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Home My WebLink AboutTT 22393 PP 87-11 MAGNESIA FALLS DRIVE/PARK VILLAGE APTS 1988 45•i AMER , N �Y First American Title Insurance Company 3625 FOURTEENTH STREET. (P.O. BOX 986) RIVERSIDE, CALIFORNIA 92502 • (AREA 714)684-1600 September 30, 1988 ' ( 3 1988 City of Palm Desert 45275 Prickley Pear Lane COMMUNHY CIiY OFEfALMENT DESEREARIMENI Palm Desert, Ca . 92260 Attn: Planning Dept . Re : Tentative Tract No. 22393 Gentlemen, This letter is to request a copy of the Negative Declaration for the above mentioned Tract for the benefit of the above mentioned tract . This is for the benefit of the Department of Real Estate which is one of their requirements . I have enclosed a self-addressed stamped envelope for your reply. Si re y, Evely Sa icki , Subdivision Consultant INTEROFFICE MEMORANDUM City of Palm Desert TO: Planning Commission FROM: Assistant City Manager/Director of Community Development DATE: March 15, 1988 SUB=: PP 87-11, TP 22393 - Request for Time Extension Planning Camiission approved this project April 21, 1987. The project oonsists of 11 four-plex apartment buildings in the PR-7 zone on Magnesia Falls Drive approximately 700 feet east of Portola. It was discovered after approval that there was a soil compaction problem on the property that the applicant has been attempting to solve with C.V.W.D. A letter requesting the one-year time extension is attached. �f�r79 ' RAMON A. DIAZ ASSISTANT CITY MANAGER IRECPOR OF COMMUNITY DEVELOPMENT /tm [\/\\ 7 Nelson Development Co.Inu Nelson 7 P.O. B Eslado P.O. Boxx 30 300 Develo meet LaQvinla, CA 92253 company 1 inc. February 23, 1988 Planning Department At tent ion: Ray Diaz City of Palm Desert 73--510 Fred War-ing Drive Palm Desert, CA 92260 Re: Planning Commission Resolution #1215 Dear- Ray Diaz : This letter is to r-equest a one year extension, to April 21 , 1989, on the above referenced case. 'The extension is requested since building of the project was postponed due to a sizable am-.-unt of 1_lrlcom pact ed fill dirt which was found in a portion of the acreage. A sOlutiorl to this problem has been found and we are proceeding with development plans. Sincerely, DAVID A. NELSON DAN/fa FtB 261988 COMMON" OEVLLOPMENI DEPANIMENI CITY OF PALM OESENI 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 PLANNING CX)MMISSION MEETING NOTICE OF ACTION Date: March 17, 1988 Nelson Development Co. Inc. P.O. Box 300 La Qui-nta, CA 92253 Re: PP 87-11 and TT 22393 The Planning Ckmnission of the City of Palm Desert has considered your request and taken the following action at its meeting of March 15, 1988. APPROVED A ONE-YEAR TIME EMMION By MINI7PE MOTION. CIMMED 3-0. Any appeal of the above action may be made in writing to the Director of CcMMunity Development, City of Palm Desert, within fifteen (15) days of the date of the decision. RAMJN A. DIAZ, SECR PALM DESERT PLANNING, RAD/tm Cc: Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal i 1 I i MINUTES { PALM DESERT PLANNING COMMISSION j MARCH 15, 1988 B. Case Nos. PP 87-11 and 7T 22393 - NELSON DEVELOPMENT MANY, INC., Applicant Request for approval of a one-year time extension for a previously approved project- consisting of 11 four-plex apartment buildings on Magnesia Falls Drive, approximately 700 feet east of { Portola. ' Mr. Diaz explained that staff was recomnending that PP 86-45 be denied the time extension. I Ccnmtssion removed Item A from the consent calendar and explained i that it would be discussed further under miscellaneous items. Action: Moved by Commissioner Downs, seconded by Coienissioner Whitlock, ! approving Item B of the consent calendar by minute motion. Carried j 3-0. i i VII. PUBLIC HEARINGS A. Continued Case No. PP 88-2 - MARVIN-DAVID INVESTMENTS, Applicant Request for approval of a negative declaration of environmental impact and precise plan for a I 21,200 square foot retail ccninercial building to be constructed on the north side of El Paseo between Sage Lane and Highway 74. Mr. Diaz explained that PP 88-2 was continued to allow the applicant j to receive approval fran the Palm Desert Property Owners Association, which it did and also received approval from the Palm Desert Architectural Contission. He recommended approval and adoption of the resolution. Vice Chairman Richards opened the public testimony and asked if the applicant wished to address the commission. I MR. CLEMENTE TRANODSO, 1900 E. Tahquitz McCallum Suite B4 in Palm Springs, stated that he concurred with the staff report. He explained that in order to allow individuality of the stores, the individual store owners would be allowed to design their own store fronts. Upon a request for clarification from Commissioner Whitlock, Mr. Trancoso explained that window 2 PROOF OF PUBLIC_, ;ION This space is for the Cc y Clerk's Filing Slamo (2015.5 C.C.P.) STATE OF CALIFORNIA, T.' ii k 10 PH 3 S5 County of Riverside I am a citizen of the United States and a CITY OF PALM DESERT - resident of the County aforesaid; I am over the ageof eighteen years, and not a party to Proof of Publication of or Interested in the above-entitled matter. I am the principal clerk of the printer of the n -g --- DESERTPOST.............................. .......................................................... CITY OF PALM DESt=RT _..................................................... LEGAL NOTICE ..77 a newspaper of general circulation, printed CASE NOS.PP 87.11 AND TT 22393 NOTICE IS HEREBY GIVEN that a public hearing will be held be- 1 fore the Palm Desert Planning Commission to consider a request , Bi-Weekly by NELSON DEVELOPMENT COMPANY, INC:, to construct a 44 . I and published ................. unit apartment project on 6.3 acres on the north side of Magnesia' I Falls Drive,approximately 700 feet east of Portola,also described Palm Desert as:APN 624-120-006 In the City of .................................. SAID public hearing will be held on Tuesday,April 21,1987 at 7:00 County of Riverside, and Which news- p.m. in the Council Chamber at the Palm Desert Civic Center, paper has been adjudged a newspaper 73-5P Fred Waring Drive,Palm Desert,California,at which time and lace all4nterested persons are Invited to attend and be heard. of general circulation by the Superior If you challenge the proposed actions In court,you may be limited Court of the Count of Riverside, Stale Of to raising only those issues you or someone else raised at the pub. y lic hearing described in this notice,or in written correspondence. delivered to the planning commisslon'(or city Council)at,or prior . California,under the date of„?,Q/,5, 19 64.0 to.the public hearing. .'. fiAMON A..DIA2;Secretary Palm Desert Planning Commission - (Pub.D.P.Apr.10,1987) ; Case Number B 3....6 5 B............:that the notice, � � I of which the annexed is a printed copy (set In type not smaller than nonpareil), has been published In each regular and entire Issue of said newspaper and not in any supplement thereof on the following dates, to-wit: ............ ..........4........................................ all In the year I certify (or declare) under penalty of perjury that the foregoing is true. and correct. l Dated at.RA11o..P.9.j1ftrX..................... California, this.. oth dayof...AprI.Y9,a,7, �-�igature Free copier of this blank term may Its secured froths CALIFORNIA NEWSPAPER SERVICE BUREAU, INC. Legal Advertising Clearing House 120 West Second St., Los Angeles, Calif. 90012 Telephone: (213) 625.2541 PIHse request GENERAL Proof of Publication when ordtrina this form. Pi 1 NUTES PALM DESERT PLANNING CO:i!lISSIGN APRIL 21 , 1987 Mr. Sanders stated that while he had not been aware of the future plans, it would be to the credit of Palm Desert to keep this site looking better. Chairman Erwood indicated that this concern would be communicated to the Coachella Valley Parks and Recreation department. VIII . PUBLIC HEARINGS A. Case No. PP 87-10 - MIRALESTE INVESTMENT CORP. , Applicant Request for approval of a negative declaration and precise plan of design to allow construction of a professional office building in the office professional zone on property located on the west side of Monterey Avenue, 250 feet south of Sonora Drive (vacated) . Mr. Diaz reviewed the staff report and outlined staff concerns and recommended that staff be instructed to prepare a resolution of denial . Commissioner Downs asked if this had been before the architectural commission. Mr. Diaz replied yes, but noted that it did not receive architectural approval . Chairman Erwood opened the public testimony and asked if the applicant wished to address the commission. There being no response, Chairman Erwood asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, Chairman Erwood closed the public testimony. Action: Moved by Commissioner Richards, seconded by Commissioner Downs, directing staff to prepare a resolution of denial for the May 5, 1987 meeting. Carried 5-0. B. Case Nos. PP 87- 11 A119 TT 2239,3 - NELSON DEVELOPMENT COMPANY, Applicants Request for approval of a precise plan of design, a negative declaration of environmental impart and tentative tract map to subdivide 6.3 acres into thirteen lots to construct. eleven 4-plex 3 MINUTES ` PALM DESERT PLANNING COMMISSION APRIL 21 , 1987 apartment buildings in the PR-7 zone on Magnesia Falls Drive approximately 700 feet east of Portola. . Ms. Sass outlined the salient points of the staff report. Staff indicated that the applicant was requesting a waiver of setback requirements for the two eastermost buildings, which he would address. Staff also indicated that public works conditions ##22 and 23 would be stricken, and condition ##15 would be added to community development conditions stating, "Applicant shall install landscaping along the bikeway route along the east side" and also ##16 that, "All conditions contained herein shall be complied with prior to permit issuance or recordation of the final map, whichever occurs first." Mr. Diaz felt that A street would remain private and staff noted that it had been added to community development conditions. Commissioner Downs felt that with an eight foot sidewalk, street widening in some places might be impossible. Commissioner Richards agreed and asked public works for some general cost figures for installing a meandering sidewalk. Mr. Folkers responded that it would be $20 to $30 per run foot plus, depending on landscaping and curb and gutter additions. Mr. Folkers stated that it would be desirable to have curb and gutter along that side. Commissioner Richards asked about provision in the capital improvement project budget to form some type of cooperation . Mr . Diaz informed commission that staff had been critized in the past as to whether the development was being charged for improvements. Mr. Diaz stated that the question that needed to be answered was, "Are we requiring improvements that the project is demanding?" Commissioner Richards indicated that in this case the school district was building a school to create a demand and questioned if they should be a party to put up some money For the demand and felt that some study should be put into this concept. Mr. Folkers indicated that other factors were involved regarding the curb and gutter because of property owned by the water district and having to obtain an easement. He stated that if it were approved, the city would be responsible for $ 10 , 000 to $ 15 , 000 for improvements in the area. Commissioner Richards indicated that down-zoning has occurred plus new ways being added. He also felt there was a safety problem for youngsters in the area. Commissioner Downs asked where the street would be widened and why. Mr . Diaz stated that it might be that an eight foot meandering sidewalk may not be possible, but that we ask for the maximum and public works can allow for it to be loner if needed. Mr. Folkers n MINUTES PALM DESERT PLANNING COMMISSION APRIL 21 , 1987 stated that applicant shall work with staff to get some type of curb and gutter, sidewalk and some street widening. Commissioner Lacllow expressed concern regarding erosion of the wash. Mr. Diaz explained that certain requirements had to be met that dealt with that specific concern. Chairman Erwood opened the public testimony and asked if the applicant wished to address the commission. MR. DAVID NELSON, 74-606 Driftwood Drive fl , stated that he would like the the street to be pub lic, saying that setbacks are increased for private streets. He indicated that the greenbelts would be the same and felt that they have complied with all the other conditions for entrances and pyramid roofs. Regarding the Whitewater Channel he indicated that they would be cementing the side of the bank. Commissioner Downs asked Mr. Nelson why he wanted a public street. Mr. Nelson indicated that if it remains private, half the lots would be public, half private. He Felt there would be problems with some residents paying for the private street. Mr. Diaz felt the city should not have to maintain what was essentially a large access drive and suggested the use of CC&R's to mitigate the concern. Chairman Erwood asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposed. MR. KEN NELSON asked for and received clarification regarding added condition 1116. Mr. Nelson expressed opposition to the street remaining private due to the fact that 100 percent of the lot owners would have to pay and only 50 percent would actually have use. MR. ED MALATTI , 385 Via Sorno-Wedgewood Glen, indicated that now was the time to development this property and felt this project was viable. Chairman Erwnod closed the public testimony. Commissioner Richards asked staff about creating findings. Mr. Diaz explained that if the majority of the commission feels that because of the special circumstances associated with the history of this site and feels the demands for off-site improvements are not warranted to be born by this particular development in regards to equity, some solution could be worker) put between the city and the developer. 5 MINUTES PALM DESERT PLANNING COHNI SSION APRIL 21 , 1987 Commissioner Richards stated. that would eliminate his concern. Commissioner Downs agreed. Commissioner Richards stated that he would like to make the motion to include the necessary findings that would waive the off-site requirement for, property that heads east and asked staff to change one of the conditions of approval to assure: 1 ) meandering sidewalks of some size is installed; and 2) if not practicle to widen street, city and public works wi 1 I come up with a solution, even if temporary, assure safety and allow staff and public works the ability to make changes they might need that are not exactly spelled out in these conditions. Mr. Diaz stated that there would be added a planning commission condition of clarification stating that it is the intent of the planning commission that public improvements be designed in cooperation between the applicant and the city in such a manner as to achieve the ultimate balance of the needs of the city and assure the quality of the development and design would be both before the commission for approval . Action: Moved by Commissioner Richards, seconded by Commissioner Down;, adopting the findings as presented by staff. Carried 5-0. Moved by Commissioner Richards, seconded by Commissioner Downs, adopting Planning Commission Resolution No. 1215, approving PP 87-11 and TT 22393 subject to conditions as amended. Carried 5-0. C. Case No. PP -87 13 - F1IRALESTE INVESTMENT CORP. , Applicant Request for approval of four single-story apartment units located on the south side of Shadow Mountain Drive, 500 feet. west of Porto1a Avenue. Mr . Diaz outlined the salient point, of the staff report and recommended approval subject to the. addition of a condition for a six fool: masonry wall . Chairman Erwood opened the public testimony and asked if the applicant wished to address the commission. There being no response, Chairman Erwood asked if anyone present, wished to speak in FAVOR or OPPOSITION to the proposed. There being no one, Chairman Erwood closed the public testimony. 6 y Gam` , 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: April 23, 1987 Mr. David Nelson 74-831 Velie Way, Suite 1 Palm Desert, CA 92260 Rep PP 87-11 AND TT 2239 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of April 21 , 1987. APPROVED BY ADOPTION OF RESOLUTION NO. 1215. CARRIED 5-0. Any appeal of the above action may be made in writing to the Director of Community Development, City of Palm Desert, within fifteen ( 15) days of the date of the decision. z 1 RAMON A. DIAZ, SECR TA� PALM DESERT PLANNING COMMISSION RAD/tm PLANNING COMMISSION RESOLUTION NO. 1215 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN, A NEGATIVE DECLARATION j OF ENVIRONMENTAL IMPACT, AND TENTATIVE TRACT MAP TO SUBDIVIDE 6 . 3 ACRES INTO THIRTEEN LOTS TO CONSTRUCT ELEVEN FOUR-PLEX APARTMENT BUILDINGS IN THE PR-7 ZONE ON MAGNESIA FALLS DRIVE , APPROXIMATELY 700 FEET EAST OF PORTOLA. CASE NOS. PP 87- 11 AND TT 22393 WHEREAS, the Planning Commission _of the City of Palm Desert, California, did on the 21st day of April , 1987, hold a duly noticed public hearing to consider the request of NELSON DEVELOPMENT COMPANY, INC. for the above described project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89, " in that the director of community development has determined that the project will not have a significant environmental impact and a negative declaration is hereby certified; and WHEREAS , at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify granting approval of said precise plan and tentative tract: 1 . The design of the g precise plan will not substantially depreciate L-. property values in the vicinity. 2. The precise plan will not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 3. The precise plan will not endanger the public peace, health, safety or general welfare. 4. That the proposed map Is consistent with applicable general and specific plans. 5. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. 6. That the site is physically suitable for the type of development. 7. That the site is physically suitable for the proposed density of development. 8. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. � I PLANNING COMMISSION RESOLUTION NO. 1215 9. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. 10. 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. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case; 2. That approval of Precise Plan B7- 11 and TT 22393 is hereby granted for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 21st day of April , 1987, by the following vote, to wit: j AYES: DOWNS, LADLOW, RICHARDS, WHITLOCK, AND ERWOOD NOES: NONE ABSENT: NONE ABSTAIN: NONE I RICHARD ERWOOD, Chairman ATTEST: RAMON A. DIAZ, Secreta y /tm I i 2 PLANNING COMMISSION' RESOLUTION NO. 1215 1 CONDITIONS OF APPROVAL CASE NOS. PP 87-11 AND TT 22393 Department of Community Development/Planning: 1 . The development of the property shall conform substantially with exhibits on file with the department of community development/planning, as modified by the following conditions. 2. Construction of a portion of said project shall commence within one year from the date of final approval unless an extension of time is granted; otherwise said approval shall become null , void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now In force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval , the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Palm Desert Water & Services District 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. Trash provisions shall be approved by applicable trash company and city prior to issuance of building permit. 6. Project shall pay fees as determined by Desert Sands Unified School District. 7. The applicant will pay fees to Comply with the requirements of Article 2648 of the City of Palm Desert Subdivision Ordinance. In return, the city agrees to use said fees for park purposes in conformance with an adopted master plan within five (5) years of the recordation of the final map. B. Project shall be subject to Art in Public Places fee per Ordinance No. 473. is 3 PLANNING COMMISSION REL__UTION 140. 1215 9. Installation of eight foot meandering sidewalk/bikepath along the north side of Magnesia Falls Drive connecting the Whitewater Channel Bikeway. 10. Pyramid roofs will be placed on all end units. 11 . Car stalls shall be upgraded to comply with city code. 12. Landscaped islands and patterned/colored concrete will be used at driveway entrances and/or access points to Magnesia Falls Drive. 13. 1 Street 'A' will be private and area gained will be redistributed between buildings for additional landscaped open space. 14. All driveways will measure 24 feet or as approved by the director of community development. 15. All conditions contained herein shall be complied with prior to permit issuance or recordation of the final map, whichever occurs first. 16. Setbacks may be modified, per discussion, to the satisfaction of the community development director. Department of Public Works: I . Drainage and signalization fund fees, as required by city ordinance, shall be paid prior to recordation of the final map. . 2. Drainage facilities shall be provided, per Ordinance No. 218 and the Master Drainage Plan, to the specifications of the director of public works. 3. Storm drain construction shall be contingent upon a drainage study by the private engineer that is approved by the department of public works. 4. Full public improvements, including traffic safety lighting, as required by ordinance and the director of public works, shall be installed in accordance with city standards. 5. 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 the project final . 6. Complete improvement plans and specifications shall be submitted, as required by ordinance, to the director of public works for checking and approval before construction of any improvements is commenced. The engineer shall submit "as-built" plans prior to the acceptance of the improvements by the city. - - 4 PLANNING COMMISSION RESOLUTION NO. 1215 7. All private streets, driveways and parking lots shall be Inspected by the engineering department and a standard inspection fee shall be paid prior to recordation of the final map. 8. Landscaping maintenance on Magnesia Falls Drive shall be provided by the homeowner's association. 9. Existing utilities shall be undergrounded per each respective utility district' s recommendation. If determined to be unfeasible applicant shall agree to participate in any• future utility undergrounding district. 10. Traffic safety striping on Magnesia Falls Drive shall be provided 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 before placing pavement markings. It . Complete grading plans and specifications shall be submitted, as required by ordinance, to the director of public works for checking and approval prior to issuance of any,permits. 12. Dedication of 44 feet of right-of-way on Magnesia Falls Drive shall be done prior to issuance of any permits and approval of plans. 13. Installation of curb and gutter, matching paving and sidewalk on Magnesia Falls Drive. J 14. Waiver of access to Magnesia Falls Drive except at approved locations shall be granted on the final map. 15. Offsite improvement plans to be approved by public works department and a surety posted to guarantee the required offsite improvements prior to recordation of the final map. 16. Full improvement of interior streets based on 60 foot residential street standards as established in accordance with Chapter 26, Section 26.40.040, C.P.D. Code. 17. Installation of one-half landscaped median in Magnesia Falls Drive or cash payment for one-half the cost of landscaped median at the option of the director of public works. I8. Installation of sewers to serve this project. 19. Complete tract map shall be submitted as required by ordinance to the director of public works for checking and approval and be recorded before issuance of any permits. 5 PLANNING COMMISSION RES._JT1ON NO. 1215 A -20. Any and all off site improvements shall be preceded by the approval of plans and the issuance of valid encroachment permit(s) by the department of public works. 21 . 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 issuance of the grading permit. City Fire Marshal : 1 . Install a water system capable of delivering 2500 GPM fire flow from any fire hydrant for a two hour duration in addition to domestic supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. 2. Install Riverside County super fire hydrants so that no point of any building is more than 250 feet from a fire hydrant measured along approved vehicular travel ways. a. exterior surface of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. b. curbs shall be painted red 15 feet in either direction from each • hydrant. C. hydrants shall not be located closer than 25 feet to any building. 3. Prior to issuance of a building permit, the developer shall furnish the original and three copies of the water system plan to the fire marshal for review. Upon approval , one copy will be sent to the building department and the original will be returned to the developer. 4. The water system plan shall be signed by a registered civil engineer and approved by the water company with the following certification: "I certify that the design of the water system in PP 87-I1 is in accordance with the requirements prescribed by the fire marshal ." 5. Prior to delivery of combustible materials to the building site, the required water system shall be installed, operating and delivering the required flow. 6. Additional fire protection requirements may be necessary when the applicant submits specific plans for consideration and approval . 7. All driveway turns to have 40 foot minimum turning radius. 6 PLANNING COMMISSION RESOLUTION NO. 1215 i 8. All portions of all buildings to be within 75 feet of a fire extinguisher. IIJI Planning Commission: I . It is the intent of the commission that public improvements be designed in cooperation between the applicant and the city in such a manner as to achieve the ultimate balance of the . needs of the city and assure development quality. Iv li 7 r 1 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: PLANNING COMMISSION DATE: APRIL 21 , 1987 CASE NOS: PP 87- 11 and TT 22393 REQUEST: Approval of a precise plan of design, a negative declaration of environmental impact and tentative tract map to subdivide 6.3 acres into thirteen lots to construct eleven 4-plex apartment buildings in the PR-7 zone on Magnesia Falls Drive approximately 700 feet east of Portola. APPLICANT: Nelson. Development Company, Inc. 74-831 Velie Way, Suite 1 Palm Desert, CA 92260 1. BACKGROUND: A. DESCRIPTION OF SITE: The 6.3 acre site is vacant with little topographic change. The property forms a right triangle along the Whitewater Storm Channel . B. ADJACENT ZONING AND LAND USE: NORTH: Whitewater Storm Channel 1 SOUTH: P and R-1 (Community park and single family dwellings) I EAST: Whitewater Storm Channel WEST: PR-5, Wedgewood Glen condominium development C. GENERAL PLAN LAND USE DESIGNATION: The property is designated medium density residential (5-7 du/ac) in the general plan. In addition the housing element adopted November 8, 1984 identified this site as a potential high density area. 11 . PROJECT DESCRIPTION: A. SITE DESIGN, CIRCULATION AND PARKING: The proposal is to create thirteen lots. Eleven of the lots will contain a fourplex apartment. Two lots will be common areas, one of which contains a pool and pool building. Four curb cuts will be made on Magnesia Falls Drive. The floor plan of -the fourplex is such that garages are to one side. Access is by "driveways" perpendicular to Magnesia Falls Drive. Parking is i PC STAFF REPORT PP 87-11 AND TT 22393 APRIL 21, 1987 provided in attached garages with additional guest parking locared at the ends of driveways. B. ARCHITECTURE AND LANDSCAPING: An eclectic, low profile architecture is used combining mediterranean and contemporary styles. The design provides a minimum of detail and occasional pyramid roofs. it should be noted that these roofs will not be placed nn interior units. A pool is provided with access by pedestrian walkways. An eight-foot meandering sidewalk connecting to the Whitewater Channel Bikeway would be required as it has been of projects previously approved on this property. The architectural commission granted preliminary approval of the architecture and landscape plan on March 25, 1987 conditioned that : 1 . The use of landscape medians be implemented into the driveway/parking areas. 2. Adequate size parking spaces be provided as required by code. 3. A patterned cnncrete be used rather than asphalt. 4. A legal exiting area be provided for the bedrooms exiting into the garage. 5. Study of solar protection primarily on the east and west elevations. 6. Minimum tree size to be 15 gallon and shrubs to be 60% five gallon and 40% one gallon. C. CODE PROVISION IN CHART FORM: Code Requirement Provided Minimum project area 10 acres 6. 3 acres Perimeter setback 20 ft. 10 ft. Maximum density 7 du/ac 7 du/ac Height 22/24 ft. max. 15 ft. Parking 2 spaces/du 2 covered I covered spaces/du 2 r PC STAFF REPORT PP 87-11 AND TT 22393 APRIL 21 , 1987 Code Requirement Provided Open space 40% min. 54% Building coverage 50% max. 31% Building separation 20 ft. min. 20 ft. Setback from local street 20 ft. 15 ft. Driveway width 20 ft. min. 20 ft. Car stalls 9'x20'/8'xl7' cmD. 8 1/2 x 15' 11x20' end spaces i Ill. STAFF CONCERNS: A. CODE REQUIREMENTS: The site in question provides substantial design constraints due to its shape. The proposed project does not meet code requirements of area and building setbacks . Car stalls, those shown as guest parking, are substandard. The dedication of the street furthest west would require 20 feet of building setback from the property line. The street provides access for 40 resident cars potentially impacting the bedroom location of five units. Privatization of this street would provide 18 feet of property that could be evenly distributed as six feet additional landscaped area between building 4, 5. and 6, 7 and 8, and 9 and 10. Staff finds an exception to the perimeter setback standard appropriate along the Whitewater Storm Channel , however, the streets should remain protected. B. VISUAL IMPACT: Straight driveways to access the garages of units are at right angles to Magnesia Falls Drive. Staff finds this arrangement is visually unappealing from the street and adjacent properties. This concern can be mitigated by the placement of a island type median planter in each drive and using a patterned and/or colored concrete. Alternatively a through street could be designed on the interior of the parcel . This alternative would solve the potential for backing 3 PC STAFF REPORT j PP 87-11 AND TT 22393 APRIL 21 , 1987 to occur onto the street, though it would increase the number of cars driving by a unit. The architectural renderings indicate a copper pantina on the chimney and as window accent. The the color is repeated as awning color over windows. The pyramid roofs are presented as "occasional ." Staff finds the building could be very plain without the artist's " license. " The applicant advised staff that the placement of pyramid roofs will be on the street, with interior units having flat roofs. Staff recommends that all units have these roofs as the look would remain "occasional " due to the flat roof of the garages. C. PUBLIC IMPROVEMENTS: This parcel has a history of applications for apartment and condominium type projects . Prior projects were conditioned to complete improvements needed in the area including full street improvements along Magnesia Falls Drive, curb and gutter tie-in paving, center median and eight foot meandering sidewalk connecting to the Whitewater Channel Bikeway. Staff report PP 86-8 suggested that the prior applicant extend curb and gutter tie-in paving and limited landscaping east to Deep Canyon Road adjacent to the bikeway in cooperation with CVWD which owns the property. Staff finds the improvements are still needed at this location and any approved development should provide them. I IV. ANALYSIS: A. FINDINGS FOR APPROVAL OF A PRECISE PLAN: 1 . The design of the precise plan, as conditioned, will not substantially depreciate property values nor be materially injurious to properties or improvements in the vicinity. Justification: The design of the project, as conditioned, is acceptable, has architectural preliminary approval , and meets applicable code requirements for this type of facility. 2. The conditioned precise plan will not unreasonably interfere with the use of and enjoyment of property in the vicinity by the occupants thereof for lawfu , purposes. 4 PC STAFF REPORT PP 87-II AND TT 22393 APRIL 21, 1987 Justification: The surrounding zoning is for the same use as proposed and adjacent owners would not be deprived the use of their land or be negatively imparted by this development,. I 3. The conditioned precise plan will not endanger the public peace, health, safety, or general welfare. Justification: The project is designed and conditioned in a manner that wi I I not endanger the public peace, health, safety, or general welfare due to compliance with rode requirements and compatibility with surrounding properties. B. FINDINGS FOR APPROVAL OF A TENTATIVE TRACT MAP: I . That the proposed map is consistent with applicable general and specific plans. Justification: The general plan in this area designated the land as low density planned residential 4 du/acre. The project as proposed is permitted on the property as zoned and, therefore, is consistent with the general plan. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. Justification: All public streets will be dedicated and improved and 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. Justification: The 19.25 acre site is sufficiently large to allow the project as proposed. The relatively flat terrain, access to major streets , and amr:unt of open space insure that the site is physically suitable for the project. 4. That the site is physically suitable for the proposed density of development. 5 PC STAFF REPORT PP 87-11 AND TT 22393 APRIL 21 , 1967 Justification: The design of the project indicates that the site is suitable for the proposed density of development because the site can oe served by respective utilities. the city, and existing or proposed circulation system. 5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially ,and avoidably injure fish or wildlife or their habitat. .Justification: The design will not cause substantial environmental damage or injure fish or wi !rl: ife or their habitat because it will be constructed in romnliance with applicable regulations and the proposed Negative Derlaration has determined that any adverse environmental impact, will be mitigated. 6. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. Justification: The design will not cause serious public, health problems because it will he in compliance with applicable health, safety and building 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 tnrough or use of property within the proposed subdivision. Justification: There have been no easements acquired by the public at large for access throuqh or use of property within the proposed subdivision. C. ENVIRONMENTAL REVIEW: The director of community development has determined that the proposed project, as rnnnitioned, will not have an adverse impact on the environment and i negative dec aration of environmental impact has been prepared. 6 PC STAFF REPORT PP 87-11 AND TT 22393 APRIL 21 , 1987 V. CONCLUSION: The lower density and one story height of this proposal make it the most compatible project presented for this site. The city has discussed and approved apartments on this site and found that development of this site would help to control the area by providing a barrier to the flood ' control channel and hopefully help to self-police the community park. Staff finds that a design that fits the site is needed and can be achieved. The conditions imposed by staff have been advised to the applicant as well as the above described code violations within the site plan. Staff finds compliance desirable and easy to attain. The applicant is willing to adjust the design to meet setback criteria where the shape constraints of the parcel allow. Staff recommends a waiver of the setback requirement for the two eastern buildings. The applicant has further advised that the suggested mitigation measures discussed above, specifically the islands, patterned concrete, additional pyramid roofs, and eight foot meandering sidewalk will be provided. Therefore, staff recommends: A. Adoption of the findings. B. Adoption of Planning Commission Resolution No. approving PP 87-11 and TT 22393. VI. ATTACHMENTS: A. Draft resolution. B. Negative declaration. C. Legal notice. D. Exhibits Prepared by Reviewed and Approved by /tm 7 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNiNh COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA. APPROVING, A PRFCISE PLAN OF DESIGN, A NEGATIVF DECLARATION OF ENVIRONMENTAL IMPACT, AND TENTATIVE TRACT MAP TO SUBDIVIDE 6. 3 ACRES INTO THIRTEEN LOTS TO CONSTRUCT ELEVEN FOUR-PI-EX APARTMENT BUILOiNGS IN THE PR-7 ZONE CN MAGNFKIA FALLS DRIVE, APPROXIMATELY 00 FEET EA4I OF PORiOLA. CASE NOS. PP R7- II AND TT 223% WHEREAS. the Panning Commission of roe City of Palm Desert. California, did on the 21st nay of Anrii , 19R7, hold 9 duly noticed public hearing to consider the request of NE, SON DEVKnOPMENT COMPANY, INC. for the above described project: and ' WHEREAS, said application has complied witn the requirements of the "City of Palm Desert Procedure for Imnlpment,atinn of the California Environmental Quality Art , Resolution No. 80-89 . " in that the director of community development has determinpd that the project will not. have a significant environmental impact and a npgativp declaration is hereby certified; and WHEREAS, at said puh ! ir nearing, upon hearing and considering all testimony and arguments. if any, of all interested persons desiring to be heard, said planning rommissinn did find the fnllowinq facts and reasons to exist to ,justify granting approval of said precise plan and tentative tract: 1 . The design of the Precise plan will not substantially depreciate property values in the vicinity, 2. The prerise plan will not unrpasonap-y intprferp with the use nr enjoyment of Property in the vicinity by the occupants thereof for lawful purposes. 3. The precise plan will not endanger top publir peace, health, safety or general welfare. 4. That the proposed map is ronsistenr witn applicable general and specific pleas. 5. That the design or improvement of the proposed subdivision is consistent with applirablp general and specific plans. 6. That the site is physiraily suitable for the type of development. 7. That the site is physically suitable for the proposed density of development. B. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantial :y and avoidably injure fish or wildlife or their habitat. 9. That the design of the subdivision or the type of improvements i not likely to cause sPriou4 public health problems. 10. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. PLANNING COMMISSION RESOLUTION NO. 9. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. 10. 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. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case; 2. That approval of Precise Plan 87-11 and TT 22393 is hereby granted for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 21st day of April , 1987, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD ERWOOD, Chairman ATTEST: RAMON A. DIAZ, Secretary /tm 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NOS. PP 87-11 AND TT 22393 Department of Community Oevelopment/Planning: 1 . The development of the property snail conform substantially with exhibits on file with the department of community development/ol,gnnina, as moditied by the following conditions. 2. Construction of a portion of said ornjert 5na. 1 commence within one year from the date of finai approval unlec.e an extension of time is granreo: otherwise said approval shad necome nuii , void and of no effert whatsoever. 3. The development of the nrootrty 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 nuilding. permit for ronstrur_tion of any use contemplated by this apnrnval , the applicant shall first obtain permits and/or clearance from the following agen-ies: Coachella Valley Water District Palm Deyer,t Arrhitectural Commission City Fire Marshal Public Works Department Palm Desert water R Services District Evidence of said permit or clearance from the above agencies shall be oresanted to the department of huilding and safety at the time of issuance of a biriloing permit for the use rontemplated herrwith. 5. Trash provisions shall be approved by applicanie trash company and city prior to issuance of nuildino permit. 6. Project shall pay fees as determined by Desert Sandsllnified School District. 7. The applicant will pay fees to rompty with the requirements of Article 2648 of the City of Palm Desert Subdivision Ordinance. In return, the city agrees to use said fees for park purposes in conformance with an adopted master plan within five (5) years of the recordation of the final map. 8. Project shall be subject to Art in Public Places fee per Ordinance No. 473. 3 PLANNING COMMISSION RESOLUTION NO. 9. Installation of eight foot meandering sidewalk/bikepath along the north side of Magnesia Falls Drive connecting the Whitewater Channel Bikeway. 10. Pyramid roofs will be placed on all end units. I1 . Car stalls shall be upgraded to comply with city code. 12.. Landscaped islands and patterned/colored concrete will be used at driveway entrances and/or access points to Magnesia Falls Drive. 13. Street 'A' will be private and area gained will be redistributed between buildings for additional landscaped open space. 14. All driveways will measure 24 feet or as approved by the director of community development. Department of Public Works: 1 . Drainage and signalization fund fees, as required by city ordinance, shall be paid prior to recordation of the final map. 2. Drainage facilities shall be provided, per Ordinance No. 218 and the Master Drainage Plan, to the specifications of the director of public works. 3. Storm drain construction shall be contingent upon a drainage study by the private engineer that is approved by the department of public works. A. Full public improvements, including traffic safety lighting, as required by ordinance and the director of public works, shall be installed in accordance with city standards. 5. 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 the project final . 6. Complete improvement plans and specifications shall be submitted, as required by ordinance, to the director of public works for checking and approval before construction of any improvements is commenced. The engineer shall submit "as-built" plans prior to the acceptance of the improvements by the city. 7. All private streets, driveways and parking lots shall be inspected by the engineering department and a standard inspection fee shall be paid prior to recordation of the final map. 8. Landscaping maintenance on Magnesia Falls Drive shall be provided by the homeowner's association. 4 PLANNING COMMISSION RESOLUTION NO. 9. Existing utilities shall be undergrounded per each respective utility district' s recommendation. If determined to be unfeasible applicant shall agree to participate in any future utility Linde rgrounoina district . 10. Traffic safety striping on Magnesia Falls Drive shall be provided 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 before Placing pavement markings. 11 . Complete grading plans and specifications shall be submitted, as required by ordinance, to the director of public works for checking and approval Prior to issuance of any permits. 12. Dedication of 44 feet of right-of-way on Magnesia Falls Drive shall oe done prior to issuance of any permits and approval of Plans. 13. Installation of curb and gutter. matching paving and sidewalk on Magnesia Falls Drive. 14. Waiver of access to Magnesia Falls Drive except at approved locations shall be granted on the final map. 15. Offsite improvement plans to be approved by public works department and a surety posted to guarantee the required offsite improvements prior to recordation of the final man. 16. Full improvement of interior streets based on 60 foot residential street standards as established in accordance with Chapter 26, Section 26.40.040, C.P.D. Code. 17. Installation of one-half landscaped median in Magnesia Falls Drive or cash Payment for one-half the cost of landscaped median at the option of the director of public works. 18. Installation of sewers to serve this project. 19. Complete tract map shall be submitted as required by ordinance to the director of public works for checking and approval and be recorded before issuance of any permits. 20. Any and all off-site improvements shall be preceded by the approval of plans and the issuance of valid encroachment permit(s) by the department of public works. 21 . 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 issuance of the grading permit. 5 PLANNING COMMISSION RESOLUTION NO. 22. 'A' street, as shown on the tentative map shall be private. 23. Applicant shall provide street improvements along the north side of Magnesia Falls Drive from the easterly property line to the intersection of Deep Cany6n Road to the satisfaction of the director of public works. City Fire Marshal : I . Install a water system capable of delivering 2500 GPM fire flow from any fire hydrant for a two hour duration in addition to domestic supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. 2. Install Riverside County super fire hydrants so that no point of any building is more than 250 feet from a fire hydrant measured along approved vehicular travel ways. a. exterior surface of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. b. curbs shall be painted red 15 feet in either direction from each hydrant. C. hydrants shall not be located closer than 25 feet to any building. 3. Prior to issuance of a building permit, the developer shall furnish the original and three copies of the water system plan to the fire marshal for review. Upon approval , one copy will be sent to the building department and the original will be returned to the developer. 4. The water system plan shall be signed by a registered civil engineer and approved by the water company with the following certification: " 1 certify that the design of the water system in PP 87-I1 is in accordance with the requirements prescribed by the fire marshal ." 5. Prior to delivery of combustible materials to the building site, the required water system shall be installed, operating and delivering the required flow. 6. Additional fire protection requirements may be necessary when the applicant submits specific plans for consideration and approval . 7. All driveway turns to have 40 foot minimum turning radius. S. All portions of all buildings to be within 75 feet of a fire extinguisher. 6 73-510 FRED WARING DRIVE, PALIA DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NOS: PP 87-11 AND TT 22393 APPLICANT/PROJECT SPONSOR: Nelson Development Co. , Inc. 74-83t Velie Way, Suite I Palm Desert., CA 92260 PROJECT DESCRIPTION/LOCATION: Eleven four-plex apartment buildings in the PR-7 zone on Magnesia Falls Drive approximately 700 feet east of Portola. The Director of the Department of Community Development, City of Palm Desert, California, has found that the described project will not have a significant effect on the environment. A copy of the Initial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. I ......y d/JAt`�IjMN 0�i--------------- RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT /tm 1 r r 4� Y � ' GLt�Zr oO z '�!Inmya 73-510 FRE0 WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE (619) 346-0611 April 2, 1987 CITY OF PALM DESERT LEGAL NOTICE CASE NOS. PP 87-11 AND TT 22393 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by NELSON DEVELOPMENT COMPANY, INC., to construct a 44 unit apartment project on 6.3 acres on the north side of Magnesia Falls Drive, approximately 700 feet east of Portola, also described as: APN 624-120-006 \r,oumr'�.moill v I I n I 1 •�,' �,-n4 I �� -:" Dort Is 0 �� Cowl II nninY.�ua Dory SAID public hearing will be held on Tuesday, April 21, 1987, 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. 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 Post RAMON A. DIAZ, Secretary April 10, 1987 Palm Desert Planning Commission CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: PLANNING COMMISSION DATE: APRIL 21 , 1987 CASE NOS: PP 87- 11 and TT 22393 REQUEST: Approval of a precise plan of design, a negative declaration of environmental impart and tentative tract map to subdivide 6.3 acres into thirteen lots to construct eleven 4-plex apartment buildings in the PR-7 zone on Magnesia Falls Drive approximately 700 feet east of Portola. APPLICANT: Nelson Development Company, Inc. 74-831 Velie Way, Suite 1 Palm Desert, CA 92260 1. BACKGROUND: A. DESCRIPTION OF SITE: The 6.3 acre site is vacant with little topographic change. The property forms a right triangle along the Whitewater Storm Channel . B. ADJACENT ZONING AND LAND USE: NORTH: Whitewater Storm Channel SOUTH: P and R-1 (Community park and single family dwellings) EAST: Whitewater Storm Channel WEST: PR-5, Wedgewood .Glen condominium development C. GENERAL PLAN LAND USE DESIGNATION: The property is designated medium density residential 5-7 du ac in the general plan. In addition the housing element adopted November 8, 1984 identified this site as a potential high density area. 11 . PROJECT DESCRIPTION: A. SITE DESIGN, CIRCULATION AND PARKING: The proposal is to create thirteen lots. Eleven of the lots will contain a fourplex apartment. Two lots will be common areas, one of which contains a pool and pool huildinn. Four curb cuts will be made on Magnesia Falls Drive. The floor plan of the fourplex is such that garages are to one side. Access is by "driveways" perpendicular to M.-innrsia Falls Drive. Parking is PC STAFF REPORT PP 87-II AND TT 22393 APRIL 21 , 1987 provided in attached garages with additional guest parking lorated at the ends of driveways. B. ARCHITECTURE AND LANDSCAPING,: An eclectic, low profile architecture is used combining mediterraneart- and contemporary styles. The design provides a minimum of detail and occasional pyramid roofs. It should be noted that these roofs will not be placed on interior units. A pool is provided with access by Pedestrian walkways. An eight-foot meandering sidewalk connecting to the Whitewater Channel Bikeway would be required as it has been of projects previously approved on this property. The architectural commission granted preliminary approval of the architecture and landscape plan on March 25, 1987 conditioned that: 1 . The use of landscape medians be implemented into the driveway/parking areas. 2. Adequate size parking spaces be provided as required by code. 3. A patterned concrete be used rather than asphalt. 4. A legal exiting area be provided for the bedrooms exiting into the garage. 5. Study of solar protection primarily on the east and west elevations. 6. Minimum tree size to be 15 gallon and shrubs to be 607. five gallon and 40% one gallon. C. CODE PROVISION IN CHART FORM: Code Requirement. Provided Minimum project area 10 acres 6.3 acres Perimeter setback 20 ft. 10 ft. Maximum density 7 du/ac 7 du/ac Height 22/24 ft. max. 15 ft. Parking 2 spaces/du 2 covered I covered spaces/du 2 PC STAFF REPORT PP 87-11 AND TT 22393 APRIL 21 , 1967 Code_ Requirement Provided Open space 40% min. 54% Building coverage 50% max. 31% Building separation 20 ft. min. 20 ft. Setback from local street 20 ft. 15 Ft. Driveway width 20 ft. min. 20 ft. Car stalls 9'x2.0'/B'xl7' r_mn. 8 1/2 x 15' llx20' end spaces 111. STAFF CONCERNS: A. CODE REQUIREMENTS: The site in question provides substantial design constraints due to its shape. The proposed project does not meet code requirements of area and building setbacks . Car stalls, those shown as guest parking, are substandard. .The dedication of the street furthest west would require 20 feet of building setback from the property line. The street provides access for 40 resident cars potentially impacting the bedroom location of five units. . Privatization of this street would provide 18 feet of property that could be evenly distributed as six feet additional landscaped area between building 4, 5, and 6, 7 and A, and 9 and 10. Staff finds an exception to the perimeter setback standard appropriate along the Whitewater Storm Channel , however, the streets should remain protected. B. VISUAL IMPACT: Straight driveways to access the garages of units are at right angles to Magnesia Falls Drive. Staff finds this arrangement is visually unappealing from the street and adjacent properties. This concern can be mitigated by the placement of a island type median planter in each drive and using a patterned and/or colored concrete. Alternatively a through street could he dcsignrd on the interior of the parcel . This alternative would solve the potential for backing 3 PC STAFF REPORT PP 87-11 AND TT 22393 APRIL 21, 1987 to occur onto the street, though it would increase the number of cars driving by a unit. The architectural renderings indicate a copper pantina on the chimney and as window accent. The tile color is repeated as awning color over windows. The pyramid roofs are presented as "occasional . Staff finds the building could be. very plain without the artist's " license. " The applicant advised staff that the placement of pyramid roofs will be on the street, with interior units having flat roofs. Staff recommends that all units have these roofs as the look would remain "occasional " due to the flat roof of the garages. C. PUBLIC IMPROVEMENTS: This parcel has a history of applications for apartment and condominium type projects . Prior projects were conditioned to complete improvements needed in the area including full street improvements along Magnesia Falls Drive, r_urb and gutter tie- in paving, center median and eight foot meandering sidewalk connecting to the Whitewater Channel Bikeway. Staff report PP 86-8 suggested that the prior applicant extend curb and gutter tie-in paving and limited landscaping east to Deep Canyon Road adjacent to the bikeway in cooperation with CVWD which owns the property. Staff finds the improvements are still needed at this location and any approved development should provide them. 1V. ANALYSIS: A. FINDINGS FOR APPROVAL OF A PRECISE PLAN: 1 . The design of the precise plan, as conditioned, will not substantially depreciate property values nor be materially injurious to properties or improvements in the vicinity. Justification: The design of the project, as conditioned, is acceptable, has architectural preliminary approval , and meets applicable code requirements for this type of facility. 2. The conditioned precise plan will not unreasonably interfere with the use of and enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 4 PC STAFF REPORT PP 87-11 AND TT 22393 APRIL 21 , 1987 Justification: The surrounding zoning is for the same use as proposed and adjacent owners would not be deprived the use of their land or be negatively impacted by this development. 3. The conditioned precise plan will not endanger the public`` peace, health, safety, or general welfare. Justification: The project is designed and conditioned in a manner that will not endanger the public peace , health, safety, or general welfare due to compliance with code requirements and compatibility with surrounding properties. B. FINDINGS FOR APPROVAL OF A TENTATIVE TRACT MAP: 1 . That the proposed map is consistent with applicable general and specific plans. Justification: The general plan in this area designated the land as low density planned residential 4 du/acre. The project as proposed is permitted on the property as zoned and, therefore, is consistent with the general plan. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. Justification: All public streets will be dedicated and improved and 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.. Justification: The 19. 25 acre site is sufficiently large to allow the project as proposed. The relatively Flat terrain, access to major streets , and amount of open space insure that the site is physically suitable for the project. 4. That the site is physically suitable for the proposed density of development. 5 PC STAFF REPORT PP 87-11 AND TT 22393 APRIL 21, 1987 Justification: The design of the project indicates that the site is suitable for the proposed density of development because the site can be served by respective utilities, the city, and existing or proposed circulation system. 5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Justification: The design will not cause substantial environmental damage or injure fish or wildlife or their habitat because it will be constructed in compliance with applicable regulations and the proposed Negative Declaration has determined that any adverse environmental impacts will be mitigated. 6. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. Justification: The design will not cause serious public, health problems because it will be in compliance with applicable health, safety and building 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. Justification: There have been no easements acquired by the public_ at large for access through or use of property within the proposed subdivision. C. ENVIRONMENTAL REVIEW: The director of community development has determined that the proposed project, as conditioned, will not have an adverse impact on the environment and a negative declaration of environmental impact has been prepared. 6 I PC STAFF REPORT PP 87- II AND TT 22393 APRIL 21 , 1987 V. CONCLUSION: The lower density and one story height of this proposal make it the most compatible project presented for this site. The city has discussed and approved apartments on this site and found that development of this site would help to control the area by providing a barrier to the flood— control channel and hopefully help to self-police the community park. Staff finds that a design that fits the site is needed and can be achieved. The conditions imposed by staff have been advised to the applicant as well as the above described code violations within the site plan. Staff finds compliance desirable and easy to attain. The applicant is willing to adjust the design to meet setback criteria where the shape constraints of the parcel allow. Staff recommends a waiver of the setback requirement for the two eastern buildings. The applicant has further advised that the suggested mitigation measures discussed above, specifically the islands, patterned concrete, additional pyramid roofs, and eight foot meandering sidewalk will be provided. Therefore, staff recommends: A. Adoption of the findings. B. Adoption of Planning Commission Resolution No. approving PP 87-II and TT 22393. VI . ATTACHMENTS: A. Draft resolution. B. Negative declaration. C. Legal notice. D. Exhibits Prepared by C Reviewed and Approved by /tm 7 I PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF "THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A PRECISE PLAN OF DESIGN, A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, AND TENTATIVE TRACT MAP TO SUBDIVIDE 6. 3 ACRES INTO THIRTEEN LOTS TO CONSTRUCT ELEVEN FOUR-PLFX APARTMENT BUILDINGS IN THE PR-7 ZONE ON MAGNESIA FALLS DRIVE , APPROXIMATELY 700 FEET EAST OF PORTOLA. CASE NOS, PP 87-11 AND TT 22393 WHEREAS, the Planning Commission of the City of Palm Desert., California, did on the 21st day of April , 1987, hold a duly noticed public hearing to consider the request of NELSON DEVELOPMENT COMPANY, INC. for the above described project; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act, Resolution No. 80-89 , " in that the director of community development has determined that the project will not have a significant environmental impact and a negative declaration is hereby certified; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify granting approval of said precise plan and tentative tract: 1 . The design of the precise plan will not substantially depreciate property values in the vicinity. 2. The precise plan will not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes. 3. The precise plan will not endanger the public peace, health, safety or general welfare. 4. That the proposed map is consistent with applicable general and specific, plafis. 5. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. 6. That the site is physically suitable for the type of development. 7. That the site is physically suitable for the proposed density of development. 8. That the design of the subdivision or the proposers improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or- their habitat.. 9. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. 10. That the design of the subdivision or the type of improvements will not conflict with easements, arquired by the public at large, for, access through or use of property within the proposed subdivision. PLANNING COMMISSION RESOLUTION NO. 9. That the design of the subdivision or the type of improvements is not likely to cause serious public_ health prnblems. 10. 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. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this rase; 2. That approval of Precise Plan B7-11 and TT 22393 is hereby granted for reasons subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 21st day of April , 1987, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD ERWOOD, Chairman ATTEST: RAMON A. DIAZ, Secretary /tm 2 II� PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NOS. PP 87-II AND TT 22393 Department of Community Development/Planning:l 1 . The development of the property Shall conform substantially with exhibits on file with the department of community developmrnl'/planning, as modified by the following conditions. 2. Construction of a portion of said project shall comrnr-.ncP within one year from the date of final approval unless an extension of time is granted; otherwise said approval shall become null , void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval , the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Palm Desert Water & Services District 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. Trash provisions shall be approved. by applicable trash company and city prior to issuance of building permit. 6. Project shall pay fees as determined by Desert Sands Unified School District. 7. The applicant will pay fees to comply with the requirements of Article 2648 of the City of Palm Desert Subdivision Ordinance. in return, the city agrees to use said fees for parki purposes in conformance with an adopted master plan within five (5) years of the recordation of the final map. 8. Project shall be subject to Art in Public Planes fee per Ordinance No. 473. 3 PLANNING COMMISSION RESOLUTION NO. 9. Installation of eight foot meandering 'sidewalk/bikepath along the north side of Magnesia Falls Drive connecting the Whitewater Channel Bikeway. 10. Pyramid roofs will be placed on all. end units. 11 . Car stalls shall be upgraded to comply w;ith city code. 12. Landscaped islands and patterned/coloredlconcrete will be used at driveway ^ entrances and/or access points to Magnesia Falls Drive. 13. Street 'A' will be private and area gained will be redistributed between buildings for additional landscaped open space. 14. All driveways will measure 24 feet orl as approved by the director of community development. i Department of Public Works: 1 . Drainage and signalization fund fees, as required by city ordinance, shall be paid prior to recordation of the finaiI map. 2. Drainage facilities shall be. provided, per Ordinance No. 218 and the Master . Drainage Plan, to the specifications of the director of public works. 3. Storm drain construction shall be contingent upon a drainage_ Study by the private engineer that is approved by the department of public works. 4. Full public improvements, including traffic safety lighting, as required by ordinance and the director of public works, shall be installed in accordance with city standards. 5. Improvement plans for water and sewerlsystems shall be approved by the respective service districts with "as-built" plans submitted to the department of public works prior to the .project final . i 6. Complete improvement plans and specifications shell be submitted, as required by ordinance, to the director] of public works for checking and approval before construction of any improvements 1s commenced. The engineer shall submit "as-built" plans prior to the acceptance of the improvements by the city. 7. All private streets, driveways and parking lots shall be inspected by the engineering department and a standard inspection fee shall be paid prior to recordation of the final map. i 8. Landscaping maintenance on Magnesia Falls Drive shall be provided by the homeowner's association. 4 i PLANNING COMMISSION RESOLUTION NO. 9. Existing utilities shall be undergrounded per each respective utility district' s recommendation. If determined to be unfeasible applicant shall agree to participate in any future utility undergrounding district. 10. Traffic safety striping on Magnesia Falls Drive shall be provided 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 before placing pavement markings. 11 . Complete grading plans and specifications shall be submitted, as required by ordinance, to the director of public works for checking and approval prior to issuance of any permits. 12. Dedication of 44 feet of right-of-way on Magnesia Falls Drive shall be done prior to issuance of any permits and approval of plans. 13. Installation of curb and gutter, matching paving and sidewalk on Magnesia Falls Drive. 14. Waiver of access to Magnesia Falls Drive except at approved locations shall be granted on the final map. 15. Offsite improvement plans to be approved by public works department and a surety posted to guarantee the required offsite improvements prior to recordation of the final map. I 16. Full improvement of interior streets based on 60 foot residential street standards as established in accordance with Chapter 26, Section 26.40.040, C.P.D. Code. 17. Installation of one-half landscaped median in Magnesia Falls Drive or cash payment for one-half the cost of landscaped median at the option of the director of public works. 18. Installation .of sewers to serve this project. 19. Complete tract map shall be submitted as required by ordinance to the director of public works for checking and approval and be recorded before issuance of any permits. 20. Any and all off-site improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits) by the department of public works. i 21 . 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 issuance of the grading permit,. 5 PLANNING COMMISSION RESOLUTION NO. F 2 A' street, as shown on the tentative map shall be private. 23. Applicant shall provide street improvements along the north side Magnesia Falls Drive from the easterly property line to the intersection of Deep Canyon Road to the satisfaction of the director of public works. City Fire Marshal : 1 . Install a water system capable of delivering 2.500 GPM fire flow from any fire hydrant for a two hour duration : in addition to domestic supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. 2. Install Riverside County super fire hlydrants so that no point of any building is more than 250 feet from a fire hydrant measured along approved vehicular travel ways. a. exterior surface of hydrant barrels and heads shall be painted chrome yellow, and the tops and nozzle caps shall be painted green. b. curbs shall be painted red 15 feet in either direction from each hydrant. C. hydrants shall not be located closer than 25 feet to any building. 3. Prior to issuance of a building permit, the developer shall furnish the original and three copies of the water system plan to the fire marshal for review. Upon approval , one copy will be sent to the building department and the original will be returned to the developer. 4. The water system plan shall be signed by a registered civil engineer and approved by the water company with the following certification: " I certify that the design of the water system in PP 87-11 is in accordance with the requirements prescribed by theifire marshal . " 5. Prior to delivery of combustible materials to the building site., the required water system shall be installed, operating and delivering the required flow. 6. Additional fire protection requirements may be necessary when the applicant submits specific plans for consideration and approval . I 7. All driveway turns to have 40 foot minimum turning radius. 8. All portions of all buildings to be within 75 feet of a fire extinguisher. 6 i 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (619) 346-0611 Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California r Administrative Code. NEGATIVE DECLARATION CASE NOS: PP 87-11 AND TT 22393 APPLICANT/PROJECT SPONSOR: Nelson Development Co. , Inc. 74-831 Velie Way: Suite I Palm Desert, CA 92260 PROJECT DESCRIPTION/LOCATION: Eleven four-plex apartment buildings in the PR-7 zone on Magnesia Falls Drive approximately 700 feet east of Portola. 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 , lnitial Study has been attached to document the reasons in support of this finding. Mitigation measures, if any, included in the project to avoid potentially significant effects, may also be found attached. ------------------ -- - -=-------- RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT /tm i 73-510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92200 TELEPHONE (619) 345-0611 April 2, 1987 CITY OF PALM DESERT - LEGAL NOTICE r CASE NOS. PP 87-11 AND TT 22393 NOTICE IS HEREBY GIVEN that a publ lc .hearing will be held before the Palm Desert Planning Commission to consider a request by NELSON DEVELOPMENT COMPANY, INC., to consthuct a 44 unit apartment project on 6.3 acres on the north side of Magnesia Falls Drive, approximately 700 feetleast of Portola, also described APN 624-120-006 rron I1 !� �awltr dub I - I At a fil � SAID public hearing will be held on Tuesday, April 21, 1987, at 7:00 p.m. in :the Council Chamber at the Palm Desert CI v I c' Center, 73-51.0 Fred Waring Drive, Palm Desert, California, at which time and' place all interested persons are Invited to attend and be heard. If you challenge the proposed .actions in court, you may be limited to raising only lthose issues you or someone else raised at the public hearing described l in this notice, or in written correspondence delivered to the planning commission (or city council ) at, or prior to, the public hearing. PUBLISH: Desert Post- ,RAMON A. DIA7, Secretary April 10, 1987 Palm Desert Planning Commission I INTEROFFICE MEMORANDUM TO: Catherine Sass, Associate Planner FROM: Joseph S. Gaugush, Associate Civil Engineer SUBJECT: REVISED CONDITIONS OF APPROVAL -= P.P. 87-I1, T.T. 22393 DATE: April 17, 1987 Based upon discussions with the City Attorney, please delete the following conditions for the above-noted project: DEPARTMENT OF PUBLIC WORKS No. 28) "A" Street, as shown on the tentative map, shall be private. No. 29) Applicant shall provide street' improvements ements 1 P p along the north side of 9 Magnesia Falls Drive from 'the easterly property line to the intersection of Deep Canyon Road to the satisfaction of the Director of Public Works. JOSEPH S. TGAUGU H JSG/ms Sun' King Homeowners Assn 42510 Granite P1 CVCWD 1I Palm Desert, CA 92260 P. 0. Box 1058 ' -Coachella, CA 92236 ii Desert Sands Unified School Dist Hientze Abdelaziz Martin Irvin Hart 83049 Avenue 46 285 Via Pucon 275 Via Pucon Indio, CA 92201 Palm Desert, CA 92260 1 Palm Desert, CA 92260 I Robert N Smrosbree Robert J. Condon Leonard Kossoff 265 Via Pucon 14775 SW Kilchis 6420 Maryland Dr Palm Desert, CA 92260 Beaverton, OR 97007 Los Angeles, CA 90048 i Ron. Boozell Imperial Bank Roger K. Hanson 438 S. Grand Ave. 3547 Belle River 1973 Burgess Circle Orange, CA 92666 Hacienda Heights, CA 91745 Placentia, CA 92670 Warren Hammers Franklin D Hatridge Willis B Matlock 3547 Belle River Dr 3470 Fela Ave 2026 Rosita Hacienda Heights, CA 91745 Long Beach, CA 90808 Burbank, CA 91504 Donald J Young Rita Cocalis Charles K Daugherty 12214 Woozlley Ave 15950 Via Descansp 8007 Kittyhawk Ave Granada Hills, CA 91344 San Lorenzo, CA 94580 Los Angeles, CA 90045 George R Leithe George H Klose Edward A Handler 270 Via Pucon 280 Via Pucon 2079 Prosser Ave Palm Desert, CA 92260 Palm Desert, CA 92260 Los Angeles, CA 90025 John R Enrret Jr Elizabeth C Lopez Ernest E Debs 1451 Descanso Dr 43101 Balsam Ln ndi Oro Grande Cir � La Canada, CA 91011 Palm Desert , CA 92260 Indian Wells, CA 92210 L Scott McClanahan Edison G Willers Malcolm N Patterson I 43081 Balsam Ln 270 Via Reneca `� � f 1119 Barbery P1 Palm Desert, CA 92260Palm Desert, CA 960 Fort Moody, Canada V3N 3Y6 Edwin G Furnee Edward A Handler- Dennis Oliver 116 F'residio P1 r 2079 Prosser Ave 43121 Balsam Ln Palm Desert, CA 92262 Los Angeles, CA 90025 Palm Desert, CA 92260 Michael R Lewis Robert Iadevaia EPIC Associates 82 XIII 280 Via Reneca 906 Providencia 5201 Leesburg Pike #1600 Palm Desert, .CA 92260 Burbank, CA 91501 Falls Church, VA 22041 Ir D Martin Nethery Pirates Estates Prop Ltd Allen Yip P O Box 4057 7677 Oakport St 8th F1 P 0 Box 1016 Palm Desert, Ca 92261 Oakland, CA 94614 j, Rancho Mirage, CA 92270 Robin Cheng John C Hoover Harry I Higley 72840 Highway III Ste 317 465 S Hudson Ave 2044 Kinneloa Canyon Dr Palm Desert, CA 92660 Pasadena, CA 91101 ! Pasadena, CA 91107 I Shirley N Milani W E Development Co William B Townsend 8501 Wilshire Blvd P O Box 1016 43082 Silk Tree Ln Beverly Hills, CA 90211 Rancho Mirage, CA 92270 Palm Desert, CA 92260 I, Thomas J Flanagan Donald Norton Donald M Bolas 43081 Silk Tree Ln 1124 North A St 73182 Skyward Way Palm Desert, CA 92260 Lompoc, CA 93436" Palm Desert, CA 92260 Hugh A Obrien Henry J Burnett + Stan D Newman 23533 Kathryn Ave 43042 Balsam Ln - 43041 Balsam Ln Torrance, CA 90505 Palm Desert, CA 92260 Palm Desert, CA 92260 J. i I l Weinstein Family Ltd Partner Carol A Owens John T Blachley 4143 Via Marina Apt 619 43100 Buttonwood Ln 43060 Buttonwood Dr Marina Del Rey, CA 90291 � Palm Desert, CA 92260 Palm Desert, CA 92260 Steven R McWilliams Richard A Weber Jim R Pell 72892 Gloriana Dr 43041 Buttonwood Dr 43081 Buttonwood Dr Palm Desert, CA 92260 Palm Desert, CA 92260 Palm Desert, CA 92260 Robert Burpo Helene Lenga Kohen Stephen W Cotton 71601 Halgar Rd 43121 Buttonwood Dr 43120 Rutledge Ave Rancho Mirage, CA 92270 Palm Desert, CA 92260 Palm Desert, CA 92260 i I Richard P Chamberlain Olga Yurkew Richard J Avery P O Box 298 73640 Joshua Tree 73255 El Paseo No 5 Indio, CA 92201 Palm Desert, CA 92260 Palm Desert, CA 92260 I City of Palm Desert City Clerks Office 45273 Prickley Pear, Ln Palm Desert, CA 92260 I I t r •r :rnMx,.,.rr... r... r.. -..:' :^^^0^c%•%!ai`• .rflrrrrx:.�f-�Y'�s, 1 i l �'._' y ]fib ............................... _. 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PARCEL_1 = /03 �.4Ly! DESE.PT, C,4 �12260 5/0EK�,4L K �CD/V5T/(/EW P,4UE�f�1EiV 7- C0A157- 6"?611t'e j�' :j6/7-7-ER THAT PORTION OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION 169 TOWNSHIP 5 SOUTH, RANGE 6 EAST , SAN BERNARDINO BASE AND O W MERIDIAN, IN THE CITY OF PALM DESERT , COUNTY OF RIVERSIDE , STATE W TI'P/CAL SECT/Dil/ OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT THEREOF , DESCRIBED MA�iVES/.4 F.4LL5 ,DA?/PE' AS FOLLOWS NO SC�JL E oR0P05E0 Z0/V/N6 BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER ; THENCE ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER NORTH v/C/N/T.r M�P 89 DEGREES 52' 35" EAST , 746 . 00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SOUTH LINE NORTH 89 DEGREES 52 ' ti0 5C,4LE 35" EAST , 1 ,492 . 2i FEET TO THE SOUTHWESTERLY LINE OF THE COACHELLA EX/S'T//1/i L.4N0 USE- VALLEY WATER DISTRICT 'S 500 . 00 FOOT WIDE STORMWATER CHANNEL 114CA1(lr. RIGHT-OF-WAY ; 44' 44' THENCE ALONG SAID SOUTHWESTERLY LINE NORTH 76 DEGREES 21 ' 13" WEST , 1 ,536 . 37 FEET TO A POINT THEREON WHICH BEARS NORTH DD PR0PO5EO LA/VO USE DEGREES 07' 25" EAST , FROM THE TRUE POINT OF BEGINNING ; /2 Z4' 8 24' /2 NJTHENCE SOUTH 00 DEGREES 07 ' 25" WEST , 365. 70 FEET , MORE OR LESS, 44 CULT/F.4iY1/CY Uit//TS O1(/ // LOTS TO THE TRUE POINT OF BEGINNING; i EXCEPT THAT PORTION LYING WITHIN MAGNESIA FALLS DRIVE ; ACRE E ALSO EXCEPT THAT PORTION DESCRIBED AS FOLLOWS: 4.6 4CIPE5 /t/ET G.3,4C.PE5� �jR055 BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER ; UT/L/T/ES THENCE NORTH 89 DEGREES 52' 35" EAST ► 1 , 327 .95 FEET , ON THE SOUTH LINE OF SAID NORTHWEST QUARTER TO THE SOUTHWEST CORNER C. VWO `- SC,4LE: / =40' OF THE SOUTHEAST QUARTER OF SAID NORTHWEST QUARTER AND THE TRUE 3v' 30' WATER C.VWO - -- - - - -- POINT OF BEGINNING; THENCE CONTINUING NORTH 89 DEGREES 52' 35" EAST ► 618. 97 FEET El-ECT�P/C/TY SO. C,4G. EO/SONC'O• ON SAID SOUTH LINE ; TEL Ef�i�,/O/UE E/VEi!'.4[ TEG EA'*0A1ECO• TYf'/C.4L SECTAMI THENCE NORTH 80 DEGREES 38' 10" WEST , 626.85 FEET TO THE WEST cjA5 SD 0,44 MAGiVES/.4 FALLS OR/ LINE OF SAID SOUTHEAST QUARTER OF THE NORTHWEST QUARTER ; �,95 CO• THENCE SOUTH 50 DEGREES 15' 55" WEST ► 103 . 33 FEET ON SAID WEST &EST OF 00"WdECT LINE TO THE TRUE POINT OF BEGINNING ; A/0 .5-C,41 E GENERAL NOTES ALSO EXCEPT THAT PORTION DESCRIBED AS FOLLOWS BEGINNING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER ; / /VO COTS ARE SUBJECT TO //VU/VOAT/O/V THENCE NORTH 89 DEGREES Sc?' 48" WEST ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER ) 417 .93 FEET TO THE TRUE POINT OF BEGINNING ; OR `=L000 h'�I ZARO. THENCE NORTH 89 DEGREES 59' 48" WEST ALONG SAID SOUTH LINE , 159 . 71 FEET TO T. HE BEGINNING OF A CURVE , THE RADIAL OF SAID Z. Th/ERE ARE /VO EX/ST//VG STiQUCTURES oN Tf-/E S/TE CURVE HAS A BEARING OF SOUTH 18 DEGREES 03' 20" WEST AT THIS TYPICAL SECT/ON "A STiQEET POINT ; /vo SCALE 3. THERE ARE NO E.Y/ST//VG !!/ELLS , C E LS' SSP00 , THENCE ALONG THE ARC OF SAID CURVE ; CONCAVE TO THE LEFT ) HAV I NG OR OT/-/ER CJ/VOERGROCJ/VO STRUCTURES A RADIUS OF 894 . 00 FEET , THROUGH A CENTRAL ANGLE OF 18 DEGREES K//TH//V 200 ,FEET OF THE S/TE. 03' ^3'' 9 A DISTANCE OF 281 . 67 FEET ; THENCE SOUTH 89 DEGREES 59' 48" EAST , 256.42 FEET TO A POINT 4. 7-O /f'1A 0 4-f-4YATER SHALL BE TRANSM/TTEO ON THE SOUTHERLY RIGHT OF WAY LINE OF THE WH I TEWATER RIVER STORMWATER TG/VES/A •SAL CS OR/!/E. CHANNEL ; THENCE SOUTH 76 DEGREES 17' 02" EAST ALONG SAID RIGHT OF WAY LINE , 185 .61 FEET TO THE TRUE POINT OF BEGINNING. R/W PARCEL-2_ v4�eiE5 /�5'- rYP 3Z ' ro .S 1HAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER 'A " �2 OF SECTION 16, TOWNSHIP 5 SOUTH, RANGE 6 EAST , SAN BERNARDINO BASE AND MERIDIAN, DESCRIBED AS FOLLOWS: II P,POPOSEO PAD N �C BEGINNING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 16; THENCE NORTH 89 DEGREES 43' 34" EAST , ON THE SOUTH LINE OF SAID " SOUTHEAST QUARTER, 618.97 FEET ; —II—_ EX/S T/NG G2001V0 �i ill' WEST , 626.85 FEET TO THE WEST o THENCE NORTH 80 DEGREES 47' Q LINE OF SAID SOUTHEAST QUARTER ; THENCE SOUTH 0 DEGREES 06, 43" WEST , ON THE SAID WEST LINE A DISTANCE OF 103 . 33 FEET TO THE TRUE POINT OF BEGINNING. PAD = /77.0 46� SEC T/ON "A A " N /VO SCAC E "4 LOT .,4 0 SEl4/E-1P if9,4//l/ 8 85 85' B5 30 s W J . g 2 w 0 W PAD = I76. 5 �U ' ti 00/ 1 W,4TE.t�iliJ,4/i(/ N //¢ , �3S/52 , If) 7 g /O IrT PAD = 17G.O LOT ,5 1�G,•Y /70 /30 B5 — C� 8 9°52 35'/ -- -�� S - - _ - -- - — — - - — - 2 / TAPER TO EX/5T. 1�3�20�rG P.POPOSEO �"c��e G7T7�ER P.POf�OSEO C�P05� �UTTE�P ,�2 � N EX/STiiuG 2J" EXIST. E.P. A ��_F'ROPOSEO 215— ��G'U�?B E' 6<✓TTE.e /c'/POPOSEO f'AYEME/VT \� fir- IL_\ ► EX/5T/NG /Z" WATER • EX/S T EOC�E OF L .Yl�it/E5/,4 C,4L L5 OiP///E 7,-- — �•� —�T — ,,. —m- _. ---------T --------..___------ --- ---- - -- --- T -- -- - --- - -- - - --- - - -- - - - -- - -- - ---- -- -- -- - --- - - - -- - -- - -- -- ' . EX15771/V6 SINGLE F-AM/L Y RESIDENCES it it I it i i I II TRACT BE37 1 I I Mg 92 /3-6- �PUTL E z E A!/E/VUE E.Y/ST/NG PA L 1W J. F. DAVIDSON ASSOCIATES, INC. DESER r M/DDL E SCHOOL CIVIL ENGINEERS-SURVEYORS-PLANNERS J D 73 080 EL PASEO.SUITE 103 PALM DESERT CALIFORNIA 146-5691 ASSOCIATES 114,4RCI-I 4 , /967 O!' IVER T JOHit/ TU.PiVE.�44' !/.4R/ES 44'O.P 48' 5/5/ it/ 1e,4G1Y1 -0t /90 IN THE CITY OF PALM DESERT F.PESic/O, CA %37 /2 32' !/�J.f'/ES 32 -.�8 IiA.P/ES G;/01 imll �YI,41��1/E5/,4 FALL P�o�/Ecr DE�/ELOPE/?/,4,00L/CANT TENTATIVE TRACT NO. 22393 /l/EL50A1 OE(/EG o c,1W&/VT Ori(/ EXIST f�.4L/YIOESE.PT, C,4 92260 f�,4!/E1t�1E.VT DESCRIPTION: IN THE STATE OF CALIFORNIA; COUNTY OF RIVERSIDE, CITY OF PALM ENG/NEED?DESERT ) DESCRIBED AS FOLLOWS: ,�UTLEDI�E 0 L J Q �/F. 0,4 I//050A1 A556C1,4 TE5, /lt/C. COit/5T. PARCEL 1 : 73 -08o EG .o,45EO , 5TE. /0� 5/OEw�1G K �COit/5T. �t/EW P,4UE�1�1Eill 7- - - COA15T. 6~C66,e60' THAT PORTION OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION OESERT, C',4 -12260 16, TOWNSHIP 5 SOUTH, RANGE 6 EAST) SAN BERNARD I NO BASE AND Tl'P/C44 SECT/Dll/ MERIDIAN, 1N THE CITY OF PALM DESERT , COUNTY OF RIVERSIDE, STATE W OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT THEREOF ) DESCRIBED MAIW46-5/.4 F,4L165 ,D/?/t/E AS FOLLOWS: P� NO SC,4G E AVE 44 PROPOSED ZO/V/N� BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER; THENCE ALONG THE SOUTH LINE OF SAID NORTHWEST QUARTER NORTH V/C//V�Tr �I�/�89 DEGREES 52' 35" EAST, 746 . 00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SOUTH LINE NORTH 89 DEGREES 52' NO 5C,41-E 35" EAST , 1 ,492.2i FEET TO THE SOUTHWESTERLY LINE OF THE COACHELLA 1-,4N0 USE VALLEY WATER DISTRICT 'S 500 . 00 FOOT WIDE STORMWATER CHANNEL 11,4C,41vr RIGHT-OF-WAY ; 44 44 THENCE ALONG SAID SOUTHWESTERLY LINE NORTH 76 DEGREES 21 ' 13" WEST ; 1 ,536. 37 FEET TO A POINT THEREON WHICH BEARS NORTH 00 /'ROPO.SED 1-,4N0 USE DEGREES 07' 25" EAST, FROM THE TRUE POINT OF BEGINNING; /2 Z4' 8 8 24 /2 N THENCE SOUTH 00 DEGREES 07' 25" WEST , 365.70 FEET , MORE OR LESS, 44 AiI0471,1 pile v C/it//T5 0A1 // L 07- TO THE TRUE POINT OF BEGINNING; � EXCEPT THAT PORTION LYING WITHIN MAGNESIA FALLS DRIVE ; ACRE 9946 , �c/ET ALSO EXCEPT THAT PORTION DESCRIBED AS FOLLOWS: 4.6 4CA-E,6� C7R055 BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER ;� I THENCE NORTH 89 DEGREES 52' 35" EAST , 1 ,327.95 FEET , ON THE UT/L/T/ES SOUTH LINE OF SAID NORTHWEST QUARTER TO THE SOUTHWEST CORNER SEGYEe / =40 OF THE SOUTHEAST QUARTER OF SAID NORTHWEST QUARTER AND THE TRUE _ 30'_ 30' W,4re-R C.1/1Y0. POINT OF BEGINNING; C•VWO• THENCE CONTINUING NORTH 89 DEGREES 52' 35" EAST , 618.97 FEET EGEC7,-f1C1ry 50. C�4G. EO/SOit/�'D. ON SAID SOUTH LINE ; T�`LEf�NONE �rE�l/EiPAL TEL E.df/pit/EC'b TYP/C.4L SECT/O/V THENCE NORTH 80 DEGREES 38' 10" WEST , 626.85 FEET TO THE WEST �o zO ' __ _ __ Zo_ !O' �i�✓ SO. C,4L AlACWE5164 FALLS DR/ LINE OF SAID SOUTHEAST QUARTER OF THE NORTHWEST QUARTER ; THENCE SOUTH 50 DEGREES 15' 55" WEST , 103 . 33 FEET ON SAID WEST WEST OF ir-WQ ZECCT LINE TO THE TRUE POINT OF BEGINNING; /l/O SCALE ALSO EXCEPT THAT PORTION DESCRIBED AS FOLLOWS= GENERAL NOTES BEGINNING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER ; THENCE NORTH 89 DEGREES 59' 48" WEST ALONG THE SOUTH LINE OF /VO LOTS ARE TO //VU/VOAT/O/V SAID NORTHWEST QUARTER , 417 .93 FEET TO THE TRUE POINT OF BEGINNING; OR EL_00,0 f�AZARO. THENCE NORTH 89 DEGREES 59' 48" WEST ALONG SAID SOUTH LINE, THERE ARE /VO EX/ST//VG 159. 71 FEET TO THE BEGINNING OF A CURVE ; THE RADIAL OF SAID 2. STRUCTURES 01V 7-1-1E S/TE CURVE HAS A BEARING OF SOUTH 18 DEGREES 03' 20" WEST AT THIS TYPICAL SECT/O/V "A " STiQEET POINT ; /VO SCAL E 3. THERE ARE A10 EX/ST//VG WELLS, CESSPOOLS', THENCE ALONG THE ARC OF SAID CURVE , CONCAVE TO THE LEFT , HAVING OR OT/-/Ei? C//VOERGROU/VO STRUCTURES A RADIUS OF 894 . 00 FEET , THROUGH A CENTRAL ANGLE OF 18 DEGREES W/TH//V ZOO .FEET OF Ti-/E S/TE. 03' ^B'' , A DISTANCE OF 281 .67 FEET ; THENCE SOUTH 89 7EGREES 59' 48" EAST , 256.42 FEET TO A POINT 4, 57-OR"4117-ER SHALL BE TRA/VSM/TTEO ON THE SOUTHERLY RIGHT OF WAY LINE OF THE WH I TEWATER RIVER STORMWATER TO 4,fA6/VE5/A .SAL LS OR/!/E. CHANNEL ; THENCE SOUTH 76 DEGREES 17' 02" EAST ALONG SAID RIGHT OF WAY LINE, 185.61 FEET TO THE TRUE POINT OF BEGINNING. R/W �y/TES-4T ao,eY � PARCEL 2: - - VAR/ES /65' TYP_ THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER e-oT 'A ' STO'�y! OF SECTION 161 TOWNSHIP 5 SOUTH, RANGE 6 EAST , SAN BERNARDINO � BASE AND MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF I � PPOPOSEO PAo I �.s' (V �r THE NORTHWEST QUARTER OF SAID SECTION 16; -- �` THENCE NORTH 89 DEGREES 43' 34" EAST, ON THE SOUTH LINE OF SAID I _ SOUTHEAST QUARTER , 618.97 FEET ; I - _ u o THENCE NORTH 80 DEGREES 47' ii" WEST , 626.85 FEET TO THE WEST EX/ST/NG G.eou�vo LINE OF SAID SOUTHEAST QUARTER; QO THENCE SOUTH 0 DEGREES 06' 43" WEST, ON THE SAID WEST LINE A 3 DISTANCE OF 103.33 FEET TO THE TRUE POINT OF BEGINNING. 03 PAD = /77.0 g66 N SEC TIO/V "A A " N0 SCAL E L.O T .! J 3'' A /2 7 �, 1 �� PROF�OSEO 85' 85' B5' 30 oO , SEWE-lP A-741 .1 <9 W l se W 'j . g 2 t Q PA O = 176. 5U V m /50 lk K/,4 TE.f'M,4//t/ 28 /O W w I N /I m PAO = 17G.0 o o 101 ,a to Jr o 4 r LoT /30' 20) �e000sEo "CURB f G77T7CER (D PiPOPOSEO CiP055 BUT TEMP .�2 _ N }EX/sTfi� 21" SEtTrER �� -�.. r 4'4/ - - 2 1 TAPER TO N1 - '1 PROPtDSEIy �✓•Cl�/2B E' GUT ` '. ��' G EXIST. E.P. 1• �� _ _ /2!�— \� —�� ` \n3 # -- -- /1 — —• — —/?~!f/— , —ems 1, --,�--= s "O .q vE PPf 0,41O -,- MENT w -X/5T/1VG /Z" W4TER % ,,' �'` :..:,tom � ,�_.• � w EX/5 T. EO E OF O,4(/ FYI Eit/ — — -„r — — — — — — �- — — — — �n- - iYl�ii(/ES/,4 FW l- 5 O e/!/E,,,- :. .... 7r- — EX/5T C6/R,�3 o Ci UT TEMP tv�O R�0 Io — T I E,Y/ST/IVG SING L E FAMIL Y RESIDE/VCES TRACT 8237 I + I I MB 92 /3-6, �PUTG E,OI�E A�/E/VUE E,Y/S T/NG RA L M DESERT M/DOL.E SCHOOL J. F. DAVIDSON ASSOCIATES, INC. J F D CIVIL ENGINEERS-SURVEYORS-PLANNERS 73-080 EL PASEO,SUITE 103 PALM DESERT,CALIFORNIA 92260 619/346-5691 ASSOCIATES IR,4RC.'H 4, /987 'J)6163 PLANT LIST AND LEGEND TREES SHRUBS V I NEB AND F `,I'Ai_ I FR`, SIZE RANGE : 101 �4 " BOX OR I ARGFR , 301, 15 GA. ION , 60% GALLON SIZE RANGE : 5°! 15 GALLON , 40% 5 GALLON , 55% 1 GALLON `, IIF PANG[ : ')O"1, (;AI ION , ')01 1 GALLON ACCENT ALOE SPECIES ALOE BOUGAINVILLEA SPECIES BOUGAINVILLEA • AGAVE SPECIES AGAVE ACACIA SALCINIA WEEPING ACACIA ASPARAGUS SPRINGERI SPRENGER ASPARAGUS CITRUS ESPALIER CITRUS MACFADYENA UNGUIS-CATI CAT ' S CLAW CITRUS SPECIES CITRUS BELOPERONE CALIFORNICA CHUPAROSA JACARANDA ACUTIFOLIA JACARANDA BOUGAINVILLEA ' ROSENKA ' BUSH BOUGAINVILLEA PYROPYRACANTHA GRABERI FIAME VIN LAGERSTROEMIA INDICA CREPE MYRTLE CAESALPINIA PULCHERRIMA BIRD OF PARADISE ROSA B EGIA VENUSTA FLAME VINE NERIUM OLEANDER STANDARD OLEANDER CALLIANDRA ERIOPHYLLA FAIRY DUSTER ROSA BANKSIAE LADY ' S BANK ROSE CARISSA SPECIES NATAL PLUM VERTICAL CASSIA SPECIES FEATHERY CASSIA GROUNDCOVERS C O R T A D E R I A S E L L O A N A PAMPAS GRASS -- — -----__-----_ ----_-___ ___.--- - _ -------- _-----_---___--- _ ACACIA STENOPHYLLA SHOESTRING ACACIA DODONAEA VISCOSA HOP BUSHSIZE RANGE : FROM FLATS GEIJERA PARVIFLORA AUSTRALIAN WILLOW ENCELIA FARINOSA BRITTLE BUSH MELALEUCA LEUCADENDRON CAJEPUT TREE DASYLIRION WHEELERI DESERT SPOON GAZANIA SPECIES GAZANIA EUPHORBIA MILLII CRORN OF THORNS VERBENA PERUVIANA VERBENA CANOPY EURYOPS SPECIES EURYOPS PALM SPRINGS GOLD FOUQUIERIA SPLENDENS OCOTILLO ACACIA FARNESIANA SWEET ACACIA HIBISCUS ROSA-SINENSIS CHINESE HIBISCUS HYBRID BERMUDA ( SUMMER ) LAWN CERATONIA SILIQUA CAROB TREE LEUCOPHYLLUM SPECIES TEXAS RANGER/SAGE OLEA EUROPAEA OLIVE TREE MORAEA SPECIES FORTNIGHT LILY OVERSEEDED PERENNIAL_ RYE ( WINTER ) PARKINSONIA ACULEATA JERUSALEM THORN MYRTUS COMMUNIS COMPACTA DWARF MYRTLE "ROOMS SPECIES MESQUITE NANDINA DOMESTICA VARIETIES HEAVENLY BAMBOO DESERTSCAPE : NATIVE TREES AND SHRUBS -- RHUS LANCEA AFRICAN SUMAC NERIUM OLEANDER PETITE SERIES DWARF OLEANDER - AND WILDFLOWER MIX . SCHINUS MOLLE PEPPER PENNISETUM SETACEUM FOUNTAIN GRASS ' PITTOSPORUM SPECIES AUSTRALIAN LAUREL r DESERT WASH TRANSITION PORTULACARIA AFRA ELEPHANTS FOOD MOUNDING SANTOLINA SPECIES LAVENDER COTTON CERCIDIUM FLORIDUM BLUE PALO VERDE SIMMONDSIA CHINENSIS JOJOBA CHILOPSIS LINEARIS DESERT WILLOW TECOMA STANS ARIZONA YELLOW BELLS LYSILOMA THORNBERI FEATHER BUSH THEVETIA PERUVIANA YELLOW OLEANDER YUCCA SPECIES YUCCA ACACIA REDOLENS ONGERUP ACACIA LANTANA SELLOWIANA TRAILING LANTANA ROSMARINUS 0 . PROSTRATUS PROSTRATE ROSEMARY ` t' { • • `� � X--2 • WEDGEWOOD GLEN i 1�T•'N•1ydi7.lr'�7 • • c� LEI] • • j • - o • • n r, • f • • • • t -�, TENNIS COURTS ' �{ Fla, 01 Eoi E3 L3 t _ • _ • 1w • _j r � r MAGNESIA FALLS DRIVE f .1 0 0 o a 74831 VELIE WAY # 1 PALM DESERT , CA 92264 ( 619 ) 341- 2997 •3 / 13 / 87 WAYNE CARLTON CONNOR & ASSOCIATES Landscape Architecture and Land Planning 73-330 EL PASEO STE. D PALM DESERT, CA. 92260 (619) 340-9277