'-0"46'-5"22'-0"10'-2"3'-9"3'-0"12'-9"12'-0"13'-11"13'-61 2" 10'-2"7'-2"4'-0"5'-8" 12'-51 2" 12'-51 2"4'-6"5'-01 2"1'-91 2"15'-8" 6'-101 2" 39'-51 2"35'-312"62'-912"6'-0"6'-0"2'-0"8'-2"20'-612"5'-012"62'-4"20'-612"5'-012"12'-1012"12'-1012" 12'-51 2"13'-51 2"13'-61 2"18'-6"5'-0"5'-612"5'-612"5'-0"5'-612"6'-8"21'-612"6'-8"5'-612"2'-712"A3.0DIMENSIONFLOOR PLAN2022-06-25Aug 14, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 14, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232- FRONT ELEVATION12'-0"15'-0"PARAPET HT.PARAPET HT.8'-0"65442233333BBBBAAAACCHDR. HT.77716'-0"MAXIMUM HT. 13'-0"REAR ELEVATION10'-0"PLATE HT.12'-0"15'-0"PARAPET HT.PARAPET HT.8'-0"HDR. HT.561111135BBAAC16'-0"ELEVATIONS NOTESDUAL GLASED LOW E GLASS / WBROWN ANODICED ALUMINUM FRAMES.HOLLOW METAL FRAME & DUAL GLASS DOOR7/8 " CEMENT PLASTER W/SMOOTH FINISH (SEE COLOR)123456METAL FRAME W/ TEMPERED GLASS GARAGE DR.PLASTERED (SMOOTH FINISH) ROOFOVERHANGRIBBED CONCRETE FINISH (SELECTED BY OWNER)SCONCE LED LIGHT FIXTURE W/ 3FC. MAX.7ELEVATIONS NOTESABCRIBBED CONCRETE FINISH (SELECTEDBY OWNER)WALLS, FASCIA AND SOFFITS:MANUFACTURER: SHERWIN WILLIAMS,COLOR: SW 7660 EARL GRAY LRV 32WALLS AND SOFFITS:MANUFACTURER: SHERWIN WILLIAMS,COLOR: SW 7636 ORIGAMI WHITE LRV 76A4.0ELEVATIONSSCALE: 1/4" = 1'-0"FRONT ELEVATIONSCALE: 1/4" = 1'-0"REAR ELEVATION2022-06-25Aug 14, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 14, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232- 8'-0"HDR. HT.12'-0"16'-0"PARAPET HT.PARAPET HT.11'-0"PARAPET HT.622221163331CABBAC5C68'-0"HDR. HT.12'-0"15'-0"PARAPET HT.PARAPET HT. 13'-0" ROOF HT. 16'-0" PARAPET HT. 10'-0"PARAPET HT. 9'-0" PLATE HT.6553622221131BABAB7C6ELEVATIONS NOTESDUAL GLASED LOW E GLASS / WBROWN ANODICED ALUMINUM FRAMES.HOLLOW METAL FRAME & DUAL GLASS DOOR7/8 " CEMENT PLASTER W/SMOOTH FINISH (SEE COLOR)123456METAL FRAME W/ TEMPERED GLASS GARAGE DR.PLASTERED (SMOOTH FINISH) ROOFOVERHANGRIBBED CONCRETE FINISH (SELECTED BY OWNER)SCONCE LED LIGHT FIXTURE W/ 3FC. MAX.7ELEVATIONS NOTESABCRIBBED CONCRETE FINISH (SELECTEDBY OWNER)WALLS, FASCIA AND SOFFITS:MANUFACTURER: SHERWIN WILLIAMS,COLOR: SW 7660 EARL GRAY LRV 32WALLS AND SOFFITS:MANUFACTURER: SHERWIN WILLIAMS,COLOR: SW 7636 ORIGAMI WHITE LRV 76A4.1ELEVATIONSSCALE: 1/4" = 1'-0"RIGHT ELEVATIONSCALE: 1/4" = 1'-0"LEFT ELEVATION2022-06-25Aug 14, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 14, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232- 12'-0"15'-0"8'-0"65442233333BBBBAAAACC10'-0"12'-0"15'-0"8'-0"561111135BBAACELEVATIONS NOTESDUAL GLASED LOW E GLASS / WBROWN ANODICED ALUMINUM FRAMES.HOLLOW METAL FRAME & DUAL GLASS DOOR7/8 " CEMENT PLASTER W/SMOOTH FINISH (SEE COLOR)123456METAL FRAME W/ TEMPERED GLASS GARAGE DR.PLASTERED (SMOOTH FINISH) ROOFOVERHANGRIBBED CONCRETE FINISH (SELECTED BY OWNER)SCONCE LED LIGHT FIXTURE W/ 3FC. MAX.7ELEVATIONS NOTESABCRIBBED CONCRETE FINISH (SELECTEDBY OWNER)WALLS, FASCIA AND SOFFITS:MANUFACTURER: SHERWIN WILLIAMS,COLOR: SW 7660 EARL GRAY LRV 32WALLS AND SOFFITS:MANUFACTURER: SHERWIN WILLIAMS,COLOR: SW 7636 ORIGAMI WHITE LRV 76A5.0SCALE: 1/4" = 1'-0"FRONT ELEVATIONSCALE: 1/4" = 1'-0"REAR ELEVATION2022-06-25Aug 14, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 14, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232-COLOREDELEVATIONS 8'-0"12'-0"16'-0"11'-0"622221163331CABBAC5C6LEFT ELEVATION8'-0"12'-0"15'-0" 13'-0" 16'-0" 10'-0" 9'-0"6553622221131BABAB6ELEVATIONS NOTESDUAL GLASED LOW E GLASS / WBROWN ANODICED ALUMINUM FRAMES.HOLLOW METAL FRAME & DUAL GLASS DOOR7/8 " CEMENT PLASTER W/SMOOTH FINISH (SEE COLOR)123456METAL FRAME W/ TEMPERED GLASS GARAGE DR.PLASTERED (SMOOTH FINISH) ROOFOVERHANGRIBBED CONCRETE FINISH (SELECTED BY OWNER)SCONCE LED LIGHT FIXTURE W/ 3FC. MAX.7ELEVATIONS NOTESABCRIBBED CONCRETE FINISH (SELECTEDBY OWNER)WALLS, FASCIA AND SOFFITS:MANUFACTURER: SHERWIN WILLIAMS,COLOR: SW 7660 EARL GRAY LRV 32WALLS AND SOFFITS:MANUFACTURER: SHERWIN WILLIAMS,COLOR: SW 7636 ORIGAMI WHITE LRV 76A5.1SCALE: 1/4" = 1'-0"RIGHT ELEVATIONSCALE: 1/4" = 1'-0"LEFT ELEVATION2022-06-25Aug 14, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 14, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232-COLOREDELEVATIONS NOTES:KEYNOTES1.7/8 " EXTERIOR CEMENT PLASTER W/ SMOOTH FINISH, (3-COATSYSTEM & FIBER MESH). SEE FINISH SCHEDULE FOR COLOR2.2X6 STUDS @ 16" O.C w/ 5/8" GYP. BD3.ALUM. FRAME WINDOW, SEE DOOR AND WINDOW SCHEDULE4.ALUM. GLASS DOOR, SEE DOOR AND WINDOW SCHEDULE5.ALUM. GLASS GARAGE DOOR, SEE DOOR AND WINDOW SCHEDULE6.BUILT UP ROOFING .7.2X4 STUDS @ 16" O.C w/ 5/8" GYP. BD.8.DESIGNATE SOLAR ZONE AREA MIN. 250 SQ. FT.9.PLYWOOD CRICKET10.SLOPPED AND SEALED GARAGE CONCRETE FLOOR11.R-49 CEILING INSULATION12.PROVIDE 1-HOUR FIRE RESISTIVE WALL & CEILING ASSEMBLYBETWEEN HOUSE & GARAGE13.ROOF SHEATHING PER STRUCTURAL PLANS W/ RADIANT BARRIER PERENERGY REPORT.14.36" HT. KITCHEN ISLAND15.PROVIDE MECHANICAL COMBUSTION AIR VENT WITH JACK ON ROOFAND WEATHERPROOF CAP PER CODE16. 4" THK. CONCRETE , COLOR BY OWNER17.FOOTING PER FOUNDATION PLAN18.4" CONCRETE SLAB PER FOUNDATION PLAN19.24 GA. CORROSION RESISTANT WEEP SCREED. 4" ABOVE EARTH AND 2"ABOVE PAVED AREAS.20.BEAM OR HEADER PER FRAMING PLAN21.2X6 STUDS @ 16" O.C EXTERIOR WALL WITH R-21 INSULATION +1" E.P.S.A.PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASESHEATHING. (CRC R703.7.3)B.PROVIDE A WEEP SCREED FOR STUCCO AT THE FOUNDATION PLATELINE A MINIMUM OF 4" ABOVE GRADE. (CRC)C.ATTIC VENTILATION OPENINGS SHALL BE COVERED WITHCORROSION-RESISTANT METAL MESH OPENINGS OF 1/4-INCH INDIMENSION.D.TILE ROOFING MATERIALS SHALL COMPLY WITH 2019 CRC STANDARDSCHAPTER AND SHALL BE INSTALLED PER THE MANUFACTURER'SSPECIFICATIONS.E.FIREBLOCKING PER SECTION R302.11SECTION ASCALE: 1/4" = 1'-0"SECTION BSCALE: 1/4" = 1'-0"SECTION CSCALE: 1/4" = 1'-0"GARAGE1/8 SLOPEKITCHENDININGGREAT ROOMBATHROOMBEDROOM 1MASTER BEDROOMPOWDER ROOMHALLWAYBATHROOMLAUNDRY ROOMMASTER BEDROOMPOWDER ROOMHALLWAYBATHROOMLAUNDRY ROOMDININGDINING161716171617171717171717171022222222222241920214192021519122021121313134192131921206891115681115999681115111968111591313968111598'-0"12'-0"15'-0"10'-6" 8'-0" 12'-0" 15'-0" 11'-6" 6'-8" 12'-0" 11'-6" 8'-0" 12'-0" 15'-0" 14'-6"BUILDINGSECTIONS2022-06-25Aug 17, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 17, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232-A6.0 SCALE: 1/4" = 1'-0"ROOF PLANSLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE 1/4" : 1'-0" SLOPE 1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE 1/4" : 1'-0"T.O.P. 11'-0" A.F.F.T.O.R. 12'-0" A.F.F.T.O.R. 13'-0" A.F.F.T.O.R. 10'-6" A.F.F.T.O.P. 15'-0" A.F.F.T.O.P. 12'-0" A.F.F.T.O.R. 16'-0" A.F.F.T.O.R. 15'-0" A.F.F.T.O.R. 11'-6" A.F.F.3"Ø ROOF DRAINAND OVERFLOWFOAM ROOFINGSYSTEMBUILT UP CRICKETBUILT UP CRICKET3"Ø ROOF DRAINAND OVERFLOW3"Ø ROOF DRAINAND OVERFLOW3"Ø ROOF DRAINAND OVERFLOWSLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"FOAM ROOFINGSYSTEMFOAM ROOFINGSYSTEMSLOPE1/4" : 1'-0"SOLAR AREASLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"T.O.P. 11'-0" A.F.F.T.O.R. 12'-0" A.F.F.T.O.R. 10'-6" A.F.F.T.O.P. 15'-0" A.F.F.T.O.P. 12'-0" A.F.F.T.O.R. 15'-0" A.F.F.T.O.R. 11'-6" A.F.F.3"Ø ROOF DRAINAND OVERFLOWFOAM ROOFINGSYSTEMBUILT UP CRICKETBUILT UP CRICKET3"Ø ROOF DRAINAND OVERFLOW3"Ø ROOF DRAINAND OVERFLOW3"Ø ROOF DRAINAND OVERFLOWSLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"SLOPE1/4" : 1'-0"FOAM ROOFINGSYSTEMFOAM ROOFINGSYSTEMSLOPE1/4" : 1'-0"SOLAR AREAABBREVIATIONST.O.S.M.:TOP OF SHEET METALL.PT.: LOWER POINTH.PT.: HIGHER POINTA.F.F.: ABOVE FINISH FLOORT.O.P.: TOP OF PARAPETT.O.W.: TOP OF WALLT.O.R.: TOP OF ROOFT.O.S.: TOP OF SHEATHINGSEE STRUCTURE4"3"2"DRAINAGE SUMP+2" ABOVE L.P.OVERFLOW SCUPPERRUN ROOFING UNDER CLAMPINGNOTE: PROV. 2 ADD'L LAYERS OF 11# FELTALTERNATE ROOF DRAIN DETAIL2 X 4 SUMP FRAMINGPLYWOOD ROOF DECKBEYOND SUMP.& ASPHALT @ R.D. & EXTEND TO 12"FIBER CANT2"AROOFINGRING & SET IN MASTICR.D.LCOF ROOF2CRICKET DETAIL13DETAIL DETAIL3" Ø ROOR DRAIN3" Ø4FLASHING DETAIL5FRAMING DETAIL6EAVE DETAILBUILT-UP ROOFING:1. 4-PLY MINERAL SURFACED FIBER GLASS BUILT UP ROOF WITH 14"SLOPE PER FOOT MINIMUM, MANUFACTURED BY JOHNS MANVILLE 4GNC OR EQUAL.2. ONE LAYER OF SHEATHING PAPER OVER WOOD BOARD DECKS ONLY,SECURED WITH BASE SHEET TAPE MACHINE.3. a) APPLY ONE LAYER OF GLASS BASE PLUS, PERMAPLY 28 ORVENTSULATION FELT.b) APPLY 2 LAYERS OF GLASS PLY PREMIER OR GLASS PLY IVc) APPLY ONE LAYER OF GLASS KAP, MINERAL SURFACE CAPSHEET.NOTE: ALL FELTS TO BE INSULATED, LAYOUT AND SECURED PERMANUFACTURER SPECIFICATIONS.4. ROOF SYSTEM SHALL BE A CLASS "A"5. PROVIDE A 3" FIBER CANT STRIP.GAF BUR SYSTEM ICC ESR#1274WATERPROOFSELF-ADHEARING MEMBRANEROOFING NOTESROOF PLANA7.02022-06-25Aug 17, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 17, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232- A8.03D VIEWSRIGHT SIDE VIEWFRONT VIEWFRONT AND LEFTSIDE VIEW2022-06-25Aug 17, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDAug 17, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232- SITE PLANPROPOSEDDRIVEWAYAPPROACHPER CITYSTANDARDSSAN LUIS AVE.CONCRETEWALKWAY5'-0"5'-0"⅊⅊⅊⅊22'-1"22'-0"22'-0"17'-6"81172324467778140.6'33.4'88.4'149.3'60.1'ADJACENT PROPERTYADJACENT PROPERTYADJACENT PROPERTY15'-0"12' -0 "6'-10"25'-0"POOL AREA5'-0"CONDOMINIUM ACONDOMINIUM BPOOL AREACONCRETEBACKYARD3441355555WALKWAY25'-0"666771079109SETBACK2%SETBACKSETBACK SETBACKTRASH2%2%2%2%2%2%2%2%1%1%11111111111111DININGGREAT ROOMKITCHENMASTERBATHMASTERWALK-IN CLOSETMASTERBEDROOMBEDROOM 12 CAR GARAGEBEDROOM 2DININGGREAT ROOMKITCHENMASTERBATHMASTERWALK-IN CLOSETMASTERBEDROOMBEDROOM 12 CAR GARAGEBEDROOM 2ceiling ht. 12'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 10'ceiling ht. 12'ceiling ht. 12'ceiling ht. 9'ceiling ht. 9'ceiling ht. 12'ceiling ht. 12'ceiling ht. 12'6'-0"1'-6"SETBACK6'-6"4'-5"7'-3"1216'-0"2'-0"12'-0"2'-0"13DRIVEWAY2%DRIVEWAY2%1216'-0"2'-0"12'-0"25'-0"15'-0"SETBACK5'-0"5' -0 "P.U .EP.U.E℄5'-0" SETBACK14 145WALKWAY2%5'-0"4'-0"125'-0"4'-0"TRASHWALKWAY125KEY NOTES1.SCREENED A/C CONDENSER ON CONC. PAD2.ELEC. SOLAR PANELS METERS PERELECTRICAL PLAN3.GAS METER4.4" CONCRETE SAND FINISH W/ 1/2"CONTROL JOINT.5.PLANTER W/ 2" GRAVEL.6.ROOF PROJECTION.7.PROPOSED 6'-0" HT. PRECISION BLOCKWALL PAINTED PURE WHITE FINISH.8.PROPOSED 4060 METAL GATE W/ LATCH,LOCK AND SELF CLOSING.9.PROPOSED 3060 METAL GATE W/ LATCH,LOCK AND SELF CLOSING.10.EXISTING BLOCK WALL.11.SCONCE LED LIGHT FIXTURE W/ 3 FC. MAX.12.ORCO B3 MANOR CHANFLER PAVERS13.CONC. DRIVEWAY PER CIVIL DRAWINGS.14.EXIST. WD. FENCE TO BE REMOVED.BOTANICAL NAMEKEYCOMMON NAMEQUANTITYSIZEPreliminary Planting PaletteHESPERALOE PARVIFLORAH.P.RED/YELLOW YUCCA5 GAL LXB-10-PC-1032CALLIANDRA INAEQUILATERAPINK POWDER PUFFC.I. 5 GAL.MXB-20-PC-103212" DIA.GOLDEN BARREL CACTUSECHINOCACTUS GRUSONNIE.G.LXB-5-PC-103234" COPPER CANYONACASIA STENOPHYLAA.S.SHOESTRING ACACCIA1401 BUBBLER24" BOXC.M.CARISSA MACROCARPANATAL PLUM5 GAL.LXB-20-PC-1032NOTE: CONTRACTOR TO VERIFY EXCT AMOUNT OF PLANTS ANDINERT MATERIAL SQ.FT.WATERUSAGE OFPLANTSPLANTFACTOR OFPLANTSEMMITERSIZENOTE: FINAL PLANTS WILL BE SELECTED FROM PLANTS BELOW0.50.20.20.2M0.51401 BUBLERW.F.WASHINGTONIA FILIFERA HYBRIDCALIFORNIA FAN PALM HYBRID10' MIN.9L0.2AGAVE DESMETTIANA 'VARIEGATA'SMOOTH AGAVEA.D.5 GAL.LXB-5-PC-10320.2240262011PACHYCEREUS MARGINATUSP.M.MEXICAN FENCE POST2' HL0.2XB-.05-PC-10325 GALPARRYS AGAVEAGAVE PARRYIA.P.LXB-5-PC-1032200.2722H.P.PALM/TREESSHRUBSSYMBOLSA.S.W.F.C.M.E.G.C.I.A.D.A.P.P.M.A.102022-06-25Jul 14, 2023PRINTEDD R A W N CASHC H E C K E DCASHD A T ES C A L EAS NOTEDJul 14, 2023CS 11/20/21PROPOSED 2CONDOMINIUMS FOR :34 SAN LUIS, LLCAPN# 640122009SAN LUIS DRPALM DESERT, CA. 92260DRAFTING DESIGN LAND PLANNINGCARLOS SANCHEZ45-175 PANORAMA DR. SUITE E PALM DESERT, CA(760) 272-9117-Phone CASHCLA@GMAIL.COMSHEET TITLESHEET NUMBERREVISIONSJ O B N O.DATE ISSUED FOR:C a r l o s S a n c h e z D e s i g nD E S I G N E RThese drawings are an instrument of service and remain theproperty of CASHCLA DESIGN & ASSOCIATES.They are not to be reproduced or altered to any third party withoutthe express written permission of Carlos SanchezDATENO.CASHCLA DESIGN& ASSOCIATES1PP23-0007 PLANING DEPARTMENT 7-03-20232-Preliminary LandscapePlanHESPERALOE PARVIFLORACARISSA MACROCARPACALLIANDRA INAEQUILATERAECHINOCACTUS GRUSONNILuis Sandoval - Landscape Designer45-175 Panorama Dr. Suite cPalm Desert California 92260F. 760 3185370 - E luissan@nofland.com 0481632SCALE 1/18"=1'-0"SMOOTH AGAVEWASHINGTONIA FILIFERA 'HYBRID'SHOESTRING ACASSIAAGAVE PARRYIPOOLPOOLPRELIMINARY LIGHTING LEGENDMEXICAN FENCE POST FF131.5PAD130.8S A N L U I S D R I V E FF131.5PAD130.8LEGENDL27 33 PER 0% 85FS130.L27 35 PER 0% 85FS131.0 FF131.5PAD130.8SAN LUIS DRIVE FF131.5PAD130.8L27 33 PER 0% 85FS130.L27 35 PER 0% 85FS131.0SECTION A-ASECTION B-BB B A A CCSECTION C-C PLANNING COMMISSION ATTENDANCE REPORT ROLLING CALENDAR Advisory Body: Prepared By: Year Month Date 3-Jan 17-Jan 7-Feb 21-Feb 7-Mar 21-Mar 4-Apr 18-Apr 2-May 16-May 6-Jun 20-Jun 4-Jul 18-Jul 1-Aug 15-Aug 6-Sep 20-Sep 4-Oct 18-Oct 1-Nov 15-Nov 6-Dec 20-Dec DeLuna, Nancy -P -A P --P -P P P -P P P P --P P P P -1 1 Greenwood, John -P -P P --P -P P E -P P P P --P P P P -1 0 Gregory, Ron -P -P A --P -P E P -P P P P --P E P P -3 1 Holt, Lindsay -P -P P --A -P P P -E E P A --P P P P -4 2 Pradetto, Joseph -P -P P --P -P P P -P P P P --P P P P -0 0 Palm Desert Municipal Code 2.34.010: P Present A Absent E Excused -No meeting 2023 2023 2023 2023 2023 Total Absences Oct Nov Dec Planning Commission M. O'Reilly 2023 2023 Twice Monthly: Six unexcused absences from regular meetings in any twelve-month period shall constitute an automatic resignation of members holding office on boards that meet twice monthly. Total Unexcused Absences Jan Feb Mar Apr May Jun Jul Aug Sep 2023 2022 2022 2022 2022