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Home My WebLink AboutGHA Paloma Group, LLC Planning Commission TTM 30738 f i CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT I. TO: Honorable Mayor and City Council II. REQUEST: Appeal of Provisions of Planning Commission Approval of Planning Condition #9 of Resolution No. 2160 as it relates to Tentative Tract Map No. 30738 III. APPLICANT: GHA Paloma Group, LLC 68-936 Adelina Road Cathedral City, CA. 92234 IV. CASE NO. TT 30738 V. DATE: November 14, 2002 VI. CONTENTS: A. Staff Recommendation B. Background C. Analysis D. Draft City Council Resolution E. Legal Notice F. Applicant justification for 12' combined side yards & 16' front yard setbacks G. Planning Commission Resolution No. 2160 H. Planning Commission Staff report dated October 1, 2002 A. STAFF RECOMMENDATION Staff recommends that the City Council grant the appeal amending the required side yard setbacks from 14 feet combined to 12 feet combined for 16 lots, amending the 20' front yard setbacks to 20' average with a 16' minimum, and increasing the maximum allowable height from 18 feet to 20 feet. B. BACKGROUND: At its meeting of October 1, 2002, the Planning Commission voted 3-2 to approve Tentative Tract Map 30738 which proposes to subdivide 29.01 acres into 94 single-family lots (9,000 square foot minimum size) located at the southeast corner of Portola Avenue and Hovely Lane East. Planning Commission condition of approval #9 stipulates the development standards for future homes within the proposed tract, including 14' combined STAFF REPORT TT 30738 NOVEMBER 14, 2002 side yards, a 20' minimum front yard setback, and an 18' maximum building height. The applicant subsequently filed an application appealing Planning Commission condition of approval Planning #9. The applicant's appeal seeks to have the City Council amend Tentative Tract Map 30738 Planning condition #9 by reducing the 14' minimum combined side yards to 12' or 13' minimum on 16 lots, and by reducing the minimum front yard setback from 20' to 16' to allow for placement of a side-entry garage or optional casita (guest suite)in Plan 3. All lots within the subdivision will have an average front yard setback of 20 feet. Plan 1 and Plan 2 homes within the tract will have varied front yard setbacks ranging from 20' to 24'. C. ANALYSIS: The applicant's main reasons for requesting amended development standards are: (1)to allow a variety of setbacks that will result in an enhanced streetscape, (2) to allow creation of larger rear yards due to reduced front yard setbacks for Plan 3 lots, and (3)to allow the developer flexibility in meeting market demand influenced by homebuyer preferences in lot and plan choices. The project site is zoned PR-5(Planned Residential, 5 dwelling units per acre maximum density). The applicant's request for flexibility in front yard setbacks, side yard setbacks, and a height limit of 20 feet as shown on the project plans is consistent with the intent of Section 25.24.010 of the PR zone which states: It is the purpose of the PR zone district to provide for flexibility in development, creative and imaginative design... The PR district is also established to give a land developer assurance that innovative and unique land development techniques will be given reasonable consideration for approval and to provide the city with assurances that development will contain the character envisioned at the time of approval. At the time of the October 1, 2002 Planning Commission public hearing, the applicant had not submitted full color elevations, which resulted in staff placing in Planning condition #9 the development standards typically found in the R-1 zone. If full color elevations had been available for review by staff and the Planning Commission, staff would have recommended approval of the requested 12' minimum combined side yards setbacks. On October 22, 2002, the Architectural Review Commission (ARC)approved the elevations, floor plans, the color palettes for three model types, and recommended approval of the proposed setbacks and height. The Architectural Review Commission was satisfied that applicant's requested development standards were supported by the quality of the architecture being proposed, and that varied setbacks resulted in a more aesthetically interesting streetscape within the proposed tract. 2 STAFF REPORT TT 30738 NOVEMBER 14, 2002 1. Side Yard Setbacks: The applicant seeks to amend condition of approval #9 to change the minimum 14' combined side yard setbacks to 12' and 13' combined side yards for 16 of the 94 lots. The main reason is to allow flexibility in the plotting of homes within the tract as may be needed to meet market demand. Due to the widths of Plan 1 (57'wide), Plan 2 (58'wide), and Plan 3 (58'), the 14' combined side yards standard cannot be met when plotting Plans 1, 2, or 3 on 70' wide lots. Plotting Plan 1 on a 70' wide lot would result in side yard setbacks of 13' combined. Plotting Plans 2 or 3 on a 70' wide lot would result in side yard setbacks of 12' combined. Plan 3. Only 16 (17%)of the 94 lots within the proposed subdivision will have a width of 70 feet. Therefore, only 16 lots would result in combined side yards of 12' or 13', depending on which model plans are chosen by future buyers of these lots. The other 78 lots in the subdivision will have side yards of 14' or greater. All three plans will feature hip roof architecture which results in low eave lines being provided along side yards, thereby creating a greater visual openness in side yards between homes than if the homes had gable roof types. Garage doors will feature enhanced designs. After the October 1, 2002 meeting, the applicant submitted two versions of colored streetscape elevation drawings of the three proposed models. One version shows 12' combined side yards and the other version shows 14' combined side yards. The differences between these two streetscape drawings is hardly noticeable. Therefore,the aesthetic quality of streetscape views will not be comprised by having 16 lots within the subdivision with combined side yards of 12' or 13'. Based on the plotting of unit types and lot widths, building separations will range from a minimum of 12'to a maximum of 19'. 2. Flexibility in Front Yard Setbacks: The applicant's appeal also seeks to amend condition of approval #9 to change the minimum front yard setback from 20' to 16' with a 20' average to allow for placement of a side-entry garage or optional casita (guest suite) in Plan 3. Plan three features a two-car front entry garage with an additional one-car, side-entry garage which can be converted to an optional casita (guest suite). The applicant created the side-entry garage in order to avoid creating a three-car front entry garage and thereby provide enhanced architecture for the Plan 3 front elevation and greater architectural variety within the tract. The applicant seeks to avoid a "cookie-cutter" streetscape view within the proposed tract by providing a total of nine exterior elevations color schemes, and varied front yard setbacks such a 16' front yard setback for Plan 3 and 20' or 24' front yard setbacks for Plans 1 and 2 in order to achieve a 20' average front yard setback. 3 STAFF REPORT TT 30738 NOVEMBER 14, 2002 3. Maximum Roof Height of 20 Feet Requested: The applicant is requesting that the maximum roof height of 18' listed in condition of approval #9 be changed to a 20' maximum because the hip roof type, pitch, and model widths of 57' and 58' result in small portions of the roof areas, ranging from 5.8%to 6.8%, for all three model types projecting above an 18' height. One-story homes in the City of Palm Desert have traditionally been limited to a maximum height of 18 feet. However,the PR zone allows a maximum height of 24' and up to two stories. The hip roof design of the three models, combined with the 57' to 58' widths of the homes, results in an 18'wide portion of the roof having a height above 18'. The roof width portions above 18' taper to a roof ridge width of only 3' to7' at the maximum 20' height. The Architectural Review Commission determined the 20' heights to be acceptable given the quality of the architecture proposed. Conclusion: Due to the PR zone intent encouraging flexibility in development,the superior architecture proposed by the three model homes, incorporating a variety of color choices, varied setbacks to enhance streetscape views, and the applicant's desire have flexibility in meeting market demands for specific model types on a variety of lot choices, staff is recommending that City Council grant the applicant's appeal to amend side yard setbacks from 14' combined to 12' and 13' combined on 16 lots, that front yard setbacks be a minimum of 16'with an average of 20', and that the maximum allowable height be 20 feet as shown on plans approved by the Architectural Review Commission. III. CEQA REVIEW: For purposes of CEQA, the proposed project will not have a significant negative impact on the environment and staff has prepared a Mitigated Negative Declaration of Environmental Impact. Prepared b ancisco J. ina, Associate planner Reviewed and Approved by Philip Drell, Director of Community Development 4 STAFF REPORT TT 30738 NOVEMBER 14, 2002 Reviewed and approved by "_ Homer Croy,Astant City Manager for Development Services Reviewed and Approved by Carlos O ega, Ci anager * By Minute Motion, referred appeal back to the Planning Commission for final disposition, subject to appeal process available to the Appellant, if necessary. 3-0 (Benson, Spiegel ABSENT) CITY COUNCIL ACTION: APPROVED DENIED CEO D OTHER etrirCCSI MEETING AT;cl( 11-14AYES: III . 911 1n. et►y NOES: 4Y1� ABSENT: .t L. vi ec7 ABSTAIN: J� VERIFIED BY: ll k ► Original on File w'th ity Clerk's Office 5 • CITY COUNCIL RESOLUTION NO. 147 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA GRANTING AN APPEAL AMENDING PLANNING COMMISSION RESOLUTION NO. 2160 CONDITION OF APPROVAL #9 AS IT RELATES TO TENTATIVE TRACT MAP NO. 30738. CASE NO. TT 30738 WHEREAS, the City Council of the City of Palm Desert, California, did on the 14th day of November, 2002 hold a duly noticed public hearing to consider an appeal by GHA PALOMA GROUP, LLC; and WHEREAS, the Planning Commission did on the 1st day of October 2002 by its Resolution No. 2160 approve Tentative Tract Map No. 30738; and WHEREAS GHA Paloma Group, LLC did file a timely appeal to the provisions of condition of approval #9 of Planning Commission Resolution No. 2160; and WHEREAS, at said City Council public hearing, the City Council did find the following facts and reasons to exist to grant approval of the appeal: t 1. That the proposed subdivision is a gated community. 2. That the three proposed models exhibit superior architectural design and have been approved by Architectural Review Commission. 3. That the intent of the Planned Residential District is to allow flexibility in development, including flexible setbacks, and building height. 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 condition of approval #9 of Planning Commission Resolution No. 2160 is hereby amended to read as follows: The project shall comply with requirements of Section 25.16.060 of the Zoning Ordinance, including but not limited to the following: Front Setback 20 feet average (16' minimum) Rear Setback 15 feet Side Yard Setback 12 feet combined, min. 5 feet on one side Street Side Yards Setback 10 feet Max Height 20 feet (one-story) Max Lot Coverage 35% CITY COUNCIL RESOLUTION NO. 147 PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City Council, held on this 14th day of November, 2002, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD S. KELLY, Mayor ATTEST: RACHELLE KLASSEN, City Clerk City of Palm Desert, California 2 . r ' JY iF PALM OES [ ,I ',. 7,_,,„ FREI, WARINt; DRIVE: ii t PALM Di.,ETU.. CALIFORNIAg2260--257R "IV .41.41 TEL: 760 346-0611 *_ '_ . ti.,.. IAx: 760 }41-7098 ,•44:1 i 01 p,Im.Ja.en urg CITY OF PALM DESERT LEGAL NOTICE& APPEAL OF PLANNING COMMISSION CONDITION OF APPROVAL NO.9 REGARDING DEVELOPMENT SETBACKS& NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION CASE NO.TT 30738 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by GHA PALOMA GROUP, LLC appealing Planning Commission condition of approval no. 9 of Planning Commission Resolution No. 2160 regarding development setbacks by seeking to amend this condition to reduce combined side yard setbacks from 14 to 12 feet and to reduce front yard setbacks from 20 feet to 16 feet, and for adoption of a mitigated negative declaration of environmental impact and approval of a tentative tract map to subdivide 29.67 acres parcel into 95 single-family lots. The subject 1 property is located at the southeast corner of Portola Avenue and Hovely Lane East. L . — / 11.11111111.1 r;P::-.4 .#4 116/1 .,_ ir: I illiit''.?. j)- .,, IMEN,r,„ A'.,1/.1".i1it-'k4,-':'-i 4:=-d2:.::r i",i TENA-TNE j. _uru% r TRACT yf*; Eg ;V mo. 3073s p11``o‘ f .R. siT (noA `ems 16 ■iuuiuuIIIP!ns_�_r5s o)s.1�!!9IuIIuIIIU��fir/q mirdi "' =4'�i , - �h �= •++ 0 0•01C = 'i !� ♦ire., tom tutir. 'MI Mr SAID public hearing will be held on Thursday, November 14, 2002, at 4:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, r at which time and place all interested persons are invited to attend and be heard. . Written tdto shall be accepted all items covered bythis public hearingnoticep up tconcerningI comments 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 City Council at, or prior to,the public hearing. PUBLISH: Desert Sun PHILIP DRELL, Secretary October 22,2002 Palm Desert Planning Commission NOTICE IS HEREBY GIVEN that the City of Palm Desert has completed an Initial Study of the project described above. This Initial Study was completed in accordance with the City's guidelines implementing the California Environmental Quality Act. This initial study was undertaken for the purpose of deciding whether the project may have a significant effect on the environment. On the basis of such Initial Study, the City's Staff has concluded that the project will not have a significant effect on the environment, and has therefore prepared a Draft Negative Declaration/Mitigated Negative Declaration. The Initial Study reflects the independent judgment of the City. The project site is not on a hazardous waste list compiled pursuant to Government Code Section 65962.5. This project is not considered a project of statewide, regional or areawide significance. The proposed project will not affect highways or other facilities under the jurisdiction of the State Department of Transportation. A scoping meeting will not be held by the lead agency. Copies of the Initial Study and Draft Mitigated Negative Declaration are on file at City Hall, and are available for public review. Comments will be received until November 14, 2002. Anyone wishing to comment on this matter must submit such statements, in writing, to the City prior to this date. Comments of all Responsible Agencies are also requested. At its meeting on November 14, 2002, the City Council will consider the Draft Mitigated Negative Declaration. If the City Council finds that the project will not have a significant effect on the environment, it may adopt the Mitigated Negative Declaration. This means that the City Council may proceed to consider the project without the preparation of an Environmental Impact Report. RECEIVED T T _367 8 t302 o Venezia Appeal to City Council Front Yard and Side Yard Setbacks "' " Condition 9 The request by GHA-Paloma Group—II L.L.C. is to allow side yard setbacks of 5 foot minimum and 12 foot combined. Front yard 16 foot to habitable structures and side loaded garage so long as average setback is 20 foot. The proposed project is located on an infill property, one of the last remaining southerly sites available in the city. Being an infill parcel the site has difficult existing site constraints that need to be addressed, including: existing fixed points of elevation surrounding the site; entrances established on Portola Avenue and Hovely Lane (emergency only); a poorly designed school site on the east; and,an awkward gray water easement on the south side of the project. The site is zoned PR-5, which would allow a multi use development. However, a quality single family development is being proposed. The minimum lot size for single family is 8,000 square feet whereas the smallest lot proposed is 9,500 square feet. The project resolves a traffic congestion problem associated with poor access to the adjacent elementary school that exists along Hovely Lane by dedication of additional right of way adequate to provide a deceleration lane at the Portola and Hovely intersection and an additional lane on Hovely Lane along the entire northern frontage of the project. This consideration will result in significant improvement to congestion and safety issues caused by poor access to the elementary school. This will result in the developer incurring expense associated with removal/relocation of existing pavement, curb, gutter and sidewalk improvements along this stretch of street. The project is also sponsoring the redesign and elimination of the 30 foot water easement along the south boundary of the site where unsightly tamarisk and a dirt track subject to security and trash control will be eliminated and replaced by rear yards and decorative block walls associated the quality homes planned within this area. The project will facilitate development of only 94 units (upwards of 150 units might otherwise be approved). The proposed design addresses these issues which placed considerable responsibility and burden on the developer. Further, the design promotes architecture and site design of a quality that will assure attractive non-congested street frontages, and a highly successful project, one of which Palm Desert can be proud. For these and the following reasons it is believed that the requested setbacks do not conflict with the city's standards. 1. This is a gated and private community with two separate looped streets with homes literally divided equally with homes facing east/west and north/south. No homes will face onto public streets,though views from public streets will show a minimum distance between buildings of 14'. 2. As displayed in the building Setback Plan, all homes have a minimum separation of 12 foot(only one location has a separation of 12 foot, only twelve units have a separation of 13 foot, with the balance having 14 foot to 16 foot of separation), whereas the minimum in the underlying zone is 10 foot. Further Floor Plan Number 1 has a jog behind the garage providing a larger separation. As illustrated on the streetscape exhibits the City's desire to maintain acceptable setbacks is being achieved as a sense of openness in the community is maintained so that the street-scene is pleasant and not cluttered and the future homeowners will have enough buffer between homes so that a sense of space and privacy is maintained. 3. We are requesting 16' from front property line to a side loaded Garage or conversion of this garage to a Guest Suite, with an average setback of 20 feet. We will maintain a minimum of 20' to any front loaded garage. Floor Plan Number 3 which includes a side loaded garage condition affects 24 lots or 25% of the project. The architectural treatment of the side loaded garage masks the garage function with windows and details typically associated with occupied space. This floor plan promotes an expansive entry court that has proven to be very popular with residents. This approach also promotes a more interesting and exciting street frontage where there is a noteworthy difference in the distance that structures are placed on lots. 4. Free Standing Casita; if Built in the front will provide a very unique front scene, and a great attribute to a development, we need to have a 16' front yard set back when including this option. Again this floor plan promotes an expansive entry court that has proven to be very popular with residents 5. Three (3) distinct floor plans are proposed, with three unique separate elevations for each plan, including three (3) distinct Color pallets, that have variations to Roof Materials and include stone veneer details. There will be also be a different roof plan for each plan and elevation. Considering the stellar quality of style, detail and architectural elements of the plans it is believed that the project will not be a typical "tract" development, and the suggested setbacks are more that adequate to achieve a break between buildings. This is demonstrated by the colored street plans that have been submitted for consideration where the suggested setbacks together with architectural treatment provide the same visual benefits as 14' setbacks within a lot. 6. Every home comes with a front-gated court yard, which enhances the front elevations. 7. Every Garage Door is architecturally detailed, and recessed including the side elevation facing the street for plan number 3. 8. The side yard architectural details promote varying treatment of windows, promote sensitivity to privacy with wall heights. 9. The project promotes unique, mounded upgraded Landscape, including lights for every unit, and roll curbing. The project will be very soft to the eye and esthetically appealing, integrating with the architecture articulation and setbacks to ensure an attractive st'reeetscape. ,( /�� f / / /0, CMS. Z4y'l l �: d6 lil/L(�4 ��"��" i✓0 Wo oc `Y M fi4 '- i�' oscc. PLANNING COMMISSION RESOLUTION NO. 2160 CONDITIONS OF APPROVAL CASE NO. TT 30738 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 City Fire Marshal Public Works Department 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. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long- term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 3 PLANNING COMMISSION RESOLUTION NO. 2160 8. The project shall be subject to all a pplicable fees at time of issuance of permits including, but not limited to, Fringe Toad Lizard, Art in Public Places, TUMF and School Mitigation fees. 9. Project shall comply with requirements of Section 25.16.060 of the Zoning Ordinance, including but not limited to the following: Front Setback 20 feet Rear Setback 15 feet Side Yard Setback 14 feet combined, min. 5 feet Street Side Yards Setback 10 feet Max Height 18 feet (one-story) Max Lot Coverage 35% 10. Buildings, patios, and accessory structures shall not be constructed within 10 feet of the southerly property line of the tract perimeter boundary adjacent to Portola Country Club. 11. A 6-foot high block wall (measured from finished grade of each proposed lot to top of wall) shall be constructed along the perimeter of the tract. All perimeter walls visible shall use decorative block or stucco. All perimeter walls shall include a decorative rectangular cap block on top of the wall; this cap block shall be a few inches wider than the lower blocks on the wall to create an enhanced aesthetic appearance for the wall. 12. The developer shall submit for Planning Department review and approval, prior to the issuance of building permits for tract perimeter walls, scaled site plan and elevation drawings and a paint color chip for the emergency access metal gates required by the Fire Department on Lot "J" at the north end of the tract cul-de-sac street adjacent to Portola Avenue. The design of the metal gates shall be decorative and the color shall match the color of the adjacent decorative perimeter block wall to be constructed by the developer along Hovely Lane East. 13. Prior to the issuance of grading permits, the developer shall prepare and submit for Public Works Department review and approval a curb striping and traffic control signage plan limiting vehicle parking times for the east-bound, right-hand shoulder lane of the entire street frontage of Hovley Lane East adjacent to the tract map site's northerly boundary. The traffic control signage shall state that parking in the street shoulder shall only be allowed during specified morning and afternoon times for the purpose of dropping-off and picking-up of school children only. The exact and final wording of traffic control signage shall be determined by the Public Works Department. 14. Prior to the recordation of the final map or the issuance of grading permits, whichever occurs first, the developer shall submit to the Planning Department a copy of a signed and executed legal agreement between the tract map site property owner and the Portola Country Club Homeowners' Association describing the transfer of a 30-foot wide strip of 4 PLANNING COMMISSION RESOLUTION NO. 2160 property (presently owned by the Homeowners' Association along the northerly boundary of Portola County Club) to the owner of record of the tract map site, the removal by the tract developer of an existing row of tamarisk trees within this 30-foot wide strip of property, the removal and relocation by the tract developer of an existing reclaimed water line belonging to the Coachella Valley Water District that is presently located within this 30-foot wide strip of property, and the construction by the tract developer of a six foot high decorative block wall with additional retaining walls along the entire southerly boundary of the tract map site bordering the Portola Country Club. 15. The developer shall work with ese Sands Unified School District to resolve issues related to drainage and design of perimeter block wall adjacent to the Carter Elementary School's westerly property line. Department of Public Works: 1 . Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Palm Desert Ordinance Number 653, shall be paid prior to recordation of final map. 2. Storm drain/retention area design and construction 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. 3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79- 55, shall be paid prior to recordation of final map. Signal construction costs may be credited toward signalization fees, upon approval by the City Council. 4. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards. 5. 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 approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to record ation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the city. 6. 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 PLANNING COMMISSION RESOLUTION NO. 2160 7. All public 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. Landscaping, perimeter walls, and gates maintenance on Portola Avenue and Hovley Lane East shall be provided by the homeowners association. Landscape treatment shall be water efficient in nature and shall be in accordance with the City of Palm Desert landscape design standards. Applicant shall be responsible for executing a declaration of Conditions, Covenants and Restrictions, which declaration shall be approved by the City of Palm Desert and recorded with the County Recorder. The declaration shall specify: (a) the applicant shall oversee the formation of a property owners association; (b) the property owners association shall be formed prior to the recordation of the Map; and (c) P Y the aforementioned landscaping, perimeter walls, and gates shall be the responsibility of the property owners association. Landscaping plans shall be submitted for review simultaneously with grading plans. 9. In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. 10. Traffic safety striping shall be installed to the specifications of the Director of Public Works. A traffic control plan must be submitted to, and approved by, the Director of Public Works prior to the placement of any pavement markings. 11. Full improvements of interior streets based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. Interior private streets shall be improved at 32 feet in width, with parking restrictions per the Fire Marshall and City Engineer. Off site improvements to be constructed include, but are not limited to the following: • Provide approximately 140' right turn pocket plus 90' transition on Portola Avenue at Hovley Lane East including curb, gutter, sidewalk and paving. • Widen the south one-half of Hovley Lane East on the entire project frontage to a half street width of 44', including curb, gutter, sidewalk and paving. • Modify existing traffic signal at Portola Avenue and Hovley Lane East to accommodate road widening. City of Palm Desert may reimburse developer for this signal modification cost, subject to City Council approval. • Design and construct traffic signal and safety lighting on Portola Avenue at the project access road. 50% of construction costs may be reimbursed to the developer by the City subject to City Council approval. The City reserves the right to require the developer to construct alternative traffic mitigation measures such as, but not necessarily limited to, construction of a raised landscaped median on Portola Avenue for the entire distance of the tract's Portola Avenue frontage. The developer shall agree to pay 25% of traffic signal and safety lighting energy and maintenance t inperpetuity. Si nal and lighting energyand maintenance costs shall be costs 9 9 g included in the declaration of Conditions, Covenants and Restrictions. 6 PLANNING COMMISSION RESOLUTION NO. 2160 • Provide landscape buffers with sidewalks on Portola Avenue and Hovley Lane East as approved by the Architectural Review Commission and the Director of Public Works. 12. Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the issuance of any permits. 13. Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. 14. 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. 15. Pad elevations, as shown on the tentative map are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 16. Waiver of access to Portola Avenue and Hovley Lane East except at approved locations shall be granted on the final map. 17. 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. 18. Prior to the start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. 19. Gates on the Portola Avenue access road shall be located at least 150' from the extension of the curb line on Portola Avenue. Access road on Hovley Lane East shall be for official emergency vehicles only. Pedestrian gates shall be provided on both access roads. Riverside County Fire Department: 1 . 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. 7 PLANNING COMMISSION RESOLUTION NO. 2160 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 travelway. 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 inches 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 circumstance shall a dead end over 1 ,300 feet be accepted. 9. 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. 8. All building shall illuminated addresses of the size approved by the City. 10. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 8 PLANNING COMMI SSION RESOLUTION NO. 2160 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 30738 APPLICANT/PROJECT SPONSOR: GHA PALOMA Group 68-936 Adelina Road Palm Desert, CA 92260 PROJECT DESCRIPTION/LOCATION: Tentative tract map allowing the subdivision of 29.01 gross acres into 94 single family lots located on the southeast corner of Portola Avenue and Hovley Lane East, , also described as APN 624-040-033. 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 significant effects, mayalso be in the project to avoidpotentially measures, if any, included 9 found attached. tob r 1 , 2002 PHILIP DRELL DATE DIRECTOR OF COMMUNITY DEVELOPMENT 9 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: October 1, 2002 CASE NO: TT 30738 REQUEST: Adoption of a Mitigated Negative Declaration of Environmental Impact and tentative tract map to subdivide 29.01 acres into 94 single-family lots (9,000 square foot minimum size) located at the southeast corner of Portola Avenue and Hovely Lane East. APPLICANT: GHA Paloma Group, LLC 68-936 Adelina Road Cathedral City, CA. 92234 ENGINEER: The Keith Companies, Inc. 73-733 Fred Waring Drive, Suite 100 Palm Desert, CA. 92260 I. BACKGROUND: The site consists of one parcel containing 29.01 acres gross located on the southeast corner of Portola Avenue and Hovely Lane East. The project site is vacant and relatively flat with some sand dunes. Adjacent land uses include Marriott Desert Springs vacation homes and golf course to the north, the James Carter Elementary School and vacant land to the east, the Portola Country Club mobile home subdivision to the south, and the Chaparral Country Club to the west. A. ADJACENT ZONING AND LAND USE: Zoning Land Use North: OS Marriott's Desert Springs Villas golf course South: R-1-M Portola Country Club mobile home subdivision East: OS & PR-17.5 James Carter Elementary School and vacant land West: PR-5 Chaparral Country Club II. PROJECT DESCRIPTION: The tentative tract map consists of subdividing the 29.01-acre site into 95 single- family lots. The site's PR-5 zoning allows a maximum of 5 dwelling units per STAFF REPORT TT 30738 OCTOBER 1, 2002 acre. The project's density is 3.2 units per acre and the lot sizes range as follows: Minimum lot size 9,237 square feet Maximum lot size 19,460 square feet Average lot size 10,200 square feet Minimum width 70 feet Access and Circulation: The subdivision will be gated. The main entrance and exit will be on Portola Avenue. This entrance will align with the existing entrance to Chaparral Country Club across the street to the west. The Public Works Department is conditioning the tract map to require the developer to design and construct a traffic signal and safety lighting on Portola Avenue at the project entry. A secondary project entrance and exit for emergency vehicles only will be located on Hovely Lane East. The interior street circulation pattern consists of two loop streets resembling an inverted "U" that end at or near the main entrance approximately 180 east of Portola Avenue. There are no cul-de-sac streets proposed. The interior streets will be private and will have 32 feet of pavement width within a 33-feet wide right- of-way. These streets will have a wedge-shaped concrete curb. Parking will be allowed on only one side of the interior streets in order to maintain a an unobstructed street width of 24 feet for allow for two-way traffic circulation. There will be a 10-foot wide easement for public utilities on each side of all interior streets. No sidewalks will be provided on either side of these streets. The Public Works Department is conditioning the map to require the developer to provide the following street improvements to Portola Avenue and Hovely Lane East: Portola Avenue Improvements: Provide approximately 140' right turn pocket on Portola Avenue at Hovley Lane East including curb gutter sidewalk and paving. Modify existing traffic signal at Portola Avenue and Hovley Lane East to accommodate road widening. City of Palm Desert may reimburse developer for this signal modification cost, subject to City Council. Design and construct traffic signal and safety lighting on Portola Avenue at the project access road. The developer shall agree to pay 25% of traffic signal and safety lighting energy and maintenance costs in perpetuity. Signal and lighting energy and maintenance costs shall be included in the 2 STAFF REPORT TT 30738 OCTOBER 1 , 2002 declaration of Conditions, Covenants and Restrictions. Provide 20' landscape buffer with sidewalk, measured from curb face to wall, on Portola Avenue. Provide 22' landscape buffer with sidewalk, measured from curb face to wall, on Hovley Lane East. Hovley Lane East Improvements: Widen the south one-half of Hovley Lane East on the entire project frontage to a half street width of 44', including curb, gutter, sidewalk and paving. There is an existing issue involving the stacking of dozens of vehicles driven by parents picking up their children at the adjacent James Earl Carter Elementary School from 2:30pm to 3:30 pm. Because there is inadequate room on school property to accommodate all the parents' vehicles at one time, the result is a situation where there is an overflow of vehicles parked in the existing east bound deceleration lane on Hovely Lane East just west of the school entry, continuing west onto the right-hand, eastbound lane of Hovely Lane East. The right-hand eastbound lane of Hovley Lane East then becomes impassable for thru traffic. This situation forces eastbound thru traffic to merge into the left-hand eastbound lane of Hovley Lane East. The Public Works Department has a condition requiring the developer of Tentative Tract Map 30738 to widen the south side of Hovley Lane East from the corner of Portola to the existing deceleration lane just west of the Carter School. These street-widening improvements will help alleviate the existing situation of vehicles stacking and temporarily parking the right-hand eastbound lane of Hovely Lane East as they wait to pick up school children. To compliment this Public Works street-widening condition, Planning Department condition of approval #13 requires the tract developer to submit a , striping and traffic control sign plan that will limit parking in the shoulder of Hovley Lane East only during morning and afternoon times when school children are dropped off and picked up. Grading/Drainage/Pad Heights: The majority of lots in the proposed tract will drain from the rear to the front. Excess water would then flow into street gutters and into catch basins where underground drainage pipes would direct the water to retention basins on Lots "0", "P", "Q", "R", "S" and "T". Residential Lots 40 thru 52 bordering the southerly tract boundary and Lots 27 thru 34 bordering the southerly boundary of the Carter Elementary School have depths ranging from 150 feet to 170 feet. For these lots, approximately the front half of each of lot will drain to the adjacent street. The rear half of each of these lots will drain to the rear where a 30'x40' wide retention basin with a 30-inch depth will be located. There will be two areas of significant grade differences between the project site and adjacent properties. The first area involves Lots 17 thru 25, which border the Carter 3 STAFF REPORT TT 30738 OCTOBER 1 , 2002 Elementary School's westerly property line. For this boundary, a retaining wall ranging in height from 2 feet to 5.3 will be constructed with a 6-foot high block wall constructed on top of the retaining wall (reference block wall Section A-A on tentative map). The second area of significant grade difference will be along the tract's southerly boundary adjacent to Portola Country Club where the back yards of residential lots back up to the southerly boundary of the proposed tract. For this boundary, a retaining wall ranging in height from a few inches to 3.2 feet will be constructed with a 6-foot high block wall constructed on top of the retaining wall (reference block wall Sections C-C and D-D detail drawings on tentative map). some ro ert owners at Portola CountryClub will have situation where they Although property Y will be looking at a 9-foot high block wall, this new wall will be decorative (i.e. tan slump block) and will be an upgrade from the existing chain link fence with oleanders. As of the writing of this staff report, the project applicant and the Portola Country Club Homeowners association were in the process of discussing and preparing a written legal agreement that will address the transfer of a 30-foot wide strip of property owned by the Association to the tract map site property owner for inclusion as part of the tract's lots along the southerly boundary of the tract. In exchange for receiving and including this property as part of the tract map, the tract developer will remove an existing row of tamarisk trees within this 30-foot wide strip of property, remove and relocate an existing reclaimed water line belonging to the Coachella Valley Water District that is presently located within this 30-foot wide strip of property, and construct a six foot high decorative block wall with additional retaining walls along the entire southerly boundary of the tract map site bordering the Portola Country Club. Planning Department condition of approval #14 requires that prior to the recordation of the final map or the issuance of grading permits, whichever occurs first, the developer shall submit to the Planning Department a copy of a signed and executed legal agreement between the tract map site property owner and the Portola Country Club Homeowners' Association describing the above items and responsibilities. Perimeter Walls: The j roect is conditioned for the construction of 6-foot high decorative perimeter block P walls along the northerly, easterly, southerly and westerly boundaries. The 6-foot height of the walls must be maintained along all perimeters and shall be measured from finished grade of perimeter lots inside of tract in order to have a wall high enough to avoid a situation where future homeowners within the tract could look over onto adjacent properties and compromise the privacy of adjacent residents. Additionally, this 6-foot high perimeter block wall (measured from highest grade side) is needed along Portola Avenue and Hovely Lane east in order to provide noise mitigation for future homeowners of lots within the tract that will abut these outside streets. 4 STAFF REPORT TT 30738 OCTOBER 1 , 2002 Landscaping Design: On September 10, 2002 the Architectural Review Commission approved the preliminary landscape plans for all common area lots within the proposed tract. This approval included landscaping for the perimeter of the tract along Portola Avenue and Hovley Lane East and retention basin lots within the interior of the tract. The Public Works Department is conditioning the project for the creation of a homeowner's association to maintain all common area landscaping that is a part of this tract map including perimeter landscaping along Portola Avenue and Hovley Lane East. The Planning Department is conditioning the project for future submittal of typical front yard landscaping and irrigation plans, floor plans, and architectural elevations for review by the Architectural Review Commission. III. ANALYSIS: A. TENTATIVE TRACT MAP: The tract map meets all of the Planned Residential zone requirements, including a minimum lot size of 8,000 square feet and a minimum width of 70 feet. All physical improvements meet the requirements of both the Palm Desert Subdivision Ordinance and the California State Subdivision Map Act. The proposed density of 3.2 units per acre is below the maximum allowed of five units per acre. B. FINDINGS NECESSARY FOR APPROVAL OF A TENTATIVE TRACT MAP: 1 . That the proposed map is consistent with applicable general and specific plans, as amended. • The proposed tract map is consistent with the proposed general plan designation of low density residential. 2. That the or design improvement of the proposed subdivision is P 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. 3. That the site is physically suitable for the type of development. • The 5-acre site is physically suitable for residential development. The existing sand dunes do not create any significant problems. 5 STAFF REPORT TT 30738 OCTOBER 1 , 2002 4. That the site is physically suitable for the proposed density of development. • The project will have a total of 94 residential lots. The proposed density (3.2 units per acre) is under the maximum allowed five units per acre. The project is physically suitable for the proposed development density. 5. 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 Mitigated 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 and higher densities. 6. That the design of the subdivision or the type of improvements is 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. 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. • All subdivision improvements will not conflict with any public easements. 8. 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. The floor plans, architectural elevations, and typical front yard landscaping of future homes shall be reviewed and approved by the City prior to construction. • C. ENVIRONMENTAL REVIEW 6 STAFF REPORT TT 30738 OCTOBER 1 , 2002 For purposes of CEQA, the proposed project will not have a significant negative impact on the environment and staff has prepared a Mitigated Negative Declaration of Environmental Impact. IV. RECOMMENDATION: Approve findings and adopt Planning Commission Resolution No. , approving Tentative Tract Map No. 30738 subject to conditions. V. ATTACHMENTS: A. Draft resolution B. Legal notice C. Comments from city departments and other agencies D. Tentative Tract Map Exhibit Prepared by. _-v Francisco J. Urbi a Associate Planner Reviewed and Approved by: 0 Q _� Pbhilip Drell Director of Community Development 7 : iTY OF Pill fiF ) .. I .n 73-514 FREI) WARIN, DRIVE PAI.M DFSFRI, CALIFORNIA 9226 -25'8 .,, 't. 4- • TEL: 760 346--06L 1 •':Y.'+ , :. " FAA: 76o i41—?O')9 .;iiit.- �{ .`_.:�,•a:• rnF..wpalm-Jc.crr.rrg CITY OF PALM DESERT LEGAL NOTICE& NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION CASE NO.TT 30738 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by GHA PALOMA GROUP, LLC for adoption of a mitigated negative declaration of environmental impact and approval of a tentative tract map to subdivide 29.67 acres parcel into 95 single-family lots The subject property is located at the southeast corner of Portola Avenue and Hovely Lane. It I v —MU CAVIL I p KF ,' ' ..„\\,&} as ,, i .� 3, `r tlIMIUIIIlllllllllllltil11111111111J l , �111� TRACT � JUI = f 01 3,,„` i J UI =1 imp ,y,0, 1�•q a! . nro, 30738 II a ,.,.et:`o i R1.R. =` SIT" l2Yb7A °=;sy'; ri 1 11111111111IIMI !Il��MIII1N11111111111//4. 4 1 tilliii111;.1„yi I=5 'NAM wl // rt,.,,,;: '.. _;,� .'i*,, s 00 iai►do , g 44 firm ;>;JMiii j; a i. S + x ,, ',� ♦i �: '� z:.....,\ SAID public hearing will be held on Tuesday, October 1, 2002, at 7:00 p.m. in the Council Chamber 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 (or city council)at, or prior to,the public hearing. PUBLISH: Desert Sun PHILIP DRELL, Secretary September 10, 2002 Palm Desert Planning Commission NOTICE IS HEREBY GIVEN that the City of Palm Desert has completed an Initial Study of the project described above. This Initial Study was completed in accordance with the City's guidelines implementing the California Environmental Quality Act. This initial study was undertaken for the purpose of deciding whether the project may have a significant effect on the environment. On the basis of such Initial Study, the City's Staff has concluded that the project will not have a significant effect on the environment, and has therefore prepared a Draft Decl aration/Mitigated ated Negative De claration. The Initial Study reflects the independent Negative 9 of the City. The project site is not on a hazardous waste list compiled pursuant to judgment y Government Code Se ction 65962.5. This project is not considered a project of statewide, regional or areawide significance. The proposed project will not affect highways or other facilities under the jurisdiction of the State Department of Transportation. A scoping meeting will not be held by the lead agency. Copies of the Initial Study and Draft Mitigated Negative Declaration are on file at City Hall, and are available for public review. Comments will be received until October 1, 2002. Anyone wishing to comment on this matter must submit such statements, in writing, to the City prior to this date. Comments of all Responsible Agencies are also requested. At its meeting on October 1 , 2002, the Planning Commission will consider the Draft Mitigated Negative Declaration. If the Planning Commission finds that the project will not have a significant effect on the environment, it may adopt the Mitigated Negative Declaration. This means that the Planning Commission may proceed to consider the project without the preparation of an Environmental Impact Report. PALM JJESERT POLICE DEPART,,TENT Served by the Riverside County Sheriffs Department f`r Larry D. Smith, Sheriff 73520 Fred Waring Drive Palm Desert,CA 92260 (760)836-1600 Fax(760)836-1616 August 19, 2002 RECEIVED AUG 2 7 %,:i2 City of Palm Desert Planning Department COMMUNITY DEVELOPMENT DEPARTMENT 73510 Fred Waring Dr. CITY OF PALM DESERT Palm Desert, CA 92260 ATTN: Steve Smith, Planning Manager RE: TT 30738 Dear Mr. Smith, Thank you for the opportunity to comment on the tentative tract map for 95 single family homes at the south east corner of Hovley Lane East and Portola Avenue in the city of Palm Desert. The following issues of concern related to public safety and law enforcement are presented: Pre-Construction& Construction Phases: 1. Current Planned Design: The proposed design presents several issues which should be discussed for security reasons and issues of public safety: A. Exterior Lighting Plan: (Refer to Post-Construction Comments) B. Portola Avenue Access: Due to the existing heavy traffic on Portola Avenue, a traffic control signal device should control the access to tract. Due to the proximity of the adjacent Carter Elementary School, there will be several times per day where additional traffic flow will exist, i.e., parents arriving to drop off and pick up children, and school busses. The access into the tract for southbound Portola Ave. traffic should be via a left turn pocket, also controlled by the aforementioned signal device. C. Landscaping: The landscape design should be based on the use of planted items which will not overgrow any areas near the residences or on the retention areas. For example, trees or shrubs, should not be planted directly adjacent to the residences, nor should they be planted in a manner which will obstruct observation into or out of the residences. Cacti are recommended for placement near the residences, due to their low maintenance and security advantages. They may also be used along the exterior facings of the perimeter block walls, as a deterrent to graffiti. 2. Construction Site: Prior to construction on any structure, a material storage area should be established and enclosed by a six(6) foot chain link fence to minimize theft of materials and/or equipment. Page 2 It is recommended that a list of serial and/or license numbers of equipment stored at the location be maintained both, at the site and any off-site main office. The public and non-essential employees should be restricted in access to the construction areas. Current emergency contact information for the project should be kept on file with the Riverside County Sheriff's Department, Palm Desert Station. The developer and/or builder's name, address and phone number should be conspicuously posted at the construction site. Visibility into the construction site should not be intentionally hampered. Areas actually under construction should be lit during hours of darkness. All entrances and exits should be clearly marked. The construction site should have a clearly designated point of contact, such as a construction trailer or the emergency and non-emergency phone numbers for the fire department (CDF), ambulance office. Post g y g Y service(AMR) and, the Palm Desert Police Department near any local site phone. The address for the facility should be posted near the above phones at the site. Any phones at the site that are blocked for outgoing calls should not be blocked from dialing 9-1-1. The parking areas and commercial areas on the premises should be accessible to emergency vehicles at all times with paved pathways of sufficient width to accommodate such vehicles. Post Construction&Project Completion: 1. Lighting: The current proposal does not include an exterior lighting plan for the tract or the individual residences. All exterior lighting standards and fixtures should be resistant to vandalism and tampering. The standards should be of a height to reduce any tampering or damage. It is recommended that high: pressure sodium type lighting be used for the reasons of color rendition and increased visibility (i.e. less glare). It is also recommended that all residences display a backlighted address on the front of each residence, clearly visible to emergency response personnel. 2. Graffiti Issues: Prior to occupancy, the surface of walls, fences, buildings, logo monuments, etc... should be graffiti resistant either through surface composition, applied paint type and/or planned shielding by landscaping or plants. 3. Public Safety: When completed,this housing tract will be served by the Riverside County Sheriff's Department,Palm Desert Police contract. Current staffing levels at the Palm Desert Police Department are adequate, however,this housing tract will increase the full-time residential population of Palm Desert by approximately 150 residents. Therefore, in conjunction with a significant rise in both planned and current residential and commercial development in the city, there is a high probability that a degradation of police services will occur, unless the project is programmed with development funds for public safety services. The Palm Desert Police Department requests specific mitigation to provide service. We request that as a condition of approval, a recurring revenue stream be identified as specific law enforcement cost mitigation for the project. During the build-out of the project,the law enforcement cost mitigation revenue should be proportionate to the estimated population that will be occupying the proposed project. If the planning commission, planning project representative, developer and/or construction staff have any questions regarding these issues, contact Deputy Jon J. Gaw at(760) 836-1622. Respect j ly submitted J. Gaw Deputy Sheriff, ID # 3095 Community Oriented Policing Officer CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM TO: Department of Community Development/Planning Attention: Steve Smith FROM: Joseph S. Gaugush, Director of Public Works/City Engineer SUBJECT: TENTATIVE TRACT 30738; GHA PALOMA GROUP DATE: August 16, 2002 The following should be considered conditions of approval for the above-referenced project: (1) Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Palm Desert Ordinance Number 653, shall be paid prior to recordation of final map. (2) Storm drain/retention area design and construction 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. (3) Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to recordation of final map. (4) Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable City standards. (5) 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. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to recordation of final map. Such offsite improvements shall include, but not be limited to, curb and gutter, asphalt paving and concrete sidewalk in an appropriate size and configuration. "As-built" plans shall be submitted to, and approved by, the Director of Public Works prior to the acceptance of the improvements by the city. (6) 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. (7) All public 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) Landscaping maintenance on Portola Avenue and Hovley Lane East shall be provided by the homeowners association. Landscape treatment shall be water efficient in nature and shall be in accordance with the City of Palm Desert landscape design standards. Applicant shall be responsible for executing a declaration of Conditions, Covenants and Restrictions, which declaration shall be approved by the City of Palm Desert and recorded with the County Recorder. The formation of a property declaration shall specify: (a)the applicant shall oversee thep p y P Y owners association; (b)the property owners association shall be formed prior to the recordation of the Map; and (c) the aforementioned landscaping shall be the responsibility of the property owners association. Landscaping plans shall be submitted for review simultaneously with grading plans. (9) In accordance with Palm Desert Municipal Code Section 26.44, complete grading plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. (10) Traffic safety striping shall be installed to the specifications of the Director of Public Works. A traffic control plan must be submitted to, and approved by, the Director of Public Works prior to the placement of any pavement markings. (11) Full improvements of interior streets based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. Interior private streets shall be improved at 32 feet in width, with parking restrictions per the Fire Marshall and City Engineer. Off site improvements to be constructed include, but are not limited to the following: • Provide approximately 140' right turn pocket plus 90' transition on Portola Avenue at Hovley Lane East including curb, gutter, sidewalk and paving. • Widen the south one-half of Hovley Lane East on the entire project frontage to a half street width of 44', including curb, gutter, sidewalk and paving. • Modify existing traffic signal at Portola Avenue and Hovley Lane East to accommodate road widening. City of Palm Desert may reimburse developer for this signal modification cost, subject to City Council approval. • Design and construct traffic signal and safety lighting on Portola Avenue at the project access road. The developer shall agree to pay 25% of traffic signal and safety lighting energy and maintenance costs in perpetuity. Signal and lighting energy and maintenance costs shall be included in the declaration of Conditions, Covenants and Restrictions. • Provide 20' landscape buffer with sidewalk, measured from curb face to wall, on Portola Avenue. Provide 22' landscape buffer with sidewalk, measured from curb face to wall, on Hovley Lane East. (12) Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the issuance of any permits. (13) Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. (14) 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. (15) Pad elevations, as shown on the tentative map are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. (16) Waiver of access to proposed Shepherd Lane, except at approved locations, shall be granted on the final map. (17) 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. (18) Prior to the start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. (19) Gates on the Portola Avenue access road shall be located at least 150' from the Access road on Hov ley Lane East extension of the curb line on Portola Avenue. Y shall be for official emergency vehicles only. Pedestrian gates shall be provided on both access roads. UtAN JOSEPH S. GAUGUSH, P.E. G 1PuOWcrks1Conditions O,ApprovaATMAPSITR 30738 GHA Paloma Single Family Portola and HLE.wpd .;tioerru RIVERSIDE CLJNTY 5� Q "` _,,y1Mi a/°R/fr �'" P"°r °`' FIRE DEPARTMENT 4TM uso n In coopennitm with the gna b ,dun clay, California Department of I:(tre.try ,tndl Dire l n)tcr it,,,, ® 210 West San Jacinto Avenue • Perris, California 0?570 - (r10'I) G900 . 1AX Cm'it '1.1041910 "I, "Pa""", Cove Fire Marshal's Otlice Tom Tisdale 70801 Highway Ill Fire Chief Rancho Mirage CA 92270 (760)346-1870 Proudly serving the unincorporated j 1/ 02-� areas of Riverside C I d uc1_ Jam"_ e_l'fr -- County and the TO: J --T`1 cities of: �j Banning r REF: •T 30% O 3 Beaumont Calimesa If circled, conditions apply to project OZ-'2-1-1 Canyon Lake 10 With respect to the conditions of approval regarding the above Coachella referenced project, the fire department recommends the following lire protection measures be provided in accordance with City Municipal Desert Hot Springs Code, NFPA, UFC, and UBC or any recognized Fire Protection Indian Wells Standards: The Fire Department is required to set a minimum fire flow for the Indio remodel or constnaction of all buildings per UFC. article 87. Lake Elsinore 0 A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual - :Q pressure must be available before any combustible material is place Lauint's on the job site. Moreno Valley Provide or show there exists a water system capable of providing :t Palm Desert gpm flow of: 0 1500 gpm for single family dwellings Perris 4. 2500 gpm for multifamily dwellings Rancho Mirage 5. 3000 gpm for commercial buildings San Jacinto The required fire flow shall be available from a wet barrel Super Hydrant (s) 4"x21/2"x2 V2", located not less than 25' nor more than: Temecula alli 200' from any portion of a single family dwelling measured via vehicular travetway 7. 165' from any portion of a multifamily dwelling pleasured via Board of Supervisors vehicular travetway 8. 150' from any portion of a commercial building measured N'i:1 Bob Busier District 1 vehicular travetway John Tavaglrone 9. Water Plans must be approved by the Fire Marshal and uiclwdc District 2 verification that the water system will produce the required lire now. Jim Venable 10. Please be advised the proposed project may not he feasible since the Districts existing water mains will not meet the required fire flow. Roy Wilson District 4 Torn Mullen District 5 / 11. Install a complete NITA 13 fire sprinkler system. This applies to all buildings with a 3000 square foot total cumulative floor area. The Dire Marshal shall approve the locations of all post indicator valves and tire department connections. All valves and connections shall not l)c less than 25' from► the building and within 50' of an approved hydrant. Exempted are one and two family dwellings. 12. All valves controlling the water supply for automatic a sprinkler nd rr►cd per systems and Water-flow switches shall be monitored UBC Chapter 9. 13. Install a fire alarm system as required by the UBC Chapter 3. 14. Install portable fire extinguishers per NIA PA 10, but not less than one 2A1OBC extinguisher per 3000 square feet and not over 75' walking distance. A "K" type tire extinguisher is required in all commercial kitchens. 15. Install a llood/Duct automatic fire extinguishing system per N I'1'A 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. 017 All building shall be accessible by an all-weather roadway e tending 7 to within 150' of all portions of the exterior walls of the first store. The roadway shall not be less than 24' of unobstructed NVidth atul 13' 6" of vertical clearance. Where parallel parking is required on both sides of the street the roadway must he 36' wide and 32' wide a with parking on one side. Dead-end roads in excess of 150' shall he provided with a minimum 45' radius turn-around 55' in industrial developments. '70 Whenever access into private property is controlled through use of gates, barriers or other means provisions shall he 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". I' A dead end single access over 500' will require a secondary access, sprinklers or other mitigative measures approved by ►e Fire 1 he Marshal. Under no circumstance shall a dead end over 13(111 accepted. 20 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 sire approved h 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 construcntion. j icp,s.-) ..�((y� Conditionsn v v^Q t''i'-�'_,~cA � '"'�- ( '""`' 24l( / subject to change with adoption of new codes, ordinaces, 0 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's Office at (760) 346-1870 Location: 70801 Highway I 1 1, Rancho Mirage CA 92270 Other: df,:',1_,, --Z,,,e, 0:) —_______.) Sincerely, Michael 11. Wilson Fire Marshal *I AT E R ESTABLISHED IN 1918 AS A PUBLIC AGENCY kvi 0,sTRIc-c COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058•COACHELLA, CALIFORNIA 92236•TELEPHONE(760)398-2651 DIRECTORS OFFICERS JOHN W.McFADDEN,PRESIDENT THOMAS E.LEVY,GENERAL MANAGER-CHIEF ENGINEER RUSSELL KITAHARA,VICE PRESIDENT BERNARDINE SUTTON,SECRETARY TELLIS CODEKAS August 16, 2002 STEVEN B.ROBBINS, ASSISTANT ANT TO GENERAL RILL, MANAGER PATRICIA A.LARSON REDWINE PETER NELSON RECEIVE e: 0163.1 050609-3 AVS 2002 Department of Community Development COMMUNITY DEVELOPMENT DEPARTMENT City of Palm Desert CITY OF PALM DESERT 73-510 Fred Waring Drive Palm Desert, California 92260 Gentlemen: Subject: Tentative Tract Map 30738 This area lies on the sandy area in the northern portion of Palm Desert and is considered safe from regional stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time by the Federal Emergency Management Agency. Since the stormwater issues of this development are local drainage, the district does not need to review drainage design further. 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 are subject to change. Plans for grading, landscaping and irrigation systems shall be submitted to the district for review. This review is for ensuring efficient water management. If you have any questions please call Dan Charlton, stormwater engineer, extension 316. Yours very truly, 1424- 0" evy General Manager-Chief Engineer cc: Don Park Riverside County Department of Public Health 82-675 Highway 111, CAC Building, Second Floor, Room 209 Indio, California 92201 TRUE CONSERVATION DC:jl\eng\sw\aug\ttm30738 USE WATER WISELY RECEIVED Southern California Gas Company 1981 W.Lugonia Avenue !),) Redlands,l 2002 Redlands,CA 92374-9720 The G Gas Mailing Address: Company. COMMUNITY DEVELOPMENT DEPARTMENT PO Box 3003 CITY OF PALM DESERT Redlands,CA 92373-0306 A Al Sempra Energy company August 15, 2002 City of Palm Desert 73-510 Fred Waring Drive Palm Desert CA 92260-0611 Attention: Steve Smith Re: Tentative Tract Map # 30738 for 95 single family lots, SE corner of Portuola & Hovely Lane Thank you for the opportunity to review your plans for the above referenced project. We have no comments or recommendations to submit on this particular development project. If you need any additional information, please call Gertman Thomas at (909) 335-7733. Sincerely, . 7,1 '?47/ Bruce Bocking Technical Supervisor 09-26-02 12:38pm From-GURALNICK .ILAND +7605683053 T-426 P.02/03 F-434 GURALNICK & GILLILAND ATTORNEYS AT LAW ATTORNEYS SERVING 74-399 -IIGI-IWAY 111 , SUITE M TEMECULA OFFICE t0oo) 238-7G2? COMMUNITY ASSOCIATIONS pALM DESERT. CALIFORNIA 92260 TELEPHONE (760) 3a0-1515 SAN DIEGO OFFICE (519) 232-1300 MILE. R,ECEIVED E-MAIL•CwIAYNEGIr'GOGMOAL w3COM SEA 2 6 2002 PLEASE REFER TO FILE 61-t57 COMMUNITY DEVELOPMENT DEPARTMENT CITY OF PALM DESERT September 25, 2002 SENT VIA FACSIMILE ONLY (760) 776-4197 Michael A. Criste, Esq. Criste, Pippin & Golds 73-550 Allesandro, Suite 200 Palm Desert, CA 92260 Re: Request for Portola Country Club iomeowners Association to Deed A Strip of Land Approximately 30' Wide op the South Boundary of Your CIient's New Tract No. 30738 (La Paloma) Dear Mike: In follow up to your facsimile of yesterday,September 24,2002,we have been awaiting your client's concurrence to the terms and conditions of the Canterra Wall Agreement ("Agreement"). If your client concurs with all the terms and conditions of that document, subject to the following changes,please have him indicate in the space designated below, as a non-binding letter of intent, and we will prepare the appropriate agreement_ The additional changes to the Agreement would reflect the followng: 1. That instead of a cement cap,your client would use a stone or flat cap consistent with the material used for the wall; 2_ That the wall material would be consistent with the material used by Canterra; 3. Since the Association owns the property in fee,that the payment of$25,000 will be due and payable upon execution of the Agreement and the Association's deeding of the property to your client; 4_ That your client would agree that no improvements, other than imgation and landscaping, could be installed within a ten foot setback,measured from the wall to be constructed by your client between the respective projects; Received Sep-26-2002 12:d0pm From-+7605683053 To-PALM DESERT PUBLIC W Pate 002 • 09-26-02 12:39pm From-GURALNIC LLILAND +7605663051 T-426 P.03/03 F-434 GURALNICK & GILLILAND ATTORNEYS AT LAW Michael A. Criste, Esq. Page 2 5. 1 do believe there is still a need for a presentation to understand the height of the wall on the Association's side. I believe the Association does prefer that the six foot height of the wall should be measured from your client's side, a grade that is higher in pad elevation than Portola's_ Nevertheless,we understand that ties might create an eight or nine foot wall on the Portola side,and I believe the Board of Directors would like to understand this issue better before formalizing an agreement. 6. We also need to Mow who owns the adjacent property and has the authonty to execute the agreement as owner of the adjacent parcel (i.e., has your client closed escrow with MacDonald). In summary, I believe we both would like to either have a formal agreement executed or, alternatively, a basic understanding between our respective clients prior to the October 1, 2002 hearing. If said can be accomplished, it is my understanding that the Association would be supporting your client's project_ To facilitate all of the foregoing, may I suggest that we schedule a meeting between your client, representatives of the Association and respective counsel for either the afternoon of September 30 or the afternoon of October 1, 2002,here in our office. Sincerely, GURALNICK& GILLILAND Wayne Guralnick /la cc: Board of Directors Portola Country Club Association S i-157\19.925 The undersigned,as developer of the project referred to as Tentative Tract No. 30738,agree to the above as to form and content, as a non-binding letter of intent. By Received Sep-26-2002 12:40pm From-+7605683053 To-PALM DESERT PUBLIC W Page 003 • TEN I A- ( /v C 1 e—f - F (v \AP / 0 3 C 77 g PORTOLA VENEZIA COUNTRY CLUB TTM 30738 TM 11215-1 r /HIGH POINT ---- BUILDING r-- w i SETBACK y� I I z I i LOT 47 RETENTION BASIN di a a I PE=184.7 BOTTOM = 182.0lip I a I I a LOT 29 PE=181.5 o o a I I w HIGH POINT 16.5' 16.5' 159' 90't 18' 18' RETENTION BASIN (3:1 SIDE SLOPES) a 18"-24" f �. DEEP 6' HIGH WALL TYPICAL SECTION AT SOUTHERLY LOTS (1-0 40 ) AN D FOR- Lo-5 2.7 T-F L4 34 B RD ING T+E C 7'E 2 S__-t-i- 1 ---°°°14114 ) I The Keith Companies C GRAPHIC SCALE SCALE 1'=40' 0 20 40 80 120 73-733 Fred Waring Drive, Surte 100, Palm Desert, C4 92260 (760) 346-9844 C TY OF M DESERT PUBLIIC WORKS LDEPARTMENT . J1 CEIVED INTEROFFICE MEMORANDUM OCT 0 t 2002 TO: Department of Community Development/Planning COMMUNITY DEVELOPMENT DEPARTMENT Attention: Steve Smith CITY OF PALM DESERT FROM: Joseph S. Gaugush, Director of Public Works/City Engineer SUBJECT: TENTATIVE TRACT 30738; GHA PALOMA GROUP DATE: October 1, 2002 After receiving additional information, the following Public Works Department conditions of approval have been revised: (3) Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to recordation of final map. Signal construction costs may be credited toward signalization fees, upon approval by the City Council. (11) Full improvements of interior streets based on residential street standards in accordance with Section 26.40 of the Palm Desert Municipal Code shall be provided. Interior private • streets shall be improved at 32 feet in width,with parking restrictions per the Fire Marshall and City Engineer. Off site improvements to be constructed include, but are not limited to the following: • Provide approximately 140' right turn pocket plus 90'transition on Portola Avenue at Hovley Lane East including curb, gutter, sidewalk and paving. • Widen the south one-half of Hovley Lane East on the entire project frontage to a half street width of 44', including curb, gutter, sidewalk and paving. • Modify existing traffic signal at Portola Avenue and Hovley Lane East to accommodate road widening. City of Palm Desert may reimburse developer for this signal modification cost, subject to City Council approval. • Design and construct traffic signal and safety lighting on Portola Avenue at the project access road. 25% of construction costs will be reimbursed to the developer by the City. The developer shall agree to pay 25% of traffic signal and safety lighting energy and maintenance costs in perpetuity. Signal and lighting energy and maintenance costs shall be included in the declaration of Conditions, Covenants and Restrictions. • Provide 20'landscape buffers with sidewalks on Portola Avenue and Hovley Lane East as approved by the Architectural Review Commission and the Director of Public Works. I✓ JOSEPH S. AUGUSH, P.E. G:1PubWorks\Cond/tions of Approval\TMAPSITR 30738 GHA Paloma Single Family Portola and FILE wpd Nov-05-2002 12:35pm From-D S U S D ""ILITIES 760-771-8522 T-636 P.002/002 F-335 a1FIBD • 0 w RbEFANCHO MIRAGEIMu0A0 Desert Sands Unified School District Z: � Q INDIAN WELLS Z.; 47-050 Dune Palms Road • La Quiata, California 92253 - (760) 771-8515 • FAX: (760) 771-8522 PALM DESERT IP LA OUINTA �a �p INDIO y0 - Facilities Services - BOARD OF EDUCATION John J. Benoit Tina Godec.ke Jim Koedyker g I 1' WINED Amy swan-Draper Gary Tomak U v i 2002 ..`O MUti TY DEVE TeMEN U FA;':i F CII1 OF PALM PESERT November 5, 2002 Francisco Urbina Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Dear Mr. Urbina: Desert Sands Unified School District has reviewed the plans for the proposed block wall to be built by GHA Paloma Group II, LLC, for the Venezia development along the western boundary of Carter Elementary School. The District finds the proposed wall to be acceptable and supports the project as long as the wall is built as designed. If you have any questions, please contact me at 77-8516. Sincerely, P4-4W-1 Pcggy Reyes Director Facilities Services cc: Mario Gonzales Roger Clarke • Received Nov-05-2002 12:38pm From-760 771 8522 To-PALM DESERT PUBLIC W Page 002 • �? 4i 1 Nv- o y BERMUDADUNESr Desert Sands Unified School District RANCHO MIRAGE G 6 INDIAN WELLS ti 47-950 Dune Palms Road • La Quinta, California 92253 • (760) 771-8515 • FAX: (760) 771-8522 0> PALM DESERT 0 LA OUINTA �a INDIO y° - Facilities Services - BOARD OF EDUCATION John J. Benoit Tina A. Godecke Jim Koedyker Amy Swan-Draper Gary Tomak October 1, 2002 Mr. Philip Drell Director of Community Development City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA. 92260 RE: Housing Development on Hovley Lane west of Carter Elementary School Dear Mr. Drell: As a follow up to my previous letter, Desert Sands Unified School District requests that the approval be conditioned to provide the District, City and the developer an opportunity to resolve the height of the wall and drainage issues. Si cerely, raA,••• Peggy Reyes Director Facilities Services tof1E0 J \\��/// �s a\ / o yBERMUDADUNESr Desert Sands Unified School District RANCHO MIRAGE INDIAN WELLS to ct PALM DESERT 47-950 Dune Palms Road • La Quinta, California 92253 • (760) 771-8515 • FAX: (760) 771-8522 LA OUINTA ♦ 0 INDIO y`' - Facilities Services - BOARD OF EDUCATION John J. Benoit Tina A. Godecke Jim Koedyker Amy Swan-Draper Gary Tomak October 1, 2002 Mr. Philip Drell Director of Community Development City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA. 92260 RE: Housing Development on Hovley Lane west of Carter Elementary School Dear Mr. Drell: The proposed housing development plans walls that the District to be excessive in height with regards to safety at Carter Elementary School. The district's architect just received grading plans for the project planned to the west of Carter elementary. From his review the developer will have a 13 foot high wall which backs up to the existing paved access road which runs along the west side of the school from Hoveley lane. There is no buffer or curb planned at this location which could create an unsafe condition. The school will also be looking at a 13' high wall as you leave the site and the houses will be approximately 4-7' above the school site. Additionally it appears they have created a low spot at the entrance to the northern parking lot and have made no provisions to accept the drainage which has historically been accepted by their property. Our recommendation would be to: 1. Require that they split the height of the wall between the retaining portion and the garden wall portion with a 3' setback with landscape to lessen the impact of the wall and to diminish the graffitti which would occur on a wall 13'tall. 2. They need to provide a drainage easement and a pipe to accept a portion of the drainage adjacent to their lot#20 and 21 to account for that portion that normally flowed onto their site. 3. They should require through their homeowners association a fee to maintain the landscaping at the terraced wall condition. Therefore, Desert Sands Unified School District requests that the approval be continued until such time as the District, City and the developer can review the plans and resolve the above mentioned issues. Sincerely, 1(- ,�/JJ;� IJ �j Peggy Reyes /f Director Facilities Services A/ F re7 1 /Z7 621c P6(f/ki ata- RECEIVED ara, d �u C L r 0 i 2002 O,MMUNI'i'Y DEVELOPMENT DEPARTMENT (1(161V (//y C-/ CITY OF PALM DESERT (c.get. i-te,6 30 7 60e,,,,,p,e e 7( -(-tee / (- al tke‘'e--- a v e 0 /% r :S �uY` toles 4 / r r c C, p!/J J /�y�t5 /fair 5i vec c l7 C/ fv / C Gl�G t.' �T /c v �v/a t 7/c‘- e/ ( -e— c 4''4( //y z 747 e• �O ,901a Cop if1 extd, rfetj/ /111/> SO F I L>a qct 6tek, .K‘e LC6-11.0e2 / Th(e dte,v-e eeR ,S ram , (JU . . ' ��" 7 RE E JV E : October 1, 2002 �° '' ` COMMUNITY DEVELOPMENT DEPARTMENT CITY OF PALM DESERT Department of Community Development/Planning City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 9260-2578 To whom it may concern: As a concerned citizen and frequent Hovley Lane user, I have observed the high traffic on Hovley Lane near Carter Elementary School, subsequent safety issues, and limited vehicle access to the Carter campus. I have observed cars stacked in the right northbound lane on Portola to turn right on to Hovley Lane east to reach the entrance of Carter Elementary School. The only entrance to the campus is off Hovley and I have a concern that in the event of a large scale disaster, the school would be inaccessible to parents. I understand that a new 95 single family home development is planned for the 29.67 acres to the west and south of Carter Elementary School and would be interested in having the planning commission pursue an additional route for student pick up/drop-off, and for use in the event of a large scale disaster requiring evacuation of the school. A collaborative between the City of Palm Desert, the developer, and the school district will result in better solutions to the ingress/egress problems at Carter School. Thank you for your consideration in this ma► r. Sincerely, Dave Lamb / RECEIVED To: Palm Desert Planning Commission OCT U 1 2002 From: Concerned Portola Country Club Home Owners Re: Case No>TT 30738 COMMUNITY DEVELOPMENT DEPARTMENT CITY OF PALM DESERT On behalf of concerned Portola Country Club{a gated senior community} home owners I am writing about our interests regarding a proposed development to subdivide 29.67 acres parcel into 95 single-family lots. The proposed development is located on the southwest corner of Portola Avenue and Hovely Lane. We have questions regarding the plans for the Southern portion {property line}of the parcel adjacent to the Portola C.C. These questions deal with the privacy and security of the proposed fencing between the properties. Listed below are items that may have an significant effect on our home environment: A. Height of fencing between properties? B. Removal of Tamarisk trees? C. Removal of Oleander bushes? D. Property line fencing{type}? E. Homes with swimming pools? F. 30 foot extension of property line? The proposed parcel plan we viewed indicated a 6 foot property line fence. We strongly believe an 8 foot block wall should be constructed to provide the Portola home owners with property on Angels Camp Rd., adequate security and privacy. This is the height of the fencing at the property line between the properties at the new Canberra apartment complex located east of this project. Portola C.C. home owners plan to to attend the October 1st meeting to become familiar with this new housing project. The Portola C.C. residents are community oriented individuals, many have been home owners at the Club for more than 25 years and have a great interest in the development of Palm Desert. As interested parties we would appreciate future plan updates regarding this project. Thank You Contact: Jim Hillman 74048 Angels Camp Rd Palm Desert Ca. 92269 ph: 760-779-8203. I So • f Ask •i CITY OF PALM DESERT, CALIFORNIA �1 r � :w~; APPLICATION TO APPEAL N • CD rFji.97'5% r C I m 0= DECISIONOFHE Planning Commission 0rrn n •I (Name of Committee/Commission) —v• • c)-n Case No. TT30738 Meeting Date: 10-1-02 = n� TR. Map No. 30738 Name of Appellant GHA La Poloma Group Address 68936 Adel i na Road, Cathedral City, CA 92234 Phone: ( 760)322-3422 Description of Application: To appeal certain conditions as stated in Planning Commission hearing on 10-1-02. Rsason for Appeal: To amend condition Nn 4 reLaJi VP to_hid Ld_ina cethatks a --Appellant requests setbacks as listed on attached Exhibit "A".V O E ,� !i"� tL w co L4,1 /C/7/ Cg 0 c, Signature of Appellant /r1"ai T (2; Date o cr FOR OFFICIAL USE ONLY tea Date Appeal Filed: 1 Fee Received: t t" Treasurer's Receipt #: 9-1 Received by: ,dr • y - 4 Public Hearing Set For. 4 1� Action taken by the City Council: U Q Date: Sheila R. Gilligan, City Clerk EXHIBIT "A" TENTATIVE TRACT MAP 30738 Front Setback 20 feet to front loaded garages; reduced to 16 feet minimum for side entry garage or living area portion of house subject to approval by Architectural review Commission. Rear Setback 15 feet. Side Yard Setback 14 feet combined, minimum 5 feet; this setback may be reduced to 12 feet combined, 5 feet minimum, subject to approval by Architectural Review Commission. J/