HomeMy WebLinkAboutRes 01-39 TT 29912 E Canyon View Dr and N and S Irontree Dr Extended CITY OF PALM DESERT Resolution No. 01-39
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
I. TO: Honorable Mayor and City Council
II. REQUEST: Consideration of approval of a Negative Declaration of
Environmental Impact and Tentative Tract Map to create 32
single family lots ranging in size from 1 5,081 square feet to
23,001 square feet and a 96.47 acre recreation lot on the
PR-7 D zoned property located in the east half of Section 32
T5S R6E being east of Canyon View Drive and north and
south of Irontree Drive extended.
III. APPLICANT: Ironwood Country Club
73-735 Irontree Drive
Palm Desert, CA 92260
and SR Consultants, Inc.
2698 Mataro Street
Pasadena, CA 91 107
IV. CASE NO: TT 29912
V. DATE: March 22, 2001
VI. CONTENTS:
A. Staff Recommendation
B. Discussion
VII. ATTACHMENTS:
A. Draft Resolution No. 01-39
B. Planning Commission Minutes involving Case No. TT 29912
C. Planning Commission Resolution No. 2046
D. Planning Commission Staff Report dated February 20, 2001
E. Related maps and/or exhibits
A. STAFF RECOMMENDATION:
That City Council adopt Resolution No.01-39 approving TT 29912 subject to
conditions.
r
Resolution No. 01-39
CITY COUNCIL STAFF REPORT
CASE NO. TT 29912
MARCH 22, 2001
B. DISCUSSION:
1 . BACKGROUND:
The site is located within the existing Ironwood Country Club east of the
existing clubhouse. The property is presently used as part of the golf
course. It is the applicant's intent to alter the golf course layout and
create 32 single family lots which will front on the golf course. The map
covers an area of 1 1 1 .9 acres of which 13.47 acres will be used by the
32 lots and the remaining 96.47 acres will be a recreational lot for golf
course purposes. The site is designated medium density residential 5-7
units per acre and is zoned PR-7 D (planned residential 7 units per acre
with a drainage overlay).
a. Adjacent Zoning and Land Use:
Zoning Land Use
North: Indian Wells The Reserve
East: Indian Wells The Reserve
South: County Ironwood Golf Course /
(Proposed TT 29713)
West: PR-7 Ironwood Country Club
b. General Plan/Zoning:
Medium Density Residential/PR-7.
c. Planning Commission Action:
At the Planning Commission hearing of February 20, 2001 , several
people spoke in support of the map's approval. No one spoke in
opposition. The applicant submitted a letter showing that 363
eligible voters voted in favor of the map, 20 voted against and
191 had no response.
The Planning Commission on a 5-0 vote recommended approval of
the map.
2
Resolution No. 01-39
CITY COUNCIL STAFF REPORT
CASE NO. TT 29912
MARCH 22, 2001
2. PROJECT DESCRIPTION:
The property is located within the existing Ironwood Country Club east
of the existing clubhouse at 73-735 Irontree Drive. The applicant
proposes to redesign the existing golf course layout and create 32 single
family lots ranging in size from 15,081 square feet to 23,001 square
feet. Lot widths range from 90 feet to 130 feet with depths from 150
feet to 220 feet.
The lots are located on twin cul-de-sacs at the easterly end of Irontree
Drive extended.
Access to the new lots will be via Irontree Drive and Mariposa Drive
within the country club to Portola Avenue.
3. ANALYSIS:
a. Tentative Tract Map:
The tract map meets all of the Planned Residential zone
requirements. All physical improvements meet the requirements
of both the Palm Desert Subdivision Ordinance and the California
Map Act. The proposed density of .28 units per acre is below the
maximum allowed of seven units per acre.
Municipal Code Section 25.24.310 allows for flexible setbacks for
single family lots in the PR zone district in that the PR zone allows
for a range of uses from attached condos to single family
detached. Staff will suggest that the basic R-1 standards be
imposed as follows:
Minimum Front Yard 20 feet
Minimum Rear Yard 15 feet
Minimum Side Yards 14 feet total, minimum 5 feet
Minimum Street Side Yards 10 feet
Minimum Dwelling Unit Size 1 ,500 square feet
Maximum Building Site Coverage 35%
These setbacks and coverage limits will be conditioned on the approval
of the map. Of course the Homeowners Association has the ability to
impose greater requirements through its CC&R's.
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Resolution No. 01-39
CITY COUNCIL STAFF REPORT
CASE NO. TT 29912
MARCH 22, 2001
This map is connected with TT 29713 in that it will require alteration of
the existing golf course. The area involved with TT 29713 is part of the
preannexation process before the City Council. Therefore, the entire
package has been brought before the City Council.
A condition has been imposed which provides that in lieu of park
dedication requirements, the applicant shall make an irrevocable offer of
dedication acceptable to the City Attorney and Director of Community
Development for an easement across their property allowing for the
future development of a public trail crossing Deep Canyon in connection
with a route from Palm Desert to La Quinta.
4. ENVIRONMENTAL REVIEW:
The proposed map has been reviewed for compliance with CEQA. The
Director of Community Development has determined that the project will
not have a negative impact on the environmental and a draft Negative
Declaration of Environmental Impact has been prepared.
5. FINDINGS NECESSARY FOR APPROVAL OF A TENTATIVE TRACT MAP:
a. That the proposed map is consistent with applicable general and
specific plans, as amended.
• The proposed tract map is consistent with the general plan
designation of medium density residential.
b. That the design or improvement of the proposed subdivision is
consistent with applicable general and specific plans.
• All streets will be maintained and improved. Sufficient drainage
facilities will be provided in conformance with the general plan
guidelines and city ordinances.
c. That the site is physically suitable for the type of development.
• The 112-acre site is physically suitable for residential and golf
course development.
d. That the site is physically suitable for the proposed density of
development.
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Resolution No.01-39
CITY COUNCIL STAFF REPORT
CASE NO. TT 29912
MARCH 22, 2001
• The project will have a total of 32 units. The proposed density
(.28 units per acre) is under the maximum allowed seven units per
acre. The project is physically suitable for the proposed
development density.
e. The design of the subdivision or the proposed improvements are
not likely to cause substantial environmental damage or substantial
and avoidable injury to fish, wildlife or their habitat.
• For purposes of CEQA a Negative Declaration has been prepared.
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
golf course use for several years.
f. That the design of the subdivision or the type of improvements are
not likely to cause serious public health problems.
• The design of the subdivision will be in compliance with applicable
health, safety and building codes. The site can be served by
respective utilities, will provide adequate traffic circulation and is
designed in compliance with all city codes.
g. 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.
• All subdivision improvements will not conflict with any public
easements.
h. That the design of the subdivision or the type of improvements will
not restrict solar access to the property.
5
i?
Resolution No. 01-39
CITY COUNCIL STAFF REPORT
CASE NO. TT 29912
MARCH 22, 2001
• The project meets all code requirements. The design of the
subdivision will not impact solar access to adjacent properties or
the subject property. All single family homes shall be reviewed
and approved by the City prior to construction.
Prepared by: Reviewed and Approved:
S VE SMITH PHILIP DRELL
PLANNING MANAGER DIRECTOR OF COMMUNITY DEVELOPMENT
Review and Concur: Review and Concur:
6(i);11- ,RICHRD J. F KERS CARLOS L. ORTEGA
ASSISTANT CITY MANAGER OF CITY MANAGER
DEVELOPMENT SERVICES
CITY COUNCILTION:
APPROVED DENIED
DENIED
.::'Cr IVED OTHER
l ET:mg DATE
9i
NOES:
ABSENT: J
ABSTAIN• °i►4
VERIFIED BY: WA it. .$40
Original on File with City Cl, k's Office
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Commissioner Tschopp stated that he also concurred. A market/deli of that
size would be a good addition to the area and the building would be compatible
with the existing structures.
Chairperson Lopez concurred and called for the vote.
Action:
It was moved by Commissioner Campbell, seconded by Commissioner Finerty,
approving the findings as presented by staff. Motion carried 5-0.
It was moved by Commissioner Campbell, seconded by Commissioner Finerty,
adopting Planning Commission Resolution No. 2043, recommending to City
Council approval of GPA 00-07, C/Z 00-10 and PP 00-23, subject to
conditions. Motion carried 5-0.
Mr. Drell requested that the following two public hearing items be considered
simultaneously. Commission concurred.
C. Case Nos. GPA 00-01, C/Z 00-02 and TT 29713 - IRONWOOD
COUNTRY CLUB, Applicant
Request for a recommendation to City Council of approval of a
Mitigated Negative Declaration of Environmental Impact,pact, general
plan amendment and prezoning to facilitate future annexation to
the city of Palm Desert for 156.01 acres located in the east half
of Section 5, T6S R6E (the area south of Ironwood Country
Club). Said property to be designated very low density
residential (1-3 dwelling units per acre) and open space in the
General Plan and prezoned PR-2 and O.S. (open space). The
application also includes a tentative tract map to create 20
residential lots ranging in size from 22,778 square feet to 35,830
square feet to be located on the future extension of Canyon View
Drive.
D. Case No. TT 29912 - IRONWOOD COUNTRY CLUB, Applicant
Request for recommendation to the City Council of approval of a
Mitigated Negative Declaration of Environmental Impact and tentative
tract map to create 32 single family lots ranging in size from 1 5,081
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PALM DESERT PLANNING COMMISSION
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square feet to 23,001 square feet and a 96.47 acre recreation lot on
the PR-7 D zoned property located in the east half of Section 32 T5S
R6E being east of Canyon View Drive and north and south of Irontree
Drive extended.
Mr. Smith indicated that the tract maps were on display. He explained that
Tract Map 29912 was located generally east of the existing clubhouse facility
and Tract Map 29713 was at the south of the end of Canyon View. The area
east of the clubhouse facility was currently in the city and was currently zoned
planned residential and the lotting as proposed complied with the provisions
of the ordinance and staff recommended approval of the map subject to
conditions. He noted that in the draft resolution that was attached to that
report, staff wanted to remove some of the material including, "Whereas, the
applicant consulted with Fish and Wildlife Service and Fish and Game; and
Whereas, the applicant consulted with the Boyd Deep Canyon Research
Center; and Whereas, the applicant has agreed to compensate for loss of
bighorn habitat at a 2:1 ratio." As well, the word "mitigated" should be
removed. He stated that "mitigated" didn't apply to Map 29912, but only to
Map 29713, the area southerly of the existing city limit. Mr. Smith pointed
out the location of the city boundary on the display map. He said the area was
currently in the county of Riverside. The applicant wished to annex the
property. Steps involved in annexation included prezoning and general
planning the area. He noted that it came e before the commission about a year
ago and it was sent to City Council without a map. By the time it reached
Council, the issue of loss of bighorn sheep habitat had arisen. Over the past
year the applicant had been working to resolve that environmental issue and
in the meantime prepared the map which would create the 20 residential lots.
As well, the map would create another recreation lot and then the area south
of the dike would be the last lot which would be an open space lot. He
indicated that both maps have a proposed condition included in them relative
to the city requesting an easement for trail purposes for a possible future trail
that the city was looking at developing which would link from Palm Desert to
La Quinta. That condition was imposed on both maps. The lots proposed
were in excess of 20,000 square feet. They all backed onto the golf course
and would provide use of the golf course. Staff proposed conditions and
development standards basically at the minimums created in the city. It was
very likely that the homeowner's association would establish CC&Rs in excess
of what staff was proposing. He asked for any questions.
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Commissioner Jonathan asked about the location of the trail. Mr. Drell
indicated that there was a canyon in this location that would drop a person
into the south end of La Quinta. The problem right now was that it was a
lambing area. If at some time the general sheep population invigorated itself
enough that they could allow a little more intrusion into that area, that's when
it would be used.
Commissioner Campbell noted that in their letter the United States Department
of Interior said that with the 41 .9 acres, the remaining 59.7 acres still needed
to be identified. She asked if that was still true or if it had been resolved. Mr.
Smith said that the letter was dated in December and he knew that the
applicant had been working with them on it. Mr. Drell said that they have
tentatively identified 91 acres of equivalent land and they had to come up with
eight or nine more acres.
Chairperson Lopez opened the public hearing and asked the applicant to
address the commission.
MR. RONALD DAHL, 73099 Ajo Lane in Palm Desert stated that he was
a member of Ironwood Country Club and a member of the Ironwood
Country Club Land Development Committee that has been pursuing this
for the last year. He said that he wanted to make one quick correction
to the agenda. The second plan, TT 29912, referred to the request for
a Mitigated Negative Declaration and that wasn't accurate. They spoke
to Mr. Smith earlier this afternoon but it was too late to correct the
agenda and make the various clerical changes. He said that he had a
number of those that he really needed to go through. Most of them
related to the fact that they were considering both of these tract maps
together and the mitigation factors got tangled up between the two
maps. Initially, he wanted to bring up the fact that there was a vote
held by the members of Ironwood and a letter was sent to the city
dated February 16 indicating that 63.2% of all members eligible to vote
for Ironwood Country Club voted in favor of them pursuing these
tentative maps. Of the actual votes cast, over 95% voted in favor.
Under their bylaws, they were only required to have a simple majority.
With regard to the first map, TT 29713 which would be the one
requiring a Negative Declaration and a Mitigated Negative Declaration,
there were a number of things they had questions about in the staff
report. They found no conditions of approval they disagreed with and
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all the comments he had were more of a clerical nature because of the
problem of dealing with two maps at the same time. One was a
Mitigated Negative Declaration and the other was not. On page four of
the conditions of approval, they only had one comment on the in-lieu
park dedication requirements and they wanted to see the language in
the resolution that stated that it applied to the open space lot or Lot 22
of Tract No. 29713.
Mr. Drell explained that the trail easement had nothing to do with the open
space or the bighorn sheep aspect. It was a dedication in lieu of park fees.
The park fees would apply to both maps.
Mr. Dahl said they didn't question that. What they wanted to do was
make sure it was dedicated into what was now called Lot 22 on the
second map, 29713.
Mr. Drell said that the applicant could designate it any where they wanted and
it was ultimately as they determined. The city's goal was to get from one side
of the valley to another. Where it would be located was the applicant's
choice.
Mr. Dahl said that was okay and that they assumed they would be able
to make the offer when they brought in the final map.
Mr. Drell said that was correct. It was their free choice of where it would go.
Mr. Dahl said they didn't have anything further on Map 29713. He
thought the staff report was acceptable. He indicated that there was
one word on the staff report on page 5 that used the word "mitigation"
that he hoped would be struck out. Anywhere it said Mitigated
Negative Declaration on the 29912 report he felt should be corrected.
On the staff report for TT 29912, page one of the staff report had the
same problem with regard to the Negative Declaration. He saw that on
page five for CEQA the term "Mitigated Negative Declaration" was left
out in 29713. He just requested as a blanket item that for tentative
map TT 29912, that all references to the negative environmental impact
be omitted. Other than that, they didn't have any other problems with
the conditions of approval and requested that the commission accept
the recommendation of approval from staff on both plans.
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Chairperson Lopez noted that there were a lot of changes and without going
through a long continuance, he asked if this could be done. Mr. Drell said that
there was no need to change anything in the staff reports. The staff reports
were informational. The only thing that needed to be changed in the resolution
was removing the mitigation language from TT 29912 and keeping it in TT
29713. That was the only change.
Mr. Dahl concurred and felt that could all be done at the staff level.
Chairperson Lopez asked if anyone wished to speak in FAVOR or OPPOSITION
to the proposal. There was no one and the public hearing was closed. He
requested commission comments and/or action.
Commissioner Jonathan felt that the applicant had done a great job. Obviously
they had done their homework with the residents as well since there was a
95% approval rating. He saw no problem with the requests and was prepared
to move for approval.
Commissioner Finerty concurred and seconded the motion.
Commissioner Campbell also concurred. She said that she lived there three
years and felt they would do a first class job.
Chairperson Lopez stated that he would also concur. Having lived in the
desert for over 20 years and watching the whole valley grow, he felt the
Ironwood area has always been one of the shining places in the desert.
Commissioner Tschoppinformed commission that he would be abstainingfrom
voting and discussion because the bank he worked at had a financial interest
in the ro ert .
p p Y
Chairperson Lopez called for a vote.
Action:
It was moved by Commissioner Jonathan, seconded by Commissioner Finerty,
approving the findings as presented by staff. Motion carried 4-0-1
(Commissioner Tschopp abstained).
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It was moved by Commissioner Jonathan, seconded by Commissioner Finerty,
adopting Planning Commission Resolution No. 2044, recommending to City
Council approval of GPA 00-01 , C/Z 00-02 and adopting Planning Commission
Resolution No. 2045 recommending to City Council approval of TT 29713,
subject to conditions. Motion carried 4-0-1 (Commissioner Tschopp
abstained).
Action:
It was moved by Commissioner Jonathan, seconded by Commissioner Finerty,
approving the findings as presented by staff. Motion carried 4-0-1
(Commissioner Tschopp abstained).
It was moved by Commissioner Jonathan, seconded by Commissioner Finerty,
adopting Planning Commission Resolution No. 2046, recommending to City
Council approval of TT 29912, subject to conditions and changes noted by
staff. Motion carried 4-0-1 (Commissioner Tschopp abstained).
IX. MISCELLANEOUS
None.
X. ELECTION OF COMMITTEE LIAISONS
Appointment of an Art in Public Places Representative, a Civic Center
Steering Committee Representative, Appointment of a Desert Willow
Committee Representative, Appointment of a Landscape Committee
Representative, Appointment of a Project Area 4 Committee
Representative, Appointment of a Representative to the Palm
Desert/Rancho Mirage Monterey Avenue Corridor Planning Work Group,
and Appointment of a Zoning Ordinance Review Committee
Representative.
Mr. Drell said there had been some conversations regarding this and basically
repeating what he said last time was that the City Council went through a
process of discussing and arguing on the members of the committee and for
whatever reason they chose to make all these decisions themselves and took
it upon themselves to not leave it up to the committees to pick their own
13
PLC ING COMMISSION RESOLUTION NO. 2046
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND A TENTATIVE TRACT MAP
CREATING 32 SINGLE FAMILY LOTS RANGING IN SIZE FROM
15,081 SQUARE FEET TO 23,001 SQUARE FEET AND A 96.47
ACRE RECREATION LOT ON THE PR-7 D ZONED PROPERTY
LOCATED IN THE EAST HALF OF SECTION 32 T5S R6E BEING
EAST OF CANYON VIEW DRIVE AND NORTH AND SOUTH OF
IRONTREE DRIVE EXTENDED.
CASE NO. TT 29912
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 20th day of February, 2001 , hold a duly noticed public hearing to consider the request
by IRONWOOD COUNTRY CLUB for approval of the above described project; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No. 00-24," in that the Director of Community Development has determined that the project
will have no adverse impact on the environment and a Negative Declaration of
Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts and reasons to exist to justify recommending to City Council
approval of the tentative tract map:
1 . That the proposed map is consistent with applicable general and specific plans,
as amended.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
3. That the site is physically suitable for the type of development.
4. That the site is physically suitable for the proposed density of development.
5. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidable injure
fish or wildlife or their habitat.
6. That the design of the subdivision or the type of improvements are not likely
to cause 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.
PLANNING COMMISS1vmi riESOLUTION NO. 2046
8. That the design of the subdivision or the type of improvements will not restrict
solar access to the property.
WHEREAS, in the review of this tentative tract map and precise plan/conditional use
permit the Planning Commission has considered the effect
of the contemplated action on
the housing needs of the region for purposes of balancing these needs against the public
service needs of the residents of the City of Palm Desert and its environs, with available
fiscal and environmental resources.
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 of
the Commission in this case.
2. That Tentative Tract Map No. 29912 and the Negative Declaration of
Environmental Impact relating thereto are hereby recommended for approval
to the City Council, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 20th day of February, 2001 , by the following vote, to wit:
AYES: CAMPBELL, FINERTY, JONATHAN, LOP Z
NOES: NONE
ABSENT: NONE
ABSTAIN: TSCHOPP
JI EZ, Cha rp r on
ATTEST•
•
PHILIP DRELL,�tecretary
Palm Desert Pla ning Commission
2
PLANNING COMMISSION RESOLUTION NO. 2046
CONDITIONS OF APPROVAL
CASE NO. TT 29912
Department of Community Development:
1 . The development of the property shall conform substantially with exhibits on file with
the Department of Community Development, as modified by the following conditions.
2. Recordation of the final map shall occur within 24 months from the date of final
approval unless an extension of time is granted; otherwise said approval shall become
null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the restrictions
and limitations set forth herein which are in addition to all municipal ordinances and
state and federal statutes now in force, or which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Coachella Valley Water District
Palm Desert Architectural Review Commission
City Fire Marshal
Public Works Department
Sunline Transit Authority
Evidence of said permit or clearance from the above agencies shall be presented to
the department of building and safety at the time of issuance of a building permit for
the use contemplated herewith.
5. All sidewalk plans shall be reviewed and approved by the department of public works
prior to architectural review commission submittal.
6. All onsite utilities shall be underground.
7. The project shall be subject to all applicable fees at time of issuance of permits
including, but not limited to, Fringe Toad Lizard, Art in Public Places, TUMF and
school mitigation fees.
8. In-lieu of park dedication requirements, applicant shall make an irrevocable offer of
dedication acceptable to the City Attorney and Director of Community Development
for an easement across their property allowing for the future development of a public
trail crossing Deep Canyon in connection with a route from Palm Desert to La Quinta.
3
PLANNING COMMISSION NESOLUTION NO. 2046
9. Project shall comply with requirements of Section 25.16.050 of the Zoning
Ordinance, including but not limited to the following:
Front Setback 20 feet
Rear Setback 15 feet
Side Yard Setback 14' total, minimum 5 feet
Street Side,Yards Setback 10 feet
Max Lot Coverage 35%
Minimum Dwelling Unit Size 1 ,500 square feet
Department of Public Works:
1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and
Ordinance No. 653 shall be paid prior to issuance of any permits associated with this
project or recordation of the Final Map, whichever occurs first.
2. Any drainage facilities construction required for this project shall be contingent upon
a drainage study prepared by a registered civil engineer that is reviewed and approved
by the Department of Public Works prior to start of construction. The subject study
shall include analysis of the upstream and downstream drainage conditions as they
impact this project and existing development.
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of any permits associated with this project.
4. The project shall be subject to Transportation Uniform Mitigation Fees(TUMF),
residential classification. Payment of said fees shall be at the time of building permit
issuance.
5. A complete preliminary soils investigation, conducted by a registered soils engineer,
shall be submitted to, and approved by, the Department of Public Works prior to the
issuance of a grading permit.
6. As required under Palm Desert Municipal Code Section 26.28, and in accordance with
Sections 26.40 and 26.44, complete improvement plans and specifications shall be
submitted to the Director of Public Works for checking and approval before
construction of any improvements is commenced.
7. All private improvements shall be inspected by the Department of Public Works and
a standard inspection fee shall be paid prior to issuance of grading permits.
8. Full improvements of interior streets based on residential street standards in
accordance with City standards or as approved by the city engineer shall be provided.
Both "A" Street and "B" Street exceed maximum cul-de-sac length (600 ft.). An
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PLANNING COMMISSION RESOLUTION NO. 2046
alternative / emergency access in accordance with Fire Marshall approval shall be
provided.
9. All landscaping maintenance shall be provided by the property owner.
10. In accordance with Palm Desert Municipal Code Section 26.44, complete grading
plans/site improvement plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to issuance of any permits.
1 1 . Proposed building pad elevations are subject to review and modification in accordance
with Chapter 27 of the Palm Desert Municipal Code.
12. Provisions for the continuation of existing access rights (easements, etc.) shall be
provided for on the Final Map or by separate documents as appropriate.
13. Prior to start of construction, the applicant shall submit satisfactory evidence to the
Director of Public Works of intended compliance with the National Pollutant Discharge
Elimination (NPDES) General Permit (Permit # CAS000002) for storm water
discharges associated with construction activity.
14. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12,
Fugitive Dust Control as well as Section 24.20, Stormwater Management and Discharge
Control.
15. Improvement plans for water and sewer systems shall be approved by the respective
service districts with "as-built" plans submitted to the Department of Public Works prior
to project final.
Riverside County Fire Department:
1 . With respect to the conditions of approval regarding the above referenced plan check,
the Fire Department recommends the following fire protection measures be provided
in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire
Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per Uniform Fire Code Sec. 10.301 C.
2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure
must be available before any combustible material is placed on the job site.
3. Provide, or show there exists a water system capable of providing a potential gallon
per minute flow of 1 500 for single family.
5
PLANNING COMMISSION rsESOLUTION NO. 2046
4. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2" x
2-1/2"), located not less than 25' nor more than 200' single family from any portion
of the building(s) as measured along approved vehicular travelways.
5. Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
6. All buildings shall be accessible byan all-weather '
e roadwayextendingto within
9 150
of all portions of the exterior walls of the first story. The roadway shall not be less
than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel
parking is allowed, the roadway shall be 36' wide with parking on both sides, 32'
wide with parking on one side. Dead-end roads in excess of 150' shall be provided
with a minimum 45' radius turn-around (55' in industrial developments).
7. Whenever access into private property is controlled through use of gates, barriers or
other means provisions shall be made to install a "Knox Box" key over-ride system
to allow for emergency vehicle access. Minimum gate width shall be 16" with a
minimum vertical clearance of 13'6".
8. A dead end single access over 500 feet will require a secondary access, sprinklers
or other mitigative measure approved by the Fire Marshal. Under no circumstances
shall a single dead end access over 1 ,300 feet be accepted.
9. A second access is required. This can be accomplished by two main access points
from main roadway or an emergency gated access into an adjoining development.
10. All buildings shall have illuminated addresses of a size approved by the city.
1 1 . Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within 12 months.
12. This project requires secondary access to streets "A" and "B" or residential fire
sprinklers throughout.
6
PLANNING COMMISSION RESOLUTION NO. 2046
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: TT 29912
APPLICANT/PROJECT SPONSOR: Ironwood Country Club
73-735 Irontree Drive
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
Tentative tract map allowing the construction of 32 single family homes on 13.47 acres and
a 96.47 acre recreation
t on I
Igo f course) lot located at 73-735 Irontree Drive, also described as
APN 655-090-009.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
r� February 20, 2001
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
7
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
TO: Planning Commission
DATE: February 20, 2001
CASE NO: TT 29912
REQUEST: Recommendation to the City Council of approval of a Mitigated Negative
Declaration of Environmental Impact and tentative tract map to create
32 single family lots ranging in size from 15,081 square feet to 23,001
square feet and a 96.47 acre recreation lot on the PR-7 D zoned
property located in the east half of Section 32 T5S R6E being east of
Canyon View Drive and north and south of Irontree Drive extended.
APPLICANT: Ironwood Country Club
73-735 Irontree Drive
Palm Desert, CA 92260
and SR Consultants, Inc.
2698 Mataro Street
Pasadena, CA 91 107
BACKGROUND:
The site is located within the existing Ironwood Country Club east of the existing
clubhouse. The property is presently used as part of the golf course. It is the
applicant's intent to alter the golf course layout and create 32 single family lots
which will front on the golf course. The map covers an area of 1 1 1 .9 acres of which
13.47 acres will be used by the 32 lots and the remaining 96.47 acres will be a
recreational lot for golf course purposes. The site is designated medium density
residential 5-7 units per acre and is zoned PR-7 D (planned residential 7 units per acre
with a drainage overlay).
A. ADJACENT ZONING AND LAND USE:
Zoning Land Use
North: Indian Wells The Reserve
East: Indian Wells The Reserve
South: County Ironwood Golf Course (Proposed TT 29713)
West: PR-7 Ironwood Country Club
STAFF REPORT
CASE NO. TT 29912
FEBRUARY 20, 2001
B. GENERAL PLAN/ZONING:
Medium Density Residential/PR-7.
II. PROJECT DESCRIPTION:
The property is located within the existing Ironwood Country Club east of the existing
clubhouse at 73-735 Irontree Drive. The applicant proposes to redesign the existing
golf course layout and create 32 single family lots ranging in size from 15,081 square
feet to 23,001 square feet. Lot widths range from 90 feet to 130 feet with depths
from 1 50 feet to 220 feet.
The lots are located on twin cul-de-sacs at the easterly end of Irontree Drive
extended.
Access to the new lots will be via Irontree Drive and Mariposa Drive within the
country club to Portola Avenue.
III. ANALYSIS:
A. TENTATIVE TRACT MAP:
The tract map meets all of the Planned Residential zone requirements. All
physical improvements meet the requirements of both the Palm Desert
Subdivision Ordinance and the California Map Act. The proposed density of
.28 units per acre is below the maximum allowed of seven units per acre.
Municipal Code Section 25.24.310 allows for flexible setbacks for single
family lots in the PR zone district in that the PR zone allows for a range of
uses from attached condos to single family detached. Staff will suggest that
the basic R-1 standards be imposed as follows:
2
STAFF REPORT
CASE NO. TT 29912
FEBRUARY 20, 2001
Minimum Front Yard 20 feet
Minimum Rear Yard 15 feet
Minimum Side Yards 14 feet total, minimum 5 feet
Minimum Street Side Yards 10 feet
Minimum Dwelling Unit Size 1 ,500 square feet
Maximum Building Site Coverage 35%
These setbacks and coverage limits will be conditioned on the approval of the
map. Of course the Homeowners Association has the ability to impose greater
requirements through its CC&R's.
This map is connected with TT 29713 in that it will require alteration of the
existing golf course. The area involved with TT 29713 is part of the
preannexation process before the City Council. Therefore, their entire package
will be brought before the City Council.
A condition has been imposed which provides that in-lieu of park dedication
requirements, the applicant shall make an irrevocable offer of dedication
acceptable to the City Attorney and Director of Community Development for
an easement across their property allowing for the future development of a
public trail crossing Deep Canyon in connection with a route from Palm Desert
to La Quinta.
III. ENVIRONMENTAL REVIEW:
Through CVAG, the applicant has conferred with the Department of Fish and Game
and the Fish and Wildlife Service. Part of the resolution of the environmental
concerns involve the applicant compensating for the loss of bighorn sheep habitat at
a 2:1 ratio per the letter from Fish and Wildlife Service dated December 15, 2000.
The letter also delineates a series of development conditions which will be imposed
as conditions on the tentative map and implemented as specified.
In addition, the applicant conferred with the Boyd Deep Canyon Desert Research
Center and has agreed to specified mitigation measures.
Based on the mitigation measures agreed to the Director of Community Development
recommends that the Mitigated Negative Declaration of Environmental Impact be
recommended to the City Council for certification.
3
STAFF REPORT
CASE NO. TT 29912
FEBRUARY 20, 2001
IV. FINDINGS NECESSARY FOR APPROVAL OF A TENTATIVE TRACT MAP:
A. That the proposed map is consistent with applicable general and specific plans,
as amended.
• The proposed tract map is consistent with the general plan designation of
medium density residential.
B. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
• All streets will be maintained and improved. Sufficient drainage facilities will
be provided in conformance with the general plan guidelines and city
ordinances.
C. That the site is physically suitable for the type of development.
• The 112 acre site is physically suitable for residential and golf course
development.
D. That the site is physically suitable for the proposed density of development.
• The project will have a total of 32 units. The proposed density (.28 units per
acre) is under the maximum allowed seven units per acre. The project is
physically suitable for the proposed development density.
E. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantial and avoidable injury to
fish, wildlife or their habitat.
• For purposes of CEQA a Negative Declaration has been prepared. 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 golf course use for several years.
F. That the design of the subdivision or the type of improvements are not likely
to cause serious public health problems.
4
STAFF REPORT
CASE NO. TT 29912
FEBRUARY 20, 2001
• The design of the subdivision will be in compliance with applicable health,
safety and building codes. The site can be served by respective utilities, will
provide adequate traffic circulation and is designed in compliance with all city
codes.
G. 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.
• All subdivision improvements will not conflict with any public easements.
H. That the design of the subdivision or the type of improvements will not restrict
solar access to the property.
• The project meets all code requirements. The design of the subdivision will
not impact solar access to adjacent properties or the subject property. All
single family homes shall be reviewed and approved by the City prior to
construction.
V. RECOMMENDATION:
Approve findings and adopt Planning Commission Resolution No.
recommending to the City Council approval of TT 29912, subject to conditions.
VI. ATTACHMENTS:
A. Draft resolution
B. Legal notice
C. Comments from city departments and other agencies
D. Initial Study
E. Tentative tract map exhibit
Prepared by � �/!� �
Steve Smith
Reviewed and Approved by �r
Phil Drell
/tm
5
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND A
TENTATIVE TRACT MAP CREATING 32 SINGLE FAMILY LOTS
RANGING IN SIZE FROM 15,081 SQUARE FEET TO 23,001
SQUARE FEET AND A 96.47 ACRE RECREATION LOT ON THE
PR-7 D ZONED PROPERTY LOCATED IN THE EAST HALF OF
SECTION 32 T5S R6E BEING EAST OF CANYON VIEW DRIVE
AND NORTH AND SOUTH OF IRONTREE DRIVE EXTENDED.
CASE NO. TT 29912
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 20th day of February, 2001 , hold a duly noticed public hearing to consider the request
by IRONWOOD COUNTRY CLUB for approval of the above described project; and
WHEREAS, the applicant has consulted through CVAG with the Fish and Wildlife
Service and the Department of Fish and Game; and
WHEREAS, the applicant has consulted with the Boyd Deep Canyon Desert Research
Center; and
WHEREAS, the applicant has agreed to compensate for the loss of Bighorn Sheep
habitat at a 2:1 ratio and has agreed to other mitigation measures delineated in a letter from
the Fish and Wildlife Service dated December 1 5, 2000; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No. 00-24," in that the Director of Community Development has determined that the project
will have no adverse impact on the environment and a Negative Declaration of
Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts and reasons to exist to justify recommending to City Council
approval of the tentative tract map:
1 . That the proposed map is consistent with applicable general and specific plans,
as amended.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
3. That the site is physically suitable for the type of development.
4. That the site is physically suitable for the proposed density of development.
PLANNING COMMISSION RESOLUTION NO.
5. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidable injure
fish or wildlife or their habitat.
6. That the design of the subdivision or the type of improvements are not likely
to cause 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.
8. That the design of the subdivision or the type of improvements will not restrict
solar access to the property.
WHEREAS, in the review of this tentative tract map and precise plan/conditional use
permit the Planning Commission has considered the effect of the contemplated action on
the housing needs of the region for purposes of balancing these needs against the public
service needs of the residents of the City of Palm Desert and its environs, with available
fiscal and environmental resources.
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 of
the Commission in this case.
2. That Tentative Tract Map No. 29912 and the Mitigated Negative Declaration
of Environmental Impact relating thereto are hereby recommended for approval
to the City Council, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning
Commission, held on this 20th day of February, 2001 , by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JIM LOPEZ, Chairperson
ATTEST:
PHILIP DRELL, Secretary
Palm Desert Planning Commission
2
PLANNING COMMISSION RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. TT 29912
Department of Community Development:
1 . The development of the property shall conform substantially with exhibits on file with
the Department of Community Development, as modified by the following conditions.
2. Recordation of the final map shall occur within 24 months from the date of final
approval unless an extension of time is granted; otherwise said approval shall become
null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the restrictions
and limitations set forth herein which are in addition to all municipal ordinances and
state and federal statutes now in force, or which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Coachella Valley Water District
Palm Desert Architectural Review Commission
City Fire Marshal
Public Works Department
Sunline Transit Authority
Evidence of said permit or clearance from the above agencies shall be presented to
the department of building and safety at the time of issuance of a building permit for
the use contemplated herewith.
5. All sidewalk plans shall be reviewed and approved by the department of public works
prior to architectural review commission submittal.
6. All onsite utilities shall be underground.
7. The project shall be subject to all applicable fees at time of issuance of permits
including, but not limited to, Fringe Toad Lizard, Art in Public Places, TUMF and
school mitigation fees.
8. In-lieu of park dedication requirements, applicant shall make an irrevocable offer of
dedication acceptable to the City Attorney and Director of Community Development
for an easement across their property allowing for the future development of a public
trail crossing Deep Canyon in connection with a route from Palm Desert to La Quinta.
3
PLANNING COMMISSION RESOLUTION NO.
9. Project shall comply with requirements of Section 25.16.050 of the Zoning
PY q
Ordinance, including but not limited to the following:
Front Setback 20 feet
Rear Setback 15 feet
Side Yard Setback 14' total, minimum 5 feet
Street Side Yards Setback 10 feet
Max Lot Coverage 35%
Minimum Dwelling Unit Size 1 ,500 square feet
Department of Public Works:
1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and
Ordinance No. 653 shall be paid prior to issuance of any permits associated with this
project or recordation of the Final Map, whichever occurs first.
2. Any drainage facilities construction required for this project shall be contingent upon
a drainage study prepared by a registered civil engineer that is reviewed and approved
by the Department of Public Works prior to start of construction. The subject study
shall include analysis of the upstream and downstream drainage conditions as they
impact this project and existing development.
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of any permits associated with this project.
4. The project shall be subject to Transportation Uniform Mitigation Fees(TUMF),
residential classification. Payment of said fees shall be at the time of building permit
issuance.
5. A complete preliminary soils investigation, conducted by a registered soils engineer,
shall be submitted to, and approved by, the Department of Public Works prior to the
issuance of a grading permit.
6. As required under Palm Desert Municipal Code Section 26.28, and in accordance with
Sections 26.40 and 26.44, complete improvement plans and specifications shall be
submitted to the Director of Public Works for checking and approval before
construction of any improvements is commenced.
7. All private improvements shall be inspected by the Department of Public Works and
a standard inspection fee shall be paid prior to issuance of grading permits.
8. Full improvements of interior streets based on residential street standards in
accordance with City standards or as approved by the city engineer shall be provided.
Both "A" Street and "B" Street exceed maximum cul-de-sac length (600 ft.). An
4
PLANNING COMMISSION RESOLUTION NO.
alternative / emergency access in accordance with Fire Marshall approval shall be
provided.
9. All landscaping maintenance shall be provided by the property owner.
10. In accordance with Palm Desert Municipal Code Section 26.44, complete grading
plans/site improvement plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to issuance of any permits.
11 . Proposed building pad elevations are subject to review and modification in accordance
with Chapter 27 of the Palm Desert Municipal Code.
12. Provisions for the continuation of existing access rights (easements, etc.) shall be
provided for on the Final Map or by separate documents as appropriate.
13. Prior to start of construction, the applicant shall submit satisfactory evidence to the
Director of Public Works of intended compliance with the National Pollutant Discharge
Elimination (NPDES) General Permit (Permit # CAS000002) for storm water
discharges associated with construction activity.
14. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12,
Fugitive Dust Control as well as Section 24.20, Stormwater Management and Discharge
Control.
15. Improvement plans for water and sewer systems shall be approved by the respective
service districts with "as-built" plans submitted to the Department of Public Works prior
to project final.
Riverside County Fire Department:
1 . With respect to the conditions of approval regarding the above referenced plan check,
the Fire Department recommends the following fire protection measures be provided
in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire
Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per Uniform Fire Code Sec. 10.301C.
2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure
must be available before any combustible material is placed on the job site.
3. Provide, or show there exists a water system capable of providing a potential gallon
per minute flow of 1 500 for single family.
5
PLANNING COMMISSION RESOLUTION NO.
4. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1 /2" x
2-1/2"), located not less than 25' nor more than 200' single family from any portion
of the building(s) as measured along approved vehicular travelways.
5. Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
6. All buildings shall be accessible by an all-weather roadway extending to within 1 50'
of all portions of the exterior walls of the first story. The roadway shall not be less
than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel
parking is allowed, the roadway shall be 36' wide with parking on both sides, 32'
wide with parking on one side. Dead-end roads in excess of 150' shall be provided
with a minimum 45' radius turn-around (55' in industrial developments).
7. Whenever access into private property is controlled through use of gates, barriers or
other means provisions shall be made to install a "Knox Box" key over-ride system
to allow for emergency vehicle access. Minimum gate width shall be 16" with a
minimum vertical clearance of 13'6".
8. A dead end single access over 500 feet will require a secondary access, sprinklers
or other mitigative measure approved by the Fire Marshal. Under no circumstances
shall a single dead end access over 1 ,300 feet be accepted.
9. A second access is required. This can be accomplished by two main access points
from main roadway or an emergency gated access into an adjoining development.
10. All buildings shall have illuminated addresses of a size approved by the city.
1 1 . Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within 12 months.
12. This project requires secondary access to streets "A" and "B" or residential fire
sprinklers throughout.
6
PLANNING COMMISSION RESOLUTION NO.
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: TT 29912
APPLICANT/PROJECT SPONSOR: Ironwood Country Club
73-735 Irontree Drive
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
Tentative tract map allowing the construction of 32 single family homes on 13.47 acres and
a 96.47 acre recreation (golf course) lot located at 73-735 lrontree Drive, also described as
APN 655-090-009.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
7
INTEROFFICE MEMORANDUM
TO: Department of Community Development/Planning
Attention: STEVE SMITH
FROM: Joseph S. Gaugush, Director of Public Works/City Engineer
SUBJECT: TENTATIVE TRACT MAP 29912; MEMBERS OF IRONWOOD, INC.
DATE: February 14, 2001
The following should be considered conditions of approval for the above-referenced
project:
(1) Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and
Ordinance No. 653 shall be paid prior to issuance of any permits associated with
this project or recordation of the Final Map, whichever occurs first.
(2) Any drainage facilities construction required forthis project shall be contingent upon
a drainage study prepared by a registered civil engineer that is reviewed and
approved by the Department of Public Works prior to start of construction. The
subject study shall include analysis of the upstream and downstream drainage
conditions as they impact this project and existing development.
(3) Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17
and 79-55, shall be paid prior to issuance of any permits associated with this
project.
(4) The project shall be subject to Transportation Uniform Mitigation Fees(TUMF),
residential classification. Payment of said fees shall be at the time of building permit
issuance.
(5) A complete preliminary soils investigation, conducted by a registered soils engineer,
shall be submitted to, and approved by, the Department of Public Works prior to the
issuance of a grading permit.
(6) As required under Palm Desert Municipal Code Section 26.28, and in accordance
with Sections 26.40 and 26.44, complete improvement plans and specifications
shall be submitted to the Director of Public Works for checking and approval before
construction of any improvements is commenced.
(7) All private improvements shall be inspected by the Department of Public Works and
a standard inspection fee shall be paid prior to issuance of grading permits.
(8) Full improvements of interior streets based on residential street standards in
accordance with City standards or as approved by the city engineer shall be
provided. Both "A" Street and "B" Street exceed maximum cul-de-sac length (600
ft.). An alternative / emergency access in accordance with Fire Marshall approval
shall be provided.
(9) All landscaping maintenance shall be provided by the property owner.
(10) In accordance with Palm Desert Municipal Code Section 26.44, complete grading
plans/site improvement plans and specifications shall be submitted to the Director
of Public Works for checking and approval prior to issuance of any permits.
(11) Proposed building pad elevations are subject to review and modification in
accordance with Chapter 27 of the Palm Desert Municipal Code.
(12) Provisions for the continuation of existing access rights (easements, etc.) shall be
provided for on the Final Map or by separate documents as appropriate.
(13) Prior to start of construction, the applicant shall submit satisfactory evidence to the
Director of Public Works of intended compliance with the National Pollutant
Discharge Elimination (NPDES) General Permit (Permit # CAS000002) for storm
water discharges associated with construction activity.
(14) Applicant shall comply with provisions of Palm Desert Municipal Code Section
24.12, Fugitive Dust Control as well as Section 24.20, Stormwater Management
and Discharge Control.
(15) Improvement plans for water and sewer systems shall be approved by the
respective service districts with "as-built" plans submitted to the Department of
Public Works prior to project final.
JOSEPH S. GAU SH, V (tmaps\tm29912cnd)
RIVERSIDE COUNTY CALIFORNIA
coor:, FIRE DEPARTMENT e-F2p0IRE PROTEC INT ONIN COOPERATION WITH THE
44: UNTYCALIFORANDFIRENIA RTME TOTION F RESTRY1RESTrt
•
R 9
RIVERSIDE r�r
FIREI
RIVERSIDE COUNTY FIRE I _ 2 0 Ups
COVE FIRE MARSHAL 1U V 210 WEST SAN JACINTO AVENUE
70-801 HWY III
PERRIS,CALIFORNIA 92570
RANCHO MIRAGE,CA 92270
TELEPHONE: (760) 346-1870 TELEPHONE: (909) 940-6900
FAX: (760) 328-1071 fECFIVEr
TO: S TE'i SM ( to
DEC - 4 2000
REF: T 9 2 COMMUNITY DEVELOPMENT DEPARTMENT DEC -
2000
IIY OF PALM DESERT IINIT"EVEL
If circled, conditions apply to project arroF p �t ,IR1yENT
UERT
With respect to the conditions of approval regarding the above referenced project,
the fire department recommends the following fire protection measures be provided
in accordance with City Municipal Code, NFPA, UFC, and UBC or any recognized
Fire Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all buildings per UFC article 87.
V A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual pressure must be
available before any combustible material is placed on the job site.
Provide or show there exists a water system capable of providing a gpm flow of
1500 gpm for single family dwellings
4. 2500 gpm for multifamily dwellings
5. 3000 gpm for commercial buildings
The required fire flow shall be available from a wet barrel Super Hydrant(s)
4"x2-1/2"x2-1/2", located not less than 25' nor more than:
CI 200' from any portion of a single family dwelling measured via vehicular travelway
7. 165' from any portion of a multifamily dwelling measured via vehicular travelway
8. 150' from any portion of a commercial building measured via vehicular travelway
Water Plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
10. Please be advised the proposed project may not be feasible since the existing water
mains will not meet the required fire flow.
11. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with
a 3000 square foot total cumulative floor area. The Fire Marshal shall approve
the locations of all post indicator valves and fire department connections. All
valves and connections shall not be less than 25' from the building and within 50'
of an approved hydrant. Exempted are one and two family dwellings.
printed on recycled paper 4
12. All valves controlling the water supply for automatic sprinkler systems and
Water-flow switches shall be monitored and alarmed per UBC Chapter 9.
13. Install a fire alarm system as required by the UBC Chapter 3.
14. Install portable fire extinguishers per NFPA 10, but not less that one 2A1OBC
extinguisher per 3000 square feet and not over 75' walking distance. A "K" type
fire extinguisher is required in all commercial kitchens.
15. Install a Hood/Duct automatic fire extinguishing system per NFPA 96 in all public
and private cooking operations except single-family residential usage.
16. Install a dust collecting system per UFC Chapter 76 if conducting an operation that
produces airborne particles.
E72) All building shall be accessible by an all-weather roadway extending to within
150' of all portions of the exterior walls of the first story. The roadway shall not be
less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel
parking is required on both sides of the street the roadway must be 36' wide and
32' wide with parking on one side. Dead-end roads in excess of 150' shall be
provided with a minimum 45' radius turn-around 55' in industrial developments.
@3. Whenever access into private property is controlled through use of gates, barriers
or other means provisions shall be made to install a "Knox Box" key over-ride
system to allow for emergency vehicle access. Minimum gate width shall be 16"
with a minimum vertical clearance of 13'6".
19. A dead end single access over 500' will require a secondary access, sprinklers or
other mitigative measures approved by the Fire Marshal. Under no circumstance
shall a dead end over 1300' be accepted.020. A second access is required. This can be accomplished by two main access points
from a main roadway or an emergency gate from an adjoining development.
21. This project may require licensing by a state or county agency, to facilitate plan
review the applicant shall prepare and submit to the Fire Marshal a letter of intent
detailing the proposed usage and occupancy type.
`22) All buildings shall have illuminated addresses of a size approved by the city.
23. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be
submitted separately to the Fire Marshal for approval prior to construction.
4. onditions subject to change with adoption of new codes, ordinances, laws , or
when building permits are not obtained within twelve months.
All questions regarding the meaning of these conditions should be referred to the Fire
Marshal Office at 760-346-1870; 70-801 Hwy. 111, Rancho Mirage, Ca. 92270
Other:
3_5, f I'?,5 PMJE r (KC 105 5E'coNolc ►2y /\cc55
iv 'A" am i2c5ti9E'KCi ,jt,
Fait :SP2i,V ?N OUGh oV.j'.
Sincerely,
Mike Mc Connell
Coves Fire Marshal
INITIAL STUDY
CASE NO. TT 29912
ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION
MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST)
AESTHETICS
a, b, c.
The site has a scenic vista to the mountains to the west and south. There are
no roads in the area at this time. There are no trees on the site.
Future development must be approved by the Palm Desert Architectural
Commission and Planning Commission.
d. New light will be produced but future development will be required to prevent
lighting spill over.
II. AGRICULTURAL RESOURCES
a, b, c.
Part of the site is golf course and the rest is vacant desert with minor amounts
of native desert vegetation. The site has never been used for agricultural
purposes nor shown on maps as agricultural.
III. AIR QUALITY
a & b.
During construction, particularly grading, a potential dust problem is a short
term impact. Requiring that the ground be moistened during days in which
grading occurs will mitigate this problem. This is required by City of Palm
Desert Grading Ordinance.
Because the site is already an urbanized setting its development will not result
in an overall deterioration of ambient air quality. This conclusion is supported
by the discussions relating to air quality contained in a draft environmental
impact report prepared for the North Sphere Specific Plan. Completed
development of the site will result in less dust leaving the site then currently
occurs with the site's vacant condition.
c. Development of this site will not result in any climatic changes. This is due
to its size and identified uses.
d. The proposed land use does not call for uses which would create substantial
pollutant concentrations.
e. The proposed land use does not call for any odorous land uses.
INITIAL STUDY
CASE NO. TT 29912
IV. BIOLOGICAL RESOURCES
a. The site is currently used for golf course purposes. The map will not impact
habitat on any species identified by the California Department of Fish and
Game or U.S. Fish and Wildlife Service.
b. No riparian habitat present on site.
c. No wetlands habitat present on site.
d. No migratory fish or wildlife present on site.
e. No local policy or ordinance protecting biological reserves other than that
delineated in item (a) above.
f. See (a) above. The dune species of concern are not migratory in nature.
V. CULTURAL RESOURCES
a-d. The cultural resource study performed as part of the Canyons at Bighorn EIR
found no evidence of any cultural, archeological or historical significance in this
area. In addition, state law requires that should any evidence be found during
construction, construction must cease and the site cleared.
VI. GEOLOGY AND SOILS
a (I-iv).
The area is subject to earthquakes and seismic shaking. Various studies have
concluded that with proper building design which is required by the Uniform
Building Code people will not be exposed to substantial adverse effects.
MITIGATION MEASURES
The City of Palm Desert grading and building permits procedures required detailed
geotechnical reports addressing grading specifications and the settlement and
expansive characteristics of on site soils. All structures must be designed to UBC
requirements to insure that buildings are constructed within the acceptable level of
risk set forth herein for the type of building and occupancies being developed.
b. Development will reduce blow sand erosion. There is no topsoil present.
c. See mitigation measure above.
2
INITIAL STUDY
CASE NO. TT 29912
d. See mitigation measure above.
e. Sandy soil is capable of supporting septic tanks but they will not be used as
sewers are available.
VII. HAZARDS AND HAZARDOUS MATERIALS
a. Site and immediate area are not subject to routine transport, use or disposal
of hazardous materials.
b. Project will not create health hazards or potential health hazards.
c. There is no school within 1 /4 mile of the site.
d. The site has not been identified on the list of hazardous materials sites.
e. Site is not within two miles of a public airport.
f. No private airstrip in area.
g. Project will not interfere with city's emergency response or evacuation plan.
h. Project will not increase the fire hazard in area with flammable brush, grass or
trees.
VIII. HYDROLOGY AND WATER QUALITY
While any development results in the use of water and therefore reduces the amount
otherwise available for public water supplies, the Coachella Valley Water District
assures that there is sufficient water supplies to accommodate this growth. In
addition, the Coachella Valley Water District plans to construct additional water
facilities in the Palm Desert area to accommodate current and future development.
a. Project will be required to comply with Palm Desert Master Plan of Drainage
and the grading ordinance.
b. Project will use water provided by CVWD and will not interfere with
groundwater recharge.
3
INITIAL STUDY
CASE NO. TT 29912
c, d, e.
Water will be redirected to drainage facilities designed and constructed to
accept the water from the site.
f. Project will not substantially degrade water quality.
g. Site is within the area susceptible to 100 year floods. Any future development
will be required to comply with the city grading ordinance and design sites
outside of flood areas.
h. See (g).
Area is subject to flooding as noted in (g).
j. Area is desert land not subject to seiche, tsunami or mud flow.
IX. LAND USE AND PLANNING
a. The site is zoned for residential use which is what is proposed.
b. The existing zoning is consistent with the General Plan.
c. Property is not subject to habitat conservation plan or natural community
conservation plan, other than that discussed in Section IV (a1 ).
X. MINERAL RESOURCES
a. No known mineral resources.
b. No locally important mineral resource recovery site delineated on local general
plan.
XI. NOISE
a, b, c, d.
Construction and subsequent residential project use will increase ambient noise
level. The increase is not expected to create an annoyance to adjacent
residential properties. All uses on the site will be required to comply with the
city noise ordinance.
4
INITIAL STUDY
CASE NO. TT 29912
MITIGATION MEASURES
Strict adherence to construction hours and days will be required. Additional
measures to mitigate traffic and operational noise will be required. Noise to be
mitigated so that noise levels set in the General Plan Noise Element are not exceeded.
e & f.
Project is not within two miles of a public airport or in vicinity of a private
airstrip.
XII. POPULATION AND HOUSING
a-c. The project is a tract map which will create 32 single family lots and one
recreation (golf course) lot. This low density residential development is
consistent with existing projects in the area. The site is currently vacant so
the project will not displace people.
XIII. PUBLIC SERVICES
The property is presently used for golf course purposes. A commitment to urban
uses was made as the area surrounding the study area has been developed, and the
general plan and zoning maps designated for residential development. Infrastructure
improvements (i.e., streets, utilities) have been made and are adequate to serve the
proposed development. The proposed land use would increase the economic
productivity of the land in terms of land efficiency and greater economic return
generated from these uses, versus the current state of the land.
Fire and Police Protection
Police and Fire service has indicated that they can service the proposed project.
Schools
The project will be required to pay school mitigation fees per state law at time of
building permit issuance.
Parks
The project is a residential development of less than one (1 ) unit per acre which will
generally be second residence oriented. Existing and proposed parks will be adequate
to serve these families.
5
INITIAL STUDY
CASE NO. TT 29912
Other Public Facilities
Libraries and other public facilities are adequate to serve the project.
XIV. RECREATION
The project is consistent with general plan densities and as a result the population
generated was considered as part of the recreation element. On site recreation
facilities will provide much of the recreation for future residents.
XV. TRANSPORTATION/TRAFFIC
a-b. Projected trip generation per single family dwelling unit per day is 10 for a total
of 320 trip ends which will connect to city streets through Ironwood Country
Club. Except for additional vehicular movements discussed above, the project
should not generate additional demands on existing transportation systems.
Current circulation systems have sufficient capacity to accept any additional
traffic produced by the proposed residential project.
Principal access to the project area will be via Portola Avenue which is
designed to handle vehicular traffic for this type of use.
c. Project will not change air traffic patterns.
d. Street design and intersections will be designed to meet all city standards and
the project will not include incompatible uses.
e. Emergency access will be acceptable.
f. There will be a demand for additional parking facilities which will be supplied
by the project on site in compliance with city code.
g. Street improvements will minimize traffic hazards to motor vehicles.
XVI. UTILITIES AND SERVICE SYSTEMS
a. Project will not exceed limits.
b. CVWD has indicated ability to serve this project.
c. Construction of said facilities are currently under review. They will occur with
or without this project.
6
INITIAL STUDY
CASE NO. TT 29912
d. See (b) above.
e. See (b) above.
f. Landfill space is available in the immediate area and long term will be available
at Eagle Mountain.
g. City will enforce these statutes through general city administration.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a. None.
b. None.
c. None.
7
ENVIRONMENTAL CHECKLIST FORM
1 . Project Title:
General Planning and Prezoning for Annexation 35
2. Lead Agency and Name and Address:
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
3. Contact person and Phone Number:
Stephen R. Smith, Planning Manager
Department of Community Development
(760) 346-061 1 ext. 486
4. Project Location:
Part of the southeast quarter of Section 32 T5S R6E
5. Project Sponsor's Name and Address:
Ironwood Country Club SR Consultants, Inc.
73-735 lrontree Drive 2698 Mataro Street
Palm Desert, CA 92260 Pasadena, CA 91 107
6. General Plan Designation:
Low Density, Residential
7. Zoning:
PR-7
8. Description of Project: (Describe the whole action involved, including but not limited to later
phases of the project, and any secondary, support, or off-site features necessary for its
implementation. Attach additional sheet(s) if necessary.)
32 single family lot tract and an additional recreation (golf course) lot.
9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings. Attach
additional sheet(s) if necessary.)
NORTH: Ironwood Country Club and The Reserve
SOUTH: Vacant desert and golf course
EAST: Golf Course Subdivision (The Reserve)
WEST: Existing Ironwood Country Club
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement):
None.
CITY/RVPUB/1999/313785 PAGE 1 OF 14 FORM "J"
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by tIris project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality
❑ Biological Resources ❑ Cultural Resources 1❑ Geology/ Soils
❑ Hazards & Hazardous Matenals ❑ Hydrology/Water Quality ❑ Land Use/Planning
❑ Mineral Resources ❑ Noise ❑ Population/Housing
❑ Public Services ❑ Recreation ❑ Transportation/Traffic
❑ Utilities / Service Systems ❑ Mandatory Findings of Significance
DETERMINATION(To be completed by the Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
xt<
NEGATIVE DECLARATION will be prepared.
❑ I find that although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because revisions in the project have been made by or agreed to by the
project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared_
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required
❑ I find that the proposed project MAY have a"potentially significant or"potentially significant unless
mitigated"impact on the environment, but at least one effect 1)has been adequately analyzed in an
earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed.
Cl I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects(a)have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b)have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
‘,.7(r .62t..---_.., ,_____Irr,e...."2"___________ ,/,2-- 01-
Sigiatur Date
Pnnted Name For
CITY/RVPUB/1999t313785 FORM "J"
Page 2 of 14
EVALUATION OF El. . ..(ONMENTAL IMPACTS:
I) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is
adequately supported if the referenced information sources show that the impact simply does not apply to projects
like the one involved(e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be
explained where it is based on project-specific factors as well as general standards (e.g. the project will not
expose sensitive receptors to pollutants,based on a project-specific screening analysis).
2) All answers must take account of the whole action involved,including off-site as well as on-site, cumulative as
well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur,then the checklist answers must
indicate whether the impact is potentially significant, less than significant with mitigation,or less than significant_
"Potentially Significant Impact" is appropnate if there is substantial evidence that an effect is significant. If there
arc one or more"Potentially Significant Impact"entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated"applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact"to a "Less than Significant
Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect
to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-
referenced).
5) Earlier analyses may be used where,pursuant to the tiering, program EIR,or other CEQA process, an effect has
been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case,a brief
discussion should identify the following:
a) Earlier Analyses Used. Identify and state where they arc available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such
effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that arc"Less than Significant with Mitigation Measures Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and the extent
to which they address site-specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential
impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should,
where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources. A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should
normally address the questions form this checklist that are relevant to a project's environmental effects in
whatever format is selected.
C ITY/R VPUB/l 999/3 l 3785
FORM "T"
Page 3 of 14
9) The explanation of ea,,,, sue should identify:
a) the significance cntena or threshold, if any,used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
SAMPLE QUESTION
Less Than
Issues: Significant
Potentially With Less Than
Significant Mitigation Significant No In
Impact incorporated Impact
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? 2, 3�z."7/ 0 0 0 p
b) Substantially damage scenic resources,including,but not 0 0
limited to,tress,rock outcroppings, and historic buildings
within a state scenic highway? • ,3.5
c) Substantially degrade the existing visual character or quality 0 0
of the site and its surroundings? ,3 1�
d) Create a new source of substantial light or glare which D0 0
would adversely affect day or nighttime views in the area? .
j
II. AGRICULTURE RESOURCES. In determining whether
impacts to agricultural resources are significant environmental
effects,lead agencies may refer to the California Agricultural
Land Evaluation and Site Assessment Model (1997)prepared by
the California Dept. of Conservation as an optional model to use
in assessing impacts on agriculture and farmland. Would the
project:
a) Convert Prime Farmland, Unique Farmland,or Farmland of 0 �
Statewide Importance(Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency,to non-
agricultural use?
b) Conflict with existing zoning for agricultural use,or a 0
Williamson Act contract? 1 r y
CITY/RVPUB/1 999/3 1 3 7 85
FORM "T,
Page 4 of 14
Less Than
Issues: Significant
Potentially With Less Than
Significant Mitigation Significant No En
impact Incorporated Impact
c) Involve other changes in the existing environment which, 0 0 0sr-
due to their location or nature,could result in conversion of
Farmland,to non-agricultural use? 17 C f
III. AIR QUALITY. Where available,the significance criteria
established by the applicable air quality management or air
pollution control district may be relied upon to make the
following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable p
air quality plan? J- l 5
b) Violate any air quality standard or contribute substantially 0 0 0 J2
to an existing or projected air quality violation? ,5
c) Result in a cumulatively considerable net increase of any D 0 0
criteria pollutant for which the project region is
nonattainment under an applicable federal or state ambient
air quality standard(including releasing emissions which
exceed quantitative thresholds for ozone precursors)? 1 /
d) Expose sensitive receptors to substantial pollutant 0 0 0
concentrations? .1
e) Create objectionable odors affecting a substantial number of
people? 1 s
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect,either directly or through 0
habitat modifications,on any species identified as a
candidate,sensitive,or special status species in local or
regional plans,policies, or regulations,or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service? 1
CITY/RVPUB/19991313785 FORM "T'
Page 5 of 14
Less Than
Issues: Significant
Potentially With Less Than
Significant Mitigation Significant No im
Impact Incorporated Impact
b) Have a substantial adverse effect on any riparian habitat or 0 0 0
other sensitive natural community identified in local or
regional plans,policies,regulations or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service? I..
c) Have a substantial adverse effect on federally protected 0 o 2t- o
wetlands as defined by Section 404 of the Clean Water Act
(including,but not limited to,marsh,vernal pool,coastal,
etc.)through direct removal,filling,hydrological
interruption,or other means?
yip
•
d) Interfere substantially with the movement of any native 0 0 Er 0
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites? ,y
e) Conflict with any local policies or ordinances protecting 0 0 0 ts
biological resources,such as a tree preservation policy or
ordinance? .2 ; '- 1
f) Conflict with the provisions of an adopted Habitat
Conservation Plan,Natural Community Conservation Plan, C
or other approved local,regional,or state habitat
conservation plan? ,(
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of a D 0 f . C
historical resource as defined in § 15064.5? h,
b) Cause a substantial adverse change in the significance of an 0 C
archaeological resource pursuant to§ 15064.5?,-,i 5-
c) Directly or indirectly destroy a unique paleontological 0 ED ta E
resource or site or unique geologic feature? ti , —5
d) Disturb any human remains, including those interred outside D 0 C
of formal cemeteries? ��
i5 ,
CITY/RVPUB/1999r313785 FORM "r'
Page 6 of 14
Less Than
Issues: Significant
Potentially With Less Than
Significant Mitigation Significant No imp
Impact
Incorporated
P� rpoR Impact
VI. GEOLOGY AND SOILS --Would the project:
a) Expose people or structures to potential substantial adverse 0 0 0
effects,including the risk of loss,injury or death involving:
ii
i) Rupture of a known earthquake fault,as delineated on the ❑ 0 0
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42_
/ J
ii) Strong seismic ground shaking? 7 j 0 0
ia 0
iii Seismic-related ground failure,including liquefaction? 4 ,S 0 0 D
iv Landslides? A" 0 0 g 0
b) Result in substantial soil erosion or the loss of topsoil? _ ,`_ 0 D 0
c) Be located on a geologic unit or soil that is unstable, or that ❑ 0 TZ 0
would become unstable as a result of the project, and
potentially result in on-or off-site landslide, lateral
spreading,subsidence, liquefaction or collapse? I i 5
d) Be located on expansive soil,as defined in Table 18-1-B of D D E. 0
the Uniform Building Code(1994),creating substantial
risks to life or property? i S
e) Have soils incapable of adequately supporting the use of 0 0
septic tanks or alternative waste water disposal systems
where sewers.are not available for the disposal of waste
water? 1
VII. HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
a) Create a significant hazard to the public or the environment D 0
through the routine transport,use, or disposal of hazardous
materials?
CITY/RVPUB/1 999/3 1 3 7 8 5
FORM"I'
Page 7 of 14
Less Than
• Issues: Significant
Potentially With Less Than
Significant Mitigation Significant No Imi
Impact Incorporated Impact
b) Create a significant hazard to the public or the environment 0 0
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment? ( j
c) Emit hazardous emissions or handle hazardous or acutely 0 0 la 0
hazardous materials,substances,or waste within one-
quarter mile of an existing or proposed school? 'j ,
d) Be located on a site which is included on a list of hazardous 0 0
materials sites compiled pursuant to Government Code
section 65962.5 and,as a result,would it create a significant
hazard to the public or the environment?
e) For a project located within an airport land use plan or, 0 0 Elwhere such a plan has not been adopted,within two miles of
a public airport or public use airport,would the project
result in a safety hazard for people residing or working in
the project area? ,L../
f) For a project within the vicinity of a private airstrip,would D
the project result in a safety hazard for people residing or (
working in the project area? iti;/;?
g) Impair implementation of or physically interfere with an D 0
adopted emergency response plan or emergency evacuation
plan?
h) Expose people or structures to a significant risk of loss, 0
injury or death involving wildland fires,including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands? I , ) ,
VIII. HYDROLOGY AND WATER
UA Q LITY. Would the
project:
a) Violate any water quality standards or waste discharge 0 0
requirements? I / /1C
CITY/RVPUB/1 999/3 1 37 8 5
FORM "T'
Page 8of14
Less Than
Issues Significant
Potrntialh With Lczs Than
Significant Mitigation Significant No Irrq
Impact Incorporated Impact
b) Substantially deplete groundwater supplies or interfere D 0
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level(e.g., the production rate of
pre-existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which
permits have been granted)? /
c) Substantially alter the existing drainage pattern of the site or ❑ 0
:Et El
area,including through the alteration of the course of a
stream or river, in a manner which would result in
substantial erosion or siltation on- or off-site? /0
d) Substantially alter the existing drainage pattern of the site or 0 O
113: El
area, including through the alteration of the course of a
stream or river,or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
on-or off-site? / c
e) Create or contribute runoff water which would exceed the Cl 0 E 0
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted runoff? / J
f) Otherwise substantially degrade water quality? // 0 0 a ❑
g) Place housing within a 100-year flood hazard area as 0 0
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood ha7ard delineation map?
h) Place within a 100-year flood hazard area structures which El 0 would impede or redirect flood flows? / C
i) Expose people or structures to a significant nsk of loss, D D C
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or muciflow? ,6 /I D 0
C
CITY/RVPUB/1999l313785
FORM "J"
Page 9 of 14
Lcss Than
Issues: Significant
Potentially With Less Than
Significant Mitigation Significant No lm
Impact Incorporated Impact
IX. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? I i /5/ ❑ 0 0
b) Conflict with any applicable land use plan,policy,or ❑ 0 0 E
regulation of an agency with jurisdiction over the project
(including,but not limited to the general plan,specific plan,
local coastal program,or zoning ordinance)adopted for the
purpose of avoiding or mitigating an environmental effect? i i 2
c) Conflict with any applicable habitat conservation plan or ❑ 0 0
natural community conservation plan? �4 / s>c
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral 0 0 0
resource that would be of value to the region and the
residents of the state? 1 ,_5,6 .
b) Result in the loss of availability of a locally-important D 0 ❑
mineral resource recovery site delineated on a local general
plan,specific plan or other land use plan? j `s., i✓
XI. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in ❑ 0 0
excess of standards established in the local general plan or
noise ordinance,or applicable standards of other agencies? ,
b) Exposure of persons to or generation of excessive ❑ 0 ❑
groundborne vibration or groundborne noise levels? _ •
c) A substantial permanent increase in ambient noise levels in 0 0 0 C
the project vicinity above levels existing without the
project? =j.. ,
d) A substantial temporary or periodic increase in ambient 0 0
noise levels in the project vicinity above levels existing
without the project? 1 _
CITY/RVPUB/1 999/3 1 3785 FORM "r'
Page 10 of 14
Less Than
155uG$: Significant
Potentially With Less Than
Significant Mitigation Significant No It
Impact Incorporated Impact
e) For a project located within an airport land use plan or, ❑ ❑ 0 5
where such a plan has not been adopted,within two miles of
a public airport or public use airport,would the project
expose people residing or working in the project area to
excessive noise levels? /1.24'1 J Ji
f) For a project within the vicinity of a private airstrip,would ❑ . ❑ 0
the project expose people residing or working in the project
area to excessive noise levels? (04
XII. POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area,either ❑ ❑ 0
directly(for example,by proposing new homes and
businesses)or indirectly(for example,through extension of
road or other infrastructure)? 4 -
b) Displace substantial numbers of existing housing, ❑ 0 0
necessitating the construction of replacement housing
elsewhere? z
c) Displace substantial numbers of people,necessitating the ❑ ❑ ❑
construction of replacement housing elsewhere? 4,
XIII. PUBLIC SERVICES. Would the project:
a) Result in substantial adverse physical impacts associated
with the provision of new or physically altered
governmental facilities,need for new or physically altered
governmental facilities,the construction of which could
cause significant environmental impacts,in order to
maintain acceptable service ratios,response times or other
performance objectives for any of the public services:
•
Fire protection? I V ❑ ❑ [
Police protection? I j ❑ ❑ sFsi
Schools? ❑ ❑
CITY/RVPUB/1 999/3 1 3785 FORM "T'
Page 11 of 14
Less Than
ISSUeS: Significant
Potentially With Lcss Than
Significant Mitigation Significant No Imp
Impact Incorporated Impact
Parks? , j ❑ ❑ ❑
Other public facilities? a , -IT)
0 ❑ a 0
XIV. RECREATION. Would the project:
a) Increase the use of existing neighborhood and regional ❑ ❑ 0
parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated? y
b) Does the project include recreational facilities or require ❑ ❑ 0
the construction or expansion of recreational facilities -
which have an adverse physical effect on the
environment? (1 . %/
XV. TRANSPORTATION/TRAFFIC. Would the project
a) Cause an increase in traffic which is substantial in relation 0 0 0 . e
to the existing traffic load and capacity of the street
system(i.e., result in a substantial increase in either the
number of vehicle trips,the volume to capacity ratio on
roads, or congestion at intersections)? 6
/
b) Exceed,either individually or cumulatively,a level of ❑ 0 ❑ R
service standard established by the county congestion
management agency for designated roads or highways? 1 ,?;L
c) Result in a change in air traffic patterns,including either ❑ 0 0
an increase in traffic levels or a change in location that
results in substantial safety risks? 4 ,
d) Substantially increase hazards due to a design feature ❑ ❑ ❑
(e.g., sharp curves or dangerous intersections)or
incompatible uses(e.g., farm equipment)? 1/G
e) Result in inadequate emergency access? 1 ,! . ❑ 0 0 ta
C I T Y/R VPUB/1 999/3 1 3785
FORM "T.
Page 12 of 14
Less Than
15SUC5: Significant
Potentially With Less Than
Significant Mitigation Significant No Imp
impact Incorporated Impact
f) Result in inadequate parking capacity? -� 0 0 0
g) Conflict with adopted policies, plans,or programs 0 ❑ 0
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)? -I
XVI. UTILITIES AND SERVICE SYSTEMS. Would the ro
P Jxt.
a) Exceed wastewater treatment requirements of the ❑ 0 ❑ a<
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or ❑ ❑ ❑ la
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects? L l
c) Require or result in the construction of new storm water ❑ 0 ❑
drainage facilities or expansion of existing facilities,the
construction of which could cause significant
environmental effects? j/ /
d) Have sufficient
water supplies available
to serve the ❑ 0 0
project from existing entitlements and resources,or arc
new or expanded entitlements needed?
' /
I
e) Result in a determination by the wastewater treatment ❑ 0 ❑provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity 0 ❑
to accommodate the project's solid waste disposal needs?`"` ❑
g) Comply with federal, state, and local statutes and ❑ ❑
regulations related to solid waste? i ❑
CITY/R VPUB/199 9/31378S FORM "F'
Page 13 of 14
Less Than
Issues: Significant
Potentially With Less Than
Significant Mitigation Significant No Imp
impact Incorporated Impact
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality �
of the environment,substantially reduce the habitat or a
fish or wildlife species,cause a fish or wildlife population
to drop below self-sustaining levels, threaten to eliminate
a plant or animal community,reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that are individually D
limited,but cumulatively considerable? ("Cumulatively
considerable"
c means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects,the effects of other current
project, and the effects of probable future projects.)
c) Does the project have environmental eff
ects whic
h will
cause substantial adverse effects on human beings, either D
directly or indirectly?
C IT Y/R VP UB/1 999/3 1 3 7 8 5
FORM "J"
Page 14 of 14
LEGEND OF SOURCES
1 . City of Palm Desert General Plan
2. City of Palm Desert Zoning Ordinance
3. City of Palm Desert Director of Community Development
4. Visual inspection by City of Palm Desert Community Development staff
5. Canyons at Bighorn EIR
6. Palm Desert Circulation Plan
7. The Reserve at Indian Wells EIR
8. (Intentionally not used)
9. City of Palm Desert Master Plan of Drainage
10. City of Palm Desert Grading Ordinance
11 . Coachella Valley Water District
12. Sunline Transit
13. (Intentionally not used)
14. Riverside County Fire Department
15. Sheriff's Department/Palm Desert Branch
16. (Intentionally not used)
LEIUVG
12/15/2000 11: 11 FAX 76091806"
US FISH_ :_WILDLIFE
17.. United States Department of the Interior �•
izi
'v'z "—rik Fish and Wildlife Service r74
, yEcological Services
'
' .;;^►�► Carlsbad Fish and Wildlife Office
11
�':• 2730 Loker Avenuc,west ``'
r Carlsbad,CA 92008
DEC 1 5 2000
Mr. Steve Nagle
Coachella Valley Association of Governments
73-710 Fred Waring Drive, Suite 200
pp1m Desert. California 92260
Subject: Ironwood Country Club Expansion of Golf Course and Residential Construction(1-6-
00 NFTA-1217.1)
Dear Mr Nagle:
ber 75,
0,
This letter summarizes our Interim Project Review ai meetinge ddxesslon on izxtpacO tooPen nsulaxObigbornregarding
the above referenced project and the suggested
sheep_ The proposed Ironwood project entails developing 50.8 acres of bighorn habitat into residential
houses and gold course_
During the meeting it was agreed that the loss of habitat would be compensated for at a 2:1 ratio_
Ironwood has proposed several parcels of on-site habitat and/or acquiring off-site habitat totaling at
least 101.6 acres. It appears that one of the on-site parcels offered by Ironwoo411.would west
ofable
the flood control dike and adjacent to lands managed by the University of California,
compensation. The other parcels are contiguous with bighorn sheep habitat but isolated by Coachella
Valley Water District(CVWD) land- Without confirmation that the CVWD land would be managed
compatible with bighorn sheep recovery,these parcels would not be suitable compensation. Ironwood
is in the process of identifying the remaining 59-7 acres of suitable bighorn sheep habitat.
In addition, the following mitigation measures were agreed to by Ironwood to minimize disturbance to
adjoining bighorn habitat: no invasive plant species used in landscaping, encouraging the use of native s
plants in landscaping, no lighting of hillsides and minimizing off-site lighting or glare. any
water should be built to be incompatible with species of Culicoides, dogs should be leashed and away from
areas adjacent to the hillsides, outdoor noise restrictions,no recreational access into bighorn sheep
habitat, and a fence to be constructed between the proposed project and remaining bighorn habitat.
The fence may be built concurrently with the project or immediately atter a single bighorn sheep has
been seen on the project site. To avoid future conflicts, if it becomes necessary to implement the
Received Dec-15-2000 01 :38pm From-7608150636
To-PALM DESERT PUBLIC W Page 002
12/15/2000 14:41 FAX 7609180R'VA US FISH AND WILDLIFE Z 003
Mr. Steve Nagle
fencing, it was agreed that, as a condition of approval,the City will require(1) a responsible party be
identified, such as a Home Owners Association, for constructing the fence; (2) an identified mechanism
for funding the fence construction(e.g_, annual fees or an account funded by the developer); (3)rights-
of-way easements established across all affected properties; and (4) a predetermined mechanism that
defines when a fence would be constructed (a single bighorn sheep has been seen on the project site).
If you have any questions regarding this letter, please contact Scott McCarthy of my staff at(760) 431-
9440_
Sin ly
Nancy Gilbert
Assistant Field Supervisor
cc: Phil Drell, City of Palm Desert
Theresa Newkirk, CDFG
•
Received Dec-15-2000 01 :38pm From-7609180638 To-PALM DESERT PUBLIC W Page 003
UNIVERSITY OF CALIFORNIA, RIVERSIDE
BERKELEY • DAVIS • IRVINE • LOS ANGELES • RIVERSIDE • SAN DIEGO • SAN FRANCISCO
o i SANTA BARBARA • SANTA CRUZ
18�6BS.- R ECF-WFr'.
September 10, 2000 Boyd Deep Canyon Desert Research Center
P.O. Box 1738 ,L_--,
Palm Desert,California 92261-1738 :l Er fi 1 cl 2000
Mr. Phil Drell Telephone: (619)341-3655
Director of Community Development ;;OMMUNITY DEVELOPMENT
73 510 Fred Waring Dr. MY of PAL 4 DESERT
Palm Desert, CA 92260
Re: 50 acre parcel of land within Ironwood Country Club located north and west of the
Deep Canyon flood control levee and south of Canyon View Drive in the City of Palm
Desert.
Dear Phil:
On August 21s1 I met with representatives of Ironwood Country Club and their
consultants. At the meeting we discussed their plans for a proposed development within
Ironwood Country Club. It is my understanding that:
1. The project will be low density consisting of 20 lots of approximately '/2 acre each.
The proposed project is essentially an extension of the existing development, and it will
be surrounded by and separated from the Deep Canyon flood control levee by new golf
course improvements. I have attached a copy of the relevant part of the"Proposed North
Course Revision" map that we reviewed at the meeting.
2. About 42 acres of the parcel, is located south and east of the flood control levee and is
a part of the Deep Canyon flood plain. Retaining this area as an undisturbed natural area
is a significant concern of Boyd Deep Canyon Desert Research Center. This part of the
parcel is largely undisturbed and according to statements made by the representatives of
Ironwood and their engineers, this parcel will not be disturbed, and will remain in its
natural condition. The parcel will be designated as "natural open space".
3. A fence will be constructed by Ironwood in a location mutually agreeable to Ironwood
and the University, near the flood control levee, and across the flood plain. Ironwood's
fence will join a fence along the northerly boundary of the SW1/4 Section of Section 4
T6S R6E SBBM, the installation of which will not be Ironwood's responsibility.
As Director of the Boyd Deep Canyon Desert Research Center, I do not object to the
project as proposed by Ironwood Country Club on August 21, 2000, subject to the
following limitation: Nothing in this letter shall be deemed or construed to be a waiver of
the University's right or fiduciary duty as a trustee agency under the California
Environmental Quality Act ("CEQA"), or under any other applicable laws or regulations,
to comment on, or object, where applicable, to any plans for or activities on the Ironwood
Country Club property, including the development of the project if, in the reasonable
1
judgment of the University's environmental managers, such plans or activities may have
a significant effect on Boyd Deep Canyon Desert Research Center.
Please feel free to contact me at the letterhead address or by email
(deepcanyon@nm_indspring,com) if you need more information or clarification of my
comments.
Sincerely,
Allan Muth, Ph.D.
Director
Cc: Leonard Czarnowski, SR Consultants Inc.
Bruce Edwards, Ironwood Country Club
SENT BY:COACHELLA VAIIFY 2- 8- 0 ; 4:13PM ; WATER D 1CT— 7603417098;# 2/ 2
ATErt
ATA# ESTABLISHED IN 1918 AS A PUBLIC AGENCY
/STRIC COACHELLA VALLEY WATER DISTRICT
FosTorFICE Box 10;8.COACHELLA,CALIFORNIA 92236•TELEPHONE(7150)J90.205I
DiITFGTORS OFFICERS
TELUS COLEKAS,PRESIDENT THOMAS F,LEVY,GENERAL MANAGER-CHIEr ENGINEER
RUSSELL KITAHADA,VICE PRESIDENT SERNANDINE surrnN SECRETARY
JOIN W.McFADDEN December 6' 2000 OWEN McCOOK,ASSISTANT GENERAI,MANAGER
JOHN P.POWELL,Jr. REDWINE AND SHERRILL.ATTORNEYS
PETER NCLSON
File: 0163.1
050632-4 •
Department of Community Development '
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, California 92260
Gentlemen:
Subject: Tentative Tract 29912
This area is protected from regional stormwater flows by a system of channels and dikes, and may be
considered safe from regional stormwater flows except in rare instances.
This area is designated Zone 13 on Federal Hood Insurance rate maps which are in effect at this time.
The district will furnish domestic water and sanitation service to this area in accordance with the current
regulations of this district. These regulations provide for the payment of certain fees and charges by the
subdivider and said fees and charges arc subject to change.
Additional domestic water pipelines will have to be installed by the subdivider in order for the district to
provide service to all parcels.
This area shall be annexed to Improvement District Nos. 54 and 80 of the district for sanitation service.
Plans for grading, landscaping and irrigation systems shall be submitted to the district.tbr review. This
review is for ensuring efficient water management,
If you have any questions please call Joe Cook, planniug engineer, extension 292.
Yours very truly,
aW�
Torn Levy
• General Managcr-Chief Engine
cc: Don Park
Riverside County Department of Public Health
82-675 I Iighway 111, Second Floor
Indio, California 92201
TRUE CONSERVATION
IlaC:iI\ ng\sw\dee\tr29912 USE WATER WISELY
Received Dec-08-2000 04:12pm From-7003983711 To-PALM DESERT PUBLIC W Paje 002
•
CM Ofl � E
73-510 FRED WARING DRIVE
r
•
11. • .14
PALM DESERT, CALIFORNIA 92260-2578
i TEL: 760 346-061 I
In ;v. .. FAX 750 341-7098
">>•" info@palm-desert.org
CITY OF PALM DESERT
LEGAL NOTICE
CASE NO. TT 29912
NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning
Commission to consider a request by MEMBERS OF IRONWOOD, INC., for certification
of a negative declaration of environmental impact and approval of a tentative tract map to
create 32 single family lots ranging in size from 15,081 square feet to 23,001 square feet
and a 96.47 acre recreation lot on the PR-7 D zoned property located in the east half of
Section 32 T5S R6E being east of Canyon View Drive and north and south of lrontree Drive
extended. .
NI r.'s:•••••••••••••iiirj ` :::„ ;:;:.: Air...."---
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2000 0 2000 Fed
SAID public hearing will be held on Tuesday, February 20, 2001, at 7:00 p.m. in the
Administration Conference Room at the Palm Desert Civic Center, 73-510 Fred Waring
Drive, Palm Desert, California, at which time and place all interested persons are invited to
attend and be heard. Written comments concerning all items covered by this public hearing
notice shall be accepted up to the date of the hearing. Information concerning the proposed
project and/or negative declaration is available for review in the Department of Community
Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday
through Friday. If you challenge the proposed actions in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice,
or in written correspondence delivered to the Planning Commission at, or prior to, the public
hearing.
PUBLISH: Desert Sun PHILIP DRELL, Secretary
February 7, 2001 Palm Desert Planning Commission
IN THE CITY OF PALM DESERT.COUNTY OF RIVERSIDE STATE OF CALIFORNIA
T
ENTATIVE TRACT NO. r
BEING A SUBDIVISION OF A PORTION OF THE EAST HALF OF SECTION S. T.65.,R.OE.,S.B.M.
— — PRQIECt
SITE
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RECREATION
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11 I PRO,IECr DATA
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ZONING GEOTECHNICAL NOTE: St SIAM.IMO ACM %a
N O RN a A o S MAW Ina
API�I
S..r A El 61 PROPOSED USE
MR sA.ma°AAN NOTE: >t'
war ofrOmlon AV KRIM M A INFO
4
MAE
STORMWATER RETENTION V�i
n r KW.MON oaF COME FLOOD ZONE O V 3 i
TENTATIVE MAP
UTILRTEB a Mt WAAGE MAW mo Of Mal MU IF SUMMED SHEET NO.
M a .YAW ..� a,., MON 10 Ra ,NON NM TRACT NO. 29912
SOw"- GOACaal"NEE.a.IEA°STOC, LEGAL DESCRIPTION
GAS: S7UIwM CA N /0MNN Gla C.NPAW
DErnaure some..F0..Mrs. IFONWOOD COUNTRY CLUB
N
IE3EPIpK: WOOL IEWEPNpw c0MWn PORTIONPORTIOND<IIIC fait NE Of9ECai�
DALE ME RANIER vTT.a s..a•.iarz w a. nE COUNI7 CITY OF PALM DESERT
•
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. ww" ,;.:,: erg ` .-� r
• S� � � 1 �w Waft ns.:,ra. is'`k � �t- ` - �i+ �' t -•ar•��kilY MINIMUM LOT SET&ICK3
V,\ 'Y�S31..t -*�� ♦� \1'f�_y .i►� .�. .�s1!y- '..`r _ ° 3 ii
a
� I r- ' :' �,
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—eS `� -. _ Vr tSOURPE MET
Erna,°r now t
�.wZfi`� X 4 t ` b __ vx PATER
auo g'4.i 0` °°POSED c
PROPOSED
r 'I ✓ t' —— PROPOSED mw,°..».
y a1..r
`, 1 TENTATIVE MAP
{i.sy F_ I�+" t of .r' j r TRACT NO.29912
w f it� y. �.,` •• • i f i r IRONWOOD COUWT Y CLUB
-.rw— I � t CRY OF PALM DESERT
Nosy
IRONWOOD COUNTRY CLUB RECEEVFn
- 1 6 2601
February 16, 2001
,1 v
Vireirtc.�i(Y ccL,i rL�j!'k:.c.'��i DE PA';-?:i'�?).
CITY 0; PALM CESEr
City of Palm Desert
Planning Department
73-510 Fred Waring Drive
Palm Desert, CA 92260
Attn: Mr. Phil Drell
Re: Public Hearing
February 20, 2001
Dear Phil:
This letter is to certify a majority vote of the Ironwood Country Club Proprietary membership for
the approval of the Tentative Track Maps submitted to the City of Palm Desert Planning
Department.
In accordance with the By-laws of Ironwood Country Club a vote of the membership was
conducted. The following vote response was received.
Total Eligible Voters 574 100.0%
Total votes in favor 363 63.2%
Total votes against 20
Total no response 191 36.8%
Thank you.
Sine ely,
J. Mic el Willi ,
General Manager
IRONWOOD COUNTRY CLUB • 73-735 IRONTREE DRIVE,PALM DESERT,CALIFORNIA 92260-6999 • (760)346-0551
MAR-22-2001 THU 02:30 PM OLDE THOMPSON FAX NO. 8054825571 P. 01
Douglas M. Shumway
1080 Westbend Road
Thousand Oaks, CA 91362
March 22, 2001
Mr. Phil Drell
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Re: Application for approval of Tentative Maps
Applicant: Members of Ironwood, Inc,
Dear Mr. Drell:
My wife and I have been proprietary golf members of Ironwood Country Club for
over twenty years. I recently received a copy of a letter from Gerald R. Knudson
to the City Council in reference to the above Application. We are in complete
agreement with the thoughts expressed by Mr. Knudson and we join in asking
the City Council to postpone any approval of the Tentative maps until the
Ironwood members have given final approval to a development plan. There is
growing opposition to the plan as currently presented.
I hope that this letter will reach you before the scheduled Council meeting.
I regret that a business commitment makes it impossible for me to attend the
Council meeting, Thanks very much for your kind consideration.
Sincerely
ttWA1OAn
Douglas . Shumway
To-PALM DESERT PUBLIC W PaQe 001
Recelved Mar-22-2001 02:33pm From-805d825571
l
RESOLUTION NO. n1-39
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND A
TENTATIVE TRACT MAP CREATING 32 SINGLE FAMILY LOTS
RANGING IN SIZE FROM 15,081 SQUARE FEET TO 23,001
SQUARE FEET AND A 96.47 ACRE RECREATION LOT ON THE
PR-7 D ZONED PROPERTY LOCATED IN THE EAST HALF OF
SECTION 32 T5S R6E BEING EAST OF CANYON VIEW DRIVE
AND NORTH AND SOUTH OF IRONTREE DRIVE EXTENDED.
CASE NO. TT 29912
WHEREAS, the City Council of the City of Palm Desert, California, did on the 22nd
day of March, 2001 , hold a duly noticed public hearing to consider the request by
IRONWOOD COUNTRY CLUB for approval of the above described project; and
WHEREAS, the Planning Commission by its Resolution No. 2046 has recommended
approval of TT 29912, subject to conditions; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No. 00-24," in that the Director of Community Development has determined that the project
will have no adverse impact on the environment and a Negative Declaration of
Environmental Impact has been prepared; and
hearing andlI nd
WHEREAS, at said public hearing, upon ea g a testimony a
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts and reasons to exist to justify approval of the tentative tract map:
1 . That the proposed map is consistent with applicable general and specific plans,
as amended.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
3. That the site is physically suitable for the type of development.
4. That the site is physically suitable for the proposed density of development.
5. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidable injure
fish or wildlife or their habitat.
6. That the design of the subdivision or the type of improvements are not likely
to cause 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.
RESOLUTION NO. 01-3
8. That the design of the subdivision or the type of improvements will not restrict
solar access to the property.
WHEREAS, in the review of this tentative tract map and precise plan/conditional use
permit the Planning Commission has considered the effect of the contemplated action on
the housing needs of the region for purposes of balancing these needs against the public
service needs of the residents of the City of Palm Desert and its environs, with available
fiscal and environmental resources.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert,
California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That Tentative Tract Map No. 29912 and the Negative Declaration of
Environmental Impact relating thereto are hereby approved, subject to the
attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 22nd day of March , 2001, by the following vote, to wit:
AYES: BENSON, CRITES, KELLY, FERGUSON
NOES: NONE
ABSENT: SPIEGEL
ABSTAIN: NONE
JIM FERGUSON, Mayor
ATTEST:
SHEILA R. GILLIGAN, City Clerk
City of Palm Desert, California
2
RESOLUTION NO.
CONDITIONS OF APPROVAL
CASE NO. TT 29912
Department of Community Development:
1 . The development of the property shall conform substantially with exhibits on file with
the Department of Community Development, as modified by the following conditions.
2. Recordation of the final map shall occur within 24 months from the date of final
approval unless an extension of time is granted; otherwise said approval shall become
null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the restrictions
and limitations set forth herein which are in addition to all municipal ordinances and
state and federal statutes now in force, or which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Coachella Valley Water District
Palm Desert Architectural Review Commission
City Fire Marshal
Public Works Department
Sunline Transit Authority
Evidence of said permit or clearance from the above agencies shall be presented to
the department of building and safety at the time of issuance of a building permit for
the use contemplated herewith.
5. All sidewalk plans shall be reviewed and approved by the department of public works
prior to architectural review commission submittal.
6. All onsite utilities shall be underground.
7. The project shall be subject to all applicable fees at time of issuance of permits
including, but not limited to, Fringe Toad Lizard, Art in Public Places, TUMF and
school mitigation fees.
8. In-lieu of park dedication requirements, applicant shall make an irrevocable offer of
dedication acceptable to the City Attorney and Director of Community Development
for an easement across their property allowing for the future development of a public
trail crossing Deep Canyon in connection with a route from Palm Desert to La Quinta.
3
RESOLUTION NO. 01-3
9. Project shall comply with requirements of Section 25.16.050 of the Zoning
Ordinance, including but not limited to the following:
Front Setback 20 feet
Rear Setback 15 feet
Side Yard Setback 14' total, minimum 5 feet
Street Side Yards Setback 10 feet
Max Lot Coverage 35%
Minimum Dwelling Unit Size 1 ,500 square feet
Department of Public Works:
1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and
Ordinance No. 653 shall be paid prior to issuance of any permits associated with this
project or recordation of the Final Map, whichever occurs first.
2. Any drainage facilities construction required for this project shall be contingent upon
a drainage study prepared by a registered civil engineer that is reviewed and approved
by the Department of Public Works prior to start of construction. The subject study
shall include analysis of the upstream and downstream drainage conditions as they
impact this project and existing development.
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of any permits associated with this project.
4. The project shall be subject to Transportation Uniform Mitigation Fees(TUMF),
residential classification. Payment of said fees shall be at the time of building permit
issuance.
5. A complete preliminary soils investigation, conducted by a registered soils engineer,
shall be submitted to, and approved by, the Department of Public Works prior to the
issuance of a grading permit.
6. As required under Palm Desert Municipal Code Section 26.28, and in accordance with
Sections 26.40 and 26.44, complete improvement plans and specifications shall be
submitted to the Director of Public Works for checking and approval before
construction of any improvements is commenced.
7. All private improvements shall be inspected by the Department of Public Works and
a standard inspection fee shall be paid prior to issuance of grading permits.
8. Full improvements of interior streets based on residential street standards in
accordance with City standards or as approved by the city engineer shall be provided.
Both "A" Street and "B" Street exceed maximum cul-de-sac length (600 ft.). An
4
RESOLUTION NO. 01-3
alternative / emergency access in accordance with Fire Marshall approval shall be
provided.
9. All landscaping maintenance shall be provided by the property owner.
10. In accordance with Palm Desert Municipal Code Section 26.44, complete grading
plans/site improvement plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to issuance of any permits.
1 1 . Proposed building pad elevations are subject to review and modification in accordance
with Chapter 27 of the Palm Desert Municipal Code.
12. Provisions for the continuation of existing access rights (easements, etc.) shall be
provided for on the Final Map or by separate documents as appropriate.
13. Prior to start of construction, the applicant shall submit satisfactory evidence to the
Director of Public Works of intended compliance with the National Pollutant Discharge
Elimination (NPDES) General Permit (Permit # CAS000002) for storm water
discharges associated with construction activity.
14. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12,
Fugitive Dust Control as well as Section 24.20, Stormwater Management and Discharge
Control.
15. Improvement plans for water and sewer systems shall be approved by the respective
service districts with "as-built" plans submitted to the Department of Public Works prior
to project final.
Riverside County Fire Department:
1 . With respect to the conditions of approval regarding the above referenced plan check,
the Fire Department recommends the following fire protection measures be provided
in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire
Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per Uniform Fire Code Sec. 10.301 C.
2. A fire flow of 1 500 gpm for a 1 hour duration at 20 psi residual operating pressure
must be available before any combustible material is placed on the job site.
3. Provide, or show there exists a water system capable of providing a potential gallon
per minute flow of 1 500 for single family.
5
RESOLUTION NO. 01-
4. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2" x
2-1/2"), located not less than 25' nor more than 200' single family from any portion
of the building(s) as measured along approved vehicular travelways.
5. Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
6. All buildings shall be accessible by an all-weather roadway extending to within 150'
of all portions of the exterior walls of the first story. The roadway shall not be less
than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel
parking is allowed, the roadway shall be 36' wide with parking on both sides, 32'
wide with parking on one side. Dead-end roads in excess of 150' shall be provided
with a minimum 45' radius turn-around (55' in industrial developments).
7. Whenever access into private property is controlled through use of gates, barriers or
other means provisions shall be made to install a "Knox Box" key over-ride system
to allow for emergency vehicle access. Minimum gate width shall be 16" with a
minimum vertical clearance of 13'6".
8. A dead end single access over 500 feet will require a secondary access, sprinklers
or other mitigative measure approved by the Fire Marshal. Under no circumstances
shall a single dead end access over 1 ,300 feet be accepted.
9. A second access is required. This can be accomplished by two main access points
from main roadway or an emergency gated access into an adjoining development.
10. All buildings shall have illuminated addresses of a size approved by the city.
11 . Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within 12 months.
12. This project requires secondary access to streets "A" and "B" or residential fire
sprinklers throughout.
6
RESOLUTION NO. of-.
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: TT 29912
APPLICANT/PROJECT SPONSOR: Ironwood Country Club
73-735 Irontree Drive
Palm Desert, CA 92260
PROJECT DESCRIPTION/LOCATION:
Tentative tract map allowing the construction of 32 single family homes on 13.47 acres and
a 96.47 acre recreation (golf course) lot located at 73-735 Irontree Drive, also described as
APN 655-090-009.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
7
RESOLUTION NO. 01-37
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING A GENERAL PLAN
AMENDMENT TO FACILITATE THE FUTURE ANNEXATION TO
THE CITY OF PROPERTY GENERALLY LOCATED SOUTH OF
IRONWOOD COUNTRY CLUB, PART OF THE EAST HALF OF
SECTION 5, T6S R6E AND A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT.
CASE NO. GPA 00-01
WHEREAS, the City Council of the City of Palm Desert, California, did on the 22nd
day of March, 2001 , hold a duly noticed public hearing to consider the request by S.R.
CONSULTANTS and IRONWOOD COUNTRY CLUB for approval of the general plan
amendment for the purpose of future annexation to the city of property generally located
in the east half of Section 5, T6S R6E (south of Ironwood Country Club) and a Mitigated
Negative Declaration of Environmental Impact as it relates thereto; and
WHEREAS, the Planning Commission by its Resolution No. 2044 has recommended
approval of GPA 00-01 ; and
WHEREAS, the applicant has consulted through CVAG with the Fish and Wildlife
Service and the Department of Fish and Game; and
WHEREAS, the applicant has consulted with the Boyd Deep Canyon Desert Research
Center; and
WHEREAS, the applicant has agreed to compensate for the loss of Bighorn Sheep
habitat at a 2:1 ratio and has agreed to other mitigation measures delineated in a letter from
the Fish and Wildlife Service dated December 15, 2000; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No. 00-24," in that the Director of Community Development has determined that the project
will have no adverse impact on the environment and a Mitigated Negative Declaration of
Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts and reasons to exist to justify its actions, as described below:
1 . The proposed land use designation of very low density residential and open
space is consistent with the existing land use in Ironwood Country Club and
this represents the only logical extension of Ironwood Country Club.
RESOLUTION NO. 01-3/
2. The proposed general plan/land use designation will not depreciate property
values, restrict the lawful use of adjacent properties or threaten the public
health, safety or general welfare.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert,
California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That the City Council does hereby approve GPA 00-01 and certify a Mitigated
Negative Declaration of Environmental Impact attached hereto as Exhibit "A"
attached hereto which will become effective upon annexation of the property
to the city.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 22nd day of March , 2001 , by the following vote, to wit:
AYES: BENSON, CRITES, KELLY, FERGUSON
NOES: NONE
ABSENT: SPIEGEL
ABSTAIN: NONE
JI FERG SON, ayor
7-AT TEST:
SHEILA R. GIL iGAN, i y Clerk
City of Palm Desert, C ifornia
2
RESOLUTION NO. 01-37
S
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
MITIGATED NEGATIVE DECLARATION
CASE NO: GPA 00-01
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: A general plan amendment of the property south of
Ironwood Country Club, part of the east half of Section 5, T6S R6E, facilitating annexation
of the area to the city.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
( ----k:-- - '\ =- Ck----' n /2-46/
___,_________U_
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
3
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Open Space
City alYabn..DeoeTt Case No. GPA 00-1 CITY COUNCIL
7: „..'''', GENERAL PLAN AMENDMENT RESOLUTION NO. 01-37
EXHIBIT B Date: 3-22-01
RESOLUTION NO. 01-38
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND APPROVING
A TENTATIVE TRACT MAP SUBDIVIDING 156 +/- ACRES INTO
22 LOTS. PROPERTY IS LOCATED IN THE EAST HALF OF
SECTION 5, T6S R6E (THE AREA SOUTH OF IRONWOOD
COUNTRY CLUB).
CASE NO. TT 29713
WHEREAS, the City Council of the City of Palm Desert, California, did on the 22nd
day of March, 2001 , hold a duly noticed public hearing to consider the request by S.R.
CONSULTANTS and IRONWOOD COUNTRY CLUB for approval of the above described
project; and
WHEREAS, the Planning Commission by its Resolution No. 2045 has recommended
approval of TT 29713; and
WHEREAS, the applicant has consulted through CVAG with the Fish and Wildlife
Service and the Department of Fish and Game; and
WHEREAS, the applicant has consulted with the Boyd Deep Canyon Desert Research
Center; and
WHEREAS, the applicant has agreed to compensate for the loss of Bighorn Sheep
habitat at a 2:1 ratio and has agreed to other mitigation measures delineated in a letter from
the Fish and Wildlife Service dated December 15, 2000; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No. 00-24," in that the Director of Community Development has determined that the project
will have no adverse impact on the environment and a Negative Declaration of
Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts and reasons to exist to justify approval of the tentative tract map:
1 . That the proposed map is consistent with applicable general and specific plans,
as amended.
2. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
3. That the site is physically suitable for the type of development.
4. That the site is physically suitable for the proposed density of development.
RESOLUTION NO. 01-38
5. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidable injure
fish or wildlife or their habitat.
6. That the design of the subdivision or the type of improvements are not likely
to cause 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.
8. That the design of the subdivision or the type of improvements will not restrict
solar access to the property.
WHEREAS, in the review of this tentative tract map City Council has considered the
effect of the contemplated action on the housing needs of the region for purposes of
balancing these needs against the public service needs of the residents of the City of Palm
Desert and its environs, with available fiscal and environmental resources.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert,
California, as follows:
1 . That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That the City Council does hereby approve TT 29713 and certify a Mitigated
Negative Declaration of Environmental Impact attached hereto as Exhibit "A,"
subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 22nd day of March , 2001 , by the following vote, to wit:
AYES: BENSON, CRITES, KELLY, FER . ' s
NOES: NONE
ABSENT: SPIEGELAI 4
ABSTAIN: NONE
JI FERG " ON Mayor
A ST: / //
SHEILA . GI IGAN,, ity Clerk
City of Palm Desert,' alifornia
2
RESOLUTION NO. 01-Su
CONDITIONS OF APPROVAL
CASE NO. TT 29713
Department of Community Development:
1 . The development of the property shall conform substantially with exhibits on file with
the Department of Community Development, as modified by the following conditions.
2. Recordation of the final map shall occur within 24 months from the date of final
approval unless an extension of time is granted; otherwise said approval shall become
null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the restrictions
and limitations set forth herein which are in addition to all municipal ordinances and
state and federal statutes now in force, or which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use contemplated by this
approval, the applicant shall first obtain permits and/or clearance from the following
agencies:
Coachella Valley Water District
Palm Desert Architectural Review Commission
City Fire Marshal
Public Works Department
Sunline Transit Authority
Evidence of said permit or clearance from the above agencies shall be presented to
the department of building and safety at the time of issuance of a building permit for
the use contemplated herewith.
5. All sidewalk plans shall be reviewed and approved by the department of public works
prior to architectural review commission submittal.
6. All onsite utilities shall be underground.
7. The project shall be subject to all applicable fees at time of issuance of permits
including, but not limited to, Art in Public Places, TUMF and school mitigation fees.
8. Project shall comply with requirements of Section 25.16.050 of the Zoning
Ordinance, including but not limited to the following:
3
RESOLUTION NO. 01-
r
Front Setback 20 feet
Rear Setback 15 feet
Side Yard Setback 14 feet total, minimum 5 feet
Street Side Yards Setback 10 feet
Minimum Dwelling Unit Size 1 ,500 square feet
Max Lot Coverage 35
9. That the conditions and requirements contained in the letters from Fish and Wildlife
Service dated December 15, 2000 and the Boyd Deep Canyon Desert Research
Center letter dated September 10, 2000 shall be conditions of approval of this
tentative map and shall be implemented in a time frame consistent with the
agreement between the parties.
10. That approval of Tentative Tract Map 29713 is conditioned upon approval of Case
Nos. GPA 00-01 and C/Z 00-02 and annexation of the property to the City of Palm
Desert.
1 1 . In-lieu of park dedication requirements, applicant shall make an irrevocable offer of
dedication acceptable to the City Attorney and Director of Community Development
for an easement across their property allowing for the future development of a public
trail crossing Deep Canyon in connection with a route from Palm Desert to La Quinta.
12. That the minimum lot size in this tract map shall be 20,000 square feet.
Department of Public Works:
1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26.49 and
Ordinance No. 653 shall be paid prior to issuance of any permits associated with this
project or recordation of the Final Map, whichever occurs first.
2. Any drainage facilities construction required for this project shall be contingent upon
a drainage study prepared by a registered civil engineer that is reviewed and approved
by the Department of Public Works prior to start of construction. The subject study
shall include analysis of the upstream and downstream drainage conditions as they
impact this project and existing development.
3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and
79-55, shall be paid prior to issuance of any permits associated with this project.
4. The project shall be to Transportation Uniform Mitigation Fees(TUMF),
subjectp 9 ( 1,
residential classification. Payment of said fees shall be at the time of building permit
issuance.
4
RESOLUTION NO. 01-
V
5. A complete preliminary soils investigation, conducted by a registered soils engineer,
shall be submitted to, and approved by, the Department of Public Works prior to the
issuance of a grading permit.
6. As required under Palm Desert Municipal Code Section 26.28, and in accordance with
Sections 26.40 and 26.44, complete improvement plans and specifications shall be
submitted to the Director of Public Works for checking and approval before
construction of any improvements is commenced.
7. All private improvements shall be inspected by the Department of Public Works and
a standard inspection fee shall be paid prior to issuance of grading permits.
8. Full improvements of interior streets based on residential street standards in
accordance with City standards or as approved by the city engineer shall be provided.
Canyon View Drive exceeds maximum cul-de-sac length (600 ft.). An alternative /
emergency access in accordance with Fire Marshall approval shall be provided.
9. All landscaping maintenance shall be provided by the property owner.
10. In accordance with Palm Desert Municipal Code Section 26.44, complete grading
plans/site improvement plans and specifications shall be submitted to the Director of
Public Works for checking and approval prior to issuance of any permits.
1 1 . Proposed building pad elevations are subject to review and modification in accordance
with Chapter 27 of the Palm Desert Municipal Code.
12. Provisions for the continuation of existing access rights (easements, etc.) shall be
provided for on the Final Map or by separate documents as appropriate.
1 3. Prior to start of construction, the applicant shall submit satisfactory evidence to the
Director of Public Works of intended compliance with the National Pollutant Discharge
Elimination (NPDES) General Permit (Permit # CAS000002) for storm water
discharges associated with construction activity.
14. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12,
Fugitive Dust Control as well as Section 24.20, Stormwater Management and Discharge
Control.
15. Improvement plans for water and sewer systems shall be approved by the respective
service districts with "as-built" plans submitted to the Department of Public Works prior
to project final.
5
RESOLUTION NO. 0i-
1
Riverside County Fire Department:
1 . With respect to the conditions of approval regarding the above referenced plan check,
the Fire Department recommends the following fire protection measures be provided
in accordance with City Municipal Code, NFPA, UFC, and UBC and/or recognized Fire
Protection Standards:
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per Uniform Fire Code Sec. 10.301 C.
2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure
must be available before any combustible material is placed on the job site.
3. Provide, or show there exists a water system capable of providing a potential gallon
per minute flow of 1500 for single family.
4. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2" x
2-1/2"), located not less than 25' nor more than 200' single family from any portion
of the building(s) as measured along approved vehicular travelways.
5. Water plans must be approved by the Fire Marshal and include verification that the
water system will produce the required fire flow.
6. All buildings shall be accessible by an all-weather roadway extending to within 150'
of all portions of the exterior walls of the first story. The roadway shall not be less
than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel
parking is allowed, the roadway shall be 36' wide with parking on both sides, 32'
wide with parking on one side. Dead-end roads in excess of 150' shall be provided
with a minimum 45' radius turn-around (55' in industrial developments).
7. Whenever access into private property is controlled through use of gates, barriers or
other means provisions shall be made to install a "Knox Box" key over-ride system
to allow for emergency vehicle access. Minimum gate width shall be 16" with a
minimum vertical clearance of 13'6".
8. A dead end single access over 500 feet will require a secondary access, sprinklers
or other mitigative measure approved by the Fire Marshal. Under no circumstances
shall a single dead end access over 1 ,300 feet be accepted.
9. A second access is required. This can be accomplished by two main access points
from main roadway or an emergency gated access into an adjoining development.
6
RESOLUTION NO. 01-__
10. All buildings shall have illuminated addresses of a size approved by the city.
11 . Conditions subject to change with adoption of new codes, ordinances, laws, or when
building permits are not obtained within 12 months.
12. This project requires secondary access to streets "A" and "B" or residential fire
sprinklers throughout.
7
RESOLUTION NO. 01-38
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
MITIGATED NEGATIVE DECLARATION
CASE NO: TT 29713
APPLICANT/PROJECT SPONSOR:
Ironwood Country Club SR Consultants, Inc.
73-735 Irontree Drive 2698 Mataro Street
Palm Desert, CA 92260 Pasadena, CA 91 107
PROJECT DESCRIPTION/LOCATION:
Tentative tract map to create 20 residential lots and two open space lots on property south
of Ironwood Country Club, part of the east half of Section 5, T6S R6E, facilitating
annexation of the area to the city.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
31746/
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
8
1
ORDINANCE NO. 983
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, AMENDING ORDINANCE NO. 107, THE
PALM DESERT ZONING MAP BY PREZONING FOR THE
PURPOSE OF FUTURE ANNEXATION TO THE CITY OF
PROPERTY GENERALLY LOCATED SOUTH OF IRONWOOD
COUNTRY CLUB, PART OF THE EAST HALF OF SECTION 5, T6S
R6E AND A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT.
CASE NO. C/Z 00-02
WHEREAS, the City Council of the City of Palm Desert, California, did on the 22nd
day of March, 2001 , hold a duly noticed public hearing to consider the request by S.R.
CONSULTANTS and IRONWOOD COUNTRY CLUB for approval of the prezoning for the
purpose of future annexation to the city of property generally located in the east half of
Section 5, T6S R6E (south of Ironwood Country Club) and a Mitigated Negative Declaration
of Environmental Impact as it relates thereto; and
WHEREAS, the Planning Commission by its Resolution No. 2044 has recommended
approval of C/Z 00-02; and
WHEREAS, the applicant has consulted through CVAG with the Fish and Wildlife
Service and the Department of Fish and Game; and
WHEREAS, the applicant has consulted with the Boyd Deep Canyon Desert Research
Center; and
WHEREAS, the applicant has agreed to compensate for the loss of Bighorn Sheep
habitat at a 2:1 ratio and has agreed to other mitigation measures delineated in a letter from
the Fish and Wildlife Service dated December 15, 2000; and
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act, Resolution
No. 00-24," in that a Mitigated Negative Declaration of Environmental Impact has been
prepared and the Director of Community Development has recommended that it be certified;
and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts and reasons to exist to justify its actions, as described below:
1 . The proposed prezoning to PR-2 and Open Space is consistent with the
proposed General Plan land use desi gnation.
Ordinance No. 983
NOW, THEREFORE, the City Council of the City of Palm Desert, California, DOES
HEREBY ORDAIN as follows:
SECTION 1 : That a portion of Ordinance No. 107 referencing Section 25.46.1 of the
Zoning Ordinance, the Zoning Map (Chapter 35.46 of the Palm Desert Municipal Code) is
hereby amended to read as shown on the attached Exhibit "B."
SECTION 2: That a Mitigated Negative Declaration of Environmental Impact is hereby
certified as shown in the attached Exhibit "A."
SECTION 3: The City Clerk of the City of Palm Desert, California, is hereby directed
to publish this ordinance in the Desert Sun, a newspaper of general circulation, published
and circulated in the City of Palm Desert, California, and shall be in full force and effect
thirty (30) days after its adoption.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this 12th day of April , 2001 , by the following vote, to wit:
AYES: BENSON, CRITES, KELLY, FERGUSON
NOES: NONE
ABSENT: NONE
ABSTAIN: SPIEGEL
J M G SO , Mayor 0A ' T:ST:
I Lam/ ,- -4
SHEILA R. GIL AN, ty Clerk
City of Palm Desert, lifornia
2
Ordinance No. 983
i
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
MITIGATED NEGATIVE DECLARATION
CASE NO: C/Z 00-02
APPLICANT/PROJECT SPONSOR: City of Palm Desert
PROJECT DESCRIPTION/LOCATION: Prezoning of the property south of Ironwood Country
Club, part of the east half of Section 5, T6S R6E, facilitating annexation of the area to the
city.
The Director of the Department of Community Development, City of Palm Desert, California,
has found that the described project will not have a significant effect on the environment.
A copy of the Initial Study has been attached to document the reasons in support of this
finding. Mitigation measures, if any, included in the project to avoid potentially significant
effects, may also be found attached.
qED
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
3
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:: EXHIBIT B 322701
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