HomeMy WebLinkAbout2023-10-17 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
Agenda within the three-minute time limit. Individual items may be removed by Commissioners
for a separate discussion.
Tuesday, October 17,
2023
6:00 p.m.
Regular Meeting
Page 1
Planning Commission Agenda October 17, 2023
City of Palm Desert Page 2
A. APPROVAL OF MINUTES
RECOMMENDATION: Approve the Planning Commission Regular Meeting minutes of
October 3, 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 AMEND APPROVED VESTING TENTATIVE
TRACT MAP 37506 TO REVISE PAD ELEVATIONS AND ADJUST LOT LINES WITHIN
AREA 2 OF THE UNIVERSITY PARK SUBDIVISION, A 40.4-ACRE AREA OF A 174+
ACRE RESIDENTIAL SUBDIVISION GENERAL LOCATED SOUTH OF GERALD
FORD DRIVE, EAST OF PORTOLA AVENUE AND WEST OF COOK STREET
(CASE NO. TTM23-0004/VTTM 37506 AMENDMENT NO. 3)
RECOMMENDATION: Waive further reading and adopt Planning Commission Resolution No.
2846:
1. Adopting a resolution approving the applicant’s request for revisions to the building pad
elevations and adjusted lot lines within the approved VTTM 37506 for the University Park
Residential Subdivision and find the project is consistent with the previously approved
Environmental Impact Report (EIR) for the General Plan.
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 November 7, 2023, at 6:00 p.m.
Page 2
Planning Commission Agenda October 17, 2023
City of Palm Desert Page 3
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.
Page 3
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 Vice-Chair Gregory on
Tuesday, October 3, 2023, at 6:00 p.m.
2. ROLL CALL
Present: Commissioners Nancy DeLuna, John Greenwood, Lindsay Holt, and Vice-Chair
Gregory.
Absent: Chair Joseph Pradetto.
Staff
Present: Oscar Verdugo, City Attorney; Richard D. Cannone, AICP, Director of
Development Services; Carlos Flores, Senior Planner; Anna Dan, Associate
Planner, and Monica O’Reilly, Executive Administrative Assistant/Recording
Secretary.
3. PLEDGE OF ALLEGIANCE
Commissioner Holt led the Pledge of Allegiance.
4. NON-AGENDA PUBLIC COMMENT:
None.
5. CONSENT CALENDAR:
A. APPROVAL OF MINUTES
Tuesday, October 3,
2023
6:00 p.m.
Regular Meeting
Page 4
Planning Commission Minutes October 3, 2023
City of Palm Desert Page 2
ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES
RECOMMENDATION: Approve the Planning Commission Regular Meeting minutes of
September 19, 2023.
MOTION BY COMMISSIONER DE LUNA, SECOND BY COMMISSIONER
GREENWOOD, CARRIED 4-0 (PRADETTO ABSENT), to approve the Planning
Commission Regular Meeting Minutes of September 19, 2023.
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
PRECISE PLAN (PP) TO DEVELOP A 3,140-SQUARE-FOOT CARDIFF BUS WASH
AND STORAGE FACILITY ON A VACANT PARCEL ON THE NORTH SIDE OF 42ND
AVENUE, BETWEEN ECLECTIC STREET AND CORPORATE WAY (ASSESSOR’S
PARCEL NUMBER 624-290-042)
Associate Planner Dan narrated a PowerPoint presentation, and she responded to
questions from the Planning Commission regarding landscaping, recycled water, parking,
traffic flow, and bus capacity.
Vice-Chair Gregory opened the Public Hearing.
Gary Cardiff, the applicant, reiterated that the site is designed so there would not be any
bus stacking. They also looked at the sightlines to assure buses could access the site
safely.
There being no others desiring to speak, the Public Hearing was closed.
MOTION BY COMMISSIONER GREENWOOD, SECOND BY COMMISSIONER HOLT,
CARRIED 4-0 (PRADETTO ABSENT), approving Planning Commission Resolution No.
2844, adopting a Notice of Exemption in accordance with CEQA and approving Case No.
PP/EA23-0004 to allow the development of a 3,140-square-foot Cardiff bus wash and
storage facility on a vacant parcel on the north side of 42nd Avenue, subject to findings
and conditions.
Page 5
Planning Commission Minutes October 3, 2023
City of Palm Desert Page 3
ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES
B. CONSIDERATION OF A RECOMMENDATION TO THE CITY COUNCIL TO ADOPT A
NOTICE OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) AND APPROVAL OF ZONING ORDINANCE AMENDMENT
(ZOA) 23-0002 FOR A ZONING ORDINANCE AMENDMENT TO MODIFY SECTIONS
OF THE PALM DESERT MUNICIPAL CODE (PDMC)
Senior Planner Flores outlined the salient points of the staff report, and he answered
questions from the Planning Commission on animal clinics/office uses, display of golf
carts, and distance/flexibility between storage facilities.
Vice-Chair Gregory opened the Public Hearing.
There being no one desiring to speak, the Public Hearing was closed.
MOTION BY COMMISSIONER HOLT, SECOND BY COMMISSIONER DE LUNA,
CARRIED 4-0 (PRADETTO ABSENT), approving Planning Commission Resolution No.
2845, recommending to the City Council to adopt a Notice of Exemption in accordance
with CEQA and approve Case No. ZOA23-0002 to modify the PDMC Title 25.
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 requested that staff look into providing tablets to the Planning
Commission for the meetings.
If the Commission has a consensus on the request, Director Cannone said he would look
into the request and report back to the Commission.
D. CITY STAFF
None.
Page 6
Planning Commission Minutes October 3, 2023
City of Palm Desert Page 4
ALL ACTIONS ARE DRAFT, PENDING APPROVAL OF THE MINUTES
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 6:39 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: XX/XX/XXXX
Page 7
Page 1 of 5
CITY OF PALM DESERT
STAFF REPORT
MEETING DATE: October 17, 2023
PREPARED BY: Nick Melloni, AICP, Principal Planner
REQUEST: CONSIDERATION OF A REQUEST TO AMEND APPROVED
VESTING TENTATIVE TRACT MAP 37506 TO REVISE PAD
ELEVATIONS AND ADJUST LOT LINES WITHIN AREA 2 OF THE
UNIVERSITY PARK SUBDIVISION, A 40.4-ACRE AREA OF A 174+
ACRE RESIDENTIAL SUBDIVISION GENERAL LOCATED SOUTH
OF GERALD FORD DRIVE, EAST OF PORTOLA AVENUE AND
WEST OF COOK STREET
(CASE NO. TTM23-0004/VTTM 37506 AMENDMENT NO. 3)
RECOMMENDATION:
Waive further reading and adopt Planning Commission Resolution No. 2846 to:
1. Adopt a resolution approving the applicant’s request for revisions to the building pad
elevations and adjusted lot lines within the approved VTTM 37506 for the University Park
Residential Subdivision and find the project is consistent with the previously approved
Environmental Impact Report (EIR) for the General Plan EIR.
EXECUTIVE SUMMARY:
This amendment will affect Planning Area 2 of the approved University Park residential
neighborhood, which encompasses a 40.4-acre portion of a 174-acre subdivision. This is the
third amendment for VTTM 37506. Planning Area 2 contains 145 residential lots and 12 non-
residential lots for a community park, open space, a stormwater retention basin, and a well
site. The project proposes to amend the tentative map by modifying the building pad heights
of nine (9) parcels and adjusting parcel lines between 40 parcels. The amendment does not
create additional lots or modify the boundary of the approved subdivision. The lot line changes
conform with the requirements of the University Neighborhood Specific Plan (UNSP) and
General Plan and all applicable development standards. The revisions to the building pad
elevation have been reviewed by the City Engineer and will comply with all applicable grading
requirements.
In November 2016, the City Council of the City of Palm Desert adopted an EIR in support of
the General Plan update and University Neighborhood Specific Plan. The EIR identified and
studied specific environmental impacts associated with the build-out of the UNSP project
boundaries. No new environmental impacts are identified by this project, which implements
the UNSP. All mitigation measures identified in the EIR are incorporated into this project. No
further environmental review is required.
Page 8
City of Palm Desert
Case Nos. SP/EA22-0002, PP 22-0009, TPM 38728
Page 2 of 5
BACKGROUND/ANALYSIS:
a) Property Description: The project site is a 40.4-acre portion of the 174-acre
University Park Subdivision generally bounded by Gerald Ford Drive to the north,
Portola Avenue to the west, Cook Street to the east, and vacant Palm Desert
Successor to the Redevelopment Agency-owned land to the south. The site is
currently vacant and characterized by sloping topography, sparse desert vegetation,
and blow sand deposits. Street improvements for Gerald Ford Drive have been
constructed along the north edge of the site, and for Pacific Avenue along the west
edge of the site, and along College Drive on the southern edge of the site.
In 2006, the Palm Desert City Council approved tentative plans to subdivide the area
for approximately 1,100 homes as part of the University Park Master Plan. Utilities
(sewer and water), retaining walls, street improvements (College Drive, Pacific
Avenue, portions of Technology Drive, and University Park Drive), and park space
(University Dog Park and University Park East) were completed along with a recorded
parcel map; however, the homes were not developed.
In November 2017, the Palm Desert City Council adopted Ordinance 1312, approving
the University Neighborhood Specific Plan (UNSP). This specific plan establishes the
allowable density and development standards for the 400-acre area bound by Gerald
Ford Drive to the north, Portola Avenue to the west, Cook Street to the east, and Frank
Sinatra Drive to the South. At the time, the City Council approved a comprehensive
update to the General Plan (CC Resolution No. 2016-87) and certified an EIR for the
General Plan (CC Resolution No. 2016-86).
In November 2018, the Palm Desert Planning Commission adopted Planning
Commission Resolution No. 2745, approving Vesting Tentative Tract Map 37506 for
a 174-acre, 1069-unit residential subdivision within the UNSP, generally known as
University Park. This approval included a Master Precise Plan that establishes
standards and design guidelines for the tract, including minimum required lot
standards. A map overview of the University Park area and the five (5) Planning Areas
is shown in Figure 1 (see page 2-2 of the University Park Master Precise Plan
Document).
(Continued on following page)
Page 9
City of Palm Desert
Case Nos. SP/EA22-0002, PP 22-0009, TPM 38728
Page 3 of 5
Figure 1 – University Park – Overall project planning areas
In May 2020, the Planning Commission adopted Resolution No. 2774 approving
Amendment No. 1 to VTTM 37506 to revise the building pad elevations for 19 lots
within Area 1 of the University Park area. The pad elevation changes ranged from
reducing pad heights between six (6) inches to one-and-a-half (1.5) feet from the
original approval. The revision was necessary to accommodate site drainage, existing
grades, and utility infrastructure. Construction on Planning Area 1 of the University
Park Area is currently underway as of October 2023, as Tract 37506-1.
In October 2021, the Planning Commission approved Amendment No. 2 to VTTM
37506 to adjust the pad height elevations of 18 residential lots and adjust the parcel
lines of 108 residential lots. Construction and grading of Planning Area 2 of the
University Park subdivision as Tract 37506-2.
b) Current Zoning & General Plan Land Use Designation:
Table 1 – Adjacent Land Use and Designations
Existing Uses General Plan Zoning
Project
Site Vacant Town Center
Neighborhood (TCN) UNSP – PR-18
North Approved Multi-
Family Residential TCN
Millennium Palm Desert Specific
Plan (MPDSP)/Planning Area 6 &
7
South Approved single
family residential TCN UNSP – PR-18
Page 10
City of Palm Desert
Case Nos. SP/EA22-0002, PP 22-0009, TPM 38728
Page 4 of 5
East Vacant – Entitlement
Review SP/EA22-
0002, PP22-0009,
TPM 38728
TCN UNSP – Neighborhood Center
West Approved Single-
family Residential
TCN UNSP – PR-18
Project Description
The project for consideration is an amendment to portions of Vesting Tentative Tract
Map 37506, comprising Area 2 of the University Park development originally approved
in 2018. This area consists of a 40.4-acre area containing 145 residential lots with two
types of configurations:
• 98 total of 50’ x 100’ Lots: Conventional detached single-family residential.
• 47 total of 55’ x 90’ Lots: Conventional detached single-family residential.
The project will alter approved building pad elevations and lot lines for several lots in
this area, which are shown in Attachment No. 3 of the staff report.
Lot Line Modifications
The proposal will revise the lot lines for 40 residential parcels within Planning Area 2.
The modifications adjust the lot boundaries between approved lots on the tentative
map. The total number of residential lots will not change. The changes will not alter
the layout of the subdivision or the location of the proposed public streets. The
changes are shown in Attachment 3, included with this staff report. The changes require
a revision to the approved Vesting Tentative Tract Map and approval by the Planning
Commission.
Pad Height Elevations
The project will modify the approved building pad heights of 9 parcels. These
reductions are required to accommodate site drainage and reduce pad height
differences between lots.
According to Palm Desert Municipal Code (PDMC) Section 27.12.045, approved
Tentative Tract Maps, the City Engineer and Director of Development Services may
approve deviations of more than six (6) inches from the map approved by the Planning
Commission. Because these changes are coupled with modifications to parcel line
boundaries, the changes were included with the request for approval.
Analysis
The revisions to the Vesting Tentative Tract Map substantially conform with the prior map
approval. The proposed amendment consists of non-substantive changes to approved pad
elevations and minor changes to parcel lines. The amendment does not create lots or
substantially alter the layout of the subdivision. Pursuant to the requirements of PDMC
26.20.100 and the Subdivision Map Act, the map is consistent with the Palm Desert General
Plan and UNSP. The revised lot lines will not create non-conforming lots as all lots meet the
Page 11
City of Palm Desert
Case Nos. SP/EA22-0002, PP 22-0009, TPM 38728
Page 5 of 5
minimum dimensions and size requirements established under the University Park Master
Precise Plan approved by the City.
Public Input:
Public noticing was conducted for the October 17, 2023, Planning Commission meeting in
accordance with California Government Code Section 65090 to 65096 and PDMC Section
25.60.060. A public hearing notice was published on Friday, October 6, in The Desert Sun.
Additionally, notices were mailed to all property owners within 1,000 feet of the project site.
No comments have been received as of writing this staff report.
Environmental Review:
In November 2016, the City Council of the City of Palm Desert certified an EIR in support of
the General Plan update and UNSP. The EIR identified and studied specific environmental
impacts associated with the build-out of the UNSP project boundaries. No new environmental
impacts are identified by this project, which implements the UNSP. All mitigation measures
identified in the EIR are incorporated into this project. No further environmental review is
required.
Conclusion:
The proposed VTTM 37506 Amendment No. 3 for building pad elevation revisions and lot line
revisions substantially conform to the approved map. There are no new impacts as the
changes do not alter the location of the tract, alter proposed improvements, or increase the
number of residential lots. All changes have been reviewed and conform with City
requirements. Staff recommends the Planning Commission adopt a resolution approving
Amendment No. 3 of VTTM 37506.
Findings of Approval:
Findings can be made in support of the project under the PDMC. Findings in support of this
project are contained in Planning Commission Resolution No. 2846, 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. 2846
2. Public Hearing Notice
3. Project Plans
Page 12
PLANNING COMMISSION RESOLUTION NO. 2846
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING AN AMENDMENT TO VESTING
TENTATIVE TRACT NO. 37506 FOR REVISIONS TO APPROVED BUILDING
PAD ELEVATIONS AND PARCEL LINE BOUNDARIES WTHIN PLANNING
AREA 2 OF THE UNIVERSITY PARK SUBDIVISION, AND FINDING THE
PROJECT IS CONSISTENT WITH THE UNIVERSITY NEIGHBORHOOD
SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT
CASE NO. TTM23-0004 / VTTM AMENDMENT NO. 3
WHEREAS, University Park Investors, LLC (“Applicant”), submitted applications for
an Environmental Assessment (EA) and Tentative Tract Map (TTM) to amend Vesting
Tentative Tract Map 37506 by adjusting parcel boundaries within the map and building pad
elevations; and
WHERAS, on November 10, 2016, the City Council adopted Resolution No. 2016-86,
which certified an Environmental Impact Report (EIR) for a comprehensive update to the Palm
Desert General Plan and the University Neighborhood Specific Plan (UNSP); and
WHEREAS, on November 20, 2018, the Planning Commission adopted Resolution
No. 2745, approving the Vesting Tentative Tract Map 37506 and University Park Master Plan
and adopting an addendum to the Palm Desert General Plan EIR; and
WHEREAS, the Project site has a land use designation of Town Center Neighborhood
in the Palm Desert General Plan adopted on November 10, 2016, and is within the UNSP;
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, 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 substantially conforms with the previously prepared EIR
Addendum approved for the Project as the amendment does not create additional lots or
modify the boundary of the approved subdivision and conforms with all applicable
requirements of the UNSP, and no further environmental review is necessary.
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 17th day of October 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:
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PLANNING COMMISSION RESOLUTION NO. 2846
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. In accordance with Palm Desert Municipal Code (PDMC)
Section 26.20.100 the following findings are required in approving a proposed subdivision:
1. That the density of the proposed subdivision is consistent with the applicable
General Plan and specific plans.
In 2017, the City Council adopted an update to the General Plan and concurrently
adopted the UNSP. Both plans identified approximately 400 acres of vacant land
bounded by Gerald Ford Drive to the north, Portola Avenue to the west, Cook
Street to the east, and Frank Sinatra to the south as a unique development
opportunity that can capitalize on synergies between a mixed housing
neighborhood with strong pedestrian and bicycle connectivity to California State
University San Bernardino Palm Desert (CSUSBPD). As proposed, the Project
provides eight (8) distinct housing product types, including alley-loaded homes,
apartments, attached townhomes, and detached single-family homes connected
by open space, sidewalks, and trails. The subdivision of the project areas proposes
tree-lined public streets, open spaces, pedestrian and bicycle connectivity, and
roadways designed for lower vehicle speeds and implements and fulfills the goals
of the UNSP.
The UNSP identified 2,618 dwelling units within the project area. The Project site,
representing nearly one-half (½) of the UNSP project boundary, is subdivided to
accommodate 1,069 dwelling units for a density of approximately six (6) dwelling
units per acre. The density of the Project is consistent with the General Plan and
UNSP designation for the Neighborhood Low designation, which allows four to
eight (4-8) dwelling units per acre (see Pages 4-18 of the UNSP).
The amendment to Vesting Tentative Tract Map 37506 (VTTM 37506) to adjust
building pad elevation heights and lot line adjustments does not create additional
lots; therefore, the density of the proposed subdivision remains consistent with the
applicable General Plan and the UNSP.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
The amendment to adjust building pad elevation heights and lot line adjustments
to the VTTM 37506 were reviewed by all pertinent departments and agencies and
concluded that it does not change the design and improvements of the tract map,
which were previously reviewed by the Planning/Land Development Division, Fire
Department, and Public Works Department for consistency with the General Plan,
UNSP, and emergency services. Lot sizes, street and utility improvements,
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PLANNING COMMISSION RESOLUTION NO. 2846
3
circulation patterns, and drainage improvements meet all requirements of the
General Plan and the UNSP. All perimeter streets are in conformance with the
General Plan and modifications to the surrounding roadways that will improve
vehicle circulation in the vicinity.
3. That the site is physically suitable for the type of development.
The 40.4-acre portion of the 174+-acre site is suitable for the proposed
development. Environmental, cultural, traffic, and other special studies were
prepared for the UNSP, and an addendum to the EIR was prepared to address the
specifics of the Project. No environmental issues were identified that would
indicate that development in this area would be unsuitable. In addition, existing
residential and commercial developments in the vicinity have successfully
constructed similar types of development, and no obstacles to the development of
those surrounding subdivisions were experienced. The amendment to Vesting
Tentative Tract Map 37506 to adjust building pad elevation heights and lot line
adjustments remains consistent with the originally approved project; therefore, the
site continues to be physically suitable for the development.
4. That the site is physically suitable for the proposed density of development.
The Project site is surrounded by planned residential and commercial
developments to the south, east, west, and north. As proposed, the site layout and
distribution of residential densities at a rate of approximately six (6) dwelling units
per acre are consistent with surrounding development and the UNSP. The
amendment to VTTM 37506 to adjust building pad elevation heights and lot line
adjustments does not affect the original density of the project; therefore, the
density of the proposed subdivision remains physically suitable for the proposed
density of the development.
5. That the design of the subdivision and the proposed improvements are not likely
to cause substantial environmental damage or substantial and unavoidable injury
to fish or wildlife or their habitat.
For purposes of the CEQA, an EIR was prepared and adopted by the City Council
as part of the General Plan Update and UNSP. In addition, an addendum to the EIR
has been prepared for the Project to address project-specific impacts that were not
previously addressed by the EIR. The addendum to the EIR did not identify any new
impacts created by the proposed Project. The design of the Project will not cause
substantial environmental damage or injure fish or wildlife or their habitat since the
surrounding area has been developed, with similar densities and limited wildlife is
present at the site. Environmental studies performed at the site did not identify any
endangered or sensitive species. In addition, the Project will pay into the Coachella
Valley Multi-Species Habitat Conservation Fund for the development of raw land.
The amendment to VTTM 37506 to adjust building pad elevation heights and lot
line adjustments does not present a change that will impact the previously
analyzed environmental assessments for this Project.
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PLANNING COMMISSION RESOLUTION NO. 2846
4
6. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
The design and layout of the tract map are in compliance with all grading, drainage,
vehicle access, pedestrian, bicycle connectivity, and parking requirements. The
property will be developed in accordance with the Uniform California Building Code.
Grade changes and utility easements are accommodated by the buildings, street
layout, and open space provided throughout the Project site. Pedestrian access is
provided to adjoining land uses via sidewalks and other pedestrian walkways, and
the distributed open space contributes to a healthy community and neighborhood.
The amendment to VTTM 37506 to adjust building pad elevation heights and lot
line adjustments does not substantially affect the design of the subdivision or the
type of improvements that will cause a serious public health problems.
7. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision.
The proposed Project will utilize and enhance existing drainage and utility
distribution easements located within the Project site. Improvements related to
drainage will be provided to ensure the Project area accommodates 100 percent
of the 100-year storm. The surrounding perimeter City streets are built out to the
General Plan designation, and the developer will make modifications to
surrounding streets to accommodate Project access. Pedestrian connections and
open space are provided throughout the Project area, and enhanced pedestrian
trails are provided within the Project site. The amendment to VTTM 37506 to adjust
building pad elevation heights and lot line adjustments does not conflict with
easements acquired by the public at large for access through or use of property
within the proposed subdivision.
SECTION 3. Project Approval. The Planning Commission hereby approves Case
No(s) TTM23-0004/VTTM 37506 Amendment No. 3, subject to the findings and Conditions
of Approval attached herein as Exhibit “A.”
SECTION 4. 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 5. Execution of Resolution. The Chairperson of the Planning Commission
signs this Resolution, and the Secretary to the Commission shall attest and certify the
passage and adoption thereof.
SECTION 6. Recitals. The Planning Commission hereby finds that the foregoing
recitals are true and correct and are incorporated herein as substantive findings of this
Resolution.
Page 16
PLANNING COMMISSION RESOLUTION NO. 2846
5
ADOPTED ON October 17, 2023.
JOE 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 October 17, 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 October __, 2023.
RICHARD D. CANNONE, AICP
SECRETARY
Page 17
PLANNING COMMISSION RESOLUTION NO. 2846
6
EXHIBIT A
CONDITIONS OF APPROVAL
CASE NO. TTM23-0004/VTTM 37506 Amendment No. 3
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
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 the 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. The
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. All conditions of Planning Commission Resolution No. 2745 shall remain in effect, except
as modified by conditions herein.
Page 18
PLANNING COMMISSION RESOLUTION NO. 2846
7
LAND DEVELOPMENT DIVISION/PUBLIC WORKS DEPARTMENT:
5. The following plan is hereby referenced: Revised VTTM 37506 (University Park Area 2),
prepared by Michael Baker International and dated August 2023.
6. All conditions approved with Planning Case No. PP 18-0005 shall be valid and in effect
unless superseded by these conditions of approval.
7. Revisions shown on the referenced exhibit shall supersede the lot configuration and
building pad elevations contained on the approved VTTM 37506 (University Park Area 2)
for applicable lots.
8. It is assumed that the easements shown on the referenced exhibit 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.
9. 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.
10. After recordation, a digital (pdf) copy of the recorded map shall be submitted to the City.
END OF CONDITIONS OF APPROVAL
Page 19
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. TTM23-0004 (VTTM 37506 AMENDMENT NO. 2)
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 UNIVERSITY PARK INVESTOR, LLC, TO REVISE APPROVED VESTING
TENTATIVE TRACT MAP 37506 BY MODIFYING PAD ELEVATIONS AND LOT LINES AND
DETERMINING THE PROJECT IS CONSISTENT WITH THE ENVIRONMENTAL IMPACT
REPORT (EIR) PREPARED FOR THE PALM DESERT GENERAL PLAN AND UNIVERSITY
NEIGHBORHOOD SPECIFIC PLAN
The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the
California Environmental Quality Act (CEQA), finds that the project was previously analyzed by
the Certified EIR prepared for the Palm Desert General Plan/University Neighborhood Specific
Plan (SCH No. 2015081020) and Addendum Adopted by the Planning Commission on November
20, 2018. Pursuant to CEQA Guidelines Section 15162, no subsequent EIR is required as no new
substantial project revisions are proposed, and no new impacts are anticipated.
PROJECT LOCATION/DESCRIPTION:
PROJECT LOCATION: The southwest corner of Gerald Ford Drive and Pacific Avenue (APNs
694-580-004, -007, -009, -011, -015, -016, -017)
PROJECT DESCRIPTION: The project will revise the approved Vesting Tentative Tract Map
37506 for Area 3 of the University Park project, previously approved by the Palm Desert Planning
Commission on November 20, 2018. The changes will adjust the lot lines between several
proposed single-family residential parcels and adjust the approved pad elevation of six (6)
parcels. The project will not increase the number of approved single-family dwellings.
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 October 17, 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, Nick Melloni. 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:
Nick Melloni, AICP, Principal Planner
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 776-0611, Extension 479
nmelloni@palmdesert.gov
PUBLISH: THE DESERT SUN RICHARD D. CANNONE, AICP, SECRETARY
OCTOBER 6, 2023 PALM DESERT PLANNING COMMISSION
Page 20
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'
6
0
'108'6
0 '108'6 0 '107'2 '93'22 '88'52 '14'1 4 '72'96'51'96'96'96'55'96'96'96'96'8'
62'
4 '91'6'72'27'27'95'58'95'55'95'
95'
95'
96'53'22
'
6'41'50'49'99'28'45'27'46'99'55'301
655
662 SQ FT237
238
239
240
241
242
243
244
245
246
247
248
249
250
251
252
253
254
255
256
257
258
259
260
261
262
263
264
265
266
267
268
269
270
271
272
273
274
275
276
*
*
##############0 SQ FT287
288
289
290
291
292
293
294
295
296
297
298
299
300
301
302
303
304
305
306
307
308
309
310
311
312
313
314
315
316
317
318
319
320
321
322
323
324
325
326
327
328
329
330
331
332
333
334
335
336
277
278
279
280
281
282
283
284
285
286 SQ FT337
338
339
340
341
342
343
344
345
346
347
348
349
350
351
352
353
354
355
356
357
358
359
360
361
362
363
364
365
366
367
368
369
370
371
372
373
374
375
376
377
378
379
380
381
382
40 N89%%D56'07"E 356.99'
41 515.00'1084.92'
42 283.91'
43 605.86'
44 90%%D00'00"53.00'83.25'
45 N89%%D56'07"E 202.93'
46 600.00'465.91'
47 126.43'
48 600.00'465.91'
49 80.53'
50 1233.00'379.35'
51 53.00'64.87'
52 184.89'
53 82%%D22'44"53.00'76.20'
54 1193.00'340.73'
55 N62%%D37'54"W 384.94'
56 62%%D34'01"300.00'327.60'
57
58 400.00'110.62'
59 87.10'
60 62%%D34'01"200.00'218.40'
61 N62%%D37'54"W 145.17'
62 300.00'113.24'
63 128.64'
64 300.00'56.35'
65 152.64'
66 N39%%D00'56"E 289.27'
9,631 SF6,231 SF4,950 SF
AREA 2
7
SE
E
S
H
E
E
T
8SEE SHEET 63
3
10
3
2
3
5
3 SQ FTTYPICAL LOT SETBACKS
55X90 CONVENTIONAL HOMES\A1;55'\A1;90'\A1;5'\A1;5'\A1;20'\A1;10'\A1;15'\A1;20'\A1;10'\A1;5'\A1;5'\A1;15'\A1;50'\A1;100'TYPICAL LOT SETBACKS
50X100 CONVENTIONAL HOMES
13
\A1;18'
\A1;8'\A1;6'
\A1;36'
SIDEWALK \A1;6'\A1;18'
\A1;18'
\A1;8'\A1;6'\A1;36'SIDEWALK\A1;6'\A1;18'
2:1 MAX.
(108' ROW)
2%%%MIN.
\A1;108'\A1;14'\A1;8'\A1;6'
\A1;24'
SIDEWALK \A1;6'\A1;18'\A1;14'\A1;8'\A1;6'\A1;24'
SIDEWALK\A1;6'\A1;18'
2:1 MAX.
(76' ROW)
2%%%MIN.
\A1;76'\A1;24'\A1;8'\A1;16'
\A1;36'\A1;9'\A1;51'\A1;24'\A1;8'\A1;16'\A1;36'\A1;9'\A1;51'
2:1 MAX.2:1 MAX2%%%MIN.
\A1;150'
SIDEWALK SIDEWALK
2:1 MAX.
2%%%MIN.2:1 MAX.
2%%%MIN.& GUTTER& GUTTER& GUTTER& GUTTER6,698
6,600
6,600
6,600
6,600
6,620
6,744
7,007
7,676
5,693
5,285
5,285
5,285
5,285
5,285
5,285
5,756
6,001
5,933
5,382
5,225
5,225
5,225
5,225
5,261
8,431
6,904
6,623
6,600
7,693
9,631
8,473
7,906
6,652
5,990
5,990
6,024
6,407
8,244
6,896
6,139
6,999
6,999
10,342
12,583
6,243
5,500
5,000
5,000
7,132
7,319
5,347
5,227
5,227
5,227
5,227
5,247
5,231
5,024
5,474
5,569
5,725
5,923
6,273
6,918
7,534
7,900
8,335
8,775
8,701
8,482
8,755
5,400
5,400
5,400
5,400
5,400
5,405
5,027
5,500
5,700
5,501
7,658
6,865
6,879
6,034
6,034
6,567
7,015
7,344
7,024
7,259
7,532
8,521
8,057
7,734
7,048
7,102
7,080
6,984
6,811
6,560
6,140
8,161
8,175
7,414
7,061
7,767
8,761
7,857
7,339
7,902
7,667
5,837
5,463
5,923
9,232
8,953
7,510
8,457
5,813
5,909
5,909
5,909
5,909
5,909
5,915
6,893
7,111
6,810
6,506
6,296
6,159
5,963
5,507
5,266
6,271
6,057
5,446
4,950
6,171
5,939
4,950
4,950
5,453
6,276
652 100,511
653 26,630
654 3,833
655 62,048
656 2,000
657 4,439
658 54,401
659 109,576
660 11,144
661 3,382
662 6,117
663 49,363
67 05%%D24'38"1000.00'94.43'
68 97.93'
CITY OF PALM DESERT, CALIFORNIA
UNIVERSITY PARK
VESTING TENTATIVE TRACT MAP NO. 37506
DATEAPPR.MARKBY R E V I S I O N S
75410 Gerald Ford Drive, #100, Palm Desert, CA 92211
Phone: (760) 346-7481 · MBAKERINTL.COM
PREPARED BY:DEVELOPER:SHEET
OF
DATEAPPR.MARK R E V I S I O N S
REVISED PAD ELEVATIONS LOTS 237, 243-245, 246
{MSA CONSULTING INC. REVISIONS}
{THIS REVISION OF THE VESTING TENTATIVE MAP IS INTENDED TO REPLICATE THE ORIGINALLY APPROVED VESTING
TENTATIVE MAP DATED: 11/20/18, PREPARED BY MICHAEL BAKER INTERNATIONAL, EXCEPT FOR THE INFORMATION
SHOWN IN RED ON SHEET 7. MSA CONSULTING INC. IS RESPONSIBLE FOR THE REVISED RED INFORMATION.}
1 247, 255, 277 AND 350
REVISED LOT LINES AND LOT MATRIX, LOTS 246-275,SMS
286, 287, 319-324, 331-340, 356-364 AND 369-373
1 1
1 1
1
11
1
1
1
1
1
1
1
1
1
1
1
WELL SITE
1
55' X 90' LOT CHARACTERISTICS 12,583 SF6,689 SF5,000 SF
50' X 100' LOT CHARACTERISTICS
1
21
Page 21
PLANNING COMMISSION
ATTENDANCE REPORT
ROLLING CALENDAR
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 5-Sep 7-Sep 19-Sep 3-Oct 18-Oct 1-Nov 15-Nov 6-Dec 20-Dec
DeLuna, Nancy -P -A P --P -P P P -P P P P A 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 P P P -1 0
Gregory, Ron -P -P A --P -P E P -P P P P P P P P E P P -3 1
Holt, Lindsay -P -P P --A -P P P -E E P P R P P P P P P -4 2
Pradetto, Joseph -P -P P --P -P P P -P P P P A E E P P P P -2 0
SS
Palm Desert Municipal Code 2.34.010:
P Present
A Absent
E Excused
R Remote
SS Study Session
-No meeting
2023 2023 2023 2023 2023
Total
Absences
Oct Nov Dec
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 2023 2023/2022 2022 2022
Page 22