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TT 28158 GERALD FORD DRIVE KAUFMAN AND BROAD HOMES 1996
I i i 653-280-004/-390-019 653-280-011, 012/653-250-012 653-260-005 Palm Desert Redevelopment Agency 653-270-015 Monterey Palms 73510 Fred Waring Drive Southern Pacific Transportation Co. c/o Gale S. Messick Palm Desert, CA 92260 1 Market Street P.O. Box 1315 San Francisco, CA 94105 Glendora, CA 91740 653-260-015 653-260-018/653-270-021 653-250-011 West World Properties, Inc. Southern California Edison Melba Henry David Freedman & Co. Inc P.O. Box 410 P.O. Box 10310 P.O. Box 501 Long Beach, CA 90801 Glendale, CA 91209 Thermal, CA 92274 653-390-003 653-370-022 David Freedman & Co. Inc Wesley Witt P.O. Box 501 P.O. Box 2050 Thermal, CA 92274 Palm Springs, CA 92263 Kent Grover Kent Grover Kaufman & Broad Kaufman & Broad 180 N. Riverview Drive 180 N. Riverview Drive Suite 300 Suite 300 Anaheim, CA 92808 Anaheim, CA 92808 Steve McCutchan, AICP Steve McCutchan, AICP Hunsaker & Associate R/SB Hunsaker & Associate R/SB 1285 Columbia Ave. Suite A-1 1285 Columbia Ave. Suite A-1 Riverside, CA 92507 Riverside, CA 92507 653-280-004/-390-019 653-280-011, 012/ 653-250-012 653-260-005 Palm Desert Redevelopment Agency 653-270-015 Monterey Palms 73510 Fred Waring Drive Southern Pacific Transportation Co. c/o Gale S. Messick Palm Desert, CA 92260 1 Market Street P.O. Box 1315 San Francisco, CA 94105 Glendora, CA 91740 653-260-015 653-260-0181653-270-021 653-250-011 West World Properties, Inc. Southern California Edison Melba Henry David Freedman & Co. Inc P.O. Box 410 P.O. Box 10310 P.O. Box 501 Long Beach, CA 90801 Glendale, CA 91209 Thermal, CA 92274 653-390-003 653-370-022 David Freedman & Co. Inc Wesley Witt P.O. Box 501 P.O. Box 2050 Thermal, CA 92274 Palm Springs, CA 92263 Kent Grover Kent Grover Kaufman & Broad Kaufman & Broad 180 N. Riverview Drive 180 N. Riverview Drive Suite 300 Suite 300 Anaheim, CA 92808 Anaheim, CA 92808 Steve McCutchan, AICP Steve McCutchan, AICP Hunsaker & Associate R/SB Hunsaker & Associate R/SB 1285 Columbia Ave. Suite A-1 1285 Columbia Ave. Suite A-1 Riverside, CA 92507 Riverside, CA 92507 Doty ®f Palm Owen 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2578 TELEPHONE(619)346-0611 FAX(619)341-7098 { January 25, 1996 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO. : TT 28�58 APPLICANT (AND ADDRESS) : KAUFMANN AND BROAD OF SOUTHERN CALIFORNIA, INC. , 180 No. Riverview Drive, Suite 300, Anaheim Hills, CA 92808 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of revised preliminary front yard landscaping plans LOCATION: North side of Frank Sinatra Drive, approximately 1325 feet west of Portola Avenue ZONE: PR-5 ----------------------------------------------------------------- Upon reviewing the submitted plans and presentations by staff and by the applicant, the architectural commission continued the landscaping plan to allow the applicant to address the concerns noted on the plan by Commissioner Connor. Date of Action: January 23, 1996 Vote: Carried 6-0 (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen ( 15) days of the date of the decision. Any amendments to this approved plan would need to be resubmitted to commission for approval . ) ----------------------------------------------------------------- STAFF COMMENTS: It is your responsibility to submit the plans approved by the architectural commission to the department of building and safety. CONTINUED CASES; In order to be placed on the next meetings agenda, new or revised plans must be submitted no later than 9 : 00 a.m. the Monday eight days prior to the next meeting. a Paper aeoe� MINUTES ARCHITECTURAL REVIEW COMMISSION JANUARY 23, 1996 Action: It was moved by Commissioner Connor, seconded by Chairman Gregory, to approve the signage subject to the background being painted to match the existing signs on the building. Motion carried 5-0 . 2 . CASE NO. : 4593 SA APPLICANT (AND ADDRESS) : BEST SIGNS for U.S. FILTER, 2600 Cherokee Way, Palm Springs, CA 92264 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of business identification signage LOCATION: 40-004 Cook Street ZONE: PR-4 Steve Smith presented the pictures of the proposed signs noting that the applicant was requesting two free standing signs (one being directional) in addition to wall signage. He indicated that the letters were cast aluminum letters. Action: It was moved by Commissioner Holden, seconded by Commissioner Connor, to approve the signage as submitted. Motion carried 5-0 . B. Preliminary Plans : 1 . CASE NO. : TT_28*�8 APPLICANT (AND ADDRESS) : (KAUFMANN.AND BROAD,OF�SOUTHERN_; (CALIFORNIA,_—INC:, 180 No. Riverview Drive, Suite 300, Anaheim Hills, CA 92808 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of revised preliminary front yard landscaping plans LOCATION: North side of Frank Sinatra Drive, approximately 1325 feet west of Portola Avenue ZONE: R-5 2 N MINUTES ARCHITECTURAL REVIEW COMMISSION JANUARY 23, 1996 Jeff Winklepleck reported that he and Eric Johnson sat down with the landscape architects and reviewed the plans. He indicated that they will be adding more plant types to allow for more flexibility in the plans . Commissioner Connor noted his concerns as he listed on the plans . He did not want all gravel in a front yard. Mr. Winklepleck indicated that staff told the applicant that they wanted to see one drought tolerant plan with the four models. Commissioner Connor suggested that they add some additional ground cover to give it a more lush look. Chairman Gregory agreed and felt that a lot of the plants that were shown on the plant palette would look bad very quickly. Action: It was moved by Commissioner O'Donnell, seconded by Commissioner Urrutia, to continue the landscaping plans to allow the applicant to address the concerns noted on the plan by Commissioner Connor. Motion carried 5-0 . C. Miscellaneous: 1 . CASE NO. : APPLICANT (AND ADDRESS) : BARBARA VINCENT, 72-782 Bel Air Road, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval to install a 5 ' high garden wall, 12 ' back from the curb LOCATION: 72-782 Bel Air Road ZONE: R-1 13, 000 Steve Smith presented a proposed plan for the garden wall as well as photographs of the adjacent homes and lots . Action: It was moved by Commissioner O'Donnell, seconded by Commissioner Holden, to approve the plans for the garden wall as submitted. Motion carried 5-0 . 3 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT MEMORANDUM TO: City Council FROM: Assistant City Manager/Director of Community Development DATE: June 8, 1995 SUBJECT: June 7 , 1995 Joint City .Council/Planning Commission Meeting Follow Ups Per your request at the joint city council/planning commission meeting �on June 7, 1995, attached are the following for your review: KAUFMAN & BROAD, CASE NO. TT 28158 a. Planning Commission staff report dated April 18, 1995 b. Planning Commission minutes dated April 18 and May 16 , 1995 C . Planning Commission Resolution No. 1690 approving TT 28158 2 . ST. MARGARET' S EPISCOPAL CHURCH, CASE NO. CUP 94-4 Request for a waiver of the undergrounding condition required by Planning Commission Resolution No. 1648 . a. Memo from Pat Conlon to Ray Diaz dated May 17, 1995, with copy of Planning Commission Resolution No. 1648 attached. b. Planning Commission action of June 6 , 1995 . C . Memo e from Pat Conlon on Highway 74 Undergrounding Costs-• RAM N A. DIAZ ASSISTANT CITY tMAN R, DIRECTOR OF COMMUNITY DEVELOPMENT/PLANNING /tm MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 Action: Moved by Commissioner Whitlock, seconded by Commissioner Beaty, continuing C/Z 90-12 Amendment #1 to May 16 , 1995 by minute motion. Carried 5-0 . A. Case No. TT 28158 - KAUFMAN AND BROAD, Applicant Request for approval of a Negative Declaration of Environmental Impact and 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. Mr. Drell described the location of the project. He reported that this property was designated in the general plan for both commercial and high density residential use. In the North Sphere Specific Plan it was specifically identified as a high impact noise area because of the proximity of the railroad and increasing noise impacts of I-10, which was the justification for the potential commercial use on the property. As part of that designation, the General Plan required that any residential development of the site mitigate noise impacts so that the exterior levels of noise wouldn't exceed 65 CNEL or 45 CNEL in the interior. He noted that this site had been owned by the redevelopment agency and purchased specifically to develop affordable housing back when a large resort development was to occur, and as part of the overall affordable housing program this site was planned for a variety of uses including apartments and single family homes . In response to the noise impacts they had designated 400 feet next to the railroad tracks as mixed commercial/ industrial use. The Housing Element as required by state law called for policies implemented by the city to help reduce the cost of housing and promote affordability. Mr. Drell noted that the project was a conventional single family detached subdivision consisting of 439 lots that contained 2 two acre retention basins and under the city grading ordinance they must contain 100% of a 100 year storm onsite, which was the purpose of the retention basin. There was also a 50 foot easement to the Coachella Valley Water District for a future Mid Valley Storm Channel that would collect stormwater in the center of the valley and take it down toward Indio. It also included the dedication of the improvement of half streets for Portola on the west side and Gerald Ford on the south side. The majority of the lots in 3 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 the subdivision were between 5500 and 6500 square feet. While the overall gross density of the subdivision was below the five units per acre, it was evident that the lot sizes did not currently meet the standards currently set for the PR zone. As of now the applicant was proposing three different floor plans . A 1,000 square foot 3 bedroom unit, a 1,216 square foot 3 bedroom unit, and a 1,441 square foot 4 bedroom unit. As conditioned the development would meet the standards of the Palm Desert Subdivision Ordinance and State Map Act. In regards to the zoning ordinance, as mentioned, it did not meet the requirements of Section 25 .24 .250 relative to lot size. The PR zone, which was originally designed for planned developments, included condos and golf courses which had common open space and in general 50% open space. The city subsequently created an amendment which allowed for single family detached subdivisions without common open space, but specified that those developments must meet the standards of the R-1 zone depending on their lot size. In the R-1 zone minimum lot sizes were 8,000 square feet. These standards could be amended and exceptions could be granted by the planning commission under Section 25 .24 . 310 if planning commission found sufficient justification or a furthering of a city policy which would be accomplished by the granting of that exception. In this case the applicant was requesting an exception from the 8,OOO . square foot minimum lot size based on the applicant' s desire to meet a specific target price for the units . Subsequent to the writing of the staff report, staff received a draft agreement which was distributed to commission. The applicant' s goal was to provide affordable housing and agreed to restrict and allow sales and price controls on at least 20% of the units . The draft report in front of the commission varied from the initial correspondence relative to this program and under their new proposal, of the 20%, 4% or approximately 1/5th of the 1,000 square foot units would sell for no more than $114 ,000; 1/5th would be the larger three bedroom units and would sell for no more than $122 , 990; and at least 1/5th of the units would be the four bedroom units and would sell for no more than $132,000 . The remaining 2/5ths could be any mix of the unit sizes and would be priced accordingly. If the market price of the remaining 80% of the units was more than 5% more than these controlled units, then there would be a resale control on these "affordable units" which would limit increase in the resale price of the units over a ten year period, based on upgrades that the owner put into them originally or future improvements and adjustments by increased median income index as determined by the Department of Housing and Urban Development. He indicated this was 4 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 still a draft agreement and it was a condition of the tract that this agreement be ultimately approved by the city and the city attorney in that the development complies with zoning density and the planning commission had the ability to grant exceptions; technically this was within the power of the commission to approve. Right now the condition read "the city will approve it and the commission could be the body to approve it. He said that under an agreement which the city would ultimately approve, 20% of the units would be controlled at an affordable price and the goal of lot size reduction was implemented on at least 20% of the units . The agreement did not restrict them on size or price on the remaining 80% of the units . He said that the applicant submitted an analysis showing the impact on price of an increase in lot size to 8, 000 square feet. This property was somewhat unique because the land cost was relatively low because of the distance to certain utilities, and because they have to put in a great deal of offsites in terms of the road dedication and construction; their offsite and onsite improvement costs exceed the actual land cost and as a result density had a significant cost on the unit price because those were the things that were fixed regardless of how many units were built. According to their analysis, going to 8, 000 square feet would add approximately $15,000 to the price of the houses and increased the monthly payment $121, which included the increase in the property tax. He said it was the applicant' s feeling that the site ' s location and the current market would not support the higher price. He noted that the plot plan showed how the houses fit on the lots . The houses did meet the setback criteria and in most cases exceeded them for side yards and rear yards . Achieving and promoting housing affordability could be used as a justification to grant exception to the lot size standards in the PR zone. He stated that the project created some significant environmental impacts and was subject to some impacts of the environment. It was adjacent to TT 26502 , the Rancho Portola country club project for which an environmental impact report was done, as well as biological studies . The general environment of the proposed site was virtually identical to the Rancho Portola site and on that site there was identified habitat for the Coachella Valley Fringe-Toed Lizard and the Coachella Valley Milk Vetch. He noted that for the Fringe-Toed Lizard there was an established habitat conservation plan which allowed the incidental taking and destruction of the lizard habitat with mitigation being payment of a $600/acre fee used to buy habitat north of the freeway. Right now there was a multi- species habitat conservation plan underway which would 5 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 propose mitigation measures for all of the potentially threatened and endangered species in the valley which once approved would address all these issues into the future. Per a "gentlemen' s" agreement with Fish and Wildlife Services, projects were being required to contribute to the cost of preparation of this plan. The agreed upon amount was $30,000 for a project this size. As a result this project would be subject to that fee since the multi-species plan covered the milk vetch. He said this project would result in local and regional impacts on traffic . The current planning efforts were designed to accommodate the impacts of this project, including the dedication and improvement of Gerald Ford, payment of signalization fees, and participation in an existing assessment district that paid for the construction of Gerald Ford, Portola and Frank Sinatra. For regional impacts the project was subject to a $386 ,000 Transportation Uniform Mitigation Fee for implementation of the CVAG Regional Transportation Plan and would be required to participate in the Cook Street/I-10 Interchange assessment district. The project was subject to significant impacts to it from the environment. The first was blowsand. The project was located in and surrounded by undeveloped and unstabilized sand dunes and until such time as the area to the west was developed, it would experience significant effects from the sand transport process . As mitigation, on the landscape plan provided walls along the west and included windbreaks to try and reduce this problem. To a certain extent the north was already protected with the embankment of I-10 and a line of tamarisk trees . The other impact was noise from the railroad tracks and I-10 . 'Right now the noise levels for the lots relatively close to the railroad tracks exceeded the general plan standards for a residential area and they would have to conduct an acoustical analysis to determine both the current and projected noise levels as traffic on the rail line increased and include mitigation to reduce those levels to 65 CNEL. In conclusion, Mr. Drell stated that as conditioned the project met the subdivision standards and standards of the State Map Act. It was consistent with the PR zone with the exception of lot size; it was a designated affordable housing site and was appropriate to act in such a way to promote housing affordability. The question was if what the applicant was proposing in the agreement was sufficient. With the mitigation measures required relative to biological impacts, traffic, noise, and blowsand, the project would not have a significant impact on the environment and a negative declaration could be approved. He noted an addition to 6 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 condition #11 that a summary of the noise study approved by the city shall be provided to all prospective buyers . This was to make sure that everyone was aware that trains would run and generated a certain level of noise. Condition #13 would be amended to reflect the amended schedule in the agreement with the 1200 square feet and less being changed to $113,990, etc. He said because of the unit sizes, with the exception of the 1, 000 square foot units, it would result in a higher price per unit on the larger 3 and 4 bedroom units than described in the report since the threshold was dropped just enough to move those units into the higher category. Commissioner Whitlock noted that the state required a certain percentage of affordable housing in every city. Mr. Drell concurred. Commissioner Whitlock asked if the City of Palm Desert had achieved that percentage requirement. Mr. Drell replied no. Commissioner Whitlock asked if this project would assist in that endeavor. Mr. Drell replied yes; for the 20% the city would have control over, it would. For the other 80%, the city would get some credit in that they have reduced the cost of housing. Commissioner Whitlock asked if the agreement presented to the commission was a requirement. Mr. Drell stated that it was a required condition of approval, #13, that a satisfactory agreement had to be included as a condition of the final map. Commissioner Whitlock asked who would monitor the agreement to insure that what was bound to would be followed. Mr. Drell replied the planning department because it was a city condition. The agreement required that a covenant/deed restriction be placed on those units, which had not been written yet, but would require that on resale units, the city would have to be notified to confirm that the resale was within the parameters . One of the things missing from the agreement was an enforcement provision, a monitoring provision, reporting provisions, and that would have to be included. Commissioner Whitlock asked if what they saw in the agreement was not sufficient at this time and would need to be expanded upon. Mr. Drell replied that this was a first draft. Chairperson Jonathan stated that he found it incredible that on a 5,500 square foot lot that the side yard and rear yard setback requirements could be met and on previous projects with larger lots they hadn't been able to. Mr. Drell stated that it was 'a function of house size. Chairperson Jonathan asked if staff knew the exact number of affordable units and where the city was in terms of meeting the requirements . Mr. Drell stated that with the project on Fred Waring Drive, there were approximately 1,000 units . The goal in the 7 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 General Plan as set by SCAG was 1,700 units in 1989 through 1994 . Subsequently they extended that deadline. In terms of this particular price segment, the city had no units . The housing element required the provision of housing opportunities throughout the entire economic spectrum and most of the assisted programs went from the median income down. This project would probably start closer to 120% of median and go to 140% of median. Chairperson Jonathan asked what the selling prices were for the homes on Fred Waring; Mr. Drell replied $101,000 for the three bedroom units and $105,000 for the four bedroom units. Chairperson Jonathan asked what the average lot sizes were; Mr. Drell replied that they were smaller than the proposal and were approximately 5,000 square feet. He noted that those were attached units and the density was seven units per acre. The proposed density was approximately five units per acre. Chairperson Jonathan asked if the city was about 700 units behind the quota. Mr. Drell concurred. Chairperson Jonathan noted that the commitment on the sales price limit on 20% of the units was what the applicant was giving and asked what the city was giving; Mr. Drell replied the exception on lot size. He clarified that the applicant was not asking for money or increased density, but the exception to lot size. Chairperson Jonathan noted that even without contributing money this project would still be construed as complying with assisted housing programs; Mr. Drell clarified that they were promoting affordability and this would reach the upper end of the moderate income market. Chairperson Jonathan asked if it would apply toward the 1, 700 objective. Mr. Drell replied that it would apply, but noted that the city was under a lawsuit settlement and it would not apply toward the lawsuit settlement units . It would account toward the moderate income regional housing needs assessment. He said it depended upon what the interest rates were at any one time. Chairperson Jonathan suggested that since only 20% of the project was being subjected to the price limitation, why couldn't they give the ordinance exceptions only to those lots . He felt the city was being a little generous . Mr. Drell said they could expand the restrictions, but part of the applicant' s statement was that the project site could only accommodate so much and it seemed to be their intention that most of the units would be sold at these prices . Chairperson Jonathan asked why the agreement was given to the commission in such a preliminary form when . the project had been scheduled for public hearing for a while and was a part of what they were to consider. He asked why the commission couldn't get these types of things ahead of time or a request to continue matters . Mr. Drell replied that the idea was to 8 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 lay out the basic parameters of the condition and to see if those basic parameters were sufficient in the mind of the commission to approve this map. If the commission' s conclusion was that no, these lot sizes could not be approved regardless, there was no reason to spend a lot of time and money on attorney .fees perfecting the details of the agreement. Chairperson Jonathan felt the document should at least have been presented with the normal packet. He felt the commission should not be put in a position of having to read the document during the staff presentation or during the hearing and trying to form an opinion. Mr. Drell stated the original thought was to have it as a condition and spell out the basic requirements that the agreement had to contain, but the problem was that when it came in it had provisions that were different than what were described in the staff report and he felt that as long as he was talking about conditions, the commission should see the document. Initially staff did not expect to have it done, but would just inform them what had to be accomplished as a condition of the map which they would have to do prior to recordation. Chairperson Jonathan stated that in the future he would appreciate receiving these types of things ahead of time. Chairperson Jonathan opened the public testimony and asked the commission to address the commission. MR. KENT GROVER, 180 N. Riverview Drive Suite 300 in Anaheim Hills, stated that he represented Kaufman and Broad. Also present was Hunsaker & Associates, their land planning and engineering firm. They were present to answer any technical questions. Mr. Grover stated that he didn't have much to add. He thanked staff for their help in getting to this point and in response to the issue of whether the 20% only should be granted for the smaller lot size versus all of them, he felt it was two different questions. The first was where the market was at that site given the remote location and the physical restrictions it has given the freeway and railroad. He did not believe in today' s market the price for all of the units would be different than what they were committing to for the 20% . The reason they were not willing to go further than the 20% was because . the market could get better. They felt it was necessary to get a lot size reduction on all of the lots to amortize the real extensive infrastructure costs associated with the development of the property to get it to where all the units could be offered at a reasonable price that they felt the market would bear in 9 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 that location. On previous density bonus type developments he had worked on in the past, the standard was a density bonus of approximately 25% of the base number of units in return for offering those units at restricted prices . He felt it was a market driven thing based on historical projects they have been involved with. Chairperson Jonathan noted that the applicant said price restricted, but at $134 , 000 asked how much could a four bedroom 1200 square foot home on a 5500 square foot lot by a railroad go for if it wasn't price restricted. Mr. Grover replied not much more in today' s market. Alternatively though, if looking at 8,000 square foot lots, that translated to $15, 000 more in costs, and they felt the market was not there. Chairperson Jonathan stated that he would like to see something in that area but was not convinced that this was the best solution and wanted to review some things that might be reasonable alternatives . He said they had seen condo developments and garden units where there was one or more common wall being shared, and they had seen split projects where part received higher density and was almost self contained or limited to a portion of the development. In this case it could be the perimeter units because of the proximity to the railroad, but the rest of the development could be a normal unrestricted project. He asked if that had been considered for this location. Mr. Grover said they looked at a various combination of lot sizes. On this one there were 5, 500 and 6 ,500 square foot minimum lots set up in zones and they looked at it more from a marketing standpoint and felt that it was a single family detached residence today' s market was looking for. Chairperson Jonathan asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposal. MS. KATRINA HEINRICH STEINBERG, 471 Monte Vista in Palm Springs, stated that her family's company was the seller of the land to Kaufman and Broad. She said that there were always good. reasons to sell a piece of property, but after a lot of contemplation, they sold the property to Kaufman and Broad for almost $2 million less than what they took it back from the city for when the sale exchange transaction took place two years ago. They 10 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 didn' t usually like to sell at a loss of this type, but they felt that this area was in need of a major player such as Kaufman and Broad. They would not have sold this property to anyone with a weak financial background and less than the sales record of Kaufman and Broad. They felt it would benefit the surrounding properties that were located within the city of Palm Desert and would provide an impetus to create something good, unencumbered by surroundings . They sold to Kaufman and Broad knowing that it would be something that had been thoroughly researched as to the marketability of the end product. She also had something in mind such as a mixed use project, but for the past four and a half months she has done extensive research as to what was selling in the entire Coachella Valley. She had been from Coachella to Desert Hot Springs and what was selling was a single family residence appealing to the low and low middle class income, young families with two or more Children who were seeking housing and paying up to $800 and $900 per month for a three bedroom apartment in Indio. There was no parking or security and no landscaping. The projects that had been extremely successful in the market range proposed by Kaufman and Broad were the projects in the Bermuda Dunes area built by various builders like Century Homes and others like them and in the cove of La Quinta that ranged in price from $105,000 and $149,500 on lots between 5 , 200 and 5, 800 square feet. That did not provide for a pool, but most were not interested in pools . In the sales office, customers told her that it took money to maintain a large yard, was expensive to landscape it, both parents were working and sometimes there was an elderly parent taking care of the children. She felt this would be an ideal unit. If today a young family with two wage earners bought a house for $120, 000 and they provided a 10% down payment, they would end up with a $110,000 mortgage. With FHA, they would pay approximately 8 1/2 percent so that would be $650-$670 per month. From Indio to Coachella, in the La Quinta cove, and in Bermuda Dunes, those were young families and they didn't want an attached house. They didn't even like duplexes . Right now the Coachella Valley had an inventory of 9 ,500 attached units that remained unsold. The market changed and the profile of the buyer has changed. Ten years ago the average homebuyer was between 38 and 44 years old; today they were between 29 and 36 years old. This was where the market was . She could show the commission condominiums for sale with 900 square feet for $55, 000 11 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 and she couldn' t sell them. Also $50,000-$75, 000 two bedrooms and two baths condos and they couldn' t sell them because even single people preferred a small home with a garden. She urged the commission to look at this project; the economics were favorable and Palm Desert did not have anything like it right now. This was a good thing because it would create attention for an area that has been looked upon as a stepchild by potential buyers. Whenever she showed land along Gerald Ford between Monterey and Portola, people did not want to be the first ones out there. They wanted to be closer to town. They needed someone like Kaufman and Broad to go into that area and open it up and the fallout would be beneficial to the community. Once Kaufman and Broad was there it would create excitement. She noted that Merano at Monterey and Country Club, out of 42 homes in the first phase they had 130 reservations for the next phase. They had over 500 people in body counts over the Easter weekend. This proposal was needed and would open up the area. The neighbors would develop and other developers would come in. The supermarkets would like it because this was the permanent population leaving the money within the community. People buying these homes were presently working in Palm Desert and commuting into Palm Desert from the surrounding communities because this kind of housing was not being provided for them. She urged the commission to not get "hung up" on the lot size; it was not a hang up with the buyer; it was something that was successful everywhere else and suggested that the commission look at existing projects . She noted that when Century Homes opened up Topaz homes, they sold 27 units the first weekend and only had one fall out. Everyone else closed escrow. MR. STEVE FORTNER stated that he was representing Henry Melby, the Trustee of V.H. Fortner Testamentary Trust, and they owned a parcel of property where a small corner touched the proposed project. Their property has an approved parcel map, #27419, and their property was mapped in conjunction with a neighbor further down the railroad tracks almost down to Monterey, PM 24255 . He indicated that a lot of environmental impact reports went into 'getting the final map approvals . The maps were subject to a pre-annexation agreement with the City of Palm Desert. His concern was that this project should be consistent with what had already been approved on adjoining land. He did not want to say anything negative about Kaufman and Broad, or anyone that wanted 12 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 to build something out there right now because it was hard to find someone with a good reputation and financing. He liked the idea of extending Portola down. In the pre-annexation agreement with the city, there was a requirement that Portola be put in at no expense to the two parcel maps and he believed this would satisfy that criteria. One of his concerns was to make sure that all of the letter and spirit of the pre-annexation agreement was followed through on this . He was concerned in that their zoning was service industrial so that there would be one acre of service industrial parcels across the street from 5,000 square foot single family residential lots. His map predated theirs, but they would probably be building before him and he did not want to come in with a potential buyer later on and then have concerns raised that it was inconsistent with the area because of there being single family residences next to it. He noted there was a lot of discussion on his maps regarding Dinah Shore being a fairly major traffic corridor to take traffic off I-10 and Country Club Drive; he noted on this plan that Dinah Shore would dead end at Portola. In the past it was shown to go all the way to Cook Street parallel to the railroad tracks . He also indicated there was quite a bit of discussion on drainage issues. Chairperson Jonathan felt that some of these issues should be addressed. 'He asked if the service industrial zoning was taken into consideration by staff and the applicant and confirmed that in some way the existing zoning was recognized and a commitment to the zone was made. Mr. Drell stated yes; the one anomaly created by this map was that typically there was a street separating the uses. Here on most of the length on Portola was a 126 foot right-of-way. When the existing parcel maps were first planned and there was an agreement in the county, when they went through the annexation, Dinah Shore was part of the Mid Valley Parkway, or an extension of the Mid Valley Parkway that stopped at Monterey but was shown continuing on to Cook Street. He noted that when RDA owned the property their plan showed the road and it was the basis for having the commercial area of their project. Subsequent to that the Mid Valley Parkway had been shifted downward and at that time Gerald Ford ended at Portola. When the Mid Valley Parkway shifted down to Gerald Ford, Gerald Ford was the street that would cut through to Cook Street and it curved down at an angle and intersected Cook Street about a half mile north of Frank Sinatra. That was the reason why this began to look inconsistent with the maps done five or 13 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, . 1995 six years ago. Now Dinah Shore merged into Portola. It did not dead end, but would be a free movement into Portola taking traffic down to Gerald Ford. If someone wanted to go to Cook Street, they would take Gerald Ford. That area north of the turn there was industrial zoning backing right up to this residential zone. That was probably something that was not anticipated when the zone was established in the North Sphere Specific Plan. He noted that our industrial parks were closer to office parks; they were not smoke stacks or clanging machinery; therefore, given Palm Desert' s ability to do some sensitive site planning, staff did not see it as a problem. It was something that both buyers should know about and the Kaufman and Broad buyer could come in and see what the zoning was . Mr. Fortner stated that when Dinah Shore was supposed to be part of the Mid Valley Parkway there was a number of restrictions put on their properties as far as encroachments. They didn't want any driveways onto Dinah Shore. If it wasn't going to be that type of road anymore, he asked if it could be smaller and if they could have encroachments . Mr. Drell indicated that it could be brought up for discussion again. Mr. Fortner said the drainage ditch was a big issue on how wide and how deep; there was some inconsistency with what Rancho Mirage was requiring on their side of Monterey and what the City of Palm Desert was requiring on our side of Monterey. He asked if the requirements here were consistent with his requirements . Mr. Drell stated that it was 50 feet wide and was per CVWD requirements . Mr. Folkers said that supposedly they were consistent. Mr. Drell indicated that staff followed CVWD' s recommendation in requiring the easement. He was not sure how deep it was; they were not constructing the ditch, they were providing the right-of-way. Mr. Fortner thought they were conditioned to construct the ditch. Mr. Diaz noted that what was before the commission right now was the proposed tentative map. The conditions of approval placed on Mr. Fortner' s map and what they were with the county and CVWD and if the alignments have changed should be checked out with CVWD. As far as commitments for future 14 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 access onto Dinah Shore, that would have to be determined when the development came in. He did not think the city could commit itself to anything at this point. Mr. Fortner said he just wanted to point out the consistency issues with the adjoining maps that had already been approved. Mr. Diaz stated that consistency did not necessarily mean identical to. Mr. Drell said that the problem was that for certain conditions the plans have changed and if under the new plan, they might have opportunities to come in an amend the existing maps to take advantage of this particular alignment as opposed to the other. Mr. Fortner said he did not wish to discourage any developer, especially one with as good a reputation as Kaufman and Broad and he would like to see Portola extended down. He also would like to have his engineer talk with their engineer since they had their final map engineered that had not been submitted and he did not want to have to re-engineer their map to try and line up with their infrastructure. He would like to coordinate that now. MR. GALE MESSICK, 935 Palm Springs Lane in Glendora, owner of the piece of project adjacent to the proposal stated that he did not see how the project would hurt any of them and he was looking forward to having someone build out there. His property was zoned service industrial and he did not think the type of building going in next to the tracks would have a big problem on the housing. They wanted to see Dinah Shore go through. Once the road went through there it would only be a mile to the Price Club. He felt that road was badly needed. With the type of housing being put in, it was something the city needed. He thought it was a good idea. Chairperson Jonathan closed the public testimony and asked for commission comments . Mr. Drell stated that on the affordability of the controlled units, the smallest unit at $114, 000 would be within the moderate income range. The $123, 000 and $132,000 might be just beyond the 120% of median. Unless interest rates dropped significantly, they were providing a unit not available in the city, but were not technically moderate income affordable. 15 J MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 Chairperson Jonathan indicated several concerns with the project: 1) The city was giving up a lot in terms of exceptions to the ordinance and getting essentially nothing in return. According to the applicant himself the price represented no reduction from market values . 2) Looking at this project, there were no amenities--no community pools, tennis courts, green areas or park areas . There would be children with very small yards . He felt that was lacking for a development of this size. In over 400 units, there would be approximately 1600 people. 3) He understood the market demand for low income single family residences that Mrs . Steinberg spoke about, but in his opinion the City of Palm Desert should not be all things to all people. He would like an $80,000 home in Indian Wells Country Club but that did not mean the City of Indian Wells was obligated to give it to him. He understood consumer demands, but also understood the broader picture of what the city should and should not provide. 4) The lot sizes were not just a little too small, but way too small . That was a very small compact space with very small compact houses and a large number of them. Not only were the houses small, and the lots small, but the resulting density was not appropriate for what Palm Desert was trying to accomplish. He did not have a problem with low income housing or with the various things that had been very creative that the city and other developers had done, but did not see any of that creativity here. He just saw small houses with small lots and lot of them. 5) With the recognition of the adjacent service industrial zoning, a design on this type of project needed to anticipate that and the west end of this development lent itself to greenbelts and community areas in a way that would distance residences from service industrial uses . Service industrial could be garages, car washes, noisy or smelly uses, and there were some structures in the service industrial zone that had 18 foot high walls with zero setbacks. He did not think there were too many people who wanted an 18 foot wall at the end of their backyard when their backyard was 20 feet away from their living room window. He felt there was some incumbent responsibility on this developer to recognize what was zoned to be developed adjacent to them and there was an opportunity before there was a problem to defer them. That responsibility fell partly on this developer. In general, the concept of 'residential development in this area made a degree of sense, but there was plenty of room for creativity, whether that was commercial buffering so that the entire site wasn't taken up with residential, or whether it was a split project that had some high density, small lots or some normal-no ordinance exception housing. He felt there was 16 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 plenty of opportunity to be creative here and that there should be plenty of room between cost and profit to create something that should be feasible. He could not approve the project as it was now and he wanted an opportunity to read the agreement. His personal feeling was to either continue the matter and allow the applicant an opportunity to get creative and give the commission an opportunity to read the agreement, or he could not approve the project as it presently was . Commissioner Whitlock concurred with the lack of creativity. What made an impact on her was the service industrial zoning across the street. She suggested that the setbacks to that zoning use greenbelts as a buffer versus a wall, which might be beneficial and she would be receptive to it if Kaufman and Broad could do something like that. The comment about lack of amenities was not as crucial to her. In trying to find affordable housing, she did not feel that additional amenities were what people were necessarily looking for. Her main concern was the density with the lack of creativity, the buffering that she would like to see between the service industrial because there was already a problem with the proximity of the railroad tracks and noise concerns . She would like to see something with a setback, whether it was greenbelts, parkways, or whatever that might open it up. If Kaufman and Broad were amenable to something like that, rather than denying the project, she would be in favor of continuing this matter as well to see what they could come back with. Commissioner Campbell agreed with Commissioner Whitlock. As far as affordable housing was concerned she did not feel that people were looking for swimming pools, but wanted to have a home. As far as the greenbelts were concerned, she suggested a few less homes and more garden areas that would be taken care of by the developer. She also felt that Kaufman and Broad should be continued. . Chairperson Jonathan stated that pools and amenities were not as important to him, but wanted to ask the other commissioners about the proposed lot size. He felt the lots as designed were too small to accommodate pools . He asked if the other commissioners had a problem with 400+ families that didn't have pools in the backyards or pools in the development when it came to summer months . Commissioner Whitlock felt that was what the YMCA was for, the city park, the ballfields, and the proposed stadium; she felt they were looking toward activities in that area for the young families 17 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 and the commission did not need to be as concerned about providing those activities for them within the development. This wasn't a condominium project or a gated community, but a single family residential development. She felt that they might have become too accustomed to looking at country club resort environments and they needed to look to areas where the young people could go and get their first starter homes . Mr. Diaz stated that as far as the lot being too small, he had a 16 x 32 foot pool on a 4700 square foot lot, which was smaller than the proposal . He said that the lot was designed by Mr. Hunsaker many years ago in West Covina, but in that location there were zero side yards on the homes, so it could be done on that size lot. Mr. Drell noted that the site included 2 two acre retention basins; whether the design of the retention basins could be used he was not sure; while the city did not have a policy of accepting retention basins as city park dedications, it did not prevent their development to a certain extent as recreation areas . Along with common recreation came homeowners associations and fees that often developers like Kaufman and Broad wanted to avoid, but they did have four acres that could be used to provide some amenities. Commissioner Jonathan felt Commissioner Whitlock' s point was very well taken, that this was not a country club or a gated development, but a residential area. The problem he was having was looking at 800+ kids at buildout and right now there were quite a few youth facilities, but no swimming pool . He felt the closest thing to that was the Palm Desert, High School and College of the Desert which were in high demand. During the summer he believed there were no summer times available. He was looking at an overall planning issue. He said he would not get stuck on that point because he felt that Commissioner Whitlock was right that this was a housing development and it was hard to encumber a developer with that type of social responsibility, but it. might be something for them to consider. Mr. Drell said that for the projectes population, they were required to dedicate or pay in-lieu fees equivalent to five acres per 1,000 people in projected population. Using the average household size of 2 .27 , he projected the population to be around 1300 people, so they would be required to dedicate or pay in-lieu of the cost of land for six to seven acres . That could go toward future facilities in that part of the city. Chairperson Jonathan felt that maybe they could build a couple of pools instead. Again, there was room for creativity. He heard a consensus among the commission for a continuance to give the applicant an opportunity to address some of the concerns expressed. He asked if the applicant agreed. Mr. Diaz stated for the 18 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 record that he would like the applicant to ask for the continuance. Mr. Grover requested a continuance. Chairperson Jonathan reopened the public hearing and asked for a motion of continuance. Action: Moved by Commissioner Whitlock, seconded by Commissioner Campbell, continuing TT 28158 to May 16, 1995 by minute motion. Carried 5-0 . Mr. Drell requested any comments by the commission on the agreement before that meeting. Commissioner Whitlock asked if the commission would be given the opportunity to review the attachments that the attorneys would provide. Mr. Drell said it would be included in the next report and if the commission had specific feedback to give the attorneys for provisions they would like to see included he would like to receive them as soon as possible. Chairperson Jonathan noted a few things that were discussed were clauses for enforcement, penalty, and monitoring. IX. ORAL COMMUNICATIONS - B None. IX. MISCELLANEOUS None. X. ECONOMIC DEVELOPMENT ADVISORY COMMITTEE UPDATE Mr. Diaz indicated that the March 30, 1995 EDAC subcommittee dealt with the cooperative survey being taken of the commercial areas to determine what actions some of the retailers felt might be necessary on the part of the city and redevelopment agency to encourage expansion and retention of businesses . It was a study being done by the California State University San Bernardino and was a graduate business administration seminar. He said the survey would probably begin in May because the classes started in April . He noted that the next meeting was scheduled on April 20 and one item to be discussed was the project at Deep Canyon and Highway 111 . Commissioner Whitlock asked why it was going to EDAC when commission had already recommended approval of the project to council. Mr. Diaz stated that they requested a 19 MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 B. Case Nos . PMW 95-5 and PMW 95-6 - MR. AND MRS. KENNETH HARRIS AND MR. AND MRS. STEFAN P. WILK, Applicants Request for approval of a parcel map waiver to combine lots 19, 20 and 21 into one lot and a parcel map to combine lots 17-21 into one parcel . Action: Moved by Commissioner Campbell, seconded by Commissioner Whitlock, approving the consent calendar by minute motion. Carried 5-0 . VIII . PUBLIC HEARINGS A. Continued Case No. TT 28158 - KAUFMAN AND BROAD, Applicant Request for approval of a Negative Declaration of Environmental Impact and 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. Mr. Drell informed commission that based on the commission' s comments from the last hearing, the applicant redesigned the subdivision map. The circulation and lot layout had been revised. Issues directly addressed were recreational amenities--in the new plan in addition to the 2 two acre retention basins, the applicant included a two acre fully improved park. At this time it was unclear what fully improved meant, but whether this would be a city accepted public, fully maintained park would be ultimately a decision by the parks and recreation commission and city council, as would the design. Commission would have to hear from the applicant as to their intentions of what they considered to be a fully improved park. That park was adjacent to one of the retention basins which could also provide some recreational use like a soccer field--potentially it could be the size of a four acre park. The two retention basins had been elongated to provide a better buffer between the units and railroad tracks . The number of lots that backed up directly to the tracks was reduced from 38 to 27 . The issue regarding the adjacent industrial subdivision at the northwest, on the map the developer designated a 40 foot building setback and an eight foot wall and landscaping from the 40 feet. A few of those lots they still could not place their smallest unit on and meet the 40 foot setback. Somehow a few of those lots had to be deepened a little bit to 2 MINUTES PALM DESERT PLANNING COMMISSION MAY 16, 1995 realistically achieve that 40 foot setback. While most of the houses would only have front yard landscaping, these houses would have rear yard landscaping provided as well . There would be large trees, etc. , that would soften any potential view of the industrial area. That design would be part of their architectural review. For Gerald Ford and Portola Avenue, right-of-ways had been widened to allow the 20 foot parkways, which had been 12 feet. They had a condition to widen it to 20 and the new map incorporated that condition as well as the acceleration and deceleration lanes at each entrance. The additional parkway, especially along Portola, would allow for the additional landscaping required for blowsand protection in terms of sufficient numbers of trees . The net result/project data was distributed to the commission--there had been a decrease in the number of units from 439 to 433 in terms of lots and the average lot sized increased from 6431 to 6558 square feet. While previously the largest number of lots was in the 5500-6000. square foot range, now the largest was in the 6000-7000 square foot range and the number of 7000-8000 had also increased. There was a decrease in the larger 8000 square foot lots and the smaller 5500 square foot lots . Gross density also went down from 4 . 14 to 4 . 08 . On the advice of the city engineer, the circulation system was redesigned to allow a few collectors . The new design provided enough collectors to make it easier to get in and out, especially for emergency vehicles . Additional analysis was done on the prices and how they compared relative to moderate income standards and in the draft agreements, all of the 20% controlled units would meet a moderate income standard. The smaller 1000 square foot unit would meet the affordable by a four person household earning a median income. The larger three bedroom unit would meet 110% of median; and the four bedroom unit would meet the 110% of median for a five person household. In general, families earning between $40, 000-$50,000 per year would be able to afford these homes. They would meet the general plan standards and would go toward the general plan goals relative to the produce of moderate income housing. No additional work was done on the agreement. Mr. Drell stated that his only comment on the agreement was that they had a provision in terms of termination that had it go out of effect after five years . "The agreement shall terminate automatically on the earlier date when 20% of the lots within the property are sold. " If all of the lots were sold, then the agreement would terminate and the restrictive covenants would be in effect, to the date which would be five years from the date of the execution of the agreement. For a project like this, he noted it might take longer than five years to build out and sell, so five years he felt was insufficient time. He felt that "I" of this agreement should be in effect as long 3 MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 as the 20% were unsold. Staff recommended approval of . the map as conditioned. Commissioner Campbell asked what the in-lieu of fees meant in terms of the park provision. Mr. Drell explained that the city park or community facilities improvement ordinance required dedication of land; typically unless a project was specifically located where the city wanted a park, there was an in-lieu fee that the city collected equivalent to the value of land which would be required to be dedicated ( i .e. this project would be required to dedicate approximately six acres worth of land) . That was based on five acres per 1000 projected population in the subdivision. In this case they were proposing that their park requirement would be filled by a combination of dedication of the two acres and the improvement of the two acres. It would be a combination to fulfill their park requirement. Chairperson Jonathan asked if the park would be public and maintained by the city; Mr. Drell stated that was an issue that would be decided, with the commission' s input, by the parks and recreation commission and city council, who would decide given a choice between cash or land or land plus improvements, what the city would rather have. If it was decided that credit would be given as part of their park requirement, but the city did not want to maintain it because this park so exclusively serves this one subdivision, that was an option. Chairperson Jonathan noted that there wasn' t going to be a homeowners association so it would be difficult if the city didn't maintain it. He asked if the commission was in a position to approve a project and a development agreement if that issue was not addressed. Mr. Diaz believed the commission could if they placed on the development a condition that the developer would agree to establish an assessment district under the 1972 Lighting and Landscaping Maintenance Act for this facility. That would allow the commission to approach the parks and recreation commission and council and would answer the questions the planning commission might have in terms of maintenance. Also, it would give them some latitude in terms of relocating that park if the parks and recreation commission did not have a problem with it and recommended that the city maintain it after the developer developed it as long as it was somewhere else, so in essence what they would be setting forth was that: 1) they would be getting at least two acres; and 2 ) that it would be developed by the developer subject to the final location by the city council and parks and recreation commission. If they had any questions or doubts about what was finally approved, it would come back to the commission, but by placing the condition that the developer agrees if necessary to establish a lighting and landscaping maintenance 4 1 MINUTES PALM DESERT PLANNING COMMISSION MAY 16, 1995 district. Mr. Drell felt they would need that any way for the retention basins. Chairperson Jonathan asked if the there would be a 20 foot greenbelt within the 40 foot setback and if it would be within the project or outside the walls . Mr. Drell said that typically on a perimeter where there was a street, there was a parkway. Where there were two abutting properties with no parkway, all the development had to be inside the wall because they did not want a "no man' s land" between two properties. They were proposing that they would landscape this area as opposed to the rest of the lots that would not have rear landscaping. These lots would have rear landscaping specifically designed with big trees and they were only talking about three or four lots . Chairperson Jonathan asked about the project ' s perimeter on Portola; Mr. Drell replied that the 20 feet would be landscaped parkway between the curb and the perimeter wall . Chairperson Jonathan asked if that included .curb, greenbelt, sidewalk, a little bit more green and then the wall; Mr. Drell replied yes, similar to the front of Marriott, Desert Falls, and the Lakes. That would be on Gerald Ford and Portola. Mr. Diaz noted there would be an assessment district needed to maintain that. Chairperson Jonathan noted that public works condition number 13 on page six addressed ingress and egress and said that there would be only left-turn ingress on those two points on Gerald Ford and Portola; Mr. Drell clarified that basically it had been the policy to allow left turn entering off these major arterials where there was a controlled median that did not allow exiting; they would only be building a half street right now that would be two lanes, but ultimately when the full four lanes were developed and the median was installed, the people in the subdivision would know they would only be allowed left turn in and right turn exit. Mr. Drell did not feel the proximity to the corner would be a problem. Chairperson Jonathan said that if there was an island that only allowed left turn in that was fine, but if there wasn't, then traffic could be backed up into the intersection. Mr. Drell said there would be a left turn pocket provided. Chairperson Jonathan pointed out that on the development agreement itself, there were a few provisions that required some mechanism to monitor them ( i .e. the annual adjustment to the selling price and the resale restrictions that went on for ten years) . He asked if the city was equipped in some way to monitor those requirements; Mr. Drell said that there were controls on other rental units in the city and there would be a lot of resale controls on the Desert Rose project that would go forever. He noted that exhibit A of the agreement would be a restrictive covenant which would be placed on each one of the properties which would require notification of the city at the time of resale. Mr. Diaz indicated that the city had hired a housing coordinator and her position would be to look at this as well 5 MINUTES PALM DESERT PLANNING COMMISSION MAY 16, 1995 as other housing agreements . Chairperson Jonathan said that the five year termination clause Mr. Drell referred to, even if it were modified, there were restrictions that would 'go past the point of the agreement termination. Mr. Drell concurred, but indicated the recorded covenants on the property would outlive the agreement. Whether the agreement was in effect or not in effect was a technicality. Chairperson Jonathan said that if there was going to be a termination clause, he asked why it could not be made that when the last unit was resold within that 10 year period, subject to restrictions . Mr. Rudolph stated that it could be done that way. Chairperson Jonathan opened the public testimony and asked the applicant to address the commission. MR. PAUL HUDDLESTON, Forest Falls, California, stated that he was with Hunsaker & Associates, representing Kaufman and Broad on the project. He said they had redesigned the site to give better circulation throughout the project; entry into the project was much more easy for anyone wanting to get into the project; going through the project would also be easier. In order to reduce the number of lots along the highway and railroad, they oriented the retention basins along that portion of the boundary to keep as many lots as they could away from the highway and railroad. They were also required by CVWD to dedicate a well site and that was oriented along the freeway. The park site was put in that area and reduced the number of units by about 20 that were along the highway and there was some buffer now between the residential units and the highway/ railroad. In response to the industrial zoning, they plotted a product on there that was basically 80 feet deep and that gave a 20 foot setback in the front and a 60 foot product. He said that would still gave 40 feet in the back yard. In the first 20 feet adjacent to the industrial zone, they would have the eight foot wall and 20 feet of the landscape buffer zone where there were some trees and some amenities to give some kind of buffer between the two zones . The 80 foot product would fit on the lots without any adjustment. He noted that Mr. Drell ' s figures were correct and the numbers on the map were wrong. Mr. Huddleston stated that he spoke to Steve Fortner, the owner of the project on the northwest corner--the industrial property. He told Mr. Fortner about what they were doing and faxed him a copy and he was in general agreement with what they were proposing and felt the mitigation measures were adequate. The 20 foot parkways were being dedicated extra; they were standard 12 foot parkways that they were widening to 20 6 MINUTES PALM DESERT PLANNING COMMISSION MAY 16, 1995 feet along Portola and Gerald Ford and providing the acceleration/deceleration lanes in all of the entrances/ exits into the project. He appreciated the city' s help in working with staff and their comments and felt the overall design had been dramatically improved. Commissioner Campbell asked if the applicant would pay for the backyard landscaping; Mr. Huddleston replied yes . Chairperson Jonathan asked for and received clarification on the final lot mix. Mr. Drell noted that the handout showed the revised lot mix. Chairperson Jonathan asked if anyone wished to speak in FAVOR or OPPOSITION to the proposal . There was no one and the public testimony was closed. Commissioner Beaty noted that the developer put in the park at the suggestion of the commission, but he felt the assessment district should be established to pay for it. He agreed with Commissioner Jonathan in that he really did not like the lot size, but given the area, he was leaning toward approval . Commissioner Whitlock thanked the developer for returning with the improvements that the commission requested and felt they improved the project. She was concerned about the public park issue because of the exclusive use for the community; an assessment district would be a resolution. For the number of lot mix, she was disappointed that there weren't more of the larger lots at the 8000 square foot size, but given the overall development, it was something the city needed and the developer should have success with. Commissioner Fernandez stated that he was happy with the addition of the park and the changes that were done. He was in favor of the proposal . Commissioner Campbell stated that she liked the park and did not see the need for it to be a public park for everyone in Palm Desert because of the location. She was in favor of the project. Chairperson Jonathan stated that the park was not a big issue and indicated that the condition regarding the assessment district needed to be added so that there was a mechanism for paying for it. It would be a public park, but two acres was not very big and would end up being used by the residents only. He commended the developer for making some changes . He felt they were a step in the right direction and wished they could have gotten more. He believed that moderate income housing was necessary and that this area justified the 7 MINUTES PALM DESERT PLANNING COMMISSION MAY 16, 1995 very significant departure from their normal standards in terms of lots sizes, amenities and appearance. He understood what they were trying to achieve and felt the departure was appropriate in this case. He asked that staff in the future do more of their work for them--if they demanded a little more at the beginning, when it got to commission and they demanded a little more, then they could have something that was better suited to the city of Palm Desert and would serve the community better. Given that they started out with plan A and were at plan B right now, it was enough of a step forward that he could live with. If the developer decided to reduce the density even more, it would be okay with him. The only other thing he wanted to add was in the development agreement, paragraph 4, that the termination clause be reworded to where it self-terminated at the point that the last unit, subject to the resale restrictions, was resold, which was the natural ending of this agreement anyway. That way they didn't have to risk potential conflicts when the agreement was terminated but there were still houses subject to the resale restrictions . Mr. Drell noted that the resale restrictions, regardless of how many times it resold, were in effect for ten years . Commissioner Beaty asked if the commission or developer knew what school district this project fell into; Mr. Drell indicated that it was in Palm Springs Unified School District. He noted that there was some discussion when they did the annexation of trying to get some dialogue between the two school districts, but since there was no development, there was no compelling reason at that time to pursue it. Mr. Diaz noted that he has been asked by the Mayor to look into the possibility of the area of the city north of Frank Sinatra Drive being switched to the Desert Sands Unified School District. He said that in the past PSUSD had been reluctant to let any of their land go. Mr. Drell noted that there was a piece of Bighorn Country Club that was in PSUSD; Commissioner Beaty noted that was changed. He said that this had nothing to do with their area of expertise, but it was a particular interest of his . He felt those residents would assume they would be attending Palm Desert schools . If possible, he said he would like that disclosed in -the sales agreement. Mr. Diaz stated that was supposed to be in the white sheet. Commissioner Beaty felt the real estate sales people should know this also. Chairperson Jonathan called for a motion. Action: Moved by Commissioner Campbell, seconded by Commissioner Fernandez, approving the findings as presented by staff . . Carried 5-0 . 8 MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 Moved by Commissioner Campbell, seconded by Commissioner Fernandez, adopting Planning Commission Resolution No. 1690, approving TT 28158 subject to conditions as amended. Carried 5-0 . Chairperson Jonathan said he wanted to follow up on the school district boundary issue. He felt that residents of Palm Desert should be attending Palm Desert schools. He stated that he felt it would be appropriate to make a motion to have the city council consider alternatives or pursuing the possibilities . Mr. Diaz stated that the Mayor has already instructed him to look into that. The thing they had to be careful of was the distance--this area was not that far from Cathedral City High School and might be closer than Palm Desert High School . Staff was looking into that and would see what the position of the school districts were. They had to make sure what arguments they would be presenting. He noted that Commissioner Beaty could tell the commission what he went through. Commissioner Beaty said it was a long and complicated story, but the major problem with that particular parcel was that there were some redevelopment agreements between the City of Palm Desert and Palm Springs Unified School District and about $10-$20 million involved in developer fees, redevelopment agency fees, and the people of Palm Springs were upset when this was proposed and was defeated. Chairperson Jonathan said that they would run into geographic distance situations with any city. There were parts of Rancho Mirage that were almost adjacent to Monterey where COD was and were much closer to Palm Desert schools, but went a further distance to the Rancho Mirage elementary schools . He did not feel that was the critical issue. When someone moved into the city they expected to be part of the Palm Desert school system and had a right to get that. Mr. Diaz clarified that there was no Palm Desert school system--there was the Desert Sands Unified School District, which has schools outside of Palm Desert and depending upon the programs and the attitude of that school district, they could have kids bussed--Palm Desert kids could be bussed into Indio. If the city wanted to get involved in fighting the school districts on their boundaries, it could be done, but he felt that in terms of what they were going through now and the agreements that were there, the best way to do it was to see exactly where they were to do it quietly if possible. Chairperson Jonathan stated that he did not have a problem with that, but wanted the council to know that he felt that a resident of the city of Palm Desert should not have to attend a Palm Springs School District school . Mr. Diaz asked if a Palm Desert resident should attend La Quinta High School . Chairperson Jonathan felt it made more sense because 9 1 MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 it was within the same school district. Mr. Diaz said that right now, particularly since they had been through the Cahuilla Hills fight, rather than going out of our way and embarrass another school district and cause problems, see exactly what could be done. What were the where with alls they would have to ' go through; if they could make the exchange easily, then it should be done that way, but make sure of what they were talking about first. Right now for them to make a big deal when they were already looking at it he felt was the wrong way to go, but if the commission wanted to pass that motion, he would carry it forth to the council . He said it was a council issue right now and staff was making initial in-roads. Part of the reason they did not push it with the Cahuilla Hills exchange and Bighorn exchange in the area was because there was an understanding reached at that time that the area north of Frank Sinatra would be left alone. Now they were going into that area and that agreement wasn't signed there, but they had to proceed slowly. They didn't even know if Palm Desert High School could accept additional students in terms of students generated by additional areas. They had to look at both school districts . Chairperson Jonathan stated that he had no intention of having the commission entering into politics, that was the city council was for, so he didn't want to ruin what they were involved in. He did not think it was making a big deal of an issue to have a consensus statement that advised the council of their interest in having Palm Desert residents attend Desert Sands Unified School District schools . He said it was not a mandate, but if. Mr. Diaz felt it would "stir up the pot" and have some adverse results, then he would back off of that. Mr. Diaz said that they could say that the planning commission would like to have the council look into having all citizens of Palm Desert attend the same school district. Chairperson Jonathan said it was to explore the practicality and advisability of doing that. Mr. Diaz felt that was acceptable. B. Continued Case No. C/Z 90-12 Amendment #1 - MILLER/RICHARDS PARTNERSHIP, Applicant Request for approval of a pre-annexation zoning of PCD/HPR (Planned Community Development , Hillside Planned Residential - 228 .5 acres) O.S. (open Space - 411.5 acres) and a zone change from HPR to PCD/HPR for 54 acres; for a project known as "The Crest" consisting of 151 homesites on 640 acres north of the "Cahuilla Hills area" and 54 acres 10 e PLANNING COMMISSION RESOLUTION NO. 1690 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND 437 LOT, 433 UNIT SINGLE FAMILY TENTATIVE TRACT MAP AT THE NORTHEAST CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE. CASE NO. TT 28158 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18th day of April, 1995, hold a duly noticed public hearing and continued public hearing on May 16, 1995, to consider a request by KAUFMAN AND BROAD for approval of a tentative tract map and Negative Declaration of Environmental Impact as described above; 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 adverse impact on the environment and a Negative Declaration of Environmental Impact has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify approval of the proposed map: 1 . The proposed map, its design, improvements, and proposed residential density is consistent with applicable general and specific plans . 2 . As conditioned, the site is physically suitable for the proposed residential use. 3 . The proposed map is consistent with the intent and purpose of the Planned Residential zone. 4 . The granting of an exception to minimum lot and dimension standards of the Planned Residential zone is consistent with - General Plan Housing Element policies to reduce housing cost and promote affordability. 5 . As mitigated, 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. 6 . That the design of the subdivision or the type of improvements is not likely to cause serious public health problems . 7 . That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. PLANNING COMMISSION RESOLUTION NO. 1690 WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources . NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That TT 28158 and a Negative Declaration of Environmental Impact are hereby approved subject to attached conditions . PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of May, 1995, by the following vote, to wit: AYES : BEATY, CAMPBELL, FERNANDEZ, WHITLOCK, JONATHAN NOES: NONE ABSENT: NONE ABSTAIN: NONE SABBY JONATHAN, Chairperson ATTEST: RAMON A. DIAZ, Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. 1690 CONDITIONS OF APPROVAL CASE NO. TT 28158 Department of Community Development: 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 two years 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 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 collection services and facilities shall be coordinated with Waste Management of the Desert and shall incorporate residential recycling. 6 . Project landscaping shall emphasize drought tolerant plant materials and irrigation technology to the greatest extent feasible. 7 . Project shall be subject to the applicable Coachella Valley Fringe-Toed Lizard mitigation fee payable prior to the issuance of grading permits . 8 . Project shall contribute $30,000 toward preparation of a Coachella Valley Multi-Species Habitat Conservation Plan as mitigation for destruction of habitat for the Coachella Valley Milk Vetch. 3 PLANNING COMMISSION RESOLUTION NO. 1690 9 . Project shall be subject to the Art in Public Places program per Palm Desert Municipal Code Chapter 4 . 10 . 10 . Final map shall include provision for bus turnout per Sunline Transit recommendations to accommodate future transit services to the area. 11 . Prior to recordation of final map applicant shall submit for approval acoustical study identifying noise impacts and mitigation plan designed to reduce exterior noise levels to 65 CNEL and interior levels to 45 CNEL. 12 . Perimeter landscaping plan shall include to the greatest extent feasible provisions to control impact of blowsand on the project. 13 . Prior to recordation of final map applicant shall execute an agreement and record appropriate covenants approved by the city committing to sales price controls on at least 20% of each unit plan in the subdivision falling within the following schedule: UNIT SIZE MAXIMUM BASE PRICE <1200 sq. ft. $114 , 000 1201-1400 sq. ft. $123,000 1401-1700 sq. ft. $132, 000 Where price controlled units are more than 5% below market rate units, the agreement shall provide for resale controls preserving this price differential for at least 10 years . At a minimum the agreement shall continue as long as resale restrictions exist on any unit and no less than 10 years from the sale of the last unit. Price schedule shall be updated annually and may be revised based on the percentage increase in median income statistics for Riverside County as published by the U.S. Department of Housing and Urban Development. 14 . That prior to the issuance of building permit the owner (developer) provide the city with evidence that he/she has complied with the required school mitigation fee program. 15 . Design and public status of proposed park shall be subject to approval by the Palm Desert Parks and Recreation Commission. 16 . The developer shall agree to the creation of a lighting and landscaping assessment district to maintain the park site retention areas and perimeter landscaping. 4 PLANNING COMMISSION RESOLUTION NO. 1690 Department of Public Works : 1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26 .49 and Ordinance No. 653 shall be paid prior to recordation of the final map. 2 . Any drainage facilities construction required for this project shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The subject study shall include analysis of the upstream drainage conditions as they impact this project. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project or the recordation of the final map. 4 . The project shall be subject to Transportation Uniform Mitigation Fees (TUMF) . Payment of said fees shall be at the time of building permit issuance. 5 . A complete preliminary soils investigation conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. 6 . Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the issuance of any permits. 7 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works . B . As required under Palm Desert Municipal Code Section 26 . 28, and in accordance with Sections 26 . 40 and 26 . 44 , complete improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to permit issuance. 9 . All public and private improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of any permits associated with this project. 5 PLANNING COMMISSION RESOLUTION NO. 1690 10 . In accordance with the Circulation Network of the Palm Desert General Plan, installation of one-half landscaped median island in Gerald Ford shall be provided. Landscape shall be water efficient in nature. A cash payment in lieu of actual installation may be submitted at the option of the Director of Public Works . 11 . Landscape installation on the property frontages shall be water efficient in nature and maintenance shall be provided by the developer. Landscaping maintenance for the proposed Gerald Ford Drive median islands as well as the property frontages and the proposed retention basin areas shall be provided through a landscape and lighting maintenance district. Applicant shall be responsible for the formation of said district. 12 . Applicant shall comply with the provisions of Municipal Code Section 12 . 12, Fugitive Dust Control 13 . The southerly project access location on Portola Avenue and the westerly project location of Gerald Ford Drive shall be limited to right-turn ingress and egress and left-turn ingress only. 14 . In accordance with Palm Desert Municipal Code Section 26 .44 , complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits . In addition to all standard engineering design parameters, the plan shall address appropriate circulation-related issues . 15 . As required under Sections 26 . 32 and 26 .40 of the Palm Desert Municipal Code, all existing overhead utilities shall be placed underground per the respective utility district recommendation. If determined to be unfeasible, applicant shall agree to participate in any future undergrounding district. 16 . Full public improvements, as required by Sections 26 . 40 and 26 .44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards and the city' s Circulation Network. Specific project related offsite/onsite improvements shall include, but not be limited to the following: * Construction of curb, gutter and paving as well as sidewalk in an appropriate size and configuration along Portola Avenue and Gerald Ford Drive with consideration of expanded intersection improvements for the Portola Avenue and Gerald Ford Drive intersection. * Parkway areas along both Gerald Ford Drive and Portola Avenue shall be a minimum of twenty feet from curb line to property line. 6 PLANNING COMMISSION RESOLUTION NO. 1690 * Construction of acceleration/deceleration lanes for the project entries . * Residential street sections shall be a curb to curb width of thirty-six feet. The internal circulation as shown on the tentative map represents an extremely circuitous routing. Additional roadway connection points and circulation revisions shall be addressed as part of the final map and design process . Rights-of-way as may be necessary for the construction of required public improvements shall be provided on the Tract Map. 17 . Traffic safety striping on Portola Avenue, Gerald Ford Drive and the proposed residential streets 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 prior to the placement of any pavement markings . 18 . Proposed building pad elevations are subject to review and .modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Applicant shall agree to participate in the proposed Cook Street and I-10 Interchange benefit assessment/roads and bridges benefit district to the extent determined appropriate by the City of Palm Desert. 20 . Waiver of access rights to Gerald Ford Drive and Portola Avenue except at approved locations shall be granted on the Tract Map. 21. Prior to start of construction, the applicant shall submit satisfactory evidence to, the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination (NPDES) General Permit (Permit # CAS000002) for storm water discharges associated with construction. 22 . The proposed storm water retention areas shall be designed to retain stormwaters associated with the increase in developed vs . undeveloped condition for a 100 year storm. In addition, the project design shall provide for the acceptance of off-tract flows from the property to the west. Drainage easements as may be necessary for the construction of required storm drain facilities shall be provided on the Tract Map. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, the fire department recommends the following fire protection measures be provided in accordance with 7 PLANNING COMMISSION RESOLUTION NO. 1690 City Municipal Codes, NFPA Standards, CFC, and CBC and/or recognized fire protection standards : The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10 .401 . 2 . A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 3 . Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 1500 gpm for single family structure. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for a two hour duration at 20 psi residual operating pressure. 4 . The required fire flow shall be available from a Super hydrant(s) ( 6" x 4" x 2-1/2" x 2-1/211 ) , located not less than 25 ' nor more than 200 ' from single family structure. Distances shall cover all portions of the building(s) as measured along approved vehicular travel ways . Hydrants installed below 3000' elevation shall be of the "wet barrel" type. 5 . Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the fire department prior to scheduling for a final inspection. 6 . Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the county fire department for review. No building permit shall be issued until the water system plan has been approved by the county fire chief. Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. 7 . All buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 13 ' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150 ' shall be provided with a minimum 45 ' radius turn-around. 8 . Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices 8 PLANNING COMMISSION RESOLUTION NO. 1690 that are power operated shall have a .Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles . Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 13 ' 6" . 9 . Contact the fire department for- a final inspection prior to occupancy. 10 . All new residences/dwellings are required to have illuminated d fire addresses meeting both city an department approval Shake shingle roofs are no longer permitted in the cities of Indian Mirage Wells, Rancho M a or Palm Desert.g 11. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months . 9 - PLANNING COMMISSION RESOLUTION NO. 1690 EXHIBIT A Pursuant to Title 14, Division 6 , Article 6 (commencing with Section 15070) of the California Code of Regulations . NEGATIVE DECLARATION CASE NO: TT 28158 APPLICANT/PROJECT SPONSOR: Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, CA 92808 PROJECT DESCRIPTION/LOCATION: A 437 lot, 433 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. 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. May 16 , 1995 RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT 10 NOTICE OF DETERMINATION Negative Declaration TO: (X) Riverside Co. Clerk/Recorder ( ) Secretary for Resources P.O. Box 751 1416 Ninth St. , Rm 1311 Riverside, CA 92502-0751 Sacramento, CA 95814 FROM: CITY OF PALM DESERT 73-510 Fred Waring Drive Palm Desert, CA 92260 SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code. Project Title/Common Name: TT 28158 Date of Project Approval: May 16, 1995 State Clearinghouse Number (if submitted) : N/A Contact Person: Phil Drell Project Location: 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. Project Description: A 433 unit single family subdivision. This is to advise that the City of Palm Desert has made the following determinations regarding the above described project: 1 . The project ( ) will, (X) will not, have a significant effect on the environment. 2 . An Environmental Impact Report was prepared in connection with this project pursuant to the provisions of CEQA. X A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. A copy of the Negative Declaration may be examined at the above city hall address . 3 . Mitigation measures (X) were, ( ) were not, made a condition of the approval of the project. 4 . A statement of Overriding Considerations ( ) was, (X) was not, a for this project. nn Signature Title Date Received for Filing Please return date-stamped copy in the enclosed envelope. KA U F I A A N ® B R O.A D InDml Em "D"IOn Stuff , ,, 1 Date: 05I25195 No. 03002492 ^_VOICE NO. DATE - DESCREMON GROSS DEDUCTIONS'. AMOUNT PAID CKRQFP0522 05/22/95 1,328.00 1,328.00 VENDOR 00046084 Riverside County Clerk KAU F MAN A B ROAD 62:=81311 : Ei,t Nob 8"of CNWo-O„D_ '-NO. 03002492 Inland Empire Division Kaufman and Broad of Southern California - - RryP WoTtw W FM Uric"8nk - Q9 ` �•. 52931'• Y, 180 North Riverview Drive,Suite 300 Anaheim,California 92808 -,- �;� s-� T -n, VENDOR y,, DATE , I r,'r ... ti,. AMOUM' A - ,rN_„. t ^ i �" ,4- `•V 46084 05/25/95 . � $*****1,328.00� s- a PAY ONE THOUSAND THREE HUNDRED TWENTY EIGHT AND 00/100 �J j.. �) r• i. V .'vom IP NOT GASHED To Riverside County Clerk - - /• / \�^.f; ��/ ` ✓ �✓�/! tG ORDER `t .:. / r -• -• . ' �./� OF •.'I AUDIDII®90NAl1DlF5 1`d tI I� - lIaNAIYNE N1aA WlGaEU aACKmIWMD'� V`fq ua0 300 249 20 403LL002831: 09 5293 &III TENTATIVE TRACT NO.28159 CITY OF PALM DESERT REV.5/12/95 LOT AREA #OF LOTS 5500.5999 157 8000.6499 61 0500.0990 105 700G7490 41 7500.7099 34 SOM8499 18 8500.8999 3 9000-0400 2 9500.9999 7 10000.10490 3 10500.10999 0 11000-11400 2 11500.11999 0 12000.12490 0 12500.12999 0 13000-13499 0 13500-13999 1 14000.14400 0 14500.14999 0 15000AS499 0 . 15600-15999 1 10000-18409 0 TOTAL LOTS 433 AVERAGE AREA 0,668 SQ, FT. OVERALL LOT SUMMARY: I11 6500&F.LOTS 104 5500 S.F.LOTS THAT ARE GREATER THAN 6500 S.P. 218 5500 S.F.LOTS THAT ARE GREATER THAN 5500 SY BUT LESS THAN 6500 S.F. 433 TOTAL LOTS 6 '3:1tld u b 69b 6U6 JOB°tl v uaXvs NRH 9 : U 6 (I`3di S6 . 6 t 'Avyi APR. 11 95 (7IIE) 00:9r HUNSAKER &. ASSOC 909 1(0 9110 PAGE. 9 TENTATIVE TRACT NO. CITY OF PALM DESERT LOT AREA 0 OF LOTB 6500.5999 103 5000-0499 32 6500.0999 98 7000.7499 38 7500-7999 17 8000.8499 1� 8500.5999 9 9000.9499 10 9500.0 000 0 10000.104" 4 10S00-10999 3 11000.11499 3 11500-11999 3 12000-12499 3 12800-iZ998 1 13000.13499 3 13500.13999 14000.14499 14500.14999 15000.15499 1 15500.15909 1 1800(W499 TOTAL LOTS 439 AVERAGE AREA 8 431 SQ, FT. III Pape i PROJECT DATA TT 28158 PROJECT REVISED ORDINANCE SITE AREA: gross 106.1 acres net 94.8 acres LOT MIX: 5500-5999 sq. ft. 193 157 8,000 sq ft min. ICI 6000-6999 130 f166 7000-7999 55 I` 75 8000+ - 61 35 Total 439/avg 6431 sq ft 433 avg 6558 sq ft GROSS DENSITY 4.14/du/ac 4.08/du/ac 5 MINIMUM WIDTH 55 feet 70 feet r -- PARKWAYS-Gerald Ford/Portola ' (as conditioned) : 20 feet INTERNAL STREET WIDTHS 36-40 feet 36 feet HOUSE SIZE: 3 bdrm 1000-1221 sq ft 1200 sq ft 4 bdrm 1441 sq ft PROJECT DATA TT 28158 PROJECT REVISED, ORDINANCE SITE AREA: gross 106.1 acres net 94.8 acres LOT MIX: 5500-5999 sq. ft. 193 157 8,000 sq ft min. 6000-6999 130 166 - 7000-7999 55 75 8000+ 61 35 Total 439/avg 6431 sq ft _433/avg 6558 sq ft GROSS DENSITY 4.14/du/ac 4.08/du/ac 5 MINIMUM WIDTH 55 feet 70 feet PARKWAYS-Gerald Ford/Portola ' (as conditioned) : - 20 feet INTERNAL STREET WIDTHS 36-40 feet 36 feet - HOUSE SIZE: 3 bdrm 1000-1221 sq ft 1200 sq ft 4 bdrm 1441 sq ft - ?D : MAY 13 ' 95 16 : 43 TRANSMIT CONFIRMATION REPORT NO . 012 RECEIVER 17149214727 TRANSMITTER DATE MAY 18 ' 95 16 :43 DURATION 00 '39 MODE STD PAGES 01 RESULT OK City ®f Palm Desert 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2578 TELEPHONE (619)346-0611 FAX(619)341-7098 May 18, 1995 Mr. Kent Grover Director, Land Acquisition and Planning KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. 180 North Riverview Drive Suite 300 Anaheim Hills, California 92808 Regarding: Tentative Tract No. 28158 Dear Kent: In order to file the Notice of Determination on the Negative Declaration of Environmental Impact for the above noted tract, please forward a cashiers check in the amount of $1,328. 00 to us made payable to the Riverside County Clerk and Recorder. This check is to pay the California Fish and Game Habitat Mitigation fee. Si nc sly, \- PHIL DRELL SENIOR PLANNER PD/db Paper flPa c r ,a MAR-31-1995 09:43 - F.01 +;R KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE DIVISION 180 North Riverview Drive, Suite 300 Anaheim Hills, CA 92808 Telephone: (714) 282-4000 Fax: (714) 921-4727 FACSIMILE TRANSMITTAL DATE: 03/31/95 TO: Phil Drel (619) 340-0574 FROM: Kent Grover- Director, Land Acquisition and Planning r NUMBER OF PAGES (Including Cover Sheet): 3 COMMENTS: Letters ro: lot size increase affect on affordability and sound study questions. q MAR-31-1995 09:43 P.02 --��, Kaurman and "road of Scuthern Catitontia,Inc. Kaufman Broad Inland Empire Division 180 North Hiverview Drive. Suite 300 - Anaheim,Caldomia 92808 Tel, (714)282-4000 Fax: (74;637-5070 March 23, 1995 Mr, Phil Drell City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 RE- Sound Study • Tentative Tract #28158 Dear Phil: We are in the pro,:ess of preparing a sound study for the above referenced project, during which several issutx have arisen for which we would like clarification and/or direction from the City. First, I understand the City's sound standard guidelines to be 65 CNEL for exterior noise mitigation and 45 CNEL for interior noise mitigation. .Are these rigid standards, or is there some flexibility in either or both of the exterior and interior mitigation requirements? Second, in regards to traffic levels on Interstate 10, the current level is approximately 50,000 can per day versus a design capacity of 132,000 cars per day. While the County of Riverside standard Would dictate that we use the full design capacity, we feel that is too stringent, and we would like to use a figure which more closely approximates the current and near term future traffic levels (say 75,000 oars per day). Can we use the 75,000 figure? Third, County of Riverside standards dictate that all sites be classed as "hard" sites for noise studies regardless of actual conditions. Our sound consultant has indicated that the subject site in actuality would be classified as a "soft' site. As such, we would request that for purposes of our study, that the site be considered a "soft" site. Please call me on;e you have had a chance to review this information. I look forward to hearing from you in the near future. Sincerely, KAUFMAN AND BROAD OF SOUTHERN' CALIFORNIA, INC. INLAND EMPIRE DIVISION Kent Grover Director, Land Acquisition and Planning • MAR-31-1995 09:43 P.03 Kaufman and Broad of southern Califon,ia, Lr:. Kaufman Broad Inland Emp m Dmsiun 180.Forth Bivemew Dme, Suite 30(t Anaheim,California 92809 Tel: 714)282-4000 Fas. (714)631-50?0 March 23, 1995 Mr. Phil Drell City of Palm Desert 73-510 Fred Warirg Drive Palm Desert, CA 92260-2578 Dear Phil: This letter is written as a follow up to my letter to you dated March 23, 1995 regarding the increased lot cost associated with an increase in lot size. In that letter I indicated that the cost associated with an increase in lot size to 8,000 square feet minimum would be approximately $13,038 per lot. Following is a discussion of the effect this would have on the ultimate buyer of the home in regards to monthly payments, required qualifying income and down payment requirements. For purposes of this analysis, the increase in the sales price related to the increase in the lot cost will be $14,994 (the increased cost marked up 15%). Assuming a 30 year fixed rate mortgage at 8.50%, with a 5% down payment, the buyers monthly payment would increase by approximately $128 (including the related increase in property taxes). This translates to an required additional annual qualifying income of approximately $5,000. Also, the buyer's down payment requirement would increased by approximately $750. Obviously, these ;additional requirements would have a significant negative effect on the number of prospective purchasers who could qualify to buy a new home. Please feel free to call me if you hav:-, any questions or comments. Sincerely, KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE. DIVISION Kent Grover Director, Land Acquisition and Planning TOTAL P.03 a~ City ®f Pala Desert 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2578 TELEPHONE(619)346-0611 FAX(619)341-7098 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: May 17, 1995 Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, California 92808 Re: ✓TT 28158 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of May 16 , 1995 . PLANNING COMMISSION APPROVED TT 28158 BY ADOPTION OF PLANNING COMMISSION RESOLUTION NO. 1690, SUBJECT TO CONDITIONS AS AMENDED. 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 ecision. RAMON A. DIAZ , 4EC ARY PALM DESERT PLANNI COMMISSION RAD/tm cc: Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal Regdetl Paper c't PLANNING COMMISSION RESOLUTION NO. 1690 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND 437 LOT, 433 UNIT SINGLE FAMILY TENTATIVE TRACT MAP AT THE NORTHEAST CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE. CASE NO. TT 28158 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18th day of April, 1995, hold a duly noticed public hearing and continued public hearing on May 16, 1995, to consider a request by KAUFMAN AND BROAD for approval of a tentative tract map and Negative Declaration of Environmental Impact as described above; 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 adverse impact on the environment and a Negative Declaration of Environmental Impact has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify approval of the proposed map: 1 . The proposed map, its design, improvements, and proposed residential density is consistent with applicable general and specific plans . 2 . As conditioned, the site is physically suitable for the proposed residential use. 3 . The proposed map is consistent with the intent and purpose of the Planned Residential zone. 4 . The granting of an exception to minimum lot and dimension standards of the Planned Residential zone is consistent with General Plan Housing Element policies to reduce housing cost and promote affordability. 5 . As mitigated, 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. 6 . That the design of the subdivision or the type of improvements is not likely to cause serious public health problems . 7 . That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. PLANNING COMMISSION RESOLUTION NO. 1690 WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources . NOW, THEREFORE, BE IT RESOLVED by the. Planning Commission of the City of Palm Desert, California, as follows : 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That TT 28158 and a Negative Declaration of Environmental Impact are hereby approved subject to attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of May, 1995, by the following vote, to wit: AYES : BEATY, CAMPBELL, FERNANDEZ, WHITLOCK, JONATHAN NOES : NONE ABSENT: NONE ABSTAIN: NONE SABBY HAN, Chairperson ATTEST: e RAMON A. DIAZ , Sec ary Palm Desert Planni Commission 2 -- I PLANNING COMMISSION RESOLUTION NO. 1690 CONDITIONS OF APPROVAL CASE NO. TT 28158 Department of Community Development: 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 two years 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 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 collection services and facilities shall be coordinated with Waste Management of the Desert and shall incorporate residential recycling. 6 . Project landscaping shall emphasize drought tolerant plant materials and irrigation technology to the greatest extent feasible. 7 . Project shall be subject to the applicable Coachella Valley Fringe-Toed Lizard mitigation fee payable prior to the issuance of grading permits . 8 . Project shall contribute $30,000 toward preparation of a Coachella Valley Multi-Species Habitat Conservation Plan as mitigation for destruction of habitat for the Coachella Valley Milk Vetch. 3 PLANNING COMMISSION RESOLUTION NO. 1690 9 . Project shall be subject to the Art in Public Places program per Palm Desert Municipal Code Chapter 4 . 10. 10 . Final map shall include provision for bus turnout per Sunline Transit recommendations to accommodate future transit services to the area. 11 . Prior to recordation of final map applicant shall submit for approval acoustical study identifying noise impacts and mitigation plan designed to reduce exterior noise levels to 65 CNEL and interior levels to 45 CNEL. 12 . Perimeter landscaping plan shall include to the greatest extent feasible provisions to control impact of blowsand on the project. 13 . Prior to recordation of final map applicant shall execute an agreement and record appropriate covenants approved by the city committing to sales price controls on at least 20% of each unit plan in the subdivision falling within the following schedule: UNIT SIZE MAXIMUM BASE PRICE <1200 sq. ft. $114,000 1201-1400 sq. ft. $123,000 1401-1700 sq. ft. $132 ,000 Where price controlled units are more than 5% below market rate units , the agreement shall provide for resale controls preserving this price differential for at least 10 years . At a minimum the agreement shall continue as long as resale restrictions exist on any unit and no less than 10 years from the sale of the last unit. Price schedule shall be updated annually and may be revised based on the percentage increase in median income statistics for Riverside County. as published by the U.S . Department of Housing and Urban Development. 14 . That prior to the issuance of building permit the owner (developer) provide the city with evidence that he/she has complied with the required school mitigation fee program. 15 . Design and public status of proposed park shall be subject to approval by the Palm Desert Parks and Recreation Commission. 16 . The developer shall agree to the creation of a lighting and landscaping assessment district to maintain the park site retention areas and perimeter landscaping. 4 PLANNING COMMISSION RESOLUTION NO. 1690 Department of Public Works : 1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26 . 49 and Ordinance No. 653 shall be paid prior to recordation of the final map. 2 . Any drainage facilities construction required for this project shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The subject study shall include analysis of the upstream drainage conditions as they impact this project. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project or the recordation of the final map. 4 . The project shall be subject to Transportation Uniform Mitigation Fees (TUMF) . Payment of said fees shall be at the time of building permit issuance. 5 . A complete preliminary soils investigation conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading ' permit. 6 . Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the issuance of any permits . 7 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works . 8 . As required under Palm Desert Municipal Code Section 26 . 28, and in accordance with Sections 26 . 40 and 26 . 44 , complete improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to permit issuance. 9 . All public and private improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of any permits associated with this project. 5 PLANNING COMMISSION RESOLUTION NO. 1690 10 . In accordance with the Circulation Network of the Palm Desert General Plan, installation of one-half landscaped median island in Gerald Ford shall be provided. Landscape shall be water efficient in nature. A cash payment in lieu of actual installation may be submitted at the option of the Director of Public Works. 11 . Landscape installation on the property frontages shall be water efficient in nature and maintenance shall be provided by the developer. Landscaping maintenance for the proposed Gerald Ford Drive median islands as well as the property frontages and the proposed retention basin areas shall be provided through a landscape and lighting maintenance district. Applicant shall be responsible for the formation of said district. 12 . Applicant shall comply with the provisions of Municipal Code Section 12 . 12, Fugitive Dust Control 13. The southerly project access location on Portola Avenue and the westerly project location of Gerald Ford Drive shall be limited to right-turn ingress and egress and left-turn ingress only. 14 . In accordance with Palm Desert Municipal Code Section 26 .44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits . In addition to all standard engineering design parameters, the plan shall address appropriate circulation-related issues . 15 . As required under Sections 26 . 32 and 26 .40 of the Palm Desert Municipal Code, all existing overhead utilities shall be placed underground per the respective utility district recommendation. If determined to be unfeasible, applicant shall agree to participate in any future undergrounding district. 16 . Full public improvements, as required by Sections 26 .40 and 26 .44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards and the city' s Circulation Network. Specific project related offsite/onsite improvements shall include, but not be limited to the following: * Construction of curb, gutter and paving as well as sidewalk in an appropriate size and configuration along Portola Avenue and Gerald Ford Drive with consideration of expanded intersection improvements for the Portola Avenue and Gerald Ford Drive intersection. * Parkway areas along both Gerald Ford Drive and Portola Avenue shall be a minimum of twenty feet from curb line to property line. 6 ' PLANNING COMMISSION RESOLUTION NO. 1690 * Construction of acceleration/deceleration lanes for the project entries . * Residential street sections shall be a curb to curb width of thirty-six feet. The internal circulation as shown on the tentative map represents an extremely circuitous routing. Additional roadway connection points and circulation revisions shall be addressed as part of the final map and design process . Rights-of-way as may be necessary for the construction of required public improvements shall be provided on the Tract Map. 17 . Traffic safety striping on Portola Avenue, Gerald Ford Drive and the proposed residential streets 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 prior to the placement of any pavement markings . 18 . Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Applicant shall agree to participate in the proposed Cook Street and I-10 Interchange benefit assessment/roads and bridges benefit district to the extent determined appropriate by the City of Palm Desert. 20 . Waiver of access rights to Gerald Ford Drive and Portola Avenue except at approved locations shall be granted on the Tract Map. 21 . Prior to start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination (NPDES) General Permit (Permit # CAS000002) for storm water discharges associated with construction. 22 . The proposed storm water retention areas shall be designed to retain stormwaters associated with the increase in developed vs . undeveloped condition for a 100 year storm. In addition, the project design shall provide for the acceptance of off-tract flows from the property to the west. Drainage easements as may be necessary for the construction of required storm drain facilities shall be provided on the Tract Map. Riverside County Fire Department: 1. With respect to the conditions of approval regarding the above referenced plan check, the fire department recommends the following fire protection measures be provided in accordance with 7 PLANNING COMMISSION RESOLUTION NO. 1690 x City Municipal Codes, NFPA Standards, CFC, and CBC and/or recognized fire protection standards : The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10 . 401 . 2 . A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 3 . Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 1500 gpm for single family structure. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for a two hour duration at 20 psi residual operating pressure. 4 . The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2" x 2-1/2" ) , located not less than 25 ' nor more than 200 ' from single family structure. Distances shall cover all portions of the building(s) as measured along approved vehicular travel ways . Hydrants installed below 3000 ' elevation shall be of the "wet barrel" type. 5 . Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the fire department prior to scheduling for a final inspection. 6 . Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the county fire department for review. No building permit shall be issued until the water system plan has been approved by the county fire chief . Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. 7 . All buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 13 ' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150 ' shall be provided with a minimum 45 ' radius turn-around. 8 . Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices 8 PLANNING COMMISSION RESOLUTION NO. 1690 that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles . Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 13 ' 6" . 9 . Contact the fire department for a final inspection prior to occupancy. 10 . All new residences/dwellings are required to have illuminated addresses meeting both city and fire department approval . Shake shingle roofs are no longer permitted in the cities of Indian Wells, Rancho Mirage or Palm Desert. 11 . Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months . 9 PLANNING COMMISSION RESOLUTION NO. 1690 P EXHIBIT A Pursuant to Title 14 , Division 6 , Article 6 (commencing with Section 15070) of the California Code of Regulations. NEGATIVE DECLARATION CASE NO: TT 28158 APPLICANT/PROJECT SPONSOR: Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 .Anaheim, CA 92808 PROJECT DESCRIPTION/LOCATION: A 437 lot, 433 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. 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. MaV 16 1995 RAMON A. DIAZ DATE DIRECTOR OF COMMUN Y DEVELOPMENT 10 'MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 B. Case Nos . PMW 95-5 and PMW 95-6 - MR. AND MRS. KENNETH HARRIS AND MR. AND MRS. STEFAN P. WILK, Applicants Request for approval of a parcel map waiver to combine lots 19 , 20 and 21 into one lot and a parcel map to combine lots 17-21 into one parcel . Action: Moved by Commissioner Campbell, seconded by Commissioner Whitlock, approving the consent calendar by minute motion. Carried 5-0 . VIII . /PUBLIC HEARINGS Continued Case No. TT 28158 KAUFMAN AND BROAD, Applicant Request for approval of a Negative Declaration of Environmental Impact and 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. Mr. Drell informed commission that based on the commission's comments from the last hearing, the applicant redesigned the subdivision map. The circulation and lot layout had been revised. Issues directly addressed were recreational amenities--in the new plan in addition to the 2 two acre retention basins, the applicant included a two acre fully improved park. At this time it was unclear what fully improved meant, but whether this would be a city accepted public, fully maintained park would be ultimately a decision by the parks and recreation commission and city council, as would the design. Commission would have to hear from the applicant as to their intentions of what they considered to be a fully improved park. That park was adjacent to one of the retention basins which could also provide some recreational use like a soccer field--potentially it could be the size of a four acre park. The two retention basins had been elongated to provide a better buffer between the units and railroad tracks . The number of lots that backed up directly to the tracks was reduced from 38 to 27 . The issue regarding the adjacent industrial subdivision at the northwest, on the map the developer designated a 40 foot building setback and an eight foot wall and landscaping from the 40 feet. A few of those lots they still could not place their smallest unit on and meet the 40 foot setback. Somehow a few of those lots had to be deepened. a little bit to 2 'MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 realistically achieve that 40 foot setback. While most of the houses would only have . front yard landscaping., these houses would have rear yard landscaping provided as well . There would be large trees, etc. , that would soften any potential view of the industrial area. That design would be part of their architectural review. For Gerald Ford and Portola Avenue, right-of-ways had been widened to allow the 20 foot parkways, which had been 12 feet. They had a condition to widen it to 20 and the new map incorporated that condition as well as the acceleration and deceleration lanes at each entrance. The additional parkway, especially along Portola, would allow for the additional landscaping required for blowsand protection in terms of sufficient numbers of trees . The net result/project data was distributed to the commission--there had been a decrease in the number of units from 439 to 433 in terms of lots and the average lot sized increased from 6431 to 6558 square feet. While previously the largest number of lots was in the 5500-6000 square foot range, now the largest was in the 6000-7000 square foot range and the number of 7000-8000 had also increased. There was a decrease in the larger 8000 square foot lots and the smaller 5500 square foot lots . Gross density also went down from 4 . 14 to 4 . 08 . On the advice of the city engineer, the circulation system was redesigned to allow a few collectors . The new design provided enough collectors to make it easier to get in and out, especially for emergency vehicles . Additional analysis was done on the prices and how they compared relative to moderate income standards and in the draft agreements, all of the 20% controlled units would meet a moderate income standard. The smaller 1000 square foot unit would meet the affordable by a four person household earning a median income. The larger three bedroom unit would meet 110% of median; and the four bedroom unit would meet the 110% of median for a five person household. In general, families earning between $40, 000-$50,000 per year would be able to afford these homes . They would meet the general plan standards and would go toward the general plan goals relative to the produce of moderate income housing. No additional work was done on the agreement. Mr. Drell stated that his only comment on the agreement was that they had a provision in terms of termination that had it go out of effect after five years . "The agreement shall terminate automatically on the earlier date when 20% of the lots within the property are sold. " If all of the lots were sold, then the agreement would terminate and the restrictive covenants would be in effect, to the date which would be five years from the date of the execution of the agreement. For a project like this, he noted it might take longer than five years to build out and sell, so five years he felt was insufficient time. He felt that "I" of this agreement should be in effect as long 3 'MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 as the 20% were unsold. Staff recommended approval of the map as conditioned. Commissioner Campbell asked what the in-lieu of fees meant in terms of the park provision. Mr. Drell explained that the city park or community facilities improvement ordinance required dedication of land; typically unless a project was specifically located where the city wanted a park, there was an in-lieu fee that the city collected equivalent to the value of land which would be required to be dedicated ( i .e. this project would be required to dedicate approximately six acres worth of land) . That was based on five acres per 1000 projected population in the subdivision. In this case they were proposing that their park requirement would be filled by a combination of dedication of the two acres and the improvement of the two acres . It would be a combination to fulfill their park requirement. Chairperson Jonathan asked if the park would be public and maintained by the city; Mr. Drell stated that was an issue that would be decided, with the commission' s input, by the parks and recreation commission and city council, who would decide given a choice between cash or land or land plus improvements, what the city would rather have. If it was decided that credit would be given as part of their park requirement, but the city did not want to maintain it because this park so exclusively serves this one subdivision, that was an option. Chairperson Jonathan noted that there wasn't going to be a homeowners association so it would be difficult if the city didn't maintain it. He asked if the commission was in a position to approve a project and a development agreement if that issue was not addressed. Mr.� Diaz believed the commission could if they placed on the development a condition that the developer would agree to establish an assessment district under the 1972 Lighting and Landscaping Maintenance Act for this facility. That would allow the commission to approach the parks and recreation commission and council and would answer the questions the planning commission might have in terms of maintenance. Also, it would give them some latitude in terms of relocating that park if the parks and recreation commission did not have a problem with it and recommended that the city maintain it after the developer developed it as long as it was somewhere else, so in essence what they would be setting forth was that: 1) they would be getting at least two acres; and 2) that it would be developed by the developer subject to the final location by the city council and parks and recreation commission. If they had any questions or doubts about what was finally approved, it would come back to the commission, but by placing the condition that the developer agrees if necessary to establish a lighting and landscaping maintenance 4 ' MINUTES PALM DESERT PLANNING COMMISSION MAY 16, 1995 district. Mr. Drell felt they would need that any way for the retention basins . Chairperson Jonathan asked if the there would be a 20 foot greenbelt within the 40 foot setback and if it would be within the project or outside the walls . Mr. Drell said that typically on a perimeter where there was a street, there was a parkway. Where there were two abutting properties with no parkway, all the development had to be inside the wall because they did not want a "no man' s land" between two properties . They were proposing that they would landscape this area as opposed to the rest of the lots that would not have rear landscaping. These lots would have rear landscaping specifically designed with big trees and they were only talking about three or four lots . Chairperson Jonathan asked about the project' s perimeter on Portola; Mr. Drell replied that the 20 feet would be landscaped parkway between the curb and the perimeter wall . Chairperson Jonathan asked if that included curb, greenbelt, sidewalk, a little bit more green and then the wall; Mr. Drell replied yes, similar to the front of Marriott, Desert Falls, and the Lakes . That would be on Gerald Ford and Portola. Mr. Diaz noted there would be an assessment district needed to maintain that. Chairperson Jonathan noted that public works condition number 13 on page six addressed ingress and egress and said that there would be only left-turn ingress on those two points on Gerald Ford and Portola; Mr. Drell clarified that basically it had been the policy to allow left turn entering off these major arterials where there was a controlled median that did not allow exiting; they would only be building a half street right now that would be two lanes, but ultimately when the full four lanes were developed and the median was installed, the people in the subdivision would know they would only be allowed left turn in and right turn exit. Mr. Drell did not feel the proximity to the corner would be a problem. Chairperson Jonathan said that if there was an island that only allowed left turn in that was fine, but if there wasn't, then traffic could be backed up into the intersection. Mr. Drell said there would be a left turn pocket provided. Chairperson Jonathan pointed out that on the development agreement itself, there were a few provisions that required some mechanism to monitor them ( i .e. the annual adjustment to the selling price and the resale restrictions that went on for ten years) . He asked if the city was equipped in some way to monitor those requirements; Mr. Drell said that there were controls on other rental units in the city and there would be a lot of resale controls on the Desert Rose project that would go forever. He noted that exhibit A of the agreement would be a restrictive covenant which would be placed on each one of the properties which would require notification of the city at the time of resale. Mr. Diaz indicated that the city had hired a housing coordinator and her position would be to look at this as well 5 ' MINUTES PALM DESERT PLANNING COMMISSION MAY 16, 1995 as other housing agreements . Chairperson Jonathan said that the five year termination clause Mr. Drell referred to, even if it were modified, there were restrictions that would go past the point of the agreement termination. Mr. Drell concurred, but indicated the recorded covenants on the property would outlive the agreement. Whether the agreement was in effect or not in effect was a technicality. Chairperson Jonathan said that if there was going to be a termination clause, he asked why it could not be made that when the last unit was resold within that 10 year period, subject to restrictions . Mr. Rudolph stated that it could be done that way. Chairperson Jonathan opened the public testimony and asked the applicant to address the commission. MR. PAUL HUDDLESTON, Forest Falls, California, stated that he was with Hunsaker & Associates, representing Kaufman and Broad on the project. He said they had redesigned the site to give better circulation throughout the project; entry into the project was much more easy for anyone wanting to get into the project; going through the project would also be easier. In order to reduce the number of lots along the highway and railroad, they oriented the retention basins along that portion of the boundary to keep as many lots as they could away from the highway and railroad. They were also required by CVWD to dedicate a well site and that was oriented along the freeway. The park site was put in that area and reduced the number of units by about 20 that were along the highway and there was some buffer now between the residential units and the highway/ railroad. In response to the industrial zoning, they plotted a product on there that was basically 80 feet deep and that gave a 20 foot setback in the front and a 60 foot product. He said that would still gave 40 feet in the back yard. In the first 20 feet adjacent to the industrial zone, they would have the eight foot wall and 20 feet of the landscape buffer zone where there were some trees and some amenities to give some kind of buffer between the two zones . The 80 foot product would fit on the lots without any adjustment. He noted that Mr. Drell ' s figures were correct and the numbers on the map were wrong. Mr. Huddleston stated that he spoke to Steve Fortner, the owner of the project on the northwest corner--the industrial property. He told Mr. Fortner about what they were doing and faxed him a copy and he was in general agreement with what they were proposing and felt the mitigation measures were adequate. The 20 foot parkways were being dedicated extra; they were standard 12 foot parkways that they were widening to 20 6 ' MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 feet along Portola and Gerald Ford and providing the acceleration/deceleration lanes in all of the entrances/ exits into the project. He appreciated the city' s help in working with staff and their comments and felt the overall design had been dramatically improved. Commissioner Campbell asked if the applicant would pay for the backyard landscaping; Mr. Huddleston replied yes . Chairperson Jonathan asked for and received clarification on the final lot mix. Mr. Drell noted that the handout showed the revised lot mix. Chairperson Jonathan asked if anyone wished to speak in FAVOR or OPPOSITION to the proposal . There was no one and the public testimony was closed. Commissioner Beaty noted that the developer put in the park at the suggestion of the commission, but he felt the assessment district should be established to pay for it. He agreed with Commissioner Jonathan in that he really did not like the lot size, but given the area, he was leaning toward approval . Commissioner Whitlock thanked the developer for returning with the improvements that the commission requested and felt they improved the project. She was concerned about the public park issue because of the exclusive use for the community; an assessment district would be a resolution. For the number of lot mix, she was disappointed that there weren't more of the larger lots at the 8000 square foot size, but given the overall development, it was something the city needed and the developer should have success with. Commissioner Fernandez stated that he was happy with the addition of the park and the changes that were done. He was in favor of the proposal . Commissioner Campbell stated that she liked the park and did not see the need for it to be a public park for everyone in Palm Desert because of the location. She was in favor of the project. Chairperson Jonathan stated that the park was not a big issue and indicated that the condition regarding . the assessment district needed to be added so that there was a mechanism for paying for it. It would be a public park, but two acres was not very big and would end up being used by the residents only. He commended the developer for making some changes . He felt they were a step in the right direction and wished they could have gotten more. He believed that moderate income housing was necessary and that this area justified the 7 ' MINUTES PALM DESERT PLANNING COMMISSION MAY 16, 1995 very significant departure from their normal standards in terms of lots sizes, amenities and appearance. He understood what they were trying to achieve and felt the departure was appropriate in this case. He asked that staff in the future do more of their work for them--if they demanded a little more at the beginning, when it got to commission and they demanded a little more, then they could have something that was better suited to the city of Palm Desert and would serve the community better. Given that they started out with plan A and were at plan B right now, it was enough of a step forward that he could live with. If the developer decided to reduce the density even more, it would be okay with him. The only other thing he wanted to add was in the development agreement, paragraph 4, that the termination clause be reworded to where it self-terminated at the point that the last unit, subject to the resale restrictions, was resold, which was the natural ending of this agreement anyway. That way they didn' t have to risk potential conflicts when the agreement was terminated but there were still houses subject to the resale restrictions . Mr. Drell noted that the resale restrictions, regardless of how many times it resold, were in effect for ten years . Commissioner Beaty asked if the commission or developer knew what school district this project fell into; Mr. Drell indicated that it was in Palm Springs Unified School District. He noted that there was some discussion when they did the annexation of trying to get some dialogue between the two school districts, but since there was no development, there was no compelling reason at that time to pursue it. Mr. Diaz noted that he has been asked by the Mayor to look into the possibility. of the area of the city north of Frank Sinatra Drive being switched to the Desert Sands Unified School District. He said that in the past PSUSD had been reluctant to let any of their land go. Mr. Drell noted that there was a piece of Bighorn Country Club that was in PSUSD; Commissioner Beaty noted that was changed. He said that this had nothing to do with their area of expertise, but it was a particular interest of his . He felt those residents would assume they would be attending Palm Desert schools . If possible, he said he would like that disclosed in the sales agreement. Mr. Diaz stated that was supposed to be in the white sheet. Commissioner Beaty felt the real estate sales people should know this also. Chairperson Jonathan called for a motion. Action: Moved by Commissioner Campbell, seconded by Commissioner Fernandez, approving the findings as presented by staff . Carried 5-0 . 8 MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 Moved by Commissioner Campbell, seconded by Commissioner Fernandez, adopting Planning Commission Resolution No. 1690, approving TT 28158 subject to conditions as amended. Carried 5-0 . Chairperson Jonathan said he wanted to follow up on the school district boundary issue. He felt that residents of Palm Desert should be attending Palm Desert schools . He stated that he felt it would be appropriate to make a motion to have the city council consider alternatives or pursuing the possibilities . Mr. Diaz stated that the Mayor has already instructed him to look into that. The thing they had to be careful of was the distance--this area was not that far from Cathedral City High School and might be closer than Palm Desert High School . Staff was looking into that and would see what the position of the school districts were. They had to make sure what arguments they would be presenting. He noted that Commissioner Beaty could tell the commission what he went through. Commissioner Beaty said it was a long and complicated story, but the major problem with that particular parcel was that there were some redevelopment agreements between the City of Palm Desert and Palm Springs Unified School District and about $10-$20 million involved in developer fees, redevelopment agency fees, and the people of Palm Springs were upset when this was proposed and was defeated. Chairperson Jonathan said that they would run into geographic distance situations with any city. There were parts of Rancho Mirage that were almost adjacent to Monterey where COD was and were much closer to Palm Desert schools, but went a further distance to the Rancho Mirage elementary schools . He did not feel that was the critical issue. When someone moved into the city they expected to be part of the Palm Desert school system and had a right to get that. Mr. Diaz clarified that there was no Palm Desert school system--there was the Desert Sands Unified School 'District, which has schools outside of Palm Desert and depending upon the programs and the attitude of that school district, they could have kids bussed--Palm Desert kids could be bussed into Indio. If the city wanted to get involved in fighting the school districts on their boundaries, it could be done, but he felt that in terms of what they were going through now and the agreements that were there, the best way to do it was to see exactly where they were to do it quietly if possible. Chairperson Jonathan stated that he did not have a problem with that, but wanted the council to know that he felt that a resident of the city of Palm Desert should not have to attend a Palm Springs School District school . Mr. Diaz asked if a Palm Desert resident should attend La Quinta High School . Chairperson Jonathan felt it made more sense because 9 " MINUTES PALM DESERT PLANNING COMMISSION MAY 16 , 1995 it was within the same school district. Mr. Diaz said that right now, particularly since they had been through the Cahuilla Hills fight, rather than going out of our way and embarrass another school district and cause problems, see exactly what could be done. What were the where with alls they would have to go through; if they could make the exchange easily, then it should be done that way, but make sure of what they were talking about first. Right now for them to make a big deal when they were already looking at it he felt was the wrong way to go, but if the commission wanted to pass that motion, he would carry it forth to the council . He said it was a council issue right now and staff was making initial in-roads . Part of the reason they did not push it with the Cahuilla Hills exchange and Bighorn exchange in the area was because there. was an understanding reached at that time that the area north of Frank Sinatra would be left alone. Now they were going into that area and that agreement wasn' t signed there, but they had to proceed slowly. They didn' t even know if Palm Desert High School could accept additional students in terms of students generated by additional areas . They had to look at both school districts . Chairperson Jonathan stated that he had no intention of having the commission entering into politics, that was the city council was for, so he didn't want to ruin what they were involved in. He did not think it was making a big deal of an issue to have a consensus statement that advised the council of their interest in having Palm Desert residents attend Desert Sands Unified School District schools . He said it was not a mandate, but if Mr. Diaz felt it would "stir up the pot" and have some adverse results, then he would back off of that. Mr. Diaz said that they could say that the planning commission would like to have the council look into having all citizens of Palm Desert attend the same school district. Chairperson Jonathan said it was to explore the practicality and advisability of doing that. Mr. Diaz felt that was acceptable. B. Continued Case No. C/Z 90-12 Amendment #1 - MILLER/RICHARDS PARTNERSHIP, Applicant Request for approval of a pre-annexation zoning of PCD/HPR (Planned Community Development , Hillside Planned Residential - 228 .5 acres) O.S. (Open Space - 411 .5 acres) and a zone change from HPR to PCD/HPR for 54 acres; for a project known as "The Crest" consisting of 151 homesites on 640 acres north of the "Cahuilla Hills area" and 54 acres 10 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: May 16 , 1995 CASE NO: TT 28158 REQUEST: Approval of a Negative Declaration of Environmental Impact and 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. APPLICANT: Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, CA 92808 I . BACKGROUND: At the April 18th meeting the commission directed the applicant to incorporate some creative amenities and solutions to compensate for the smaller lot sizes and impacts created by the proximity of the railroad, freeway and industrial area. The map has been revised to address the following issues : 1 . Recreational amenities - A two acre fully improved park site has been added adjacent to the railroad tracks . An actual design has not be submitted. The park would be provided in- lieu of fees . The park' s design and its acceptance as a public facility would require approval by the city' s parks and recreation commission and city council . 2 . The two, 2 acre retention basins have been elongated creating additional noise buffers between the railroad and units . The number of lots backing directly on the tracks has been reduced from 38 to 27 . 3 . The developer proposes to construct an eight foot wall and provide an additional 20 feet of landscaped setback for lots adjacent to the industrial zone. 4 . Portola Avenue and Gerald Ford Drive right-of-ways have been widened to allow a 20 foot parkway. 5 . Acceleration/deceleration lanes have been added as required per public works . The net result is a six lot decrease from 439 to 433 . The lot size mix will generally remain the same. The map incorporates the city engineer' s suggestions improving overall circulation. STAFF REPORT TT 28158 MAY 16 , 1995 The proposed 20% price controlled units have been analyzed for moderate income affordability (incomes between 80% and 120% of median income) . For Riverside County that range is between $33, 850 and $54, 800 for a family of four. The smaller 1000 square foot three bedroom unit at $114, 000 would be affordable by a median income family of four assuming 5% down, 9% loan (including mortgage insurance) taxes and insurance. The larger 1216 square foot unit at $123, 000 would be affordable for a four person household earning 110% of median. The 1441 square foot four bedroom unit at $132,000 meets affordability standards for five person households earning 110% of median income. All these units would meet moderate income affordable standards . II . RECOMMENDATION: Approve findings and adopt Planning Commission Resolution No. approving TT 28158 subject to conditions . III . ATTACHMENTS: A. Draft resolution B. April 18, 1995 Staff Report C. Initial Study Response and Checklist D. Legal notice E. Comments from city departments and other agencies F. Plans and exhibits Prepared Reviewed and Approved by PD/tm 2 PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND 441 LOT, 439 UNIT SINGLE FAMILY TENTATIVE TRACT MAP AT THE NORTHEAST CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE. CASE NO. TT 28158 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18th day of April, 1995, hold a duly noticed public hearing to consider a request by KAUFMAN AND BROAD to consider approval of a tentative tract map and Negative Declaration of Environmental Impact as described above; 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 adverse impact on the environment and a Negative Declaration of Environmental Impact has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify approval of the proposed map: 1 . The proposed map, its design, improvements, and proposed residential density is consistent with applicable general and specific plans . 2 . As conditioned, the site is physically suitable for the proposed residential use. 3 . The proposed map is consistent with the intent and purpose of the Planned Residential zone. 4 . The granting of an exception to minimum lot and dimension standards of the Planned Residential zone is consistent with General Plan Housing Element policies to reduce housing cost and promote affordability. 5 . As mitigated, 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. 6 . That the design of the subdivision or the type of improvements is not likely to cause serious public health problems . 7 . That the design of the subdivision or the type of improvements will not. conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. PLANNING COMMISSION RESOLUTION NO. WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources . . NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, ' California, as follows : 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That TT 28158 and a Negative Declaration of Environmental Impact are hereby approved subject to attached conditions . PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 18th day of April, 1995, by the following vote, to wit: AYES : NOES: ABSENT: ABSTAIN: SABBY JONATHAN, Chairperson ATTEST: RAMON A. DIAZ, Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. TT 28158 Department of Community Development: 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 two years 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 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 collection services and facilities shall be coordinated with Waste Management of the Desert and shall incorporate residential recycling. 6 . Project landscaping shall emphasize drought tolerant plant materials and irrigation technology to the greatest extent feasible. 7 . Project shall be subject to the applicable Coachella Valley Fringe-Toed Lizard mitigation fee payable prior to the issuance of grading permits . 8 . Project shall contribute $30,000 toward preparation of a Coachella Valley Multi-Species Habitat Conservation Plan as mitigation for destruction of habitat for the Coachella Valley Milk Vetch. 3 PLANNING COMMISSION RESOLUTION NO. 9 . Project shall be subject to the Art in Public Places program per .Palm Desert Municipal Code Chapter 4 . 10 . 10 . Final map shall include provision for bus turnout per Sunline Transit recommendations to accommodate future transit services to the area. 11 . Prior to recordation of final map applicant shall submit for approval acoustical study identifying noise impacts and mitigation plan designed to reduce exterior noise levels to 65 CNEL and interior levels to 45 CNEL. 12 . Perimeter landscaping plan shall include to the greatest extent feasible provisions to control impact of blowsand on the project. 13 . Prior to recordation of final map applicant shall execute an agreement and record appropriate covenants approved by the city committing to sales price controls on at least 20% of each unit plan in the subdivision falling within the following schedule: UNIT SIZE MAXIMUM BASE PRICE <1200 sq. ft. $114, 000 1201-1400 sq. ft. $123, 000 1401-1700 sq. ft. $132, 000 Where price controlled units are more than 5% below market rate units the agreement shall provide for resale controls preserving this price differential for at least 10 years . Price schedule shall be updated annually and may be revised based on the percentage increase in median income statistics for Riverside County as published by the U.S. Department of Housing and Urban Development. 14 . That prior to the issuance of building permit the owner (developer) provide the city with evidence that he/she has complied with the required school mitigation fee program. 15. Design and public status of proposed park shall be subject to approval by the Palm Desert Parks and Recreation Commission. Department of Public Works : 1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26 .49 and Ordinance No. 653 shall be paid prior to recordation of the final map. 4 PLANNING COMMISSION RESOLUTION NO. 2 . Any drainage facilities construction required for this project shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The subject study shall include analysis of the upstream drainage conditions as they impact this project. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project or the recordation of the final map. 4 . The project shall be subject to Transportation Uniform Mitigation Fees (TUMF) . Payment of said fees shall be at the time of building permit issuance. 5 . A complete preliminary soils investigation , conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. 6 . Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the issuance of any permits . 7 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works . 8. As required under Palm Desert Municipal Code Section 26 .28, and in accordance with Sections 26 . 40 and 26 .44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to permit issuance. 9 . All public and private improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of any permits associated with this project. 10 . In accordance with the Circulation Network of the Palm Desert General Plan, installation of one-half landscaped median island in Gerald Ford shall be provided. Landscape shall be water efficient in nature. A cash payment in lieu of actual installation may be submitted at the option of the Director of Public Works . 5 PLANNING COMMISSION RESOLUTION NO. 11 . Landscape installation on the property frontages shall be water efficient in nature and maintenance shall be provided by the developer. Landscaping maintenance for the proposed Gerald Ford Drive median islands as well as the property frontages and the proposed retention basin areas shall be provided through a landscape and lighting maintenance district. Applicant shall be responsible for the formation of said district. 12 . Applicant shall comply with the provisions of Municipal Code Section 12 . 12 , Fugitive Dust Control 13 . The southerly project access location on Portola Avenue and the westerly project location of Gerald Ford Drive shall be limited to right-turn ingress and egress and left-turn ingress only. 14 . In accordance with Palm Desert Municipal Code Section 26 . 44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits . In addition to all standard engineering design parameters, the plan shall address appropriate circulation-related issues . 15 . As required under Sections 26 . 32 and 26 .40 of the Palm Desert Municipal Code, all existing overhead utilities shall be placed underground per the respective utility district recommendation. If determined to be unfeasible, applicant shall agree to participate in any future undergrounding district. 16 . Full public improvements, as required by Sections 26 . 40 and 26 .44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards and the city's Circulation Network. Specific project related offsite/onsite improvements shall include, but not be limited to the following: * Construction of curb, gutter and paving as well as sidewalk in an appropriate size and configuration along Portola Avenue and Gerald Ford Drive with consideration of expanded intersection improvements for the Portola Avenue and Gerald Ford Drive intersection. * Parkway areas along both Gerald Ford Drive and Portola Avenue shall be a minimum of twenty feet from curb line to property line. * Construction of acceleration/deceleration lanes for the project entries . * Residential street sections shall be a curb to curb width of thirty-six feet. The internal circulation as shown on the tentative map represents an extremely circuitous routing. 6 PLANNING COMMISSION RESOLUTION NO. Additional roadway connection points and circulation revisions shall be addressed as part of the final map and design process . Rights-of-way as may be necessary for the construction of required public improvements shall be provided on the Tract Map. 17 . Traffic safety striping on Portola Avenue, Gerald Ford Drive and the proposed residential streets 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 prior to the placement of any pavement markings . 18 . Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Applicant shall agree to participate in the proposed Cook Street and I-10 Interchange benefit assessment/roads and bridges benefit district to the extent determined appropriate by the City of Palm Desert. 20 . Waiver of access rights to Gerald Ford Drive and Portola Avenue except at approved locations shall be granted on the Tract Map. 21 . Prior to start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination (NPDES) General Permit (Permit # CAS000002) for storm water discharges associated with construction. 22 . The proposed storm water retention areas shall be designed to retain stormwaters associated with the increase in developed vs . undeveloped condition for a 100 year storm. In addition, the project design shall provide for the acceptance of off-tract flows from the property to the west. Drainage easements as may be necessary for the construction of required storm drain facilities shall be provided on the Tract Map. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Codes, NFPA Standards, CFC, and CBC and/or recognized fire protection standards : The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10 . 401 . 7 PLANNING COMMISSION RESOLUTION NO. 2 . A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 3 . Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 1500 gpm for single family structure. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for a two hour duration at ,20 psi residual operating pressure. 4 . The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2" x 2-1/2" ) , located not less than 25 ' nor more than 200 ' from single family structure. Distances shall cover all portions of the building(s) as measured along approved vehicular travel ways . Hydrants installed below 3000 ' elevation shall be of the "wet barrel" type. 5 . Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the fire department prior to scheduling for a final inspection. 6 . Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the county fire department for review. No building permit shall be issued until the water system plan has been approved by the county fire chief . Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. 7 . All buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 13 ' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150 ' shall be provided with a minimum 45 ' radius turn-around. 8 . Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles . Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 13 ' 6" . 8 PLANNING COMMISSION RESOLUTION NO. 9 . Contact the fire department for a final inspection prior to occupancy. 10 . All new residences/dwellings are required to have illuminated addresses meeting both city and fire department approval . Shake shingle roofs are no longer permitted in the cities of Indian Wells, Rancho Mirage or Palm Desert. 11 . Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months . 9 PLANNING COMMISSION RESOLUTION NO. EXHIBIT A Pursuant to Title 14 , Division 6, Article 6 (commencing with Section 15070) of the California Code of Regulations . NEGATIVE DECLARATION CASE NO: TT 28158 APPLICANT/PROJECT SPONSOR: Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, CA 92808 PROJECT DESCRIPTION/LOCATION: A 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. 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. RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT 10 Hunsaker &ASSOCZateS Riverside/San Bernardino, Inc. Planning•Engineering•Surveying GPS 10 May, 1995 Re : Tract No. 28158 RECE/yC® MAY .7 1 799S Atm. : Mr. Phil Drell ft*,*W City of Palm Desert 73-510 Fred Waring Drive Palm Desert, California, 92260-2578 Dear Phil, This letter is in response to planning commission and public comments on subject Tentative Tract. This letter also is a formal request to deviate from standard requirements for this project. The following items were brought to our attention in the Planning Commission meeting on April 18, 1995: 1. The adjacent owner(northwest corner of this site) indicated that it would be preferable to have a buffer between residential and Industrial/Commercial on the northwest corner of this site. 2. In proposed conditions a 20 foot wide parkway was requested along Portola Avenue and Gerald Ford Drive (City standard is 12'). 3. Also in proposed conditions an acceleration/deceleration lane was requested for all entrances to the project. 4. Planning Commission members also indicated in the Planning Commission meeting that the developer was not offering any kind of community improvements/benefits in exchange for the increase in density that was requested by the developer. 1285 Columbia Ave., Suite A-1 • Riverside, C492507• (909)369-7200 • FAX (909)369-3110 Offices: Riverside/San Bernardino • La Quinta • Innne • San Diego • Las Vegas The site has been completely redesigned to give better circulation, orient detention basins along freeway (buffer residential areas from freeway and railroad), and provide a CN.W.D. well site. The above comments have been mitigated as follows : I. The developer proposes to construct a 8 foot high freestanding wall with a 20 foot wide landscaped area to provide a buffer zone between residential and Industrial areas. Please note that this is addition to normal residential backyards in that area. 2. Portola Avenue and Gerald Ford Drive have been widened to reflect the 20 foot parkway as requested. 3. Acceleration/deceleration lanes have also been incorporated into this design. 4. The developer has proposed to dedicate an improved 2 acre parksite, as shown on the revised tentative map. The parksite dedication and improvement shall be in lieu of City of Palm Desert community park fees. The developer in conjunction with the Tentative is requesting a variance in the minimum depth for lots in this tract. The lots affected in this development will primarily only be in cul-de-sacs and knuckles and will have a depth of not less than 80 foot. The minimum square footage for the lots will still meet the minimum of 5500 s.f. and 6500 s.f. respectively. The reason for this request is to maintain densities consistent with projected affordable housing goals. The developer also would like to clarify a City requirement to have a 32 foot setback along Portola Avenue and Gerald Ford Drive. It was agreed to by planning staff that instead of requiring the 32 foot setback the same goal could be achieved by increasing the parkways along those streets as mentioned in item 2 above. I hope that the proposed changes have helped to make this a more attractive development for the City and adjacent owners. If you have any questions please call. Sincerely, aul R. Huddles on, PLS cc : Kent Grover/Kaufinan &Broad CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: April 18, 1995 CASE NO: TT 28158 REQUEST: Approval of a Negative Declaration of Environmental Impact and 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. APPLICANT: Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, CA 92808 I . BACKGROUND: A. SITE DESCRIPTION The 101 acre site is a triangular shaped parcel extending north of the extension of Gerald Ford Drive east of Portola Avenue extending north to the Southern Pacific Railroad/ Interstate 10 right-of-way. It is comprised of undeveloped sand dunes gently sloping down to the northeast. B. GENERAL PLAN LAND USE AND ZONING Due to noise impacts from the railroad and Interstate 10, the site is dual designated in the General Plan for High Density Residential and Commercial . The General Plan requires that exterior noise levels in residential areas not exceed 65 CNEL and limits interior levels to 45 CNEL. The site had been owned by the Palm Desert Redevelopment Agency and has been designated in the Housing Element as an affordable housing site. ( It was subsequently traded for land at the northeast corner of Frank Sinatra and Cook and was committed to a future state college site. Preliminary designs by the RDA assumed a 400 foot commercial buffer between the railroad and residential use. ) The Housing Element requires the city to implement policies which reduce housing cost and promote affordability. C. ADJACENT LAND USE/ZONING North: Southern Pacific Railroad/Interstate 10 South: Vacant/PR-5 (approved for 687 unit country club) East: Vacant/PR-5 West: Vacant/S . I . and PR-5 STAFF REPORT r TT 28158 APRIL 18, 1995 D. PROJECT DESCRIPTION The project is a 439 lot conventional single family detached subdivision with two 2 acre retention basin lots . It will include dedication and construction of a 63 foot half street section for Portola Avenue and a 68 foot half section for Gerald Ford Drive. There will be two access points each on Gerald Ford and Portola. There will also be a 50 foot CVWD flood channel easement on the north side in addition to an existing 30 foot SCE easement. The majority of lot sizes are between 5500 and 6500 square feet. Three and four bedroom homes will be between 1000 square feet and 1441 square feet. Building elevations have received conceptual approval from the architectural commission. All the homes will be single story. PROJECT DATA PROJECT ORDINANCE SITE AREA: gross 106 . 1 acres net 94 . 8 acres LOT MIX: 5500-5999 sq. ft. 193 8,000 sq. ft. min. 6000-6999 130 7000-7999 55 8000+ 61 Total 439/average 6431 sq. ft. GROSS DENSITY 4 . 14/du/ac 5 MINIMUM WIDTH 55 feet 70 feet PARKWAYS-Gerald Ford/Portola (as conditioned) : 20 feet INTERNAL STREET WIDTHS 36-40 feet 36 feet HOUSE SIZE : 3 bdrm 1000-1221 sq. ft. 1200 sq. ft. 4 bdrm 1441 sq. ft. II . ANALYSIS : As conditioned, the subdivision' s design and physical improvements will meet all requirements of the Palm Desert Subdivision Ordinance and the State Map Act. In regards to zoning, the plan does not comply with section 25 . 24 . 250 of the PR Planned Residential District Average. This section refers to the appropriate R-1 section in 25 . 16 for single family detached development standards . Section 25 . 16 . 050 2 STAFF REPORT TT 28158 APRIL 18, 1995 designates 8000 sq. ft. minimum lots with minimum widths of 70 feet. The subdivision proposes 5500 square foot minimums and widths of 54 feet (section 25 .24 . 310 allows the planning commission to grant exception to these standards) . As with any exception there should be some special circumstances or justification. In this case that justification is based on the applicant ' s desire to meet a specific price target. They have committed to enter into an agreement with the city limiting the sales price on 20% of the units to $115, 990 for the three bedroom units and $124 ,990 for the four bedroom units . The increase in lot size minimum to 8,000 would reduce the subdivision from 439 units to 318. Due to significant fixed on and off site development costs, lot prices would rise $14, 994 ($13, 038 cost + 15% overhead and profit) . Assuming a 30 year fixed rate loan at 8 .50% with 58 down, monthly payments including property taxes would rise $121/month. Qualifying income would rise $5, 000 . The applicant feels that given the site' s isolated location and proximity to the railroad and Interstate 10, current market conditions could not support these increased costs. Typical plot plans indicate that setbacks and required yards for the smallest lots will meet or exceed ordinance standards . Rear yards will range from 22 ' to 32 ' 6" in depth. The proposed price schedule represents the most affordable single family detached product brought to the Palm Desert market in recent memory and could constitute justification for the lot size exception. Environmental Impacts - The project site is adjacent and identical in character to TT 26502 , PP/CUP 90-27 a 420 acre 687 unit country club for which an Environmental Impact Report SCH 90021029 was certified. In general, significant impacts identified in that EIR will be applicable to this project ( see Initial Study Checklist) . Significant impacts are of two distinct types : 1) Impacts of the project on the natural and man made environment; and 2 ) Impacts of the natural and man made environment on the project and its future residents . 1) IMPACTS ON THE ENVIRONMENT A. Biological . The project will stabilize and destroy the habitat and result in incidental taking of plant and animal species indigenous to the sand dune environment 3 l STAFF REPORT TT 28158 APRIL 18, 1995 including the Coachella Valley Fringe-Toed Lizard (a threatened species) and the Coachella Valley Milk Vetch (a category 1 candidate species) . The project shall pay mitigation fees totaling $63,660 for implementation of the Fringe-Toed (Lizard Habitat Conservation Plan and $30, 000 for preparation of the Coachella Valley Multi- Species Conservation Plan, a plan designed to preserve habitat for the milk vetch. B. Traffic. Project will generate 4390 average daily trips (ADT) . Existing facilities, local and regional transportation plans have been designed to accommodate this level of traffic. Project will be required to contribute to the implementation of those plans through the following: 1 . Local Impacts a. Dedication and construction of half street sections for Portola Avenue and Gerald Ford Drive adjacent to site. b. Payment of signalization fees $21, 950 . C. Participation in assessment district for existing local roads . 2 . Regional Impacts a. Payment of Transportation Uniform Mitigation Fee of $386 , 013 implementing CVATS Regional Transportation Plan. b. Participation in Cook Street/I-10 Interchange Assessment District. 2 ) IMPACTS ON THE ENVIRONMENT ON PROJECT RESIDENTS A. Blowsand. Site is surrounded by undeveloped sand dunes and will be subject to the natural sand transport process during periods of high winds . As mitigation, project landscaping shall include windbreaks on the west and north sides of the project. B. Noise. The site is within the noise impact zone (ambient levels above 65 CNEL) resulting from proximity to the railroad and Interstate 10 . Project shall include construction of sound attenuation barriers 4 STAFF REPORT TT 28158 APRIL 18, 1995 sufficient to reduce exterior noise levels to 65 CNEL and building construction reducing interior levels to 45 CNEL. III . CONCLUSIONS 1 . The subdivision and proposed improvements as conditioned will be consistent with the Palm Desert Subdivision Ordinance and the State Map Act. 2 . The design of the project is consistent with the provisions of the PR zone with the exception of lot size. As a designated affordable housing site in the General Plan Housing Element, the city has some obligation to find ways to reduce house cost and promote affordability. The reduced lot size is the easiest way to reduce housing cost. The developer will be required to pass along this cost savings for at least 20% of the units . 3 . With the required mitigation measures, the project will not have a significant adverse impact on the environment and a Negative Declaration has been prepared. IV. RECOMMENDATION: Approve findings and adopt Planning Commission Resolution No. approving TT 28158 subject to conditions . V. ATTACHMENTS : A. Draft resolution B. Initial Study Response and Checklist C. Legal notice D. Comments from city departments and other agencies E . Plans and exhibits Prepared 1�` 1 Reviewed and Approved by PD/tm 5 INITIAL STUDY CASE• NO. TT 28158 ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST) . Site is adjacent to TT 26502, a planned 420 acre 687 unit residential project for which an Environmental Impact Report was certified SCH #90021029 . Identified impacts and mitigation measures will be consistent with the conclusions of that EIR. 1 . EARTH The project does not involve any unstable earth conditions . Project site consists of unstabilized sand dunes . There is a potential of a short term increase in wind-borne dust during construction. Project will be required to implement city ordinance dust control measures during construction. As a result of soil stabilization, long term impacts will result in lower levels of PM10 emission from the site then currently exist. 2 . AIR See above discussion of PM10 impacts . 3 . WATER i Project will include implementation of Palm Desert Master Plan of Drainage in the area and includes dedication of a 50 foot easement for the Mid Valley Storm Channel designed to protect the site and downstream properties from existing flood hazards . 4 . PLANT LIFE The site is adjacent to a 420 acre project PP/CUP 90-14 and TT 26502 for which an Environmental Impact Report was certified SCH 90021029 . That site contains significant population of Coachella Valley Milk Vetch (astragalus lentiginosus var. coachellae) . The milk vetch is a category 1 candidate species for inclusion as a threatened species under the Endangered Species Act. A Multi- Species Habitat Conservation Plan (CVMSHCP) is currently being prepared to provide mitigation and protection for the milk vetch and all other threatened plant and animal species in the Coachella Valley. Pending completion of the plan project shall be required to contribute $30, 000 to the Coachella Valley Association of Governments for the purpose of providing funding for the CVMSHCP preparation. 5 . ANIMAL The site is identified habitat for the Coachella Valley Fringe- Toed Lizard, listed as threatened under the Endangered Species Act. The site is subject to a $600/acre mitigation fee ( $63, 660 as required by the FTL Habitat Conservation Plan) . INITIAL STUDY TT 28158 6 . NOISE Most of project is in an area identified as noise impacted in the General Plan Noise Element resulting from proximity to the Southern Pacific Railroad and Interstate 10 . Project shall be required to conduct acoustical studies and provide noise mitigation required to reduce exterior levels to 65 CNEL and interiors to 45 CNEL. 7 . LIGHT Project shall comply with city Dark Sky Ordinance and shall not generate significant light or glare. 8 . LAND USE Project will change existing vacant use to residential use designated in the General Plan. 9 . NATURAL RESOURCES Project will not result in significant use of natural resources. 10. RISK OF UPSET Project will not involve use of hazardous materials . 11 . POPULATION At buildout project will result in a project population increase of 1 , 323 people. This increase is consistent with General Plan assumptions . 12 . HOUSING Project will address current demand for housing. 13 . TRANSPORTATION Project will generate 4 , 390 ADT at full buildout occupancy. Area road system is designed to accommodate this level of traffic . Project mitigation will include: A. LOCAL IMPACTS 1 . Dedication and construction of half street sections for Portola Avenue and Gerald Ford Drive. 2 . Payment of signalization fees $21, 950 . 3 . Site is already part of assessment district which financed construction of local roadways . INITIAL STUDY TT 28158 B. REGIONAL IMPACTS 1 . Payment of Transportation Uniform Mitigation Fees ( $368,013) implementing CVAT Regional Transportation Plan. 2 . Participation in the Cook Street/I-10 Interchange Assessment District. 14 . PUBLIC SERVICES A. Fire. Site is within five minute response area of the Portola Fire Station. B. Site will be served by current Riverside County Sheriff contract. C. Schools . Project will be subject to school impact mitigation fee. , D. Project will be subject to park facility fees . E . Project will not have adverse impacts on public facility maintenance. 15 . ENERGY Project will comply with Title 24 energy conservation requirements . 16 . UTILITIES Project will be served by existing utility facilities . 17 . HUMAN HEALTH With required blowsand and noise mitigation project will not create a public health hazard. 18 . AESTHETICS Required landscaping and architectural review will ensure protection of scenic views and site aesthetic values . 19 . RECREATION Project will provide four acres of onsite open space and will contribute to park facility fees per city ordinance. 20 . CULTURAL RESOURCES Site does not contain any known cultural resources . PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND 441 LOT, 439 UNIT SINGLE FAMILY TENTATIVE TRACT MAP AT THE NORTHEAST CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE. CASE NO. TT 28158 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18th day of April, 1995, hold a duly noticed public hearing to consider a request by KAUFMAN AND BROAD to consider approval of a tentative tract map and Negative Declaration of Environmental Impact as described above; 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 adverse impact on the environment and a Negative Declaration of Environmental Impact has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify approval of the proposed map: 1 . The proposed map, its design, improvements, and proposed residential density is consistent with applicable general and specific plans . 2 . As conditioned, the site is physically suitable for the proposed residential use. 3 . The proposed map is consistent with the intent and purpose of the Planned Residential zone. 4 . The granting of an exception to minimum lot and dimension standards of the Planned Residential zone is consistent with General Plan Housing Element policies to reduce housing cost and promote affordability. 5 . As mitigated, 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. 6 . That the design of the subdivision or the type of improvements is not likely to cause serious public health problems . 7 . That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. PLANNING COMMISSION RESOLUTION NO. WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources . NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows : 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That TT 28158 and a Negative Declaration of Environmental Impact are hereby approved subject to attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 18th day of April, 1995, by the following vote, to wit: AYES: NOES : ABSENT: ABSTAIN: SABBY JONATHAN, Chairperson ATTEST: RAMON A. DIAZ , Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. TT 28158 Department of Community Development: 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 two years 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 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 collection services and facilities shall be coordinated with Waste Management of the Desert and shall incorporate residential recycling. 6 . Project landscaping shall emphasize drought tolerant plant materials and irrigation technology to the greatest extent feasible. 7 . Project shall be subject to the applicable Coachella Valley Fringe-Toed Lizard mitigation fee payable prior to the issuance of grading permits . 8 . Project shall contribute $30,000 toward preparation of a Coachella Valley Multi-Species Habitat Conservation Plan as mitigation for destruction of habitat for the Coachella Valley Milk Vetch. 3 PLANNING COMMISSION RESOLUTION NO. 9 . Project shall be subject to the Art in Public Places fee per Ordinance No. 473 . 10 . Final map shall include provision for bus turnout per Sunline Transit recommendations to accommodate future transit services to the area. 11 . Prior to recordation of final map applicant shall submit for approval acoustical study identifying noise impacts and mitigation plan designed to reduce exterior noise levels to 65 CNEL and interior levels to 45 CNEL. 12 . Perimeter landscaping plan shall include to the greatest extent feasible provisions to control impact of blowsand on the project. 13 . Prior to recordation of final map applicant shall execute an agreement and record appropriate covenants approved by the city committing to sales price controls on at least 20% of each unit , plan in the subdivision falling within the following schedule: UNIT SIZE MAXIMUM BASE PRICE <1250 sq. ft. $115, 990 1251-1450 sq. ft. $124 , 990 1451-1700 sq. ft. $133, 990 Where price controlled units are more than 5% below market rate units the agreement shall provide for resale controls preserving this price differential for at least 10 years . Price schedule shall be updated annually and may be revised based on the percentage increase in median income statistics for Riverside County as published by the U. S . Department of Housing and Urban Development. 14 . That prior to the issuance of building permit the owner (developer) provide the city with evidence that he/she has complied with the required school mitigation fee program. Department of Public Works : 1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26 . 49 and Ordinance No. 653 shall be paid prior to recordation of the final map. 2 . Any drainage facilities construction required for this project shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public, Works prior to start of construction. The subject study 4 PLANNING COMMISSION RESOLUTION NO. shall include analysis of the upstream drainage conditions as they impact this project. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project or the recordation of the final map. 4 . The project shall be subject to Transportation Uniform Mitigation Fees (TUMF) . Payment of said fees shall be at the time of building permit issuance. 5 . A complete preliminary soils investigation conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. 6 . Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the issuance of any permits . 7 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works . 8 . As required under Palm Desert Municipal Code Section 26 .28, and in accordance with Sections 26 .40 and 26 . 44 , complete improvement plans and specifications shall be submitted to the Director of Public works for checking and approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to permit issuance. 9 . All public and private improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of any permits associated with this project. 10 . In accordance with the Circulation Network of the Palm Desert General Plan, installation of one-half landscaped median island in Gerald Ford shall be provided. Landscape shall be water efficient in nature. A cash payment in lieu of actual installation may be submitted at the option of the Director of Public Works . 11. Landscape installation on the property frontages shall be water efficient in nature and maintenance shall be provided by the developer. Landscaping maintenance for the proposed Gerald Ford Drive median islands as well as the property frontages and the proposed retention basin areas shall be provided through a 5 PLANNING COMMISSION RESOLUTION NO. landscape and lighting maintenance district. Applicant shall be responsible for the formation of said district. 12 . Applicant shall comply with the provisions of Municipal Code Section 12 . 12 , Fugitive Dust Control 13. The southerly project access location on Portola Avenue and the westerly project location of Gerald Ford Drive shall be limited to right-turn ingress and egress and left-turn ingress only. 14 . In accordance with Palm Desert Municipal Code Section 26 .44 , complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. In addition to all standard engineering design parameters, the plan shall address appropriate circulation-related issues . 15. As required under Sections 26 . 32 and 26 .40 of the Palm Desert Municipal Code, all existing overhead utilities shall be placed underground per the respective utility district recommendation. If determined to be unfeasible, applicant shall agree to participate in any future undergrounding district. 16 . Full public improvements, as required by Sections 26 .40 and 26 .44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards and the city' s Circulation Network. Specific project related offsite/onsite improvements shall include, but not be limited to the following: * Construction of curb, gutter and paving as well as sidewalk in an appropriate size and configuration along Portola Avenue and Gerald Ford Drive with consideration of expanded intersection improvements for the Portola Avenue and Gerald Ford Drive intersection. * Parkway areas along both Gerald Ford Drive and Portola Avenue shall be a minimum of twenty feet from curb line to property line. * Construction of acceleration/deceleration lanes for the project entries . * Residential street sections shall be a curb to curb width of thirty-six feet. The internal circulation as shown on the tentative map represents an extremely circuitous routing. Additional roadway connection points and circulation revisions shall be addressed as part of. the final map and design process . 6 PLANNING COMMISSION RESOLUTION NO. Rights-of-way as may be necessary for the construction of required public improvements shall be provided on the Tract Map. 17 . Traffic safety striping on Portola Avenue, Gerald Ford Drive and the proposed residential streets 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 prior to the placement of any pavement markings . 18. Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Applicant shall agree to participate in the proposed Cook Street and I-10 Interchange benefit assessment/roads and bridges benefit district to the extent determined appropriate by the City of Palm Desert. 20 . Waiver of access rights to Gerald Ford Drive and Portola Avenue except at approved locations shall be granted on the Tract Map. 21 . Prior to start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination (NPDES) General Permit (Permit # CAS000002) for storm water discharges associated with construction. 22 . The proposed storm water retention areas shall be designed to retain stormwaters associated with the increase in developed vs. undeveloped condition for a 100 year storm. In addition, the project design shall provide for the acceptance of off-tract flows from the property to the west. Drainage easements as may be necessary for the construction of required storm drain facilities shall be provided on the Tract Map. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Codes, NFPA Standards, CFC, and CBC and/or recognized fire protection standards : The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec . 10 .401 . 2 . A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 7 PLANNING COMMISSION RESOLUTION NO. 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 1500 gpm for single family structure. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for a two hour duration at 20 psi residual operating pressure. 4 . The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2" x 2-1/211 ) , located not less than 25 ' nor more than 200 ' from single family structure. Distances shall cover all portions of the building(s) as measured along approved vehicular travel ways . Hydrants installed below 3000 ' elevation shall be of the "wet barrel" type. 5 . Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the fire department prior to scheduling for a final inspection. 6 . Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the county fire department for review. No building permit shall be issued until the water system plan has been approved by the county fire chief. Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. 7 . All buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 13 ' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150 ' shall be provided with a minimum 45 ' radius turn-around. 8 . Whenever access into private property is controlled through use of gates , barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles . Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 13 ' 6" . 9 . Contact the fire department for a final inspection prior to occupancy. 8 PLANNING COMMISSION RESOLUTION NO. 10 . All new residences/dwellings are required to have illuminated addresses meeting both city and fire department approval . Shake shingle roofs are no longer permitted in the cities of Indian Wells, Rancho Mirage or Palm Desert. 11. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months . 9 PLANNING COMMISSION RESOLUTION NO. EXHIBIT A Pursuant to Title 14 , Division 6 , Article 7, Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NO: TT 28158 APPLICANT/PROJECT SPONSOR: Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, CA 92808 PROJECT DESCRIPTION/LOCATION: A 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. The Di p Y 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. RAMON A. DIAZ DATE l DIRECTOR OF COMMUNITY DEVELOPMENT 10 INTEROFFICE MEMORANDUM TO: Department of Community Development/Planning Attention: Phil Drell FROM: Richard J. Folkers, Asst. City Manager/Public Works Director SUBJECT: TENTATIVE TRACT MAP 28158, KAUFMAN & BROAD DATE: April 11, 1995 The following should be considered conditions of approval for the above-referenced project: ( 1) Drainage fees in accordance with Palm Desert Municipal Code Section 26 .49 and Ordinance No. 653 shall be paid prior to recordation of the final map. (2) Any drainage facilities construction required for this project shall be contingent ._upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The subject study shall include analysis of the upstream drainage conditions as they impact this project. ( 3) Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project or the recordation of the final map. (4) The project shall be subject to Transportation Uniform Mitigation Fees (TUMF) . Payment of said fees shall be at the time of building permit issuance. (5) A complete preliminary soils investigation , conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. ( 6) Complete tract majs shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the 'issuance of any permits . (7) Any and all offsite improvements shall be preceded by the approval of plans and the issuance ._,of valid encroachment permits by the Department of Public Wotks.� (8) As required under Palm Desert Municipal Code Section 26 .28, and in accordance with Sections 26 .40 and 26.44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to permit is (9) All public and private improvements shall be inspected by the Department of Public Works and a standard inspection fee shall. be paid prior to issuance of any permits associated with this project. ( 10) In accordance with the Circulation Network of the Palm Desert General Plan, installation of one-half landscaped median island in Gerald Ford shall be provided. Landscape shall be water efficient in nature. A cash payment in lieu of actual installation may be submitted at the option of the Director of Public Works. ( 11) Landscape installation on the property frontages shall be water efficient in nature and maintenance shall be provided by the developer. Landscaping maintenance for the proposed Gerald Ford Drive median islands as well as the property frontages and the proposed retention basin areas shall be provided through a landscape and lighting maintenance district. Applicant shall be responsible for the formation of said district. ( 12) Applicant shall comply with the provisions of Municipal Code Section 12 . 12, Fugitive Dust Control ( 13) The southerly project access location on Portola Avenue and the westerly project location of Gerald Ford Drive shall be limited to right-turn ingress and egress and left-turn ingress only. ( 14) In accordance with Palm Desert Municipal Code Section 26 .44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits . In addition to all standard engineering design parameters, the plan shall address appropriate circulation- related issues. ( 15) As required under Sections 26 .32 and 26 .40 of the Palm Desert Municipal Code, all existing overhead utilities shall be placed underground per the respective utility district recommendation. If determined to be unfeasible, applicant shall agree to participate in any future undergrounding district. ( 16) Full public improvements, as required by Sections 26 .40 and 26 .44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards and the city's Circulation Network. Specific project related offsite/onsite improvements shall include, but not be limited to the following: * Construction of curb, gutter and paving as well as sidewalk in an appropriate size and configuration along Portola Avenue and Gerald Ford Drive with consideration of expanded intersection improvements for the Portola Avenue and Gerald Ford Drive intersection. * Parkway areas along both Gerald Ford Drive and Portola Avenue shall be a minimum of twenty feet from curb line to property line. . * Construction of acceleration/deceleration lanes for the project entries. * Residential street sections shall be a curb to curb width of thirty-six feet. The internal circulation as shown on the tentative map represents an extremely circuitous routing. Additional roadway connection points and circulation revisions shall be addressed as part of the final map and design process. Rights-of-way as may be necessary for the construction of required public improvements shall be provided on the Tract Map. ( 17) Traffic safety striping on Portola Avenue, Gerald Ford Drive and the proposed residential streets 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 prior to . the placement of any pavement markings . ( 18) Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. ( 19) Applicant shall agree to participate in the proposed Cook Street and I-10 Interchange benefit assessment/roads and bridges benefit district to the extent determined appropriate by the City of Palm Desert. (20) Waiver of access rights to Gerald Ford Drive and Portola Avenue except at approved locations shall be granted on the Tract Map. (21) Prior to start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination (NPDES) General Permit (Permit # CAS000002) for storm water discharges associated with construction (22) The proposed storm water retention areas shall be designed to retain stormwaters associated with the increase in developed vs. undeveloped condition for a 100 year storm. In addition, the project design shall provide for the acceptance of off-tract flows from the property to the west. Drainage easements as may be necessary for the construction of required storm drain facilities shall be provided on the Tract Map. CHARD J. FOIGICERS, .P.E. (t=ps\tm27e92r.cnd) RIVERSIDE COUNTY CWFORRIA FIRE DEPARTMENT CET %J PRO)CION y - IN COOPERATION WITH THE 3 CO UNTYy s` CALIFORNIA DEPARTMENT OF FORESTRY C r u RIVERSIDE .. AND FIRE PROTECTION - p MIKE HARRI S RECEIVED ,, , F FIRE CHIEF MAR 21 1995 .ry RIVERSIDE COUNTY FIRE COMMUNITY DEYEIOPMENT OEPAJO WEST SAN JACINTO AVENUE COVE FIRE MARSHAL CITY OF PLLM DESERT KRIS,CALIFORNIA 92370- 70-901 HWY III TELEPHONE! (714)657-3183 RANCHO MIRAGE,CA 92270 (619)346-1870 To: Phil Drell 3-21-95 Ref: TT 28158 The following conditions apply to the project: 1. With respect to the conditions of approval regarding the above referenced plan check, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, CFC, CBC, and/or recognized Fire Protection Standards. The Fire Department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10.401. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 3. Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of: a) 1500 gpm for single family structure. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for a two hour duration at 20 psi residual operating pressure. 4. The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2-1/2"x 2-1/2"), located not less than 25' nor more than: a) 200' from single family structure. Distances shall cover all portions of the building(s) as measured along approved vehicular travel ways. Hydrants installed below 3000' elevation shall be of the "wet barrel" type. 5. Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange for a field inspection by the Fire Department prior to scheduling for a final inspection. 6. Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the 1 panted on recKwVapor County Fire Chief. Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. 7. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the . roadway shall be 36' wide with parking on both sides, 32'wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn around. 8. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16'with a minimum vertical clearance of 13'6". 9. Contact the Fire Department for a final inspection prior to occupancy. 10. All new residences/dwelling are required to have illuminated residential addresses meeting both City and Fire Department approval. Shake shingle roofs are no longer permitted in the Cities of Indian Wells, Rancho Mirage or Palm Desert. 11. Conditions subject to change with adoption of new codes, ordinances, laws or when building permits are not obtained within twelve months. All questions regarding the meaning of these conditions should be referred to the Coves Fire Marshal's Office at (619) 346-1870, located at 70-801 Highway 111, Rancho Mirage, CA 92270. (Rancho Mirage Fire Station #1) Sincerely, - Mike Harris Chief by Mike McConnell Coves Fire Marshal 2 z ESTABLISHED IN 1918 ASA PUBLIC AGENCY RECEIVED APR - 6 1995 COACHELLA VALLEY WATER DISTRICIPBPIEJOPMENT DEPARTMENI Cm OF PALM DESERT POST OFFICE BOX 1058•COACHELLA, CALIFORNIA 92236•TELEPHONE(619)398.2651 DIRECTORS OFFICERS TELLS CODENAS, PRESIDENT THOMASE.LEVY,GENERAL MANAGER-CHIEF ENGINEER RAYMOND R. RUMMONDS,VICE PRESIDENT BERNARDINE SUTTON,SECRETARY JOHN W. McFADDEN OWEN McC00K ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS March 29, 1995 REDWINE AND SHERRILL,ATTORNEYS THEODORE J. FISH File: 0163. 1 City of Palm Desert Department of Environmental Services 73-510 Fred Waring Drive Palm Desert, California 92260 Gentlemen: Subject: Tentative Tract 28158, Portion of the Southwest Quarter of Section 28, Township 4 South, Range 6 East, San Bernardino Meridian Drainage from this area is contributory to the Mid-Valley Stormwater Project. The city shall require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures shall include on-site retention of water from the 100-year storm, dedication of right-of-way for regional flood control facilities or other participation in the financing of regional flood control facilities. The district requests the right to review and approve the grading and drainage plan prior to the issuance of grading and/or building permits. The developer shall provide legal and physical access to the stormwater channel right-of-way at two locations. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. The district will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. This area shall be annexed to Improvement District Nos. 58 and 81 of the district for sanitation service. TRUE CONSERVATION USE WATER WISELY I City of Palm Desert -2- March 29, 1995 There are existing district facilities shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the approval of a building permit until utility clearances have been completed with the district. If you have any questions please call Dan Farris, principal stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager-Chief 7jeer RR: lg/d/tt28158 COACHELLA VALLEY WATER DISTRICT R Southern California Edison Company �Mw 7995 36-100 CATHEDRAL CANNON DRIVE Gry��YOp CATHEDRAL CITY,CALIFORNIA 92234 Mr. Ramon A. Diaz March 7, 1995 Director of Community Development/Planning 73-510 Fred Waring Dr. Palm Desert, CA 92260 SUBJECT: Southern California Edison Company comments upon Proposed subdivision located at northeast corner of Portola Avenue and Gerald Ford Drive, in the City of Palm Desert, Case Number TT28158. Mr. Diaz : This is to advise you that the Southern California Edison Company stands ready to install electrical distribution facilities within the subject area in the City of Palm Desert, State of California. This will be done in accordance with the then applicable tariff schedules which are the effective rates and rules on file with and approved by the Public Utilities Commission, State of California, and subject to the receipt of such permits or other authorizations from public agencies as may be required for such installations. All requested and/or necessary installation of Southern California Edison Company electrical distribution facilities will be contingent upon our receiving the necessary easements. Should a shortage of generating capacity ever occur, the utility will apportion its available supply of electricity among its customers as set forth in Rule No. 14 , Shortage of Supply and Interruption of Delivery. It is imperative that the developer provide all plans and electrical load calculations to this office as far in advance to the commencement of construction as possible. Should you have any further questions, please do not hesitate to call me at 619-321-4245. Sincerely, Kim Hoover Customer Service Planner To : Phil Drell From: Brent Conley RECEIVED Re: TT29156 MAR - 3 1995 Date: 3-3-95 mMMN m ELOPMof PaM RT DR DM ERT The Police Department would like to comment on the proposed project. Lots 362, 363, 364 and future lots 411, 412, 413 and other similarly designed lots are poorly planned as it relates to crime prevention. The concept of tucking or setting back a particular house, isolates it from the view of other residents and could pose a safety problem. These areas should be adjusted and a lot removed to alleviate this design problem. The concept of retention basin is acceptable for the possibility of future flooding but could be a possible loitering problem if not monitored by the area residents. Lighting and landscaping should be considered to allow maximum viewing from residents. The police department welcomes the opportunity to comment on the proposed development and would like to reserve comment on the housing design when presented to the City of Palm Desert. If you have any questions feel free to call me at Ext. 326 Brent Conley Crime Prevention City of Palm Desert ' Kaufman and Broad of Souther.. ..alifornia, Inc. kaufman A Broad ` Inland Empire Division 180 North Riverview Drive. Suite 300 Anaheim. California 92808 Tel: (714)282-4000 Fax: (714)6375070 March 23, 1995 Mr. Phil Drell City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 Dear Phil: This letter is written in response to your request that we provide you with an analysis showing the increase in costs associated with an increase from the lot sizes shown on our currently submitted tentative map (minimum 5,500 and 6,500 square feet) to a minimum lot size of 8,000 square feet. The attached analysis is based on the assumption that approximately 318 8,000 square foot lots could be achieved on the subject property, versus the 439 shown on the proposed tentative map. Our conclusion is that mapping of the site to an 8,000 square foot minimum lot would result in an increased cost of $13,038 per lot. It is Kaufman and Broad's desire to provide quality entry level affordable housing in the City of Palm Desert. Given the current economic conditions, the somewhat isolated location of the property and the site's proximity to the railroad and Interstate 10, however, it would be financially infeasible to provide home prices that will attract significant numbers of buyers assuming the higher lot cost outlined above. Please call me once you have had a chance to review the enclosed information, or if you need any additional information. Sincerely. KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE DIVISION Kent Grover Director, Land Acquisition and Planning I Analysis of Finished Lot Costs 5,500 & 6,500 S.F. Lots vs. 8,000 S.F. Lots City of Palm Desert March 23, 1995 439 - 5,500 and 6,500 s.f. lots 318 - 8,000 s.f. lots Item Total Cost Cost/Unit Total Cost Cost/Unit Land 4,500,000 10,251 4,500,000 14,151 Land Improvements 5,922,110 13,490 5,922,110 18,623 Fees 4,728,030 10,770 3,532,344 11,108 Carrying Costs 1,715,000 3,907 2,300,000 1 1 7,233 Model Costs 320,000 729 340,0001 1 1,069 Total Costs 17,185,140 39,146 16,594,454 52,184 Net Additional Cost per Lot for 8,000 s.f. lots: $13,038 (1) Longer carrying period due to higher cost product. Kaufman and Broad of Souther.. .,alifornia, Inc. taufman A Broad Inland Empire Division 180 Forth Riverview Drive. Suite 300 Anaheim. California 92808 Tel; (714)282-4000 Fax: (714)637-5070 March 23, 1995 Mr. Phil Drell City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 Dear Phil: This letter is written as a follow up to my letter to you dated March 23, 1995 regarding the increased lot cost associated with an increase in lot size. In that letter I indicated that the cost associated with an increase in lot size to 8,000 square feet minimum would be approximately $13,038 per lot. Following is a discussion of the effect this would have on the ultimate buyer of the home in regards to monthly payments, required qualifying income and down payment requirements. For purposes of this analysis, the increase in the sales price related to the increase in the lot cost will be $14,994 (the increased cost marked up 15%). Assuming a 30 year fixed rate mortgage at 8.50%, with a 5% down payment, the buyers monthly payment would increase by approximately $128 (including the related increase in property taxes). This translates to an required additional annual qualifying income of approximately $5,000. Also, the buyer's down payment requirement would increased by approximately $750. Obviousl„ these additional requirements would have a significant negative effect on the number of prospective purchasers who could qualify to buy a new home. Please feel free to call me if you have any questions or comments. Sincerely, KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE DIVISION Kent Grover Director, Land Acquisition and Planning l TENTATIVE TRACT NO. 28158 CITY OF PALM DE8ERT LOT AREA 0 OF LOTS 6600-5999 193 5000.5499 32 8500-0999 98 T000. 4 9 3 7500.7999 17 8OW4499 10 _ 8500.8999 9 9000-9490 10 9500-0290 9 10000.10499 4 10500-10999 3 11000-11499 3 11500-11999 3 12000.12499 3 12500.12999 1 13000.13499 3 13500.13999 14000.14490 14500.14999 15000.15409 1 15500.15999 1 18000.18499 __.. 1 TOTAL LOTS 439 AVERAGE AREA 1 6,431 SQ. FT. Page 1 t , Aufman Broad Inland Empire Dwieun iao North Riverview Drive. Suite 3011 Anthem. Calitontie 92803 Tel: ,:4.282-s000 Nari?s'637-5070 January 19, 1995 Mr. Ray Dial Mr. Phil Drell City of Palm M.,rrt 73-510 Fred Waring Drive Palm Desert, CA 9M60-2578 Dear Ray and Phil: Enclosed herewita we are pleased to present a preliminary land use plan for the approximately 100 acre site located at the northeast comer of Gerald Ford Drive and Portola Avenue. We believe that the property is ideally situated to be developed into a high quality residential community, and I it is developed in accordance with the enclosed plan, it can be a community which offers prospective huuic buyers a variety of housing altemativc3 at affordable prices. The proposed plan contemplates the development of 454 single family detached dwelling units, and is comprised of two distinct lot configurations. The two lot types contain a minimum of 5,309 and 6,500 square feet, and the plan is comprised of 319 of the smaller lots and 135 of the larger lots. The community has been designed with the traditional family in mind, and as such the plan contains an dbuudaucc of cul-de-sacs and the community as proposed will have two of its own re xeational facilities for the residents use. A portion of each of the recreational facilities will als) serve as water retention facilities. As we have previously discussed with you, it is our desire, and I believe the City's desire, to provide quality housing at affurdablc prices within :lic City of Palm Dcsort. The high cost of land, extensive oi-site improvement requirements and substantial fee impositions make this goal a difficult one to achieve. While the lots as proposed are somewhat smaller than are generally found throughout the city, they are a necessary component to achieve the affordability objective stated above. In return for consideration of the enclosed plan, Kaufman and Broad is willing to uutkc a Dint ccmmritmcat to providing affordable homes within the community. Specifically, we would commit to offer a number of the homes at prices as outlined on the attached exhibit "A". Obviously, over time we would want to adjust the prices to account for inflation, and we would want the condition to be only an obligation of Kaufrnan and Broad, and not of future homeowners, and other terms and conditions would need to be negotiated. ti Mr. Ray Diaz Mr. Phil Drell January 19, 1995 Page 2 In summary, we are very excited about the opportunity to take part in the development of the Palm Desert community, and we look forward to working with you and the other members of the City staff. I look forward to hearing your comments on the enclosed plan at your earliest convenience. Sincerely, KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE DIVISION Kent Grover Director, Land Acquisition and Planning cc: Ms. Katrina Heinrich, West World Properties, Inc. Mr. Kevir'Kirk, Kaufman and Broad Mr. Ray Diaz W. Phil Drell January 19, 1995 Page 3 E3GIMIT "A" Palm Desert Community Proposed Affordability Pricing Schedule Kaufman and Broad proposes to offer for sale to the public a minimum of 91 (20%) of the 454 homes to be developed in its Palm Desert project aL ur bcluw Lhc prices outlined below. A minimum of 200 of the 91 units shall be in each of the three ranges listed below. The full terms and conditions associated with this proposal will be subject to negotiation between the parties, and a binding obligation shall not be created until sueh time ac a tentative map is approved for the subject property by the City Council of Palm Desert. Unit Size &laximum Rance Base. PrICP. < 1,230 sf $ 115,990 ' 1,251-1,450 S 124,990 1,451-1,700 $ 133,990 TOTAL P.04 CD 73.510 FRED WARING DRIVE,PALM DESERT,CALIFORNIA 92260 TELEPHONE(61%346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. TT 28158 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by KAUFMAN 6 BROAD for approval of a Negative Declaration of Environmental Impact and 441 lot (439 unit) single family subdivision located on 101 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. APN 653-280-016 \ i \ \ SA. r 9.-5 \ A1.D FORA P.R:5 \ SAID public hearing will be held on Tuesday, April 18, 1995, at 7:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the department of community development/ planning at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the planning commission (or city council) at, or prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ, Secretary March 22, 1995 Palm Desert Planning Commission SENT BY; 4-18-95 ;10:54AM ;BEST, BEST,& KRIEGER- 3417098;9 1/ 6 BEST, BEST IS KRIEGER ............. LAWYERS... .o....,.... glVPgqIOP 39700 BOB HOPE DRIVE,11117C 312 RnerwRl9 f9o9)680-1460 POST OFFICE BOX IBBB (009)969-96E4 -"•" RANCHO MIRAGE.CALIFORNIA 92270 BALM 9PRIN03 TELEPHONE(619)668-9011 GAN 91Eoo (61W) 3201/204 rCL2L9Flcw 46,93 149-0090 IB191 696.1333 FACSIMILE TRANSNTSSION COVER SHEET FAX § (619) 340-6698 DATE: April 18, 1995 TO: RAY DIAZ FAE NUMBER! PD BLDG FROM: Marshall Rudolph DOCUMENT DESCRIPTION: Memo re Planning Commission NO. OF PAGES (INCLUDING COVER SHEET) : 6 COMMENT: Original wi.1.1. follow by mail . Tpt mp know iP you havp any gnARti.ons or comments. THESE FAXED DOCUMENTS ARE INTENDED FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHICH IT IS ADDRESSED, AND MAY CONTAIN INFORMATION THAT IS I'RIVILECED AND CONFIDENTIAL. IF YOU ARE NOT THE INTENDED RECIPIENT, On THE EMPLOYEE OR AGENT RECPONCIDLD FOR DELIVERING TIIE E MESSAGE TO TIIE INTENDED RECIPIENT, YOU ARE HEREBY NOTIFIED THAT ANY DISSEMINATION, DISTRIBUTION OR COPYING OF THIS COMMUNICATION IS STRICTLY PROHIBITED. IF .YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, FLEASE NOTIFY US IMMEDIATELY BY TELEPHONE AND RETURN THE URiUINAL MESSAGE TV US A1' THE ABOVE ADDRESS VIA THE U.S. POSTAL SERVICE. THANK YOU. If there are any problems receiving this FAX transmittal, please call Marshall S. Rudolph, at (619) 568-2611. M:PiA514 SENT BY 4-18-95 ;10:55AM ;BEST, BEST.& KRIEGER- 3417098;# 2/ 6 LAW OFFICES OF BEST, BEST & KRIEGER April 13, 1995 MEMORANDUM T0: Ramon A. Diaz, Asst. City Mgr/Community Dev. Dir. City of Palm Desert FROM; Marshall Rusulplt, Deputy Cil,y All.ornexAsy✓' RE: Planning commission -- Miscellaneous items Dear Ray: Just a reminder about a couple items: 1. The art in public places condition (see, e.g. , proposed community development department condition 9 for Kaufman & Broad) shnuld hp rsviapd fn read ac fnll,nwee "Project shall be subject to the Art in Public Places program per Palm Desert Municipal Cade Chapter 4 . 10. " The reason for this revision is that the Art in Public Places program originally instituted by ordinance No. 473 has been significantly revised over the years. Among other things, thu program no longer lxupuses d "tee" per se, but rather an on-site art requirement (not unlike landscaping) that the developer can choose to satisfy by payment of an in-lieu fee. Uiis seemingly trivial distinction (since most developers opt to pay the tee anyway) dramatically improves the program's legal defensibility since the property owner technically is not being asked to donate or pay anything to the city. This and all other amendments to the program are reflected in Chapter 4 . 10 of the Municipal Code, 2 . The standard citation regarding negative declarations (see, e.g. , Exhibit A to proposed planning commission resolution regarding Kaufman & Broad) should be revised to read Ar, fnllnws: "Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. " Tho citation presently used (to Article 7, Section 15083) has to do with EIR scoping, whereas I assume you wieh to cite to tho provicione dealing with negative doolarationc (Article 6) . I 'm oneloci.ng photoeopioo of th000 code provioions for your review. Finally, the California Administrative Code's name was changed several years ago to the California code of Regulations. 3 . Could you please have Tonya or someone mail me a copy of whatever procedures the planning commission may have adviiLed MSR66059 SENT BY: 4-18-95 110:55AM ;BEST. BEST.& KRIEGER- 34170984 3/ 6 LAW OFFICES OF ' BEST, BEST & KRIEGtn for the conduct of. its meetings? I 'd just like to take a look at it and have a copy with me at the meetings in case an issue ever arises that might he addressed by it. An example of such an issue is whether members who abstain from voting are deemed to have consented -- for purposes of determining whether an action has been taken by a majority of a quorum -- to the action taken by those who did participate. As an illustration, suppose four members of the commission are present at a meeting and two abstain from voting on a matter; the other two vote in favor. If the abstainers are deemed to have "uunsenCed" to the aotiun vl Lhoae who did vvLu, Lheu Lie motion would carry; otherwise, it arguably would not. The former approach is advocated by Robert's Rules of order, which many eoaras and commissions aaopt by reference as their own procedures (but are not required to adopt) . 4 . Finally, just a note of congratulations on the Bruins' championship! See you tonight at the meeting. MSR66059 -2- SENT BY: 4-18-05 ;10:56AN ;BEST. BEST,& KRIEGER, 3417098;;r 4/ 6 513065 IIARLaAAYS CALITORNIA CODE OF RMULATiON- Title 14 tic agency invoked,basedb the extent possbleon soimtific andfacWel (2)Iflbwo isatlisagttxatcutbrrtvveea expert Duet the siguifnauWeuP data.An iron old definition of significant effect is not possible because an effector themvitvnmmt,We load agency shall troatelto afoot as air the significance of an activitynsayi,mry with the setting.For eaasuple.an niGeant and shall prepare an ML activity which may nothe aignifteant in an urban area maybe significant ()ifan siramhiaxint or waterdischarp meets the existing standard for in a rural area. a particular PolWUL the lead agency may presume Thal die emission or (0)In detetmming whether an effect will be adverse orbeaeficid,the discharp of the pollutant will not be a significant effect on the eavitart- loadagencyshallconsidertheviewsheldbymemhesofthispublicieiall meat If other information is presented Salivating That the emission or areas affected.9 the lead agency expeol t that these will be a substantial discharge may cease a sipifcaat affect,The lead agency shall evaluate body of opinion tut consid0rs or will consider the effect to be adverse, the effect and decide whether it may be Bfgyd iML the lead army shall regardtoeffectas adverse.Before requiring The NonaAUWontyciid:Sectam210RiscdZ10V.FvblieResow sCWo.Rdan prepseenkaufan M,the leadegeacymustetildetarminawiwWaenvi- tahox Sections 21068.21083 end 21100•public Resources,Code:Ne"Inc... is mnmul change itself might be substantial. City eLes Aare lei. (d)Tnavaluatingtbseigifloenmoftheanvins,seat Waffeetafaprej g16t)B6. MandodotyFhrdinyeo}StgnMowass. am the lead agscyshall caariderbob primary ar trisect and secondary Alaadag=yahaRfmdtatapw*tmaybavearipirw lteffwtm or indirect consequences. theiatvimnrrronlandWerdtyrequirem RIR tribe prepared Who project (1)Primary consequence&are immediately related to the project such where any of the following condrioas'Occur, as the dust noise,and traffic of heavy equipment that would result from (a)•lbeino*thasdmpWm6allosubsbniiallydegredethegoalityof cambuctionofasewagattestm®tplsntandpossr1lbodors from apern, tbaeov4mmeat,aubOmdallyfe6=thebabiutofafaborwddhfoepe- tion of the plant. tits,eauseafrahoewildhte popu)aticis to dropbelow self-anataininglav (2)Samndaryeonsegamcesonrelafedmoroaeffectsoftheprimary el&threaten Wellmmafeaplactmeo®al community,redhcethemimber croseg0ences than to WeprojBa itself andmsybe several Steps removed or restiicttbe range of a MM or endangered plaotor mimed,or diminile Atom drnpujoaiva UlamufvausnwdnRct.Purnxmnple,the coustrvu• important examples of the major puziods of Calilbuda history or prolds- tion,of a new sewage treatment plant may fissilitaic population Zrowdx in tory. alto cerviae area doe to the iaoreaea in lawaga treatmentaapacity and BUY (b)'Ihe projeothae tbo potentanl to aohiovo client txmwvimnmantel lead b an is a&pollution. gosh to the diaadvanuge of lmg-aerm etvbe>tmentW 80011- (a}Sdmteexamplen nfematxwnces which maybe dismedtnbea sig. (e)7hapmjecihaxpnxxihleashvimnmastal effnctswhich are indtiviefih. nXrmt effect oa the envirmmenf are contained in Appendix G. ally limited but cumulatively coneideiable.As used in tic subsect on. (0 Economic and social changes resulting from a project shall notbe "cumulatively axmtiderable"mans that the kommantel effactsof an en- treated as significant effects on the environment. Economic or social dividudpmjeetaraaonsidstablo when viewed inooNuation with The ef. changes maybe used,however,todetetminethataphyeical change shall fects of putprujocts,the effects of other current projects,and the effects be regarded as asfenifwantoffeam the eaYr<aamzaLwberaaphysical of probable future projects. clamp is erased by economic or social cff"of a project.the physical (d)1he environmental effects of a project will case substential a4- rtaurgemayheregndedaaxxfgrdl'a:aulnd'vctiuttnsaxmmauuna3any wnceffrxuonbumanbemgs,tather directly mindirectly. odw physical change testdtingftom the project.Alternatively,eoonom- Nora AnisitiycitW:Scotiass21083 coal 21087,PublicRoahaecvCo.k.Rcfm- i0 and social ageots of a physical ehaaga way be said 10 set "Aim,than aoce:Section 21093.public Resources Coda the ph yaie d rhanga is a siepleam effect on de envrrmment.If the ph yN ical Mange causes adverse eaaonmic or social effects on people.them Article S. Negative Deelar"on Process advarseeffectsmaybe undies taebssis for dowalioingtbat disphydeai change is sipificant.liar eaempk,if if project wmldeauset overcrowd- 115070. Doolalon to Pnapaaw a Nogativa Doolaretbn. mgofapublfclacilityandtbeovercrowdkgcausaanadveseeffedon ApwposedneptivedecivatitmsbaRbopmpmedforapru*tsul)ject people,the ov murding would be regarded as a significant effect to LEQA when either. (g)The decision asto whether aprojectmayhave one mmoretfpift• (a)'lhemitial study showsthatihaeisno substantial evidence thatthe eantettaemehellbet>asedonmfarmadmindletecorftofaheteadagncy. project may have a significant effect an ale novhmmntor (1)If den lead agou:y finds there is subalaolial ovideuce in We mtiad (b)1bo initial study identified potentially upf cut effects but; dhatthe projectrnaybavca siaoiricant afoot ea11ac eavirodmdrt,the lad (1)Revisions mile project plane or proposals made by or agreed to agsrey stag ptepala am EIR(Frlsads of 6 Street v.Cry of Hayaaard by Ihn applumtbefurn We pvpstxl negative tlxlaradun is retraced fm (19a0)106 Cal.App.3d 988).Said ansyhor way.if a Ind agency wPws• public review would avoid the effects or mitigate the effects to a point ended with a fair ngummhtthat a pijeat may have a significant afftect an whew deafly no rdgtfioant effeou;would occur,and the environment.the Ind aacievslull prepare an EB(even tltaugb itmav (2)lbete is no substantial evidence before the agency that the project alwbe presented with other substantial evidence that the Project will not as revised may have asipifscant effect onfieenvironment have a sipiicanteffect(No ON,lac.V.C4ryofLwAageks(1974)11CaL Nam.Autlaaityeiisd:Soctions210g3 and21087,Publicitesoorw(7adaRaho- 3d 68). coca Section 21080(c)•Public Resources Code:Prwndr of 8 Sere v.City of (2)If the lead agency finds Were is no substantial evidence that the fray—r4(1990)106 Cal.App.3d 9M Rw.r„s F....r C.P.V.Say",w,C6.,r• patjectmuvlwvn a siguifeunn nrfwxuu theauvhvumnut,den Leadagaa;y (1975)51 CAL AM 34 400, shag prepare a oegetive declsr.tim(F�aradr f 8 Sr.ccr v.Cary of flap lbrroaY 1.Rep150mkr of 1) isle 6(Sections I50extcd 9•9)ad new,Amick 6,W,NO. ward(l9S0)106 Cal.App.3d 988), 1507atstr75y iced 7-n5-fi3r ds•ig.avd errcctira 8-1-83 Qtogwcr a;,NO. Qh)it marginitaxes where it is not clex r whether there is anhstimial 29).Fw7prits history.see Rm cgoa SO.No.19;711.No.5;76,No.a 1;75.No. evidence Wataproject may have atdgnifsrataffecl*it the mvirormant 2'MAOMI,No.50 taach�.s'�M.Ne.291. o, the lead agency shall be guided by the following factors; fd 4 a (1)If there is serious public controversy over the environmental ef• of 7-13-fl order redai8 atmg:tibcliee ire to �p�13 feelsofa project,the load.agency shall consider The offettmetfectsmb- 1150?1. contents. jeetto We controvanyto be sipificaut andshall prepare an Ella.Centro. Anegative declaration circulated for public review lca0 include: vary unrotaasd to an eaviamndnd[oche toes not require prOpU8UM (a)Abrfefdoscriptianofthoprojoelinclt#mga commonlyusedname of ear EBL. fur We prujeut.if coy; Page 672 r.+.ax Nn.luu%.Js-W SENT BY: 4-18-05 ;10:58AN ;BEST, BEST.3 KRIEGER- 3417098; r 6/ 6 4 lig82 BAkLLAYS CALWARNiA rADF OF R9:f:i fi.ATiOALa Title 14 or At the uwultwitm of an initial sway trttr applying the atandurds de- seamb.The Slate Clearinghouse will ensure that the state responsible wound in Station 15064. agencies and tivafwa reply w the lead agency within Ins required time. Nara. Ih-*a:ea&9-Waoo1laea ona77na9.pehlia RasowwsCxb.nefa- (A)IdmtifmtimNumbcr.Wba *smtiwofproparatimuss6mined am:Salim 21101).Public Resources Code:Ve Oil.Inc.v.City o)4osAnreks to Wa State ClearinOctuae,the state idmtiBsntim number isaua d by the (1974)13 Ca1.3d 6k Friends gMSbeet v.City vjRavrem pp.d(1980)106CEL A 3d 9rg (7earnghmee shegbe the idmtificasimsnumber forallsubsetpuenteswi. rosmeatal documents on the project.The identifleaU®number ohmrirt i lei= DOWMInadon of Scope of SR. be referenced on all subsequent correspondence regarding the project. (a)Notkoof Preparation.immediatelyafier tiecidingthet W envirdn- specifreaRy on the tide page of the draft add Cnal EIR and an the notice mental impact report it mwirW for a project,the lad agency shall rend of darerrninatim. t0 eecb respaaa'blesgeneya 10ticoofpreparation statinggWtan envaao- Nora:Authorityeited;Sections 21083 And 2d0a7,Public ResouvresCods.Refer- IDlmlalfmpactropoetw111bopmpasedThistmticedAWalsobe,sentreev- torn SwAkm 2n06A4.PubllcRcoiaces Codc. cry federal agency involved in Approving Or funding We project and to Horav onob trusted sgmeymspmanbkfarmtaoalresourceaeffmeedbythepmaj- 1.Arrenrinwri ofasharr.Iinn(b)&0l-?0.A6:effective tit&&day u neatlar Act. (Reghlar 36,No.5). (1)The notice of preparation shall psmvide the reapmcihle AV-meta with sufficient information describing the project and the potential env i- f15M. Eafly Public Corleultatlon. mumental effects to enable the responsible agenciesto make smearing. PriortocompletiogtbedraflElR.tlkiadarneymayalsoconsWtdi- Pol raaponae.At a mmionrm,the information&kart iwkide: rectory with any person or organization it believes will be comemed with (A)Description of The project, We envis mm921W effects of the pr0Jat. Many public agencies have (B)Location of the pmjectmdicatedeitherononarlachedmap(profer- f0undthat carlyconsultatiw solvent.wmyponsuwdpmblaou that would ably a copy of a U.S.G.S.1b' or71/2'topographical map identified by arisoiamomWrioosfmina later in the roviowproeeee.This early eeusul. gaamgk name,or by a meet address to an urbanized area),and totion my be Ceiba scopiog.Seopmg will be necessary when Peppering (C)Probable envunnmarhd effwa of the pmje;l. An F.M/FJ3 jointly with a federal agency. (2)Asampkforanoticeof preparation isehowninAppcndixl.Public (a)Scopinghasbetahalpfultoagenciesinidentifyingtherangaofac. agencies are ties to devise Weir own formats for this notion.A copy of dons.altemadves,mitiRalion measures,and silmiPKanteffecla Who ana. dra in hint cnrAy It,ayhe wAt with tbenOtira row. pplythe uecassarymfor, lyndin depth in so EIR and in eliminating from detailed study issues omtim. found not to be important. (3)To send copies of the notice of preparation,to lead awrxvdmll (b)Scopinghas been found tobeaneftectivc way wbrng together and on either certified mailor any other method of transmittal whiehpro- reso1veWaeoneemeotaftectedfederal.amte,And local tgeodos,tlbpre- vides it with a record that the notice was received. pouent of the action,and other interested persona including those who (4)The lead agency may begin work on the draft EIR immediately might not be is accord with die autitu oe nuv;navueno%1 gnamda. (o)Whine scopting is used,itshor ldhe onmbmadtothe extant possible wimoutionma nespoosesloWedohmafpredtoc®.7LedratlEuin with consultation undar section 15091 preparation mayttead m h revised or exptmdW to caolomt to responses to We aline ofpepuati%u.Alwd agow:y Alan notuirwbre a tharLE1R N'mc'AuiMrifyrir d•CMinee 21083 end 210a7,PublieReeomcesCeM.Reas- ena:Section 210811.Public ResomresCode:Saction 4,Chupter4g0oftheStat. for public review before the time prrtad for responses to the ootpco of uba of 1991;40 Code orrederal.Reguhamw4 s,I' 1501.7. pnpuaAm hen expired. (b)Responato Notice of Preparation.Within 30 days aftermoivmg 6IS0&L Preparing the Dreft MR. the notice of preparation under subsection(a).each responsible agency (a)The draft FIR din11 he prepared A'wctlyhyOrttudercontme.t to Wes shell provide the load Beauty withspecific detail about the scope and con- lead agency,The meuiredcwtm4ofa draft EIR am discussed inArtick tent of the environmental information related to the responsible agency's 9 beginning with Section 15120. am of statutory responsibility which must be included in the draft EIR. (b)The lead ageacy may require the project applicant to supply data (1)The response atamin®um Than identify. And nfomationbothto determine whether the project may have asigtifi- (A)lha significant environmental issues and reasonable alternatives cam effem on to environment and to assist the leadagmoy in preparing and mitigation measures which The responsible agency win need to have the draftEIR.The requested information should uschdeanidentincatmn eaplorel iu the deft W-and ofoWtapublic agencies which winhave Jur adlcdon by hwoverthep oj- (B)Whether the agency will o;amaponotbk agency or treat"agemy Act. far the prajeet (A) Any person,aaluding the altplscaat,may solsmit information or (2)IfaresponsiblenVitey rails byWe end of the 110 day periodwpro. comments to the lead agency to assist in the preparation of the draftEm. vide the lend Amoy with either a response to the notimora well jnstified ThembMitial may hepracentetiin any fimmat,innhiding the fismofa request for additionAtime.The leadagencytmy presume that tbarespom draft W.The leadagentymmatconsider all information and comments Bible agency has ern response to make. received The informationdr comments maybe included inthe draft EIR (3)A generalized list of concerns not related to the specific project in whole or in part. shell not mat the requirements of skis section for a response. (d)The lead agency may choose oneof the following arrangements or (c)Mttlingt.Po dr30t i0 expedite ins cens0ltattos,The lad agency,a a combination of them fa preparing a draft ELK. m Ixzulble agww;y.a"Ntcu Wray,or a prujret applicant may rvwcni (a)Preparing the draft En?dWctly with to own staff. one or moremeetings between rurroAenativca Of the AgCtlei*1 mwlvAd (2)Connecting with anotha entity,public of private.to propme a" to ascistthe lead agency in determining the seopeandctmtentoftheenvr draft MR. mnmental infrxmetten which the rnarnnsihle agency my rerpiim..%wh (3)Acoopting a draft prepared by to appliemt,a coawhmt repined meelatgs shall be convened by(he lead agency as soon as possible.but by the applicant or any other person, no later than 30 days,after the meetings were requested.On request,the (4)Emitting third party contractor memorandum oftmderstandmg Office of Planning and Research will assist in convening meetings which with the Applicant to Sovcm the preparation of a draft EIR by an indapea. involve;stag agencies, dent contractor. (d)State C2ear110011 a When 090Or MGM State Agencies wilIbe8re- (5)Using a previously prepared EIR. sponstble agency or a trustee Agency,the lead agency shah sand a nonce (0)Before%ring a dzah prepared by another person,toe lead agency orpstepuation W own state responsible ageovy awcach tawm ugouy shall srdtimi&a draft to be agency's own mviewandanalysla Thodraft with a copyto lho Salto Clouringbouae in the Oft-moofP)mning aodR - EM which issentout for pablicmvicwmantnflodtheindApeodentjudg- w swbs674 Rylw e.,N—] �a.M 44 Kaufman and Broad of Southern .,nliforllia, Inc. maufman A Broad Inland Empire Division 180 North Riverview Drive, Suite 300 Anaheim, California 92808 Tel: (714)282-4000 Fax: (714)637-5070 March 23, 1995 Mr. Phil Drell City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 RE: Sound Study - Tentative Tract #28158 Dear Phil: We are in the process of preparing a sound study for the above referenced project, during which several issues have arisen for which we would like clarification and/or direction from the City. First, I understand the. City's sound standard guidelines to. be 65 CNEL for exterior noise mitigation and 45 CNEL for interior noise mitigation. Are these rigid standards, or is there some flexibility in either or both of the exterior and interior mitigation requirements? Second, in regards to traffic levels on Interstate 10, the current level is approximately 50,000 cars per day versus a design capacity of 132,000 cars per day. While the County of Riverside standard would dictate that we use the full design capacity, we feel that is too stringent, and we would like to use a figure which more closely approximates the current and near term future traffic levels (say 75,000 cars per day). Can we use the 75,000 figure? Third, County of Riverside standards dictate that all sites be classified as "hard" sites for noise studies regardless of actual conditions. Our sound consultant has ilidicated that tll.- subject S:ie in ac-LU-ailly' w-A"ld e classified as a "soft" site. As such, we would request that for purposes of our study, that the site be considered a "soft" site. Please call me once you have had a chance to review this information. I look forward to hearing from you in the near future. Sincerely, KAUFMAN AND BROAD.OF SOUTHERN CALIFORNIA;,INC. INLAND EMPIRE DIVISION Kent Grover Director, Land Acquisition and Planning Cory ®f PNM Desert 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2578 TELEPHONE (619)346-0611 FAX(619)340-0574 March 6, 1995 Kaufman and Broad 180 North Riverview Drive, Suite 300 Anaheim, California 92808 Dear Sirs: This correspondence is generated by your application for project approval for a 441 unit single family residential subdivision on 101 acres at the northeast corner of portola Avenue and Gerald Ford Drive (TT-28158.) Should your project receive approval it will be conditioned to place art per Municipal Code Section 4.10. 1 have attached a copy of the procedures for placement of art and offer my services should you have any questions. We look forward to your participation in the program. Sincerely, CATHERINE SASS COMMUNITY ARTS MANAGER CS/wj Enclosures: (As noted) fleLy PaperW MAR-23-1995 15:00 P.01 KAUFMAN AND BROAD DF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE DIVISION 180 North Riverview Driva. Suits 300 Anaheim Hills, CA 92808 Telephone: (714) 282-4000 Fax (714) 921-4727 FACSIMILE TRANSMITTAL DATE: 03/23/95 T0: Phil Drell (619) 341-7098 FROM: Kent Grover-Director, Land Acquisition and Planning NUMBER OF PAGES (Including Cover Sheet): 3 COMMENTS: Lot Cnst Analysis and Letter for your review. MRR-23-1995 16:01 P.02 ' -Kaufman and Broad or`0titaem G. :tie, Inr. K efrinan ® Broad 1n1sru1 Empire Di.ison 180 North Rb'er lew Drive, SL"tr 300 4nalieim,Califarnie 92808 Td: (714)282_4000 P.m: i714;637-5070 March 23, 1995 Mr. Phil Drell City of Palm Desert 73-510 Fred Wai*; Drive Palm Desert, CA 92260-2578 Dear Phil: This letter is writteri in response to your request that we provide you with an analysis showing the increase in costa associated with an increase from squome lot sizet)es shown wnton our urrently lot of submitted tentative map (� Kmun? _,500 and 8,000 square feet. 'the attached analysis is based on the assumption that approximately 318 8,000 Qquare foot lots could be achieved on the subject property, versus the 439 shown on the proposed tentative map. Our conclusion is that mapping of the site to an 8,000 square foot minnnwu lot would result in an increased cost of S13,038 per lot. It is Kaufman and Broad's desire to provide quality entry level affordable housing in the City of Palm Desert. Given the current economic conditions, the somewhat isolated location of the property and the site's proximity to the railroad and Interstate 10, however, it would he financially infeasible to provide borne prices that will attract significant numbers of buyers assuming the higher lot cost outlined above. Please call me once you have had a chance to review the enclosed information, 01 if you need any additional information. Sincerely, KAUFMAN AhU BROAD OF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE DIVISION Kent Grover Director, Land Acquisition and Planning MAR-23-1995 16:01 P.03 Analysis of Finished Lot Costs 6,500 & 6,500 S.F. Lots vs. 8,000 S.F. Lots city of Palm Desert March 23, 1995 _ 439 - 5,500 and 6,500 s.f. lots 318 - 8,000 s.f. lots_ Item F Totai Cost Cost/Unit I Total Cost Cost/Unit �— 4,500.000 10,251 4,500,000 �_14,151I Land —J 13,490 5,922,110 18,623 Land Improveme— nts 5,922,110 — I — Fees 4,728,03 10,77� 3,532,344 11,108 Carrying Costs 1_715,000 =3,907 2,300,000 11 _„ 7,2331 320,000 729 340,000 1,OS9 Model Costs ` _—� Total Costs �7.185JQ 39,14�6 _ 16,594,454 —_ 52 18� Net Additional Cost per Lot for 8,000 s.f. lots: _13,036 (1) Longer carrying period due to higher cost product. TOTAL P.03 :t . Recording Requested by and When Recorded Return To: Kaufman and Broad of Southern California, Inc. 180 North ltiverview Drive, Suite 300 Anaheim, California 92808 Attention: Controller AGMEMMSNT This ACREBKM (the "Agreement") is Made and entered into as of the day of , I.9950 by and between Kaufman and lsroad of Southern Calif c—m-ra;1AC- , a California corporation ("KaB") , and the City of Pals Desert, a (the "city") , with reference to the following: A. KiB is the owner of certain real property located in the City of Pals Desert, County of Riverside, State of California as more particularly described on Exhibit A attached hereto and incorporated herein. AI:59 B. M has submitted a entative subdivision map (the "Tentative Map") to the City which map contemplates the subdivision of the Property into a total of 454 single family residential lots (individually a "Lot" and collectively, "Lots") ; of wh ch are � ' _-sc2Mrised of approximately 6,500 square feet (the "Larger Lots") and of which are comprised of approximately 5,500 square feet (the "Smaller Lots") . C. On , the City approved the Tentative Map subject to certain con�ons. In order to provide affordable housing within the City, one condition to the City's approval of the Tentative Map was that RiB must agree to sell a specified number of Lots improved with single family homes ("Improved Lots") subject to certain size and price restrictions. D. The parties now desire to enter into this Agreement to set forth the terms and conditions upon which US must agree to sell Improved Lots subject to certain size and price restrictions in order to satisfy condition No. to the approval of the Tentative Map. SON, THZRMMRE, for good and valuable consideration, the receipt and adequacy of which are hereby acknowledged by the parties, the parties agree as follows: 1. Home Sizes. During the term of this Agreement, K&B agrees to construct a total of twenty percent (20%) of the Lots with homes not to excee,i 1,700 square feet. Such twenty percent shall be broken down as followas - at least 44 of the Lots shall be built with homes not to exceed 3vl060 square feet. - at least 0 of the Lots shall be built with homes with ranging from square feet to , square feet. ,-.o, at least 4; of the Lots shall be built with hoses ranging from &,4.6,t-1,700. 1 ho 1 The remaining Bt of the Lots can be built with any site hose not to exceed 1,700 square feet. Kis shall determine in its sole and absolute discretion which Lots within the Property shall be subject to this size restriction. For purposes of this Agreement, the square footage of a hoax shall be as determined in the manner utilized by the building department of the Cityy for purposes of obtaining a building permit, providing that the City0s methodology, (i) does not include non-habitable space such as garages, duct shafts, open second floor volume areas, and void framing areas; (U) counts stairwells on the lower floor only; aid (iii) measures to the outside face of a stud. 2. ftroMse Price. During the term of this Agreement, KiB agrees to sell a total of twenty percent (204) of the Lots improved with single family homes at or below the prices net forth below: l z.,00 - at least 4% of the Lots improved with homes of #P259 square feet yr less shall be sold for a maximum base price of • .5 www 1 I Mo • Mal - at least 4= of the Lots improved with homes ranging from 1,3S1 square feet to 1-,#50 square feet shall be sold for a maximum base price of S7.MpS 0. 12.z,`po 1401 - at least 0 at the Lots improved with homes ranging from 1-,f51 square feet to 1,700 square feet shall be sold for a maximum base price of $___,.._. i 1I ,q�lo The maximum base prices set forth above are subject to increase annually commencing on December 31, 1995 and continuing every December 31 thereafter until X&B has sold a total of 20% of the Lots subject to these price restrictions. The amount of the increase shall be based on the amount the median household income for palm Desert has increased as set forth in the from the prior December 31 to the December 31 on which the narease is to occur. There shall be no downward adjustment in the maximum prices in the event the median household income for Palm Desert decreases as set forth in For purposes of this Agreement the term "base price"sfie-Mmean the base sales price of a home exclusive of lot premiums, options, upgrades [Zest, asMimg vise YOU want to imoludo7l KiB shall determine in its sole and absolute disc-stion which Lots within the Property will be subject to these price restrictions. 3. Reza s n str_ictions. In the event the maximum prices not forth above, as they may be increased, are more than ton percent 5 (KO) lower than the base sales prices of the same sized homes being offered within the property that are not subject to the price restrictions set forth herein, then RiB agrees that the Lots which are sold pursuant to the price restrictions not forth herein shall be sold subject to a resale restriction prohibiting the purchaser of any such home from selling the home for a period of ten (to) years from the date of this Agreement for more than the purchase price paid by the purchaser, including any lot premiums, options and upgrades, plus the cost of any additional improvements made to the property by the purchaser, including but not limited to, additions, pools, spas, or landscaping, increased by the amount the median household income for palm Desert has increased from the date the home was purchased by the purchaser until the date the property is sold. Notwithstanding anything to the contrary contained herein, KiB shall have no obligation to construct homes on more than 20% of the Lots within .the size ranges set forth in Paragraph i above or to sell more than 20% of the Lots subject to the price restrictions in Paragraph 2 above. Upon the Close of Escrow for the sale of any Improved Lot sold subject to this resale restriction, Rib shall cause a deed restriction or similar document to be recorded against such Lot in the official Records of Riverside County setting forth the terms of the resale revtriction as provided herein. Such restriction shall expire automatically on the date which is ten (10) yearn from the date of this Agreement and shall be binding upon the initial purchaser and any subsequent purchasers during the term of such restriction. 4 . 1=1 of AMr sxen . This Agreement shall terminate automatically on the earlier of: (i) the date tut of the Lots within the Prcperty are sold within the parameters of the size and price restrictions set forth herein, or (ii) the date which is five (5) years from the date hereof. 5. N21jI.ces. all notices required or peraitted by this Agreement shell be given in writing and delivered either in person, or by Federal Express or similar overnight courier, or sent by u.s. sail, registered or certified, postage prepaid, to the addresses listed below: RLB: Kaufman and Broad of Southern California, Inc. 180 North Riverview Drive, Suits 300 Anaheim, California 92608 Attention: Controller With at Copy Kaufman and Broad Sole Corporation To: 10900 Wilshire Boulevard Los Angeles, CA 90024 Attention: Jacqueline Boggs, Esq. CITY: The City of Palm Desert 73-510 Fred Waring Drive Pals Desert, CA 9226o-257s Attention: 6. Hisexllaneous Provisions. 6.1 This Agreement and all rights pursuant hereto and obligations to be performed hereunder shall be governed by the laws Of the State of California. If any portion of this Agreement shall be declared by any court or authority of competent jurisdiction to be invalid, illegal or unenforceable, such portion shall be severed from this Agreement. and the remainder of the Agreement shall remain in full force and effect. Lech of the parties agrees to execute and lcliver any and all additional documents and other assurances, and to do any and all acts and things reasonably necessary in connection with the performance of their obligations hereunder and to carry out the intent of the parties hereto. This Agreement does not create and is not intended to create a Partnership crr joint venture betveen the parties hereto. This Agreement contains the entire understanding of the parties and supersedes any prior or contemporaneous understandings and agreements, written or oral, respecting the subject discussed herein. 6.2 In the event of any action by City or X&B concerning the subject matter of this Agreement, the prevailing party shall be entitled to recover from the non-prevailing party its costa and expenses of enforcing or protecting its rights hereunder, including reasonable attorneys• fees. 6.3 This Agreement shall be binding on and inure to the benefit of the parties and their respective successors and assigns. 6.4 NO amendment, change or modification of this Agreement shall be valid unless in vritinq and signed by the parties hereto. IN WITNESS NHnmlr, the Parties have executed this Agreement as of the day and year first above written. Kaufman and Broad of Southern California, Inc. , a California corporation By: Its: "CITY" The City of Palm Desert, a By: Its* TOTAL F.Ob APP-13-1995 09:37 P.02 Recording Requested by and When Recorded Return TOP Kaufman and Broad of Southern California, Inc. 180 North Riverview Drive, Suite 300 Anaheim, California 92808 Attention: Controller AARBT This AiGREMENT (the "Agreement") is made and entered into as of the day of , 19950 by and between Kaufman and Broad of Southern Califam a, Inc„ a California corporation ("R&B") , and the City of Palm Desert, a (the "City") , with reference to the following: A. X&S is the owner of certain real property located in the City of Palm Desert, County of Riverside, State of California as more particularly described on Exhibit A attached hereto and incorporated herein. A S9 S. K&B has submitted a entative subdivision map (the "Tentative Nap") to the City which map contemplates the subdivision of the Property into a total of-4S4 single family residential lo_ s 1 (individually a "Lot" and collectively, "Lots") ; of wh ch are comprised of approximately 6,500 square feet (the "Larger Lots") and of which are comprised of approximately 5,500 square feet (the "Smaller Lots") . C. On a the City approved the Tentative map subject to certain can tons. in order to provide affordable housing within the City, one condition to the City"s approval of the Tentative Nap was that X&B must agree to sell a specified number of Lots improved with single family homes ("improved Lots") subject to certain size and price restrictions. D. The parties now desire to enter into this Agreement to set forth the terms and conditions upon which K&B must agree to &ell Improved Lots subject to certain size and price restrictions in ardor to satisfy Condition No. _ to the approval of the Tentative Nap. now, TIfKRKFORL, for good and valuable consideration, the receipt and adequacy of -which are hereby acknowledged by the parties, the parties agree as follows: 1. Home Sise&. During the term of this Agreement, X&S agrees to construct a total of twenty percent (sot) of the Lots with hones APR-13-1995 09:37 P.03 not to exceed 1,700 square feet. Such twenty percent shall be broken down as follows: - at least 44 of the Lots shall be built with homer" not to exceed 3r,� square test. 174 - at least 4% of the Lots shall be built with homes with ranging from 1 i square feet to 1 square feet. - at least 44 of the Lots shall be built with homes ranging from 4-r4 U-1,700. 1 401 The remaining at of the Lots can be built with any sire home not to exceed 10700 square feet. KiB shall determine in its sole and absolute discretion which Lots within the Property shall be subject to this size restriction. For purposes of this Agreement, the square footage of a home shall be as determined in the manner utilized by the building department of the city for purposes of obtaining a building permit, providing that the City"s methodology, (i) does not include non-habitable space such as garages, duct shafts, open second floor volume areas, and void framing areas; (U) counts stairwells on the lower floor only; and (iii) measures to the outside face of a stud. 2. Py;S:hase Price. During the term of this Agreement KiB` agrees to sell a total of twenty percent (200) of the Lots improved with single family homes at or below the prices set forth below: - at least 44 of the Lots improved with homes of ,2500 square feet Syr less shall be sold for a maximum base price of 1201 - at least 44 of the Lots improved with homes ranging from ir35i square feet to 1,450 square feet shall be sold for a maximum base price of $7M,@ 0. 1*00 112-$ no at least 44 of the Lots improved with homes ranging from I-,� square feet to 1,700 square feet shall be sold for a maximum base price of 1'i i ,qaa The maximum base prices set forth above are subject to increase annually commencing on December 31, 1995 and continuing every December 31 thereafter until M448 has sold a total of 200 of the Lots subject to these price restrictions. The amount of the increase shall be based on the amount the median household income for palm Desert has increased as set forth in the from the prior December 31 to the December 31 on which the ncrease is to occur. There shall be no downward adjustment in the maxiawm prices in the event the median household intone for Palm pesert decreases as set forth in For purposes of this Agreement the term "base price" a mean the base sales price of a home exclusive of lot premiums, options, upgrade& [rest, anything else ron want to include?] K&S shall determine in its sole and APR-13-1995 09:38 P.04 absolute disc.rstion which Lots within the Property will be subject to these price restrictions. J. Resale . In the event the maximum prices set \ forth above, as they may be increased, are more than ten percent (IQ) lower than the base sales prices of the same sized homes being offered within the property that are not subject to the price restrictions mat forth herein, then R&D agrees that the loots which are sold pursuant to the price restrictions set forth herein shall be sold subje,.t to a resele restriction prohibiting the purchaser of any such home from selling the home for a period of ten (lo) years from the date of this Agreement for more than the purchase price paid by the purchaser, including any lot premiums, options and upgrades, plus the cost of any additional improvements made to the property by the purchaser, including but not limited to, Additions, pools, spas, or landscaping, increased by the amount the median household income for Palm Desert has increased. from the date the home was purchased by the purchaser until the date the property is sold. Notwithstanding anything to the contrary contained herein, KIS shall have no obligation to construct homes on more than 20% of the Lots within .the size ranges set forth in paragraph 1 above or to sell more than 20i of the hots subject to the price restrictions in Paragraph 2 above. Upon the Close of Escrow for the sale of any Improved Lot sold subject to this resale restriction, Rib shall cause a deed restriction or similar document to be recorded against such Lot in the official Records of Riverside County setting forth the terms of the resale revtriction as provided herein. Such restriction shall expire automatically on the date which is ten (10) years from the date of this Agreement and shall be binding upon the initial purchaser and any subsequent purchasers during the term of such restriction. 4. =1 9f Amemeat. This Agreement shall terminate automatically an the earlier of: (i) the date tot of the lots within the property are sold within the parameters of the size and price restrictions set forth herein-. -a *A- --': �e ll+i�BSF�Rw� 5. Nali#S'M. all notices required or permitted by this Agreement shall be given in writing and delivered either in person, or by Federal express or similar overnight courier, or sent by U.S. mail, registered or certified, postage prepaid, to the addresses listed below: R&D., Kaufman and Broad of Southern California, Inc. 180 North Riverview Drive, Suite 300 Anaheim, California 92908 Attention: Controller RPR-13-1995 09:39 P.05 With it Copy Kaufman and Broad Hose corporation To: 10900 Wilshire Boulevard Los Angeles, CA 90024 Attention: Jacqueline Boggs, Esq. CITY: The City of balm Desert 73-510 Fred glaring Drive Palm Desert, CA 92260-2578 Attention: 6. MisCmllaneeuss ECQy;Jt. 6.1 This Agreement and all rights pursuant hereto and obligations to be performed hereunder shad.i be governed by the laws Of the State taf California. If any portion of this Agreement shall be declared by any court or authority of competent jurisdiction to be invalid, illegal or unenforceable, such portion shall be severed from this Agreement, and the remainder of the Agreement shall remain in full force and effect. Each or the parties agrees to execute and •ieliver any and all additional documents and other assurances, and to do any and all acts and things reasonably necessary in connection with the performance of their obligations hereunder and to carry out the intent of the parties hereto. This Agreement does not create and is not intended to create a Partnership or joint venture between the parties hereto. This Agreement contains the entire understanding of the parties and supersedes any prior or contemporaneous understandings and agreements, written or oral, respecting the subject discussed herein. 6.2 In the event of any action by City or US Concerning the subject matter of this Agreement, the prevailing party shall be entitled to recover from the non-prevailing party its costs and expenses of enforcing or protecting its rights hereunder, including reasonable attorneys, fees. 6.3 This Agreement shall be binding on and inure to the benefit of the! parties and their respective successors and assigns. 6.4 No amendment, change or modification of this Agreement shall be valid unless in vritinq and signed by the parties hereto. APP,-13-1995 09:39 P.06 1. IN WITNESS fNMMF, the parties have executed this Agro went as of the day and year first above written, Kaufmm and Broad of Southern California, Inc. , a California corporation By: Its: "CITY" The City of Pairs Desert, a Its# TOTAL P.06 Recording Requested by and When Recorded Return TO: Kaufwm and Broad of Southern California, Inc. 180 North Riverview Drive, Suite moo Anaheim, California 92808 Attention: Controller A�EIISIPT This AMEEMENT (the "Agreement") is twds and entered into as of the day of 19250 by and between Xaufman and Broad of Southern Gilifornra, Xnc. , a California corporation ("MISN) , and the City of Pala Desert, a (the "city") , with reference to the following: A. UN is the owner of certain real property located in the City of Palm Desert, County of R€verside, State of California as more particularly described on Exhibit A attached hereto and incorporated herein. 4 S9 B. Ki8 has submitted a tentative subdivision rap (the "Tentative Map") to the City which trap contemplates the subdivision of the Property into a total of-M 4 single family residential lots (individually a "Lot" and collectively, "Lots") ; of wh ch arm 3C& r rissd of approximately 6,500 square feet (the "Larger Lots") and of which are comprised of approximately 5,500 square feet (the "Smaller Lots") . C. On , the City approved the Tentative Map subject to certain E-ditions. in order to provide affordable housing within the City, one condition to the City-*a approval of the Tentative Map was that RiB must agree to sell a specified number of Lots improved with single family homes ("improved Lots") subject to certain size and price restrictions. D. TheI*rties now desire to enter into this Agreement to set forth the terns and conditions upon which KiB must agree to sell improved Lots subject to certain size and price restrictions in order to satisfy Condition No. to the approval of the Tentative MAP. NOW, TKKREFORB, for good and valuable consideration, the receipt and adequacy of which are hereby acknowledged by the parties, the parties agree as follows: 1. Home sizes. During the term of this Agreement, K48 agrees to construct a total of twenty percent (mot) of the Lots with homes not to exceed i,700 square feet. Such twenty percent shall be broken down as followss - at least 4% of the Lots shall be built with homes not to exceed &,-*5o square feet. 1 Wo - at least 4% of the Lots shall be built with homes with ranging from `-,451 square feet to -j square feet. - at least 4% of the Lots shall be built with homes ranging from -1-r45.1-1,700. 4 ho 4 The remaining at of the Lots can be built with any size hone not to exceed 1,70o square feet. K&H shall determine in its sole and absolute discretion which Lots within the Property shall be subject to this size restriction. For purposes of this Agreement, the square footage of a hams shall be as determined in the manner utilized by the building department of the City for purposes of obtaining a building permit, providing that the Cityss methodology, (i) does not include non-habitable space such as garages, duct shafts, open second floor volume areas, and void framing areas; (ii) counts stairwells on the lower floor only; and (!11) measures to the outside face of a stud. 1. Pp;Chase Price. During the term of this Agreement, Kis agrees to &ell a total of twenty percent (Zoi) of the Lots improved with single family homes at or below the prices set forth below: i Z-00 - at least 4% of the Lots improved with homes of !rise square feet (:)r less shall be sold for a maximum base price of $1�3;93A: 1 i 13 i�1t7 Mot - at least 4% of the Lots improved with homes ranging from 3,U Square feet to b,#50 square feet shall be sold for a maximum base price of $iMpS 0. I*00 at least 4• of the Lots improved with homes ranging from 1-i4irl square feet to 1,700 square feet shall be sold for a maximum base price of $"�". 4 31 l qqo The max.lmum base prices not forth above are subject to increase annually commencing on December 31, 1995 and continuing every December 31 thereafter until KAB has sold a total of 20% of the Lots subject to these price restrictions. The amount of the increase shall be based on the amount the median household income for Palm Desert has increased as set forth in the from the prior December 31 to the December 31 on which the ncrease is to occur. There shall be no downward adjustment in the maximum prices in the event the median household income for Palm Desert decreases as set forth in For purposes of this Agreement the term "base price"M-17mean the base sales price of a home exclus.lVe of lot premiums, options, upgrades (lent, anythimg else Tau rant to inelud*73 xiB shall determine in its sole and absolute disc::^stion which hots within the Property 'vill be subject to them! price restrictions. 2• Resa . in the event the maximum prices set forth above, as they may be increased, are more than ten percent ( 4) lower than the base sales prices of the same sized homes being offered within the Property that are not subject to the price restrictions set forth herein, then R6B agrees that the Lots which are sold pursuant to the price restrictions not forth herein shall be sold subject to a resale restriction prohibiting the purchaser of any such home from selling the home for a period of ten (lo) years from the date of this Agreement for more than the purchase price paid by the purchaser, including any lot premiums, options and upgrades, plus the cost of any additional improvements made to the property by the purchaser, including but not limited to, additions, pools, spas, or landscaping, increased by the amount the median household income for Palm Desert has increased from the date the home was purchased by the purchaser until the date the property is sold. Notwithstanding anything to the contrary contained herein, K48 shall have no obligation to construct homes on more than 20% of the Lots within the size ranges set forth in Paragraph 1 above or to sell more than tot of the Lots subject to the price restrictions in Paragraph 2 above. Upon the close of Escrow for the sale of any Improved Lot sold subject to this resale restriction, R49 shall cause a dead restriction or similar document to be recorded against such Lot in the official Records of Riverside County setting forth the terms of the resale restriction as provided herein. Such restriction shall expire automatically on the date which is ten (10) years from the date of this Agreement and shall be binding upon the initial purchaser and any subsequent purchasers during the term of such restriction. 4. =2 of Agreement. This Agreement shall terminate automatically on the earlier of: (i) the date tot of the Lots within the Property are sold within the parameters of the size and price restrictions set forth herein, or (ii) the date which is five (5) years from the date hereof. S. NRIJ-cea. All notices required or permitted by this Agreement shall be given in writing and delivered either in person, or by Federal zxpress or similar overnight courier, or sent by U.s. mail, registered or certified, postage prepaid, to the addresses listed below: X&R* Kaufman and Broad of southern California, Inc. 180 North Riverview Drive, Suite 300 Anaheim, California 92808 Attention. Controller i With it Copy Kaufman and Broad Some corporation To: 10900 Wilshire Boulevard Ias At1eles, CA 90024 Attention: Jacqueline Boggs, Esq. CITY: The City of Pain Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2574 Attention: 6. NiscellanepUs 6.1 This Agreement and all rights pursuant hereto and obligations to be performed hereunder shall be governed by the laws of the State of California. If any portion of this Agreement shall be declared by any court or authority of competent jurisdiction to be invalid, illegal or Unenforceabla, such portion shall be severed from this Agreement, and the remainder of the Agreement shall remain in full force and effect. Each of the parties agrees to execute and deliver any and all additional documents and other assurances, and to do any and all acts and things reasonably necessary in connection with the performance of their obligations hereunder and to carry out the intent of the parties hereto. This Agreement does not create and is not intended to create a Partnership ar joint venture between the parties hereto. This Agreement contains the entire understanding of the parties and supersedes any prior or contemporaneous understandings and agreements, written or oral, respecting the subject discussed herein. 6.2 In the event of any action by City or KiB concerning the subject mattes of this Agreement, the prevailing party shall be entitled to recover from the non-prevailing party its costa and expanses of enforcing or protecting its rights hereundsr, including reasonable attorneys, fees. 6.3 Thia Agreement shall be binding on and inure to the benefit of the parties andtheir respsotive successor" and assigns. 6.4 No amendment, change or modification of this Agreement shall be valid unless in writing and signed by the parties hereto. IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written. "KiB" Kaufman and Broad of Southern California, Inc. , a California corporation By: Its: ^CITY" The city of pain Desert, a By: Its* TOTAL F.Ob �o oA palm 10(mor R 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2578 TELEPHONE (619)346-0611 FAX(619)341-7098 PLANNING COMMISSION MEETING NOTICE OF ACTION Date: April 19 , 1995 Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, California 92808 Re: TT 28158 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of April 18, 1995 . PLANNING COMMISSION CONTINUED TT 28158 TO MAY 16 , 1995 BY MINUTE MOTION. MOTION 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. RAMLN A. DIAZ, SECRETARY PALM DESERT PLANNIfiG''COMMISSION RAD/tm cc : Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal �1� pef Pa P Pape. MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 Action• Moved by Commissioner Whitlock, seconded by Commissioner Beaty, continuing C/Z 90-12 Amendment #1 to May 16 , 1995 by minute motion. Carried 5-0 . Case No. TT 28158 - KAUFMAN AND BROAD, Applicant Request for approval of a Negative Declaration of Environmental Impact and 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. Mr. Drell described the location of the project. He reported that this property was designated in the general plan for both commercial and high density residential use. In the North Sphere Specific Plan it was specifically identified as a high impact noise area because of the proximity of the railroad and increasing noise impacts of I-10, which was the justification for the potential commercial use on the property. As part of that designation, the General Plan required that any residential development of the site mitigate noise impacts so that the exterior levels of noise wouldn't exceed 65 CNEL or 45 CNEL in the interior. He noted that this site had been owned by the redevelopment agency and purchased specifically to develop affordable housing back when a large resort development was to occur, and as part of the overall affordable housing program this site was planned for a variety of uses including apartments and single family homes . In response to the noise impacts they had designated 400 feet next to the railroad tracks as mixed commercial/ industrial use. The Housing Element as required by state law called for policies implemented by the city to help reduce the cost .of housing and promote affordability. Mr. Drell noted that the project was a conventional single family detached subdivision consisting of 439 lots that contained 2 two acre retention basins and under the city grading ordinance they must contain 100% of a 100 year storm onsite, which was the purpose of the retention basin. There was also a 50 foot easement to the Coachella Valley Water District for a future Mid Valley Storm Channel that would collect stormwater in the center of the valley and take it down toward Indio. It also included the dedication of the improvement of half streets for Portola on the west side and Gerald Ford on the south side. The majority of the lots in 3 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 the subdivision were between 5500 and 6500 square feet. While the overall gross density of the subdivision was below the five units per acre, it was evident that the lot sizes did not currently meet the standards currently set for the PR zone. As of now the applicant was proposing three different floor plans . A 1,000 square foot 3 bedroom unit, a 1,216 square foot 3 bedroom unit, and a 1,441 square foot 4 bedroom unit. As conditioned the development would meet the standards of the Palm Desert Subdivision Ordinance and State Map Act. In regards to the zoning ordinance, as mentioned, it did not meet the requirements of Section 25 .24 . 250 relative to lot size. The PR zone, which was originally designed for planned developments, included condos and golf courses which had common open space and in general 50% open space. The city subsequently created an amendment which allowed for single family detached subdivisions without common open space, but specified that those developments must meet the standards of the R-1 zone depending on their lot size. In the R-1 zone minimum lot sizes were 8,000 square feet. These standards could be amended and exceptions could be granted by the planning commission under Section 25 . 24 . 310 if planning commission found sufficient justification or a furthering of a city policy which would be accomplished by the granting of that exception. In this case the applicant was requesting an exception from the 8, 000 square foot minimum lot size based on the applicant' s desire to meet a specific target price for the units . Subsequent to the writing of the staff report, staff received a draft agreement which was distributed to commission. The applicant' s goal was to provide affordable housing and agreed to restrict and allow sales and price controls on at least 20% of the units . The draft report in front of the commission varied from the initial correspondence relative to this program and under their new proposal, of the 20%, 4% or approximately 1/5th of the 1,000 square foot units would sell for no more than $114 ,000; 1/5th would be the larger three bedroom units and would sell for no more than $122 , 990; and at least 1/5th of the units would be the four bedroom units and would sell for no more than $132,000 . The remaining 2/5ths could be any mix of the unit sizes and would be priced accordingly. If the market price of the remaining 80% of the units was more than 5% more than these controlled units, then there would be a resale control on these "affordable units" which would limit increase in the resale price of the units over a ten year period, based on upgrades that the owner put into them originally or future improvements and adjustments by increased median income index as determined by the Department of Housing and Urban Development. He indicated this was 4 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 still a draft agreement and it was a condition of the tract that this agreement be ultimately approved by the city and the city attorney in that the development complies with zoning density and the planning commission had the ability to grant exceptions; technically this was within the power of the commission to approve. Right now the condition read "the city will approve it" and the commission could be the body to approve it. He said that under an agreement which the city would ultimately approve, 20% of the units would be controlled at an affordable price and the goal of lot size reduction was implemented on at least 20% of the units . The agreement did not restrict them on size or price on the remaining 80% of the units . He said that the applicant submitted an analysis showing the impact on price of an increase in lot size to 8,000 square feet. This property was somewhat unique because the land cost was relatively low because of the distance to certain utilities, and because they have to put in a great deal of offsites in terms of the road dedication and construction; their offsite and onsite improvement costs exceed the actual land cost and as a result density had a significant cost on the unit price because those were the things that were fixed regardless of how many units were built. According to their analysis, going to 8, 000 square feet would add approximately $15,000 to the price of the houses and increased the monthly payment $121, which included the increase in the property tax. He said it was the applicant ' s feeling that the site ' s location and the current market would not support the higher price. He noted that the plot plan showed how the houses fit on the lots . The houses did meet the setback criteria and in most cases exceeded them for side yards and rear yards . Achieving and promoting housing affordability could be used as a justification to grant exception to the lot size standards in the PR zone. He stated that the project created some significant environmental impacts and was subject to some impacts of the environment. It was adjacent to TT 26502, the Rancho Portola country club project for which an environmental impact report was done, as well as biological studies . The general environment of the proposed site was virtually identical to the Rancho Portola site and on that site there was identified habitat for the Coachella Valley Fringe-Toed Lizard and the Coachella Valley Milk Vetch. He noted that for the Fringe-Toed Lizard there was an established habitat conservation plan which allowed the incidental taking and destruction of the lizard habitat with mitigation being payment of a $600/acre fee used to buy habitat north of the freeway. Right now there was a multi- species habitat conservation plan underway which would 5 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 propose mitigation measures for all of the potentially threatened and endangered species in the valley which once approved would address all these issues into the future. Per a "gentlemen' s" agreement with Fish and Wildlife Services, projects were being required to contribute to the cost of preparation of this plan. The agreed upon amount was $30,000 for a project this size. As a result this project would be subject to that fee since the multi-species plan covered the milk vetch. He said this project would result in local and regional impacts on traffic. The current planning efforts were designed to accommodate the impacts of this project, including the dedication and improvement of Gerald Ford, payment of signalization fees, and participation in an existing assessment district that paid for the construction of Gerald Ford, Portola and Frank Sinatra. For regional impacts the project was subject to a $386 ,000 Transportation Uniform Mitigation Fee for implementation of the CVAG Regional Transportation Plan and would be required to participate in the Cook Street/I-10 Interchange assessment district. The project was subject to significant impacts to it from the environment. The first was blowsand. The project was located in and surrounded by undeveloped and unstabilized sand dunes and until such time as the area to the west was developed, it would experience significant effects from the sand transport process . As mitigation, on the landscape plan provided walls along the west and included windbreaks to try and reduce this problem. To a certain extent the north was already protected with the embankment of I-10 and a line of tamarisk trees . The other impact was noise from the railroad tracks and I-10 . Right now the noise levels for the lots relatively close to the railroad tracks exceeded the general plan standards for a residential area and they would have to conduct an acoustical analysis to determine both the current and projected noise levels as traffic on the rail line increased and include mitigation to reduce those levels to 65 CNEL. In conclusion, Mr. Drell stated that as conditioned the project met the subdivision standards and standards of the State Map Act. It was consistent with the PR zone with the exception of lot size; it was a designated affordable housing site and was appropriate to act in such a way to promote housing affordability. The question was if what the applicant was proposing in the agreement was sufficient. With the mitigation measures required relative to biological impacts, traffic, noise, and blowsand, the project would not have a significant impact on the environment and a negative declaration could be approved. He noted . an addition to 6 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 condition #11 that a summary of the noise study approved by the city shall be provided to all prospective buyers . This was to make sure that everyone was aware that trains would run and generated a certain level of noise. Condition #13 would be amended to reflect the amended schedule in the agreement with the 1200 square feet and less being changed to $113, 990, etc. He said because of the unit sizes, with the exception of the 1,000 square foot units, it would result in a higher price per unit on the larger 3 and 4 bedroom units than described in the report since the threshold was dropped just enough to move those units into the higher category. Commissioner Whitlock noted that the state required a certain percentage of affordable housing in every city. Mr. Drell concurred. Commissioner Whitlock asked if the City of Palm Desert had achieved that percentage requirement. Mr. Drell replied no. Commissioner Whitlock asked if this project would assist in that endeavor. Mr. Drell replied yes; for the 20% the city would have control over, it would. For the other 80%, the city would get some credit in .that they have reduced the cost of housing. Commissioner Whitlock asked if the agreement presented to the commission was a requirement. Mr. Drell stated that it was a required condition of approval, #13, that a satisfactory agreement had to be included as a condition of the final map. Commissioner Whitlock asked who would monitor the agreement to insure that what was bound to would be followed. Mr. Drell replied the planning department because it was a city condition. The agreement required that .a covenant/deed restriction be placed on those units, which had not been written yet, but would . require that on resale units, the city would have to be notified to confirm that the resale was within the parameters . One of the things missing from the agreement was an enforcement provision, a monitoring provision, reporting provisions, and that would have to be included. Commissioner Whitlock asked if what they saw in the agreement was not sufficient at this time and would need to be expanded upon. Mr. Drell replied that this was a first draft. Chairperson Jonathan stated that he found it incredible that on a 5,500 square foot lot that the side yard and rear yard setback requirements could be met and on previous projects with larger lots they hadn' t been able to. Mr. Drell stated that it was a function of house size. Chairperson Jonathan asked if staff knew the exact number of affordable units and where the city was in terms of meeting the requirements . Mr. Drell stated that with the project on Fred Waring Drive, there were approximately 1, 000 units . The goal in the 7 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 General Plan as set by SCAG was 1,700 units in 1989 through 1994 . Subsequently they extended that deadline. In terms of this particular price segment, the city had no units . The housing element required the provision of housing opportunities throughout the entire economic spectrum and most of the assisted programs went from the median income down. This project would probably start closer to 120% of median and go to 140% of median. Chairperson Jonathan asked what the selling prices were for the homes on Fred Waring; Mr. Drell replied $101,000 for the three bedroom units and $105, 000 for the four bedroom units . Chairperson Jonathan asked what the average lot sizes were; Mr. Drell replied that they were smaller than the proposal and were approximately 5,000 square feet. He noted that those were attached units and the density was seven units per acre. The proposed density was approximately five units per acre. Chairperson Jonathan asked if the city was about 700 units behind the quota. Mr. Drell concurred. Chairperson Jonathan noted that the commitment on the sales price limit on 20% of the units was what the applicant was giving and asked what the city was giving; Mr. Drell replied the exception on lot size. He clarified that the applicant was not asking for money or increased density, but the exception to lot size. Chairperson Jonathan noted that even without contributing money this project would still be construed as complying with assisted housing programs; Mr. Drell clarified that they were promoting affordability and this would reach the upper end of the moderate income market. Chairperson Jonathan asked if it would apply toward the 1,700 objective. Mr. Drell replied that it would apply, but noted that the city was under a lawsuit settlement and it would not apply toward the lawsuit settlement units . It would account toward the moderate income regional housing needs assessment. He said it depended upon what the interest rates were at any one time. Chairperson Jonathan suggested that since only 20% of the project was being subjected to the price limitation, why couldn' t they give the ordinance exceptions only to those lots . He felt the city was being a little generous . Mr. Drell said they could expand the restrictions, but part of the applicant ' s statement was that the project site could only accommodate so much and it seemed to be their intention that most of the units would be sold at these prices . Chairperson Jonathan asked why the agreement was given to the commission in such a preliminary form when the project had been scheduled for public hearing for a while and was a part of what they were to consider. He asked why the commission couldn' t get these types of things ahead of time or a request to continue matters . Mr. Drell replied that the idea was to 8 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 lay out the basic parameters of the condition and to see if those basic parameters were sufficient in the mind of the commission to approve this map. If the commission' s conclusion was that no, these lot sizes could not be approved regardless, there was no reason to spend a lot of time and money on attorney fees perfecting the details of the agreement. Chairperson Jonathan felt the document should at least have been presented with the normal packet. He felt the commission should not be put in a position of having to read the document during the staff presentation or during the hearing and trying to form an opinion. Mr. Drell stated the original thought was to have it as a condition and spell out the basic requirements that the agreement had to contain, but the problem was that when it came in it had provisions that were different than what were described in the staff report and he felt that as long as he was talking about conditions, the commission should see the document. Initially staff did not expect to have it done, but would just inform them what had to be accomplished as a condition of the map which they would have to do prior to recordation. Chairperson Jonathan stated that in the future he would appreciate receiving these types of things ahead of time. Chairperson Jonathan opened the public testimony and asked the commission to address the commission. MR. KENT GROVER, 180 N. Riverview Drive Suite 300 in Anaheim Hills, stated that he represented Kaufman and Broad. Also present was Hunsaker & Associates, their land planning and engineering firm. They were present to answer any technical questions . Mr. Grover stated that he didn't have much to add. He thanked staff for their help in getting to this point and in response to the issue of whether the 20% only should be granted for the smaller lot size versus all of them, he felt it was two different questions . The first was where the market was at that site given the remote location and the physical restrictions it has given the freeway and railroad. He did not believe in today' s market the price for all of the units would be different than what they were committing to for the 20% . The reason they were not willing to go further than the 20% was because the market could get better. They felt it was necessary to get a lot size reduction on all of the lots to amortize the real extensive infrastructure costs associated with the development of the property to get it to where all the units could be offered at a reasonable price that they felt the market would bear in 9 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 that location. On previous density bonus type developments he had worked on in the past, the standard was a density bonus of approximately 25% of the base number of units in return for offering those units at restricted prices . He felt it was a market driven thing based on historical projects they have been involved with. Chairperson Jonathan noted that the applicant said price restricted, but at $134,000 asked how much could a four bedroom 1200 square foot home on a 5500 square foot lot by a railroad go for if it wasn' t price restricted. Mr. Grover replied not much more in today' s market. Alternatively though, if looking at 8, 000 square foot lots, that translated to $15,000 more in costs, and they felt the market was not there. Chairperson Jonathan stated that he would like to see something in that area but was not convinced that this was the best solution and wanted to review some things that might be reasonable alternatives . He said they had seen condo developments and garden units where there was one or more common wall being shared, and they had seen split projects where part received higher density and was almost self contained or limited to a portion of the development. In this case it could be the perimeter units because of the proximity to the railroad, but the rest of the development could be a normal unrestricted project. He asked if that had been considered for this location. Mr. Grover said they looked at a various combination of lot sizes . On this one there were 5,500 and 6,500 square foot minimum lots set up in zones and they looked at it more from a marketing standpoint and felt that it was a single family detached residence today' s market was looking for. Chairperson Jonathan asked if anyone present wished to speak in FAVOR or OPPOSITION to the proposal . MS. KATRINA HEINRICH STEINBERG, 471 Monte Vista. in Palm Springs, stated that her family' s company was the seller of the land to Kaufman and Broad. She said that there were always good reasons to sell a piece of property, but after a lot of contemplation, they sold the property to Kaufman and Broad for. almost $2 million less than what they took it back from the city for when the sale exchange transaction took place two years ago. They 10 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 didn' t usually like to sell at a loss of this type, but they felt that this area was in need of a major player such as Kaufman and Broad. They would not have sold this property to anyone with a weak financial background and less than the sales record of Kaufman and Broad. They felt it would benefit the surrounding properties that were located within the city of Palm Desert and would provide an impetus to create something good, unencumbered by surroundings . They sold to Kaufman and Broad knowing that it would be something that had been thoroughly researched as to the marketability of the end product. She also had something in mind such as a mixed use project, but for the past four and a half months she has done extensive research as to what was selling in the entire Coachella Valley. She had been from Coachella to Desert Hot Springs and what was selling was a single family residence appealing to the low and low middle class income, young families with two or more children who were seeking housing and paying up to $800 and $900 per month for a three bedroom apartment in Indio. There was no parking or security and no landscaping. The projects that had been extremely successful in the market range proposed by Kaufman and Broad were the projects in the Bermuda Dunes area built by various builders like Century Homes and others like them and in the cove of La Quinta that ranged in price from $105, 000 and $149,500 on lots between 5,200 and 5, 800 square feet. That did not provide for a pool; but most were not interested in pools . In the sales office, customers told her that it took money to maintain a large yard, was expensive to landscape it, both parents were working and sometimes there was an elderly parent taking care of the children. She felt this would be an ideal unit. If today a young family with two wage earners bought a house for $120, 000 and they provided a 10% down payment, they would end up with a $110, 000 mortgage. With FHA, they would pay approximately 8 1/2 percent so that would be $650-$670 per month. From Indio to Coachella, in the La Quinta cove, and in Bermuda Dunes, those were young families and they didn' t want an attached house. They didn' t even like duplexes . Right now the Coachella Valley had an inventory of 9 ,500 attached units that remained unsold. The market changed and the profile of the buyer has changed. Ten years ago the average homebuyer was between 38 and 44 years old; today they were between 29 and 36 years old. This was where the market was . She could show the commission condominiums for sale with 900 square feet for $55,000 11 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 and she couldn' t sell them. Also $50, 000-$75,000 two bedrooms and two baths condos and they couldn't sell them because even single people preferred a small home with a garden. She urged the commission to look at this project; the economics were favorable and Palm Desert did not have anything like it right now. This was a good thing because it would create attention for an area that has been looked upon as a stepchild by potential buyers . Whenever she showed land along Gerald Ford between Monterey and Portola, people did not want to be the first ones out there. They wanted to be closer to town. They needed someone like Kaufman and Broad to go into that area and open it up and the fallout would be beneficial to the community. Once Kaufman and Broad was there it would create excitement. She noted that Merano at Monterey and Country Club, out of 42 homes in the first phase they had 130 reservations for the next phase. They had over 500 people in body counts over the Easter weekend. This proposal was needed and would open up the area. The neighbors would develop and other developers would come in. The supermarkets would like it because this was the permanent population leaving the money within the community. People buying these homes were presently working in Palm Desert and commuting into Palm Desert from the surrounding communities because this kind of housing was not being provided for them. She urged the commission to not get "hung up" on the lot size; it was not a hang up with the buyer; it was something that was successful everywhere else and suggested that the commission look at existing projects . She noted that when Century Homes opened up Topaz homes, they sold 27 units the first weekend and only had one fall out. Everyone else closed escrow. MR. STEVE FORTNER stated that he was representing Henry Melby, the Trustee of V.H. Fortner Testamentary Trust, and they owned a parcel of property where a small corner touched the proposed project. Their property has an approved parcel map, #27419 , and their property was mapped in conjunction with a neighbor further down the railroad tracks almost down to Monterey, PM 24255 . He indicated that a lot of environmental impact reports went into getting the final map approvals . The maps were subject to a pre-annexation agreement with the City of Palm Desert. His concern was that this project should be consistent with what had already been approved on adjoining land. He did not want to say anything negative about Kaufman and Broad, or anyone that wanted 12 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 and the commission did not need to be as concerned about providing those activities for them within the development. This wasn' t a condominium project or a gated community, but a single family residential development. She felt that they might have become too accustomed to looking at country club resort environments and they needed to look to areas where the young people could go and get their first starter homes . Mr. Diaz stated that as far as the lot being too small, he had a 16 x 32 foot pool on a 4700 square foot lot, which was smaller than the proposal . He said that the lot was designed by Mr. Hunsaker many years ago in West Covina, but in that location there were zero side yards on the homes, so it could be done on that size lot. Mr. Drell noted that the site included 2 two acre retention basins; whether the design of the retention basins could be used he was not sure; while the city did not have a policy of accepting retention basins as city park dedications, it did not prevent their development to a certain extent as recreation areas . Along with common recreation came homeowners associations and fees that often developers like Kaufman and Broad wanted to avoid, but they did have four acres that could be used to provide some amenities . Commissioner Jonathan felt Commissioner Whitlock' s point was very well taken, that this was not a country club or a gated development, but a residential area. The problem he was having was looking at 800+ kids at buildout and right now there were quite a few youth facilities, but no swimming pool . He felt the closest thing to that 'was the Palm Desert High School and College of the Desert which were in high demand. During the summer he believed there were no summer times available. He was looking at an overall planning issue. He said he would not get stuck on that point because he felt that Commissioner Whitlock was right that this was a housing development and it was hard to encumber a developer with that type of social responsibility, but it might be something for them to consider. Mr. Drell said that for the projectes population, they were required to dedicate or pay in-lieu fees equivalent to five acres per 1,000 people in projected population. Using the average household size of 2 .27 , he projected the population to be around 1300 people, so they would be required to dedicate or pay in-lieu of the cost of land for six to seven acres . That could go toward future facilities in that part of the city. Chairperson Jonathan felt that maybe they could build a couple of pools instead. Again, there was room for creativity. He heard a consensus among the commission for a continuance to give the applicant an opportunity to address some of the concerns expressed. He asked if the applicant agreed. Mr. Diaz stated for the 18 MINUTES PALM DESERT PLANNING COMMISSION APRIL 18, 1995 record that he would like the applicant to ask for the continuance. Mr. Grover requested a continuance. Chairperson Jonathan reopened the public hearing and asked for a motion of continuance. Action: Moved by Commissioner Whitlock, seconded by Commissioner Campbell, continuing TT 28158 to May 16 , 1995 by minute motion. Carried 5-0 . Mr. Drell requested any comments by the commission on the agreement before that meeting. Commissioner Whitlock asked if the commission would be given the opportunity to review the attachments that the attorneys would provide. Mr. Drell said it would be included in the next report and if the commission had specific feedback to give the attorneys for provisions they would like to see included he would like to receive them as soon as possible. Chairperson Jonathan noted a few things that were discussed were clauses for enforcement, penalty, and monitoring. IX. ORAL COMMUNICATIONS - B None. IX. MISCELLANEOUS None. X. ECONOMIC DEVELOPMENT ADVISORY COMMITTEE UPDATE Mr. Diaz indicated that the March 30, 1995 EDAC subcommittee dealt with the cooperative survey being taken of the commercial areas to determine what actions some of the retailers felt might be necessary on the part of the city and redevelopment agency to encourage expansion and retention of businesses . It was a study being done by the California State University San Bernardino and. was a graduate business administration seminar. He said the survey would probably begin in May because the classes started in April . He noted that the next meeting was scheduled on April 20 and one item to be discussed was the project at Deep Canyon and Highway 111 . Commissioner Whitlock asked why it was going to EDAC when commission had already recommended approval of the project to council . Mr. Diaz stated that they requested a 19 v CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: April 18, 1995 CASE NO: TT 28158 REQUEST: Approval of a Negative Declaration of Environmental Impact and 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. APPLICANT: Kaufman and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, CA 92808 I . BACKGROUND: A. SITE DESCRIPTION The 101 acre site is a triangular shaped parcel extending north of the extension of Gerald Ford Drive east of Portola Avenue extending north to the Southern Pacific Railroad/ Interstate 10 right-of-way. It is comprised of undeveloped sand dunes gently sloping down to the northeast. B. GENERAL PLAN LAND USE AND ZONING Due to noise impacts from the railroad and Interstate 10, the site is dual designated in the General Plan for High Density Residential and Commercial . The General Plan requires that exterior noise levels in residential areas not exceed 65 CNEL and limits interior levels to 45 CNEL. The site had been owned by the Palm Desert Redevelopment Agency and has been designated in the Housing Element as an , affordable housing site. ( It was subsequently traded for land at the northeast corner of Frank Sinatra and Cook and was committed to a future state college site. Preliminary designs by the RDA assumed a 400 foot commercial buffer between the railroad and residential use. ) The Housing Element requires the city to implement policies which reduce housing cost and promote affordability. C. ADJACENT LAND USE/ZONING North: Southern Pacific Railroad/Interstate 10 South: Vacant/PR-5 (approved for 687 unit country club) East: Vacant/PR-5 West: Vacant/S . I . and PR-5 STAFF REPORT TT 28158 APRIL 18, 1995 D. PROJECT DESCRIPTION The project is a 439 lot conventional single family detached subdivision with two 2 acre retention basin lots . It will include dedication and construction of a 63 foot half street section for Portola Avenue and a 68 foot half section for Gerald Ford Drive. There will be two access points each on Gerald Ford and Portola. There will also be a 50 foot CVWD flood channel easement on the north side in addition to an existing 30 foot SCE easement. The majority of lot sizes are between 5500 and 6500 square feet. Three and four bedroom homes will be between 1000 square feet and 1441 square feet. Building elevations have received conceptual approval from the architectural commission. All the homes will be single story. PROJECT DATA PROJECT ORDINANCE SITE AREA: gross 106 . 1 acres net 94 . 8 acres LOT MIX: 5500-5999 sq. ft. 193 8,000 sq. ft. min. 6000-6999 130 7000-7999 55 8000+ 61 Total 439/average 6431 sq. ft. GROSS DENSITY 4 . 14/du/ac 5 MINIMUM WIDTH 55 feet 70 feet PARKWAYS-Gerald Ford/Portola (as conditioned) : 20 feet INTERNAL STREET WIDTHS 36-40 feet 36 feet HOUSE SIZE: 3 bdrm 1000-1221 sq. ft. 1200 sq. ft. 4 bdrm 1441 sq. ft. II . ANALYSIS• As conditioned, the subdivision' s design and physical improvements will meet all requirements of the Palm Desert Subdivision Ordinance and the State Map Act. In regards to zoning, the plan does not comply with section 25 . 24 .250 of the PR Planned Residential District Average. This section refers to the appropriate R-1 section in 25 . 16 for single family detached development standards . Section 25 . 16 . 050 2 STAFF REPORT TT 28158 APRIL 18, 1995 designates 8000 sq. ft. minimum lots with minimum widths of 70 feet. The subdivision proposes 5500 square foot minimums and widths of 54 feet (section 25 .24 . 310 allows the planning commission to grant exception to these standards) . As with any exception there should be some special circumstances or justification. In this case that justification is based on the applicant' s desire to meet a specific price target. They have committed to enter into an agreement with the city limiting the sales price on 20% of the units to $115,990 for the three bedroom units and $124,990 for the four bedroom units . The increase in lot size minimum to 8,000 would reduce the subdivision from 439 units to 318 . Due to significant fixed on and off site development costs, lot prices would rise $14 ,994 ( $13,038 cost + 15% overhead and profit) . Assuming a 30 year fixed rate loan at 8 . 50% with 5% down, monthly payments including property taxes would rise $121/month. Qualifying income would rise $5,000 . The applicant feels that given the site ' s isolated location and proximity to the railroad and Interstate 10, current market conditions could not support these increased costs . Typical plot plans indicate that setbacks and required yards for the smallest lots will meet or exceed ordinance standards . Rear yards will range from 22 ' to 32 ' 6" in depth. The proposed price schedule represents the most affordable single family detached product brought to the Palm Desert market in recent memory and could constitute justification for the lot size exception. Environmental Impacts - The project site is adjacent and identical in character to TT 26502, PP/CUP 90-27 a 420 acre 687 unit country club for which an Environmental Impact Report SCH 90021029 was certified. In general, significant impacts identified in that EIR will be applicable to this project (see Initial Study Checklist) . Significant impacts are of two distinct types : 1) Impacts of the project on the natural and man made environment; and 2) Impacts of the natural and man made environment on the project and its future residents . 1) IMPACTS ON THE ENVIRONMENT A. Biological . The project will stabilize and destroy the habitat and result in incidental taking of plant and animal species indigenous to the sand dune environment 3 STAFF REPORT TT 28158 APRIL 18, 1995 including the Coachella Valley Fringe-Toed Lizard (a threatened species) and the Coachella Valley Milk Vetch (a category 1 candidate species) . The project shall pay mitigation fees totaling $63,660 for implementation of the Fringe-Toed Lizard Habitat Conservation Plan and $30, 000 for preparation of the Coachella Valley Multi- Species Conservation Plan, a plan designed to preserve habitat for the milk vetch. B. Traffic. Project will generate 4390 average daily trips (ADT) . Existing facilities, local and regional transportation plans have been designed to accommodate this level of traffic. Project will be required to contribute to the implementation of those plans through the following: 1 . Local Impacts a. Dedication and construction of half street sections for Portola Avenue and Gerald Ford Drive adjacent to site. b. Payment of signalization fees $21, 950 . C. Participation in assessment district for existing local roads . 2 . Regional Impacts a. Payment of Transportation Uniform Mitigation Fee of $386,013 implementing CVATS Regional Transportation Plan. b. Participation in Cook Street/I-10 Interchange Assessment District. 2) IMPACTS ON THE ENVIRONMENT ON PROJECT RESIDENTS A. Blowsand. Site is surrounded by undeveloped sand dunes and will be subject to the natural sand transport process during periods of high winds . As mitigation, project landscaping shall include windbreaks on the west and north sides of the project. B. Noise. The site is within the noise impact zone (ambient levels above 65 CNEL) resulting from proximity to the railroad and Interstate 10 . Project shall include construction of sound attenuation barriers 4 STAFF REPORT TT 28158 APRIL 18, 1995 sufficient to reduce exterior noise levels to 65 CNEL and building construction reducing interior levels to 45 CNEL. III . CONCLUSIONS 1 . The subdivision and proposed improvements as conditioned will be consistent with the Palm Desert Subdivision Ordinance and the State Map Act. 2 . The design of the project is consistent with the provisions of the PR zone with the exception of lot size. As a designated affordable housing site in the General Plan Housing Element, the city has some obligation to find ways to reduce house cost and promote affordability. The reduced lot size is the easiest way to reduce housing cost. The developer will be required to pass along this cost savings for at least 20% of the units . 3 . With the required mitigation measures, the project will not have a significant adverse impact on the environment and a Negative Declaration has been prepared. IV. RECOMMENDATION: Approve findings and adopt Planning Commission Resolution No. approving TT 28158 subject to conditions . V. ATTACHMENTS: A. Draft resolution B. Initial Study Response and Checklist C. Legal notice D. Comments from city departments and other agencies E . Plans and exhibits Prepared by o Reviewed and Approved by PD/tm 5 INITIAL STUDY CASE NO. TT 28158 ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST) . Site is adjacent to TT 26502 , a planned 420 acre 687 unit residential project for which an Environmental Impact Report was certified SCH #90021029 . Identified impacts and mitigation measures will be consistent with the conclusions of that EIR. 1 . EARTH The project does not involve any unstable earth conditions . Project site consists of unstabilized sand dunes . There is a potential of a short term increase in wind-borne dust during construction. Project will be required to implement city ordinance dust control measures during construction. As a result of soil stabilization, long term impacts will result in lower levels of PM10 emission from the site then currently exist. 2 . AIR See above discussion of PM10 impacts . 3 . WATER Project will include implementation of Palm Desert Master Plan of Drainage in the area and includes dedication of a 50 foot easement for the Mid Valley Storm Channel designed to protect the site and downstream properties from existing flood hazards . 4 . PLANT LIFE The site is adjacent to a 420 acre project PP/CUP 90-14 and TT 26502 for which an Environmental Impact Report was certified SCH 90021029 . That site contains significant population of Coachella Valley Milk Vetch (astragalus lentiginosus var. coachellae) . The milk vetch is a category 1 candidate species for inclusion as a threatened species under the Endangered Species Act. A Multi- Species Habitat Conservation Plan (CVMSHCP) is currently being prepared to provide mitigation and protection for the milk vetch and all other threatened plant and animal species in the Coachella Valley. Pending completion of the plan project shall be required to contribute $30,000 to the Coachella Valley Association of Governments for the purpose of providing funding for the CVMSHCP preparation. 5. ANIMAL The site is identified habitat for the Coachella Valley Fringe- Toed Lizard, listed as threatened under the Endangered Species Act. The site is subject to a $600/acre mitigation fee ($63,660 as required by the FTL Habitat Conservation Plan) . INITIAL STUDY TT 28158 6 . NOISE Most of project is in an area identified as noise impacted in the General Plan Noise Element resulting from proximity to the Southern Pacific Railroad and Interstate 10 . Project shall be required to conduct acoustical studies and provide noise mitigation required to reduce exterior levels to 65 CNEL and interiors to 45 CNEL. 7 . LIGHT Project shall comply with city Dark Sky Ordinance and shall not generate significant light or glare. 8. LAND USE Project will change existing vacant use to residential use designated in the General Plan. 9 . NATURAL RESOURCES Project will not result in significant use of natural resources . 10. RISK OF UPSET Project will not involve use of hazardous materials . 11 . POPULATION At buildout project will result in a project population increase of 1, 323 people. This increase is consistent with General Plan assumptions . 12 . HOUSING Project will address current demand for housing. 13 . TRANSPORTATION Project will generate 4 ,390 ADT at full buildout occupancy. Area road system is designed to accommodate this level of traffic. Project mitigation will include: A. LOCAL IMPACTS 1 . Dedication and construction of half street sections for Portola Avenue and Gerald Ford Drive. 2 . Payment of signalization fees $21,950 . 3 . Site is already part of assessment district which financed construction of local roadways . INITIAL STUDY TT 28158 B. REGIONAL IMPACTS 1 . Payment of Transportation Uniform Mitigation Fees ( $368,013) implementing CVAT Regional Transportation Plan. 2 . Participation in the Cook Street/I-10 Interchange Assessment District. 14 . PUBLIC SERVICES A. Fire. Site is within five minute response area of the Portola Fire Station. B. Site will be served by current Riverside County Sheriff contract. C. Schools . Project will be subject to school impact mitigation fee. D. Project will be subject to park facility fees . E. Project will not have adverse impacts on public facility maintenance. 15. ENERGY Project will comply with Title 24 energy conservation requirements . 16 . UTILITIES Project will be served by existing utility facilities . 17 . HUMAN HEALTH With required blowsand and noise mitigation project will not create a public health hazard. 18 . AESTHETICS Required landscaping and architectural review will ensure protection of scenic views and site aesthetic values . 19 . RECREATION Project will provide four acres of onsite open space and will contribute to park facility fees per city ordinance. 20 . CULTURAL RESOURCES Site does not contain any known cultural resources . PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND 441 LOT, 439 UNIT SINGLE FAMILY TENTATIVE TRACT MAP AT THE NORTHEAST CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE. CASE NO. TT 28158 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18th day of April, 1995, hold a duly noticed public hearing to consider a request by KAUFMAN AND BROAD to consider approval of a tentative tract map and Negative Declaration of Environmental Impact as described above; 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 adverse impact on the environment and a Negative Declaration of Environmental Impact has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said planning commission did find the following facts and reasons to exist to justify approval of the proposed map: 1 . The proposed map, its design, improvements, and proposed residential density is consistent with applicable general and specific plans . 2 . As conditioned, the site is physically suitable for the proposed residential use. 3 . The proposed map is consistent with the intent and purpose of the Planned Residential zone. 4 . The granting of an exception to minimum lot and dimension standards of the Planned Residential zone is consistent with General Plan Housing Element policies to reduce housing cost and promote affordability. 5 . As mitigated, 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. 6 . That the design of the subdivision or the type of improvements is not likely to cause serious public health problems . 7 . That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. PLANNING COMMISSION RESOLUTION NO. WHEREAS, in the review of this tentative tract map the planning commission has considered the effect of the contemplated action on the housing needs of the region for purposes of balancing these needs against the public service needs of the residents of the City of Palm Desert and its environs, with available fiscal and environmental resources . NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows : 1 . That the above recitations are true and correct and constitute the findings of the commission in this case. 2 . That TT 28158 and a Negative Declaration of Environmental Impact are hereby approved subject to attached conditions . PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 18th day of April, 1995, by the following vote, to wit: AYES : NOES: ABSENT: ABSTAIN: SABBY JONATHAN, Chairperson ATTEST: RAMON A. DIAZ , Secretary Palm Desert Planning Commission 2 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NO. TT 28158 Department of Community Development: 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 two years 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 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 collection services and facilities shall be coordinated with Waste Management of the Desert and shall incorporate residential recycling. 6 . Project landscaping shall emphasize drought tolerant plant materials and irrigation technology to the greatest 'extent feasible. 7 . Project shall be subject to the applicable Coachella Valley Fringe-Toed Lizard mitigation fee payable prior to the issuance of grading permits . 8 . Project shall contribute $30,000 toward preparation of a Coachella Valley Multi-Species Habitat Conservation Plan as mitigation for destruction of habitat for the Coachella Valley Milk Vetch. 3 PLANNING COMMISSION RESOLUTION NO. 9 . Project shall be subject to the Art in Public Places fee per Ordinance No. 473 . 10. Final map shall include provision for bus turnout per Sunline Transit recommendations to accommodate future transit services to the area. 11 . Prior to recordation of final map applicant shall submit for approval acoustical study identifying noise impacts and mitigation plan designed to reduce exterior noise levels to 65 CNEL and interior levels to 45 CNEL. 12 . Perimeter landscaping plan shall include to the greatest extent feasible provisions to control impact of blowsand on the project. 13. Prior to recordation of final map applicant shall execute an agreement and record appropriate covenants approved by the city committing to sales price controls on at least 20% of each unit plan in the subdivision falling within the following schedule: UNIT SIZE MAXIMUM BASE PRICE <1250 sq. ft. $115, 990 1251-1450 sq. ft. $124 ,990 1451-1700 sq. ft. $133,990 Where price controlled units are more than 5% below market rate units the agreement shall provide for resale controls preserving this price differential for at least 10 years . Price schedule shall be updated annually and may be revised based on the percentage increase in median income statistics for Riverside County as published by the U.S . Department of Housing and Urban Development. 14 . That prior to the issuance of building permit the owner (developer) provide the city with evidence that he/she has complied with the required school mitigation fee program. Department of Public Works : 1 . Drainage fees in accordance with Palm Desert Municipal Code Section 26 .49 and Ordinance No. 653 shall be paid prior to recordation of the final map. 2 . Any drainage facilities construction required for this project shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The subject study 4 PLANNING COMMISSION RESOLUTION NO. shall include analysis of the upstream drainage conditions as they impact this project. 3 . Signalization fees, in accordance with City of Palm Desert Resolution Nos . 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project or the recordation of the final map. 4 . The project shall be subject to Transportation Uniform Mitigation Fees (TUMF) . Payment of said fees shall be at the time of building permit issuance. 5 . A complete preliminary soils investigation conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. 6 . Complete tract map shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the issuance of any permits . 7 . Any and all offsite improvements shall be preceded by the approval of plans and the issuance of valid encroachment permits by the Department of Public Works. 8 . As required under Palm Desert Municipal Code Section 26 .28, and in accordance with Sections 26 . 40 and 26 .44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to permit issuance. 9 . All public and private improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of any permits associated with this project. 10 . In accordance with the Circulation Network of the Palm Desert General Plan, installation of one-half landscaped median island in Gerald Ford shall be provided. Landscape shall be water efficient in nature. A cash payment in lieu of actual installation may be submitted at the option of the Director of Public Works . 11 . Landscape installation on the property frontages shall be water efficient in nature and maintenance shall be provided by the developer. Landscaping maintenance for the proposed Gerald Ford Drive median islands as well as the property frontages and the proposed retention basin areas shall be provided through a 5 PLANNING COMMISSION RESOLUTION NO. landscape and lighting maintenance district. Applicant shall be responsible for the formation of said district. 12 . Applicant shall comply with the provisions of Municipal Code Section 12 . 12 , Fugitive Dust Control 13. The southerly project access location on Portola Avenue and the westerly project location of Gerald Ford Drive shall be limited to right-turn ingress and egress and left-turn ingress only. 14 . In accordance with Palm Desert Municipal Code Section 26 .44 , complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits . In addition to all standard engineering design parameters, the plan shall address appropriate circulation-related issues . 15 . As required under Sections 26 . 32 and 26 .40 of the Palm Desert Municipal Code, all existing overhead utilities shall be placed underground per the respective utility district recommendation. If determined to be unfeasible, applicant shall agree to participate in any future undergrounding district. 16 . Full public improvements, as required by Sections 26 .40 and 26 .44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards and the city's Circulation Network. Specific project related offsite/onsite improvements shall include, but not be limited to the following: * Construction of curb, gutter and paving as well as sidewalk in an appropriate size and configuration along Portola Avenue and Gerald Ford Drive with consideration of expanded intersection improvements for the Portola Avenue and Gerald Ford Drive intersection. * Parkway areas along both Gerald Ford Drive and Portola Avenue shall be a minimum of twenty feet from curb line to property line. * Construction of acceleration/deceleration lanes for the project entries . * Residential street sections shall be a curb to curb width of thirty-six feet. The internal circulation as shown on the tentative map represents an extremely circuitous routing. Additional roadway connection points and circulation revisions shall be addressed as part of the final map and design process . 6 PLANNING COMMISSION RESOLUTION NO. Rights-of-way as may be necessary for the construction of required public improvements shall be provided on the Tract Map. 17 . Traffic safety striping on Portola Avenue, Gerald Ford Drive and the proposed residential streets 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 prior to the placement of any pavement markings . 18 . Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 19 . Applicant shall agree to participate in the proposed Cook Street and I-10 Interchange benefit assessment/roads and bridges benefit district to the extent determined appropriate by the City of Palm Desert. 20 . Waiver of access rights to Gerald Ford Drive and Portola Avenue except at approved locations shall be granted on the Tract Map. 21 . Prior to start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination (NPDES) General Permit (Permit # CAS000002 ) for storm water discharges associated with construction. 22 . The proposed storm water retention areas shall be designed to retain stormwaters associated with the increase in developed vs . undeveloped condition for a 100 year storm. In addition, the project design shall provide for the acceptance of off-tract flows from the property to the west. Drainage easements as may be necessary for the construction of required storm drain facilities shall be provided on the Tract Map. Riverside County Fire Department: 1 . With respect to the conditions of approval regarding the above referenced plan check, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Codes, NFPA Standards, CFC, and CBC and/or recognized fire protection standards : The fire department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10 . 401 . 2 . A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 7 PLANNING COMMISSION RESOLUTION NO. 3 . Provide, or show there exists, a water system capable of providing a potential gallon per minute flow of 1500 gpm for single family structure. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for a two hour duration at 20 psi residual operating pressure. 4 . The required fire flow shall be available from a Super hydrant(s) ( 6" x 4" x 2-1/2" x 2-1/2" ) , located not less than 25 ' nor more than 200 ' from single family structure. Distances shall cover all portions of the building(s) as measured along approved vehicular travel ways . Hydrants installed below 3000 ' elevation shall be of the "wet barrel" type. 5 . Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange field inspection by the fire department prior to scheduling for a final inspection. 6 . Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the county fire department for review. No building permit shall be issued until the water system plan has been approved by the county fire chief . Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. 7 . All buildings shall be accessible by an all-weather roadway extending to within 150 ' of all portions of the exterior walls of the first story. The roadway shall be not less than 24 ' of unobstructed width and 13 ' 6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36 ' wide with parking on both sides, 32 ' wide with parking on one side. Dead- end roads in excess of 150 ' shall be provided with a minimum 45 ' radius turn-around. 8 . Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the fire department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles . Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the fire department. Minimum opening width shall be 16 ' with a minimum vertical clearance of 13 ' 6" . 9 . Contact the fire department for a final inspection prior to occupancy. 8 PLANNING COMMISSION RESOLUTION NO. 10. All new residences/dwellings are required to have illuminated addresses meeting both city and fire department approval . Shake shingle roofs are no longer permitted in the cities of Indian Wells, Rancho Mirage or Palm Desert. 11 . Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months . 9 PLANNING COMMISSION RESOLUTION NO. EXHIBIT A Pursuant to Title 14, Division 6, Article 7, Section 15083, of the California Administrative Code. NEGATIVE DECLARATION CASE NO: TT 28158 APPLICANT/PROJECT SPONSOR: Kaufman •and Broad Inland Empire Division 180 N. Riverview Drive, Suite 300 Anaheim, CA 92808 PROJECT DESCRIPTION/LOCATION: A 441 lot, 439 unit single family subdivision located on 106 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. 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. RAMON A. DIAZ DATE DIRECTOR OF COMMUNITY DEVELOPMENT 10 INTEROFFICE MEMORANDUM TO: Department of Community Development/Planning Attention: Phil Drell FROM: Richard J. Folkers, Asst. City Manager/Public Works Director SUBJECT: TENTATIVE TRACT MAP 28158, KAUFMAN & BROAD DATE: April 11, 1995 The following should be considered conditions of approval for the above-referenced project: ( 1) Drainage fees in accordance with Palm Desert Municipal Code Section 26 .49 and Ordinance No. 653 shall be paid prior to recordation of the final map. (2) Any drainage facilities construction required for this project shall be contingent „upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The subject study shall include analysis of the upstream drainage conditions as they impact this project. (3) Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of any permits associated with this project or the recordation of the final map. (4) The project shall be subject to Transportation Uniform Mitigation Fees (TUMF) . Payment of said fees shall be at the time of building permit issuance. (5) A complete preliminary soils investigation , conducted by a registered soils engineer, shall be submitted to, and approved by, the Department of Public Works prior to the issuance of a grading permit. (6) Complete tract mft shall be submitted as required by ordinance to the Director of Public Works for checking and approval prior to the :-sissuance of any permits . (7) Any and all offsite improvements shall be/preceded by the approval of plans and the issuandik of valid encroachment permits by the Department of Public Woks (8) As required under Palm Desert Municipal Code Section 26 .28, and in accordance with Sections 26 .40 and 26 .44, complete improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval before construction of any improvements is commenced. Offsite improvement plans to be approved by the Public Works Department and a surety posted to guarantee the installation of required offsite improvements prior to permit issuance. (9) All public and private improvements shall be inspected by the Department of Public Works and a standard inspection fee shall be paid prior to issuance of any permits associated with this project. ( 10) In accordance with the Circulation Network of the Palm Desert General Plan, installation of one-half landscaped median island in Gerald Ford shall be provided. Landscape shall be water efficient in nature. A cash payment in lieu of actual installation may be submitted at the option of the Director of Public Works. ( 11) Landscape installation on the property frontages shall be water efficient in nature and maintenance shall be provided by the developer. Landscaping maintenance for the proposed Gerald Ford Drive median islands as well as the property frontages and the proposed retention basin areas shall be provided.through a landscape and lighting maintenance district. Applicant shall be responsible for the formation of said district. ( 12) Applicant shall comply with the provisions of Municipal Code Section 12 . 12, Fugitive Dust Control ( 13) The southerly project access location on Portola Avenue and the westerly project location of Gerald Ford Drive shall be limited to right-turn ingress and egress and left-turn ingress only. ( 14) In accordance with Palm Desert Municipal Code Section 26 .44, complete grading plans/site improvement plans and specifications shall be submitted to the Director of Public Works for checking and approval prior to issuance of any permits. In addition to all standard engineering design parameters, the plan shall address appropriate circulation- related issues. ( 15) As required under Sections 26. 32 and 26 .40 of the Palm Desert Municipal Code, all existing overhead utilities shall be placed underground per the respective utility district recommendation. If determined to be unfeasible, applicant shall agree to participate in any future undergrounding district. ( 16) Full public improvements, as required by Sections 26 .40 and 26 .44 of the Palm Desert Municipal Code, shall be installed in accordance with applicable city standards and the city' s Circulation Network. Specific project related offsite/onsite improvements shall include, but not be limited to the following: * Construction of curb, gutter and paving as well as sidewalk in an appropriate size and configuration along Portola Avenue and Gerald Ford Drive with consideration of expanded intersection improvements for the Portola Avenue and Gerald Ford Drive intersection. * Parkway areas along both Gerald Ford Drive and Portola Avenue shall be a minimum of twenty feet from curb line to property line. * Construction of acceleration/deceleration lanes for the project entries . * Residential street sections shall be a curb to curb width of thirty-six feet. The internal circulation as shown on the tentative map represents an extremely circuitous routing. Additional roadway connection points and circulation revisions shall be addressed as part of the final map and design process. Rights-of-way as may be necessary for the construction of required public improvements shall be provided on the Tract Map. ( 17) Traffic safety striping on Portola Avenue, Gerald Ford Drive and the proposed residential streets 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 prior to the placement of any pavement markings. ( 18) Proposed building pad elevations are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. ( 19) Applicant shall agree to participate in the proposed Cook , Streetand I-10 Interchange benefit assessment/roads and bridges benefit district to the extent determined appropriate by the City of Palm Desert. (20) Waiver of access rights to Gerald Ford Drive and Portola Avenue except at approved locations shall be granted on the Tract Map. (21) Prior to start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination (NPDES) General Permit (Permit # CAS000002) for storm water discharges associated with construction (22) The proposed storm water retention areas shall be designed to retain stormwaters associated with the increase in developed vs . undeveloped condition for a 100 year storm. In addition, the project design shall provide for the acceptance of off-tract flows from the property to the west. Drainage easements as may be necessary for the construction of required storm drain facilities shall be provided on the Tract Map. CHARD J. FO ERS, .P.E. (tmaps\tm279e2r.end) RIVERSIDE COUNTY CkUFORN1A y- I t ar T of FIRE DEPARTMENT OV? RE PROTECT/fey IN COOPERATION WITH THE ' COUNTY CALIFORNIA DEPARTMENT OF FORESTRY C IFPVAT1' > R AND FIRE PROTECTION RECEIVED RIVERSIDE,,...,,., 2DF MIKE-HARRIS - FIN • FIRIECHIEF MAR 21 1995 RIVERSIDE COUNTY FIRE +gNWEST SAN JACINTO AVENUE COVE FIRE MARSHAL coMMul CITY OFEPKMENT DESERT ''PERRIS,CALIFORNIA 92370 70801 HWY III TELEPHONE(714)657-3183 RANCHO MIRAGE,CA 92270 (619) 346-1870 To: Phil Drell 3-21-95 Ref: TT 28158 The following conditions apply to the project: 1. With respect to the conditions of approval regarding the above referenced plan check, the Fire Department recommends the following fire protection measures be provided in accordance with City Municipal Codes, appropriate NFPA Standards, CFC, CBC, and/or recognized Fire Protection Standards. The Fire Department is required to set a minimum fire flow for the remodel or construction of all commercial buildings per California Fire Code Sec. 10.401. 2. A fire flow of 1500 gpm for a 1 hour duration at 20 psi residual operating pressure must be available before any combustible materials are placed on the job site. 3. Provide, or show there. exists, a water system capable of providing a potential gallon per minute flow of: a) 1500 gpm for single family structure. The actual fire flow available from any one hydrant connected to any given water main shall be 1500 gpm for a two hour duration at 20 psi residual operating pressure. 4. The required fire flow shall be available from a Super hydrant(s) (6"x 4" x 2-1/2"x 2-1/2"), located not less than 25' nor more than: a) 200' from single family structure. Distances shall cover all portions of the building(s) as measured along approved vehicular travel ways. Hydrants installed below 3000' elevation shall be of the "wet barrel" type. 5. Provide written certification from the appropriate water company having jurisdiction that hydrant(s) will be installed and will produce the required fire flow, or arrange for a field inspection by the Fire Department prior to scheduling for a final inspection. 6. Prior to the application for a building permit, the developer shall furnish the original and two copies of the water system plan to the County Fire Department for review. No building permit shall be issued until the water system plan has been approved by the I pentad on recytledpaper �. County Fire Chief. Upon approval, the original will be returned. One copy will be sent to the responsible inspecting authority. 7. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24' of unobstructed width and 13'6" of vertical clearance. Where parallel parking is allowed, the roadway shall be 36' wide with parking on both sides, 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turn around. 8. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over-ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16'with a minimum vertical clearance of 13'6". 9. Contact the Fire Department for a final inspection prior to occupancy. 10. All new residences/dwelling are required to have illuminated residential addresses meeting both City and Fire Department approval. Shake shingle roofs are no longer permitted in the Cities of Indian Wells, Rancho Mirage or Palm Desert. 11. Conditions subject to change with adoption of new codes, ordinances, laws or when building permits are not obtained within twelve months. All questions regarding the meaning of these conditions should be referred to the Coves Fire Marshal's Office at (619) 346-1870, located at 70-801 Highway 111, Rancho Mirage, CA 92270. (Rancho Mirage Fire Station #1) Sincerely, Mike Harris Chief by Mike McConnell Coves Fire Marshal 2 wAr,Eq RECEIVED ESTABLISHED IN 1918 AS A PUBLIC AGENCY �JSTR1ct APR - 6 1995 COACHELLA VALLEY WATER DISTRICI.EVF1DPMENT DEPARTMENT CITY OF PALM DESERT POST OFFICE BOX 1058• COACHELLA, CALIFORNIA 92236•TELEPHONE(619)398.2651 DIRECTORS OFFICERS TELLS CODENAS, PRESIDENT THOMAS E.LEVY,GENERAL MANAGER-CHIEF ENGINEER RAYMOND R. RUMMONDS,VICE PRESIDENT BERNARDINE SUTTON,SECRETARY JOHN W. McFADDEN OWEN McCOOK ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS March 29, 1995 REDWINE AND SHERRILL,ATTORNEYS THEODORE J. FISH File: 0163.1 City of Palm Desert Department of Environmental Services 73-510 Fred Waring Drive Palm Desert, California 92260 Gentlemen: Subject: Tentative Tract 28158, Portion of the Southwest Quarter of Section 28, Township 4 South Range 6 East, San Bernardino Meridian Drainage from this area is contributory to the Mid-Valley Stormwater Project. The city shall require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures shall include on-site retention of water from the 100-year storm, dedication of right-of-way for regional flood control facilities or other participation in the financing of regional flood control facilities. The district requests the right to review and approve the grading and drainage plan prior to the issuance of grading and/or building permits. The developer shall provide legal and physical access to the stormwater channel right-of-way at two locations. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. The district will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. This area shall be annexed to Improvement District Nos. 58 and 81 of the district for sanitation service. TRUE CONSERVATION USE WATER WISELY City of Palm Desert -2- March 29, 1995 There are existing district facilities shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the approval of a building permit until utility clearances have been completed with the district. If you have any questions please call Dan Farris, principal stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager-Chief E eer RR:lg/d/tt28158 COACHELLA VOLLEY WATER DISTRICT tee.® Southern California Edison Company a 9 199S 36-100 CATHEDRAL CANYON DRIVE GryF(pp„ CATHEDRAL CITY,CALIFORNIA 92234 Mr. Ramon A. Diaz March 7, 1995 Director of Community Development/Planning 73-510 Fred Waring Dr. Palm Desert, CA 92260 SUBJECT: Southern California Edison Company comments upon Proposed subdivision located at northeast corner of Portola Avenue and Gerald Ford Drive, in the City of Palm Desert, Case Number TT28158 . Mr. Diaz: This is to advise you that the Southern California Edison Company stands ready to install electrical distribution facilities within the subject area in the City of Palm Desert, State of California. This will be done in accordance with the then applicable tariff schedules which are the effective rates and rules on file with and approved by the Public Utilities Commission, State of California, and subject to the receipt of such permits or other authorizations from public agencies as may be required for such installations. All requested and/or necessary installation of Southern California Edison Company electrical distribution facilities will be contingent upon our receiving the necessary easements. Should a shortage of generating capacity ever occur, the utility will apportion its available supply of electricity among its customers as set forth in Rule No. 14 , Shortage of Supply and Interruption of Delivery It is imperative that the developer provide all plans and electrical load calculations to this office as far in advance to the commencement of construction as possible. Should you have any further questions, please do not hesitate to call me at 619-321-4245. Sincerellyy, Kim Hoover Customer Service Planner r To : Phil Drell From: Brent Conley RECEIVED Re: TT28158 MAR - 31995 Date: 3-3-95 COMMUVmjtt�EPREME AKOW Of DESERT The Police Department would like to comment on the proposed project. Lots 362, 363, 364 and future lots 411, 412, 413 and other similarly designed lots are poorly planned as it relates to crime prevention. The concept of tucking or setting back a particular house, isolates it from the view of other residents and could pose a safety problem. These areas should be adjusted and a lot removed to alleviate this design problem. The concept of retention basin is acceptable for the possibility of future flooding but could be a possible loitering problem if not monitored by the area residents. Lighting and landscaping should be considered to allow maximum viewing from residents. The police department welcomes the opportunity to comment on the proposed development and would like to reserve comment on the housing design when presented to the City of Palm Desert. If you have any questions feel free to call me at Ext.. 326 Brent Conley Crime Prevention City of Palm Desert Kaufman and Broad of Southern a.atifornia, Inc. Kaufman a Broad Inland Empire Division 180 North Riverview Drive, Suite 300 Anaheim, California 92808 Tel: (714)282-4000 Fax: (714)637-5070 March 23, 1995 Mr. Phil Drell City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 Dear Phil: This letter is written in response to your request that we provide you with an analysis showing the increase in costs associated with an increase from the lot sizes shown on our currently submitted tentative map (minimum 5,500 and 6,500 square feet) to a minimum lot size of 8,000 square feet. The attached analysis is based on the assumption that approximately 318 8,000 square foot lots could be achieved on the subject property, versus the 439 shown on the proposed tentative map. Our conclusion is that mapping of the site to an 8,000 square foot minimum lot would result in an increased cost of $13,038 per lot. It is Kaufman and Broad's desire to provide quality entry level affordable housing in the City of Palm Desert. Given the current economic conditions, the somewhat isolated location of the property and the site's proximity to the railroad and Interstate 10, however, it would be financially infeasible to provide home prices that will attract significant numbers of buyers assuming the higher lot cost outlined above. Please call me once you have had a chance to review the enclosed information, or if you need any additional information. Sincerely; KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE DIVISION Kent Grover Director, Land Acquisition and Planning Analysis of Finished Lot Costs 5,500 & 6,500 S.F. Lots vs. 8,000 S.F. Lots City of Palm Desert March 23, 1995 439 - 5,500 and 6,500 s.f. lots 318 - 8,000 s.f. lots Item Total Cost Cost/Unit Total Cost Cost/Unit Land 4,500,000 10,251 4,500,000 14,151 Land Improvements 5,922,110 13,490 5,922,110 18,623 Fees 4,728,030 10,770 3,532,344 11,108 Carrying Costs 1,715,000 3,907 2,300,000 (1) 7,233 Model Costs 320,000 729 340,000 1,069 Total Costs 17,185,140 39,146 16,594,454 52,184 Net Additional Cost per Lot for 8,000 s.f. lots: $13,038 (1) Longer carrying period due to higher cost product. Kaufman and Broad of Southern ..alifornia, Inc. Kaufman Broad Inland Empire Division 180 North Riverview Drive, Suite 300 Anaheim, California 92808 Tel: (714)282-4000 Fax: (714)637-5070 March 23, 1995 Mr. Phil Drell City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 Dear Phil: This letter is written as a follow up to my letter to you dated March 23, 1995 regarding the increased lot cost associated with an increase in lot size. In that letter I indicated that the cost associated with an increase in lot size to 8,000 square feet minimum would be approximately $13,038,per.lot. Following is a discussion of the effect this would have on the ultimate buyer of the home in regards to monthly payments, required qualifying income and down payment requirements. For purposes of this analysis, the increase in the sales price related to the increase in the lot cost will be $14,994 (the increased cost marked up 15%). Assuming a 30 year fixed rate mortgage at 8.50%, with a 5% down payment, the buyers monthly payment would increase by approximately $128 (including the related increase in property taxes). This translates to an required additional annual qualifying income of approximately $5,000. Also, the buyer's down payment requirement would increased by approximately $750. Obviously, these additional requirements `would have a significam negative effect on the number of prospective purchasers who could qualify to buy a new home. Please feel free to call me if you have any questions or comments. Sincerely, KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. INLAND..EMPIRE DIVISION Kent,Grover, Director, Land Acquisition and Planning APR. 11 95 fTUE1 OR:SS 8UNSAKER A ASSOC 909 969 9.1 10 PACE. 9 TENTATIVE TRACT NO. 28168 CITY OF PALM DESERT LOT AREA 4 OF LOTS - 6500.5999 103 6000.5490 32 6500-0999 98 T 00.7498 38 7500.7999 17 $000.0499 10 _ — 8500.8999 9 9000-9499 10 9500-9999 0 10000.10499 4 10600-10999 3 11000-11499 3 11600.11090 3 12000-12499 3 12500.12999 1 13000.13499 3 13500.13999 1400a14499 99 16000.16400 1 15500-15999 1 16000.18499 1 TOTAL LO 439 AVERAGE AREA 6,431 SQ. FT. Page i I MAR-03-1995 15:05 P.02 ., - K.nfm�n and am"d of Snnth� i(nmu, Ina. aufman A Broad lnland Empire Diviewn 180 Nart6 Riverview Ume. Swir YKI Annh.'m. Uif.o i.0211103 tA: 7.a.2�2-4000 F.- 714'637-5070 January 19, 1995 I�Ir. Ray Diaz Mr. Phil Drell City of Palm Det'ert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 Dear Ray and Phil: Enclosed herewita we are pleased to present a preliminary land use plan for the approximately 100 acre site located at the northeast comer of Gerald Ford Drive and Portola Avenue. We believe that the property is ideally situated to be developed into a high quality residential community, and I it is developed in accordance with the enclosed plan, it can be a community which offers prospitedvc hunie buyers a variety of housing altemativcs at affordablc prices. The proposed plan contemplates the development of 454 single family detached dwelling units, and is comprised of two distinct lot configurations. The two lot types contain a minimum of 5,500 and 6,500 square feet, and the Plan is comprised of 319 of the smaller lots and 135 of the larger lots. The community has been designed with the traditional family in mind, and as such the plan contains an abundaucc of cul-dc-sacs and the community as proposed will have two of its own re-creational facilities for the residents use. A portion of each of the recreational facilities will als) serve as water retention facilities. As we have previously discussed with you, it is our desire, and I believe the City's desire, to provide quality housing at affordable prices within the City of Pahn Dcscrt. The high cost of land, extensive oi.'fsite improvement requirements and substantial fee impositions make this goal a difficult one to achieve. While the lots as proposed are somewhat smaller than are generally found throughout the city, they are a necessary component to achieve the affordability obiective stated above. In return for consideration of the enclosed plan, Kaufman and Broad is willing to muke a firm cc,nunitincnt to providing affordable homes within the community. Specifically, we would commit to offer a number of the homes at prices as outlined on the attached exhibit "A". Obviously, over time we would want to adjust the prices to account for inflation, and we would want the condition to be only an obligation of Kaufman and Broad, and not of future homeowners, and other terms and conditions would need to be negotiated. MAR-03-1995 16:06 P.03 Mr. Ray Diaz Mr. Phil Drell January 19, 1995 Page 2 In summary, we are very excited about the opportunity to take part in the development of the Palm Desert community, and we look forward to working with you and the other members of the City staff. I look forward to hearing your comments on the enclosed plan at your earliest convenience. Sincerely, KAUFMAN AND BROAD OF SOUTHERN CALIFORNIA, INC. INLAND EMPIRE DIVISION Kent Grover Director, Land Auyuisition and Planning cc: Ms. Katrina Heinrich, West World Properties, Inc. Mr. Kevir'Kirk, Kaufman and Broad. MAR-03-1995 16:06 P•04 Mr. Ray Diaz Mr. Phil Drell January 19, 1995 Page 3 EXHdBIT "A" Palm Desert Community Proposed Affordability Pricing Schedule Kaufman and Broad proposes to offer for sale to the public a minimum of 91 (20%) of the 454 homes to be developed in its Palm Desert project aL or below tlic prices outlined below. A minimtun of 200. of the 91 units shall be in each of the three ranges listed below. The frill terms and conditions associated with this proposal will be subject to negotiation between the parties, and a binding obligation shall not be created until curb time as a tentative map is approved for the subject property by the City Council of Palm Desert. Unit Size Maximum Rance Base Price 1,250 sf $ 115,990 1,251-1,450 $ 124,990 1,451-1,700 $ 133,990 TOTAL P.04 cnA 73.510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 CITY OF PALM DESERT LEGAL NOTICE CASE NO. TT 28158 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm- Desert Planning Commission to consider a request by KAUFMAN & BROAD for approval of a Negative Declaration of Environmental Impact and 441 lot (439 unit) single family subdivision located on 101 acres within the PR-5 zone at the northeast corner of Gerald Ford Drive and Portola Avenue. / APN 653-280-016 I I I 1 ' I � I I I $.I. y. °• • p° e a•°° °° a °Q v° °pa •• • a ao° v' • .° a •v •° ' • •• 4 .a °° . . ° Oa ° •a O: ••• D • ne• ° a • o o n i r[-GERA F01i� — — - — - —t— I I P.R.r6 LJ SAID public hearing will be held on Tuesday, April 18, 1995; at 7 :00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the department of community development/ planning at the above address between the hours of 8 :00 a.m. and 5 : 00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the planning commission (or city council ) at, or prior to, the public hearing. PUBLISH: Desert Post RAMON A. DIAZ , Secretary. March 22, 1995 Palm Desert Planning Commission PROOF OF PUBLICATION This space is for (2015.5 C.C.P) the County Clerk's Stamp Proof of Publication of: R-27911 CITY OF PALM DESERT Case: CASE NO. TT 28158 ~ rn N 3 cv a T co rcan m STATE OF CALIFORNIA, County of Riverside, I am a citizen of the United CITY OF PALM DESERT States and a resident of the LEGAL NOTICE County aforesaid; I am over CASE NO.TT 28158 en NOTICE ISMEREBY GIVEN that a public hearing,; ( the aqe Of eighteen years. will be held before the Palm Desert Planning`) and not a party t0 Or interested Commission to consider a request by KAUFMAN $.`� in the above-entitled matter. I BROAD for approval of a Negative Declaration of.: Env'ronmentol Impact and 4411ot(439 unit) single� am the principal clerk. of the familysubdivision located on 101 acres within the PR- printer Of the Desert Post, 5 zone at the northeast corner of Gerald Ford Drive P and Portola Avenue. —APN 653-280-016 a newspaper of general circulation, SAID public hearing will be held on Tuesday,April printed and published weekly in the 18, 1995,at7:00 p.m.in the Council Chamber at the City of Palm Desert. County of Palm Desert Civic Center,73-510 Fred Waring Drive; Palm Down,California,of which time and place all) Riverside. and which newspaper interested persons ore invited to attend and be hearr):s has been adjudged a newspaper Of Written comments concerning all items covered by this public hearing notice shall be accepted up to the dote. general Circulation by the Superior of the hearing.Information concerning the proposed, Court of the County of Riverside, projec7 and/or negative'declorotion is available for' review in the department of community development/r State Of California, under the date planning at the above address between the hours of- of October 5, 1964, Case Number 63658; 8:00 a.m.and 5:00 p.m.Monday through Friday.If„ rchallenge the proposed actions in court,you may. that the notice, of which the annexed limited to raising only those issues you or someone { 15 a printed Copy (Set In type not— notice,raised at the public hearing described in this. notice,or in written correspondence delivered to the, I smaller than nonpareil) , has been planning commission(or city council)at,or prior to,,, the public hearing. published in each reqular and entire /s/ RAMONA. DIAZ,Secretary. issue of said newspaper and not in any Palm Desert Planning commission, 27911 (PUB MAR 22, 1995) supplement thereof on the following L date to-wit: 3/22/95 I certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated at Palm Desert. California. this: 3/22/95 (Signed) 73-510 FRED WARING DRIVE, PALM DESERT, CALIFORNIA 92260-2578 TELEPHONE(619)346-0611 FAX(619) 340-0574 March 17, 1995 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO. : TT 28158 APPLICANT (AND ADDRESS) : KAUFMANN AND BROAD OF SOUTHERN CALIFORNIA, INC. , 180 NO. Riverview Drive, Suite 300, Anaheim Hills , CA 92808 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of preliminary architectural plans and conceptual landscape plans for 439 unit subdivision LOCATION: Northeast corner of Gerald Ford Drive and Portola Avenue ZONE: PR-5 --------------------------------------------------------- Upon reviewing the submitted plans and presentations by staff and by the applicant, the architectural commission granted conceptual approval to the elevations only with the understanding that color material boards and preliminary landscaping plans be submitted for preliminary approval . Date of Action: March 14 , 1995 Vote: Carried 5-0 (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen ( 15) days of the date of the decision. Any amendments to this approved plan would need to be resubmitted to commission for approval . ) --------------------------y------P---------Y----------- STAFF COMMENTS: It is our responsibility to submit the plans approved by the architectural commission to the department of building and safety. CONTINUED CASES; In order to be placed on the next meetings agenda, new or revised plans must be submitted no later than 9 :00 a.m. the Monday eight days prior to the next meeting. flerycle0 Peet MINUTES ARCHITECTURAL REVIEW COMMISSION MARCH 14, 1995 . Action• It was moved by Commissioner Urrutia, seconded by Commissioner Van Vliet, to continue the request to allow the applicant to provide more details as outlined in the discussions above. Motion carried 5-0 . B. Preliminary Plans: 1. CASE NO. : L M5'8j APPLICANT (AND ADDRESS) : KAUFMANN AND-BROAD-OF-SOUTHERN ) LIFORNIA,—INC._,' 180 No. Riverview Drive- -Suite 300i- Anaheim Hills, CA 92808 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of preliminary architectural plans and conceptual landscape plans for 439 unit subdivision LOCATION: Northeast corner of Gerald Ford Drive and Portola Avenue ZONE: PR-5 Phil Drell presented the plans noting that landscaping plans were not being presented as yet. He reported that the proposed homes are priced between $115,000 and $150,000 and would range between 1,000 square feet and 1,400 square feet. Mr. Drell indicated that the lot sizes are 5500 and 6500 square feet. The developer feels that in order to achieve the market, they will need this density. He added that the planning commission wanted the A.R.C. to review the building elevations before they looked at them. The homes are all one story. Commissioner Van Vliet asked about the setbacks between the buildings . Mr. Drell noted that this information was not noted, but indicated that it looked like 15 ' to 20 ' side yard setbacks . Commissioner Holden discussed his concerns with the gable roofs . Commissioner Van Vliet asked about the site grade. Mr. Drell indicated that the site varies but noted that he had not seen a grading plan as yet. 8 03,02,95 10:22 S 1 619 323 4369 WEST WORLD PROP. 02 > , MFIR-02-1995 08136 1►6 .un au yIM L IMMVISM Dept. of Planning and Community Development g M10 FRED WARING DRIVE,PALM DESERT;CAUFOMNIA 9YYW J� alvll Blkax CAttFCYrJdtA Applicant l plxass pearl 190 N , Iv (tvv Utwo . SlA1Ty sro Qig) xs2-4000 Meiling AddreM eUpnMe bel IM C.4f30B oey ZIp on REouar, IOeaoroe swfie nptuN at approval requested 1. LtealNAp�f /1P)WXLOV. OF L10VSt: P"&4S AMD E E—M-1TOA/5 Foil 103 A".F SITF- 1-OGA"DA frT- -rtfE New-Tr GASH' ca Mop O 6' 7A �YTJbl£ ^ At4D ( l D �ozzo DPI LAP61sBp2ocs��»z PROPERTY DESCRIPTION. eve Hty >barot.a Ave . ASSESSOR'S PARCEL NO, _ vcs • 200 r • 0 t EXISTING ZONING U -S, Pni"Fly Owner Autrt r4=119n The undosigned erarp3mel Iney feet"owner lei► of Ms properly sewbad narain and aga0►jive gulf I"! for the Ildtrq d MI olipprl0n. . 44s erura ate Agreement aesoi ng Ina If at Faum Mart of allIioeninea mlq"ve to y ed nmteuons. 1 00 ET MT SIGNATURE ON THIS AGREEMENT, Abwv* dM Vtry at Palm UVW a jilt malaria regdMreq My deed MtAflM or may N gpdMN Is property dat:Prltled aenm. i"ature Do AMICanis Signature '�CrC 3I�Igs 4lgnarura Dan FOR STAFF YSE ONLTI EIMIeaaHntat SIdNa- Aacapled 01't Q Mlalarerlel AN C.A.Ng. ��/n.���4p22 (,n�Q cartooiaaI Exemption �bLaJ�7lF D Negative Oadamien OOwner r........ ♦... w TOTAL P.02 CITY OF PALM DESMT APPLICATION FORM Architectural Review Of: Case No. IhA6l-E Fpp.(I I.Y C�U!£l.l.l I�1(�5 (Type of Project) IebmFMaN AJD BaOAT) CV- S0vTVC4W CA<-(FDr-NIA (Applicant) Agreement of compliance to be signed by those applying for review. I hereby acknowledge that I have read and agree, to comply with all the following requirements, and understand that the Department of Building and Safety will not issue a building permit or allow occupancy on the use permitted until this signed confirmation has been received by the Department of Community Development. The development of this project shall conform substantially to all development plans submitted in behalf of this case, and as revised according to the Architectural Review Cammission process. Any minor change requires approval by the Director of Commnity Development. Any substantial change requires approval by the Architectural Ccamissicn. All requirements of any law, ordinance, or regulation of the State, City and any other applicable government entity shall be complied with as part of the development process. This approval is applicable, subject to the development of this project, commencing within one year from approval date and being promptly completed. Landscaping (with irrigation system) shall be installed prior to final inspection and receiving certificate of occupancy. Curb, gutter, curb cuts and tie-in paving shall be provided along the full frontage of the lot by means of installation prior to final inspection or other provisions as approved by the city engineer. Construction shall conform to city standards and all requirements of the city engineer. All new and existing electrical distribution lines, telephone, cable antenna television, and similar service wires or cables, which are adjacent to and provide service to the property being developed shall be installed underground as a part of development from the nearest existing pole not on the property being developed as required by municipal code. &Iqr- (Signature) (Date) RECEIVE® STATE OF CALIFORNIA-THE RESOURCES AGENCY DEPARTMENT OF FISH AND GAME J UH - 6 1995 ENVIRONMENTAL FILING FEE CASH RECEIPT COMMUMP DEVELOPMENT OEPRRTIRNT COY OF PALM DESERT Receipt # 950197 Lead Agency: CITY OF PALM DESERT Date: 06/05/1995 County Agency of Filing: RIVERSIDE Document No: 950197 ProjectTSHe: TT 28158 Project Applicant Name: CITY OF PALM DESERT Phone Number: (619) - Project Applicant Address: 73-510 FRED WARING DRIVE, PALM DESERT, CA. 92260 Project Applicant: LOCAL PUBLIC AGENCY CHECK APPLICABLE FEES: ❑ Environmental Impact Report ® Negative Declaration R 1,25000 ❑ Application Fee Water Diversion (State Water Resources Control Board Only) ❑ Projects Subject to Certified Regulatory Programs ® County Administration Fee R 78.00 ❑ Project that is exempt from fees (DeMinimis Exemption) ❑ Project that is exempt from fees (Notice of Exemption) Total Received P 11,328.00 % I I Signature and title of person receiving paymentr / 1 NOTICE OF DETERMINATION Negative Declaration TO: (X) Riverside Co. Clerk/Recorder ( ) Secretary for Resources P.O. Box 751 1416 Ninth St. , Rm 1311 Riverside, CA 92502-0751 Sacramento, CA 95814 FROM: CITY OF PALM DESERT 73-510 Fred Waring Drive Palm Desert, CA 92260 SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code. Project Title/Common Name: TT 28158 Date of Project Approval : May 16 , 1995 State Clearinghouse Number ( if submitted) : N/A Contact Person: Phil Drell Project Location: 106 acres within the PR-5 zone at the northeast corner, of Gerald Ford Drive and Portola Avenue. Project Description: A 433 unit single family subdivision. This is to advise that the City of Palm Desert has made the following determinations regarding the above described project: 1 . The project ( ) will, (X) will not, have a significant effect on the environment. 2 . An Environmental Impact Report was prepared in connection with this project pursuant to the provisions of CEQA. X A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. A copy of the Negative Declaration may be examined at the above city hall address . 3 . Mitigation measures (X) were, ( ) were not, made a condition of the approval of the project. 4 . A statement of Overriding Considerations ( ) was, (X) was not, a for this project. Signature Title COUNT Y CLERK Date Received for Filing N>g Deda:atlor'N!c Dotermsia_9c❑ COUNTY CLERK FNA per P.R.0 21152 �eaae -P—tu d�-stamped copy in the enclosed envelope. POSTE I) (r JJI J - i99 � 1995'UI Flrrr. v :---- 8Y^ D=pt. / r COUNTY CLERK ou:n';ci r::er.;;;;;,State cf Caii'cm! of-FA"' Hide, "ta IC iM 'a 8 oq PERM o &mn 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 TELEPHONE(619)346-0611 REQUEST FOR COMMENTS AND CONDITIONS OF APPROVAL CASE NO( S ) : PROJECT: APPLICANT:-�y�lp`�� ego 1�1•. Dom. s$e .300 ���IM Enclosed please find ma lsteria describing a project for which the following is being requested: slcl� ' � 1escE� 2aJt �n�o� tvtsro � d� l0 \ �ureS a-� 11"e- /,�-rck lera, U, Fev-o(, bv . The attached data was prepared by the applicant and is being forwarded to you for comments and recommended conditions of approval. The city is interested in the probable impacts on the environment ( including land, air, water, minerals, flora, fauna, noise, objects of historical or aesthetic significance ) and recommended conditions of approval based on your expertise and area of concern. Your comments and recommended conditions of approval must be received by th' s offi e pri r to 4:30 P.M. 1J1 a-yct/\ �� to the attention of ? Y),e in order to be considered. Sincerely, RAMON A. DIAZ DIRECTOR OF COMMUNITY DEVELOPMENT/PLANNING /tm Attachment PLEASE RETURN MAP WITH COMMENTS i ' } Dept. of Planning and Community Development My oq rd G o o e n 73-510 FRED WARING DRIVE, PALM DESERT,CALIFORNIA 92260 K40;man rUr00d In 16 nJ Errol reInn Applicant (please print) ISO W R ,v r ire( k'h•vo so Madmg Address Telephone (lnahPim C� Aa$ow Ciry Slate Zip-Code REQUEST! (Desatbe specific nature of approval requested I. . •. 7Ip, pn-)prxnj 1j of -Ih SI•,e. 1G P y—csIcien l] I l�Ct'ohhr,rhrr,r7 4el _nF 4e, IniCrl; C-1Arw) nF Gerald Fnyl �hri�IP cinj jhr ni,% (] ionise PROPERTY DESCRIPTION: TM Gik r.irf .n� a P1 i ks n� varr�r,� I�v�d �xnrl IS v,a-le d 2es;den�ial S�u�i� 2�ne nnJ M-Me el'al 11nr10 sal on +hv 6enHnsl Phan 1L is z�red pR r ASSESSOR'S PARCEL NO. (OFJ3- ago- 01(0 EXISTING ZONING rn Property Owner Authorization The undersigned states that they are the owner is) at the property described herein and hereby give Guth Izatlon for the filing of this application. Signature Date Agreement absolving the City of Palm Desert of all liabilities relative to any deed restrictions. 1 DO BY MY SIGNATURE ON THIS AGREEMENT, Absolve the City of Palm Desert of all liabilities regarding any deed restricilor that may be applicable to the property described herein. ' Signaturs Oats Applicants Signature Signature Oats FOR STAFF USE ONLY) Environmental Status. Accepted byr ❑ Ministerial Act E.A. No. _ ❑ Categorical Exemption CAS (2 Hoe ❑ Negative Declaration [�- SLS Hoe Other Ref!rer^.e Case No. MY OF PALM DESM APPLICATION EOM Architectural Review Of: Case No..rock.+ a g 1 S13 ReSiden�ial --->,,h�i'�/1Sinn (Type of Project) kau-Fman d IJrOac( - ln) nnr� trnnire. Vision (Applicant) -------------- ------------------------------------------------------------------------------ Agreement of compliance to be signed by those applying for review. I hereby ac]arowledge that I have read and agree, to ca rply with all the following requirements, and understand that the Department of Building and Safety will not issue a building permit or allow occupancy on the use permitted until this signed confirmation has been received by the Department of Cammamity Development. The development of this project shall conform substantially to all development plans submitted in behalf of this case, and as revised according to the Architectural Review Commission process. Any minor change requires approval by the Director of Om mmity Development. Any substantial change requires approval by the Architectural Commission. All requirements of any law, ordinance, or regulation of the State, City and any other applicable government entity shall be cmplied with as part of the development process. This approval is applicable, subject to the development of this project, commencing within one year from approval date and being promptly completed. Landscaping (with irrigation system) shall be installed prior to final inspection and receiving certificate of occupancy. Curb, gutter, curb cuts and tie-in paving shall be provided along the full frontage of the lot by means of installation prior to final inspection or other provisions as approved by the city engineer. Construction shall conform to city standards and all requirements of the city engineer. All new and existing electrical distribution lines, telephone, cable antenna television, and similar service wires or cables, which are adjacent to and provide service to the property being developed shall be installed underground as a part of development from the nearest existing pole not on the property being developed as required by municipal code. - Signat�ure)A ^ (Date) t ,�. ARCHITF CrURAL C Ct+, SICN APPLICATION The Architectural Omni.ssicn process is the method by which the City of Palm Desert reviews detailed design and construction plans prior to the issuance of a building permit. Procedure•- �1n\ PLANNING DESIGN REVIEW PLANNING ,JI,\ DESIGN REVIEW. APPLICATIOf+ ) DIVISION A BOARD COMMISSION ' ) BOARD tititillllll STAFF REVIEW PROCESS-REVIEW OF APPROVES OR 'YY/ PROCESS-REVIEW OF F//LININA/T FLA DENIES REQUEST DETAILED CONSTRUCT- ION PLANS CITY COUNCIL Alf/1L/ iON/CNANOt arA I. PROCESSING SCHEDULE SINGLE FAMILY HOMES may be submitted directly to the building and safety department for plan check. ARC HIT=IRAL REVIEW 0344ISSICN meets twice a month on the second and fourth Tuesdays of the m nth. Plans must be received ten days prior to the meeting you want to be scheduled for. In order to facilitate processing, the applicant or a designated representative should attend the commission hearings to answer questions which may arise regarding the project. All cases continued by the Architectural Review Commission must submit revised plans to the Depar anent of ComIni mity Development no later than one week prior to the date you want to be rescheduled for hearing. II. MANDATORY FINDING'S. No project may be approved unless: - The proposed development conform to any legally adopted development standards. - The design and location of the proposed development and its relation- ship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability 7 ity of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use or enjoyment of neighboring, existing or proposed developments, and that it will not create traffic hazards or congestion. 2 ARcHrr cluRAL CC -IMICN APPLICATION The design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by the zoning ordinance and the-adopted general plan of the city. The design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors and that it is aesthetically of good composition, materials, textures and colors. - The proposed use conforms to all the requirements of the zone in which it is located and all other applicable requirements. The overall development of the land shall be designed to ensure the protection of the public health, safety and general welfare. III. ADO= DEVELOPV04T STANDARDS Each project will be reviewed on the basis of its conformance to the following adopted development standards. In those areas determined by the architectural commission to be "unacceptable", it is the responsibility of the applicant to redesign that portion of the project. A. AOC:ESS & CIRCULATION STANDARDS 1. Safe and convenient vehicle access to property and development therein shall be provided. 2. Safe and convenient pedestrian access to property and develop- ment therein shall be provided. 3. Circulation plans (auto, bicycle, and pedestrian) shall conform to municipally developed circulation plans for the vicinity and immediate area. B. SITE PLANNING STANDARDS 1. Site planning shall occur in a manner which minimizes obstruction of scenic views from adjacent properties. 2. Site planning shall be compatible with existing terrain. 3. Site planning shall occur in a manner which does not expose unattractive areas or activities to the detriment of adjacent properties. 3 ARcRrrB uRAL ca-t SIGN APPLICATION 4. Site planning shall occur in a manner in which asphalt or mete is minimized, 5. Avoid unnecessary impediments for handicapped persons. C. UTILITY & EQUIPMJT STANDARDS 1. All service utility lines shall be placed underground pursuant to Municipal Code 25.56.110. 2. All control panels, vaults and necessary equipment shall be architecturally screened or landscaped or otherwise concealed from public view. 3. All air conditioning and ventilation equipment shall be located and screened in a manner to prevent exposure to public rights-of-way and adjacent properties, in addition said equipment shall not be located where its noise will impact adjacent property. D. VEHICLE PARKING STANDARDS 1. Off-street parking shall be located in proximity to facilities it serves. 2. Parking areas should be screened from view wherever possible by means of berms, garden walls and landscaping. 3. Parking areas shall be shaded where practical. 4. Carports for apartment developments shall not front onto a public right-of-way. 5. Garages should be encouraged not to front onto a public right-of-way. 6. All parking areas for recreational and accessory vehicles and trailers shall be architecturally screened or landscaped or otherwise concealed from public view. 7. Adequate handicapped parking spaces shall be provided. E. ARCKITECWRAL STANDARDS 1. A singular architectural theme shall be applied to a given structure or complex (including facade architecture). 4 f2 i pRCHTECIMtAL QNNIISSION APPLICAMCN . 2. Architectural design shall be applied to entire structure or complex rather than just to those sides exposed to public view. 3. Architectural design shall be appropriate to the climatic conditions of the desert area and shall be done in a manner which minimizes the consumption of energy required for heating and cooling. 4. Entrances shall include appropriate lighting and identification. 5. Architectural design shall employ materials and colors which are compatible and complementary to the desert area. 6. Architectural design shall incorporate provisions for signage (if applicable) as an integrated part of the overall design. 7. Architecture and landscaping shall be coordinated and complementary. B. All air conditioning, exhaust and ventilation, accessory mechanical and electrical equipment and control panels shall be located and screened in a manner to prevent exposure to public rights-of-way and adjacent properties. F. LANDSCAPING STANDARDS 1. Landscaping shall be an integral part of the site planning and architectural design on all projects. 2. Provisions for the adequate maintenance and irrigation of landscaping shall be made through the use of underground irrigation systems. 3. Landscaping, walls and fences shall not create unsafe conditions along public rights-of-way: 4. All required street trees shall be a minimum of 24" box in size at time of installation. 5. Care should be given to the tree selection in terms of: - conformance to city adopted trees for certain streets - reduction of long-term maintenance problems - durability - compatibility to the project and surrounding area 5 • ARC]D:=URAL CC -mMILN APPLICATION 6. To provide for effective landscaping in parking areas, the following standards shall be met: a. On the perimeter, a minimum of 75% of the trees shall be 24" box or larger in size at time of installation. The remainder shall be a minimum of fifteen gallon in size at time of installation: b. on the interior, .a minimum of 60% of the trees shall be 24" box or larger in size at time of installation. The remainder shall be a minimum of fifteen gallon in size at time of installation. C. 15% of the recognizable parking area will be provided in landscaping, G. FENCING, SaUMMC & R4C LMM STANDARDS 1. Materials and colors of fences and walls shall be canpatible and complementary to the structures with which they relate. 2. Fences, walls, and enclosures shall be handled as an integrated part of the architecture and landscaping. 3. Outside service and storage areas, where permitted, shall be enclosed and screened. 4. Fences and walls shall not obstruct line-of-sight along public rights-of-way. H. SERVICE AREA STANDARDS 1. Service areas shall be designed and constructed of materials and colors which are compatible and complementary to the structures of carnplexes they serve. 2. Service areas shall be located in a manner which does not adversely affect adjacent properties. 3. Service areas shall be screened and/or enclosed to prevent their exposure to public rights-of-way and adjacent properties. 6 ARCHITE7MMAL CU44M CId APPr ic�TlQt per, (4SSIM C R@CRi.IST Note: Planning staff is required to reject applications if any applicable exhibits are not received and checked- INITIAL PLAN REVIEW I. APPLICATION FORM: One copy. Fill out completely and secure all signatures• owing types of development II. STATE LAW: State law requires that � foil dwellings must be prepared b a licensed Professional: multipleings containing more than four units of wood from axmtructicn• The City of Palm Desert strictly adheres to this requirement. Your plans will not be accepted for review without adequate evidence that your plans have been Prepared by such person. UNLICENSED PERSONS are limited to design of: - Single family dwellings of wood frame OMstructiolnot more than two stories and basement in height- - Multiple dwellings containing no more than .four dwelling units of wood frame construction not more than two stories and basement in height. Not more than four dwelling units per - Garages or other structures appurtenant to dwellings, of wood frame construction not more than two stories and basement in height. - Agricultural and ranch buildings of wood frame construction. - Nonstructural store fronts, interior alterations or a or dditions, fixtures, cabinetwork, furniture, or other appliances including nonstructural work necessary to provide for their installation. - Nonstructural alterations or additions to any building necessary to or attendant upon the installation of such storefronts, interior alterations or additions, fixtures, cabinetwork, furniture, appliances or equipment. 7 ARCHITECrEMAL OCRIISSICN APPLICATi N - May not design any component that affects the safety of any building or its occupants, including but not limited to structural or seismic components. III. LABELS FOR PRG= SPONSORS: One set of gummed address labels shall be typed and submitted with the name and address of all persons to whom the planning commission action is to be sent (owner, architect, engineer, etc. ). IV. DETAILED PLOT PLAN: A. Item to be reviewed and approved by the architectural and planning commissions require the plot plan submittal described below. 1. Six full size plans completely dimensioned and at a scale not smaller than one itch = 40 feet, showing the following data. - Scale - North arrow - Properly lines - Lot dimensions - Public rights-of-way with existing and proposed dimensions (include street names) - Existing or proposed curb lines - Any and all easements - All utility line locations (gas, electric, cable, water and sewer) - Adjacent property uses (showing approximate location of structures and other pertinent features) - Major vehicle, bicycle and pedestrian access points to and from site (use arrows of different widths to show direction and intensity of use) - Setback areas - All existing and proposed structures - Interior vehicle, bicycle and pedestrian circulation patterns (if applicable) - Off-street parking (to include spaces, regulatory devices, provisions for accessory vehicle storage where applicable, etc. ) - Parking areas for bicycles and carts (if applicable) - Service areas and facilities to include: 1. trash storage areas 2. mail delivery boxes 3. loading areas - Perimeter fencing and screening 8 ARCfIITF]M05M CUAICN APPLICATION - Proposed sign locations (if applicable) - Project phasing, showing the stages of oorAstruction for the entire development - One ropy of the plot plan multi-colored indicating open space/landscaping, buildings, parking and driveways. where more than one height of building is proposed, stow each in a different color. DO NOT M JNr THIS COPY ON A BOARD. V. INFORMATION SHEET AND/OR PLAN BLOCK: As appropriate, include an attached sheet to the application and/or specify directly on the plans, in an information block, the following data. - Project address - Owner's name, address and phone number - Designer's name, address and phone number - Any special information or conditions pertaining to the site or to the plans. - Acreage and square footage calculations - Ratio of structures to total land area - Ratio of parking spaces to building square footage - Parking requirements provided - Ratio of landscaping to total land area - Any specific information of special conditions particularly relevant to the project Vi. SITE ANALYSIS & PRELIMINARY DRAINAGE AND GRADING PLAN: Six copies of a plan indicating the data described below (information may be incorporated into the plot plan where detail is not obscured or prepared as a separate exhibit): - Vicinity map showing major street names, other reference points and landmarks (no scale) - North arrow - Scale - General drainage pattern of area to include site and adjacent properties within 100' (use arrows to show drainage flow to and from site) - Existing contour lines including property corners - Proposed locations of structures and drives - Elevations of pads and finished floors - Finished grades - Elevations of existing street centerline - Retaining walls (where applicable) - Perimeter walls and fences which affect rrainage 9 ARCHrrECrJRAL C344MICK APPLICATION VII. ARCIDT rriRAL ELEVATIONS: - All sides of the buildings - Rendering or perspectives as appropriate viii. SIGN PROGRAM: Signs may be submitted as part of the architectural review application or as a separate application for signage only. If submitted with building plans include the following on elevation details: - Ratio of signage area to site - Location on plot plan and/or building - Color and materials - One colored sample of sign IX. COLORS AND MATERIAL EXHIBITS: As appropriate, include a sample board (maximum size 8" X 13" by 3/8" thick) containing precise color swatches and materials. Photographs clipped from suppliers brochures are acceptable. X: FLOOR AND ROOF PLANS: Six copies Of plans of all structures (to scale) with dimensions. Floor plans should be labeled with the use of each xoan. Roof plans should indicate changes in roof heights, and illustrate any mechanical equipment. Roof detail could possibly be incorporated in the plot plan. XI. LANDSCAPE PLAN: Six copies of a landscape development plan at a minimum scale of 1" = 20 feet (1" = 40 feet allowable if tree plan is on separate sheet from shrub and ground cover plan), showing the following. - Location of all trees, shrubs, plants and groan cover in those areas subject to public view - Botanical name and size of all plant material (labeled) - One copy of plan to have individual trees and major shrub forms color-coded by species so that the distribution may be easily distinguished - Perimeter treatnmt Of property (fences, walls, vegetation screens, etc. ) - Street furniture and ornamentation (if applicable) to include: - rock outcroppings - benches - fountains - water scape plan - statues - newspaper stands 10 A IMMMVRAL COMMISSION APPLICATION - Type of irrigation system to be used (in note form only; provide complete irrigation plans with construction drawings) XII. EXTERIOR LIGHTING PLAN: Six copies at the same scale, or combined with the landscape plan; to show all exterior lighting, its location and type of fixtures for illumination of areas such as driveways, parking lots, storage areas, landscape planters, tennis rums and the building. Where requited by planning commission, applicant shall provide a dot matrix light intensity plan prepared by a lighting engineer indicating light intensity on the surfacing parking lot. Said plan to conform to requirements of planning commission resolution no. 725. XIII. APPLICATION FILING FEE: Provide a check payable to the City of Palm Desert in the specified amount. - Applications for architectural review/approval, fifty dollars ($50.00). - Sign program/awrvsg review ($15.00 Architectural Review $10.00 Staff Approval) XIV. FINAL CONSTRUCTION DRAWINGS: In the final application for a building permit phase, three copies of construction drawings shall be sutmitted for items reviewed/approved by the architectural and planning commission. Plans must precisely conform to any conditions of approval required by planning commission and architectural commission action. Construction drawings shall include the exhibits described in the initial review, plus any conditioned revisions or additicins, detailed in final form. NOTE: All plans (except colored exhibits) are to be folded to a maximum size of 8-1/2" X 13" , prior to submitting with an application. it I _. NZ I .O b �U W ' I kN Q y� Lij tp :1 A . / N .1 ...-'r'I - '. .. _. ....a - .. ... .� . . • d Ali .I- n '1 N � 0 I 4� e fU W I yN �Q h� I �¢ O i . �O Y . 1 `V N r b / ZZ pp <. �.g r 0- CASE NO. Environmental Assessment Form TO THE APPLICANT: Your cooperation in completing this form and supplying the information requested will expedite City review of your application pursuant to the California Environmental Quality Act. The City is required to make an environmental assessment on all projects which it exercises discretionary approval over. Applications submitted will not be considered complete until all information necessary to make the environmental assessment is complete. GENERAL INFORMATION: 1 . Name, address, and telephone number of owner, applicant or project sponsor: Krt)>rmnn g- 3rcx { Inln 1f3n N• l� var 2, i l7r '.o ��ia �C77 JnTh 2. Name, address and telephone number of person to be contacted con- cerning the project (such as architect, engineer, or other repre- sentative) :- S-I-P\/P, M. ci 4,-h i+Jnnn KPr- d- lass rJCi _f-e S Rwersidt�san $er')T'i 0 Inic - 1a85 Co �o1nb, a./< nL)e_ sv '12 A - I R,vvrs , (P c� Ras�-7 r9ng) --3coq -7aoo 3. Common name of project (if any): Tr-nr+ �gi5 4. Project location (street address or general location) : Nor+heo st o� +hC ,n-kr"rr+ion n l')Cr31ci 1 nrd �n iP d A_Dnrkolcx �VPYIiI? 5. Precise legal description of property (lot and tract number, or meets & bounds) :_A por4'nn o� ahPc)()ar+rr of Section 02 T4S R(oE SBM i�l �hP ( ' �� of t��l(h _DdsPrf SoiA41PrIv of +hP nah� of wr �f +hP �rxJlhvr (mac ' ' 1?ailroad, Compa n y 6. Proposed use of the site (project for which the form is filed; describe the total undertaking, not just the current application approval being sought) : - h prnry-). { t)SP rrF S, S �rir YP� ' Iyv l n I taJCQMf S and iS no+ n pk2c4,bn n� �. lraraPr ��IPP� r. 7. Relationship to a larger project or series of projects (describe how this project relates to other activities , phases, and develop- ments planned, or now underway) : n o n a. 8. List and describe any other related permits and other public approvals required for this project, to go forward, including those required by the City, Regional , State and Federal agencies (indicate sub- sequent approval agency name, and type of approval required) :_ EXISTING CONDITIONS: g. Project site area: IOI. II ACC:C (Size of property in sq. ft. or acreage) 10. Present zoning: i2_ P-�' (Proposed zoning) : 11 . General Plan land use designation: Res;denlral Slula 2nnP �� i�dus+r al 12. Existing use of the project site:_ Vnrnn: 13. Existing use on adjacent properties: (Example - North, Shopping Center; South, Single Family Dwellings; East, Vacant, etc. ). S s i S t� p 1 In hp 'Par.��•� 12r�; irna�i nn J�.� rw�cl -�-ti�� ln�-er5laJe In 14. Site topography (describe): i I + 15. Are there any natural or manmade drainage channels through or adjacent to the property? N0__,�. _ YES 16. Grading (estimate number of cubic yards of dirt being moved): 17. List the number, size and type of trees being removed: none 18. Describe any cultural , historic, or scenic aspects of the project site: `Theyy nre Y>n r(,I+t)rnl his nr SrPYIi'G � 5 ,ec� 40 44-)e p9c r+ , � Y 19. Residential Project (if not residential do NOT answer) A. Number and type of dwelling units (Specify no. of bedrooms) : 441 un, 4s 1 a 2 sloru I > 'I � 'nas 3 40 4 bccdronr» in;+s J B. Schedule of unit sizes: f\)o-4 ue71 e4eryni )n C. Number of stories I }o 2 Height feet. D. Largest single building (sq. ft. ) (hgt. ) s r s E. Type of household size expected (population projection for the project) : 2 A-0 rxrsors a ,rr 1 0 ��o hol F. Describe the number and type of recreational facilities : I�lal- \Iei- dekeryytihP� G. Is there any night lighting of the project: ree+ now ye+ t)eJerm fne.c� H. Range of sales prices or rents : $ to $ I. Percent of total project devoted to: Building . . . . . . . . . . . . . . . . . . . . • a Paving, including streets. . . . . . . . . . 3fl } % Landscaping, Open, Recreation Area . . . . . . . 3 — % 20. Commercial , Industrial , Institutional or Other Project: A. Type of use(s) and major function(s) (if offices, specify type & number): B. Number of square feet in total building area: C. Number of stories Height feet. D. Largest single building (Sq. Ft. ) (Hgt. ) E. Number of square feet in outdoor storage area: F. Total number of required parking spaces number provided G: Hours of operation: H. Maximum number of clients, patrons, shoppers, etc. , at one time: I . Maximum number of employees at one time: J. If patron seating is involved, state the number: K. Is there any night lighting of the project: Yes No L. Percent of total project devoted to: Building . . . . . . . . . . . . . . . . . . "A Paving, including streets. . . . . . . . . . N Landscaping and Open Space (Recreation). e Are the following items applicable to the project or its effects : Discuss below all items checked yes (attach additional sheets as necessary) . YES NO 21 . Change in existing features of hillsides, or substantial alteration of ground contours. X 22. Change in the dust, ash, smoke, fumes or odors in the project vicinity. 23. Subject to or resulting in soil errosion by wind or flooding. 24. Change in ground water quality or quantity, or alteration of existing drainage patterns. 25. Change in existing noise or vibration level in the vicinity. Subject to roadway or airport noise (has the required acoustical report been submitted?) 26. Involves the use or disposal of potentially hazardous materials, such as toxic substances, flammables or explosives. X 27. Involves the use of substantial amounts of fuel or energy. X 28. Changes the demand for municipal services ` (police, fire, sewage, etc. ) 29. Changes the demand for utility services , beyond those presently available or planned in the near future. 30. Significantly affects any unique or natural features, including mature trees. 31 . Change in scenic views or vistas from existing residential areas or public land or public roads. 32. Results in the dislocation of people. _� 1 YES NO 33. Generates controversy based on aesthetics or other features of the project. [ ] Additional explanation of "yes" answers attached. CERTIFICATION: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation, to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my,knowledge and belief. 1 JP�f C.h L I"�1 lv'n }�_n_Sokar d- RsSo�ia+es 'R �iers'�Ie�sG� Name (Print or Type) For Be xd'ro T�Qk onr In YVIco lw ILO - q5 Signature Date INITIAL STUDY FEE: $30. 00 (Make check payable to the City of Palm Desert and sub- mit with this form. ) } 02/17/95 14113 E 1619 323 4369 WEST WORLD PROP. 02 �������+ P.` �— EL, 17 `3' L1 1i " � 73--5 FRED WARING OR., PALM SERT, CA 92260 SU8D1yjSlON MAP ©N aoo4 �1 awmGa�waw ��� • gsUaa�ce0n�q� a00erltdon • 1�r•oQd 1 '71v� apc7 AponpM (p•eM ptlllt 1 - Ft' � N 1 mailing Aeet•d Assai,oil as o 1�- sim• n 11[OUE•7° l0ew+e• as•dI1C MtoA K o•a o MVrtM 1. 1 4 n L fps• , t � 1 111410FER" oQt71t►ltON: _ 7 Z once 'PR'5• AssEua�s rAllal_ No. EXISTING ZONING R ' �J •»we tnn fi We WWe+nw w •1 Ir vVr•Kr e•ecnb•e B•vin one tlMee! alre au pteoertl OetIM AYIneflptgn T1le MM���M �) 'I, d •11 IgellMl•e rMMN, M • ,eetMotlMe AaN1nMt y M•Inq 11q h A1WN Nq Oly of Mom 0•ert et ell not te0ere�enI ee•ll �� i>D !11 f18NAT{M[ oM TMIS AGIIEEMCMTt IMw my a•UOmeq M�• Pter•tty [••��••� l,erwe. . S Siel,a,un Am mlt's 1NnwY,v 2-1 Stpleyllee AA•Nd � = moff" NSE ONLY) &M onlne,llel ileue Mw gww " E.A.Me. CASE YVN/,�;L...2� o ca.�l Lagot"" o 166150 0•CetwNn Reteteeee cme me. 0 0l>� 653-280-004/-390-019 653-280-011, 012/ 653-250-012 653-260-005 Palm Desert Redevelopment Agency 653-270-015 Monterey Palms 73510 Fred Waring Drive Southern Pacific Transportation Co. c/o Gale S. Messick Palm Desert, CA 92260 1 Market Street P.O. Box 1315 San Francisco, CA 94105 Glendora, CA 91740 653-260-015 653-260-018/653-270-021 653-250-011 West World Properties, Inc. Southern California Edison Melba Henry David Freedman & Co. Inc P.O. Box 410 P.O. Box 10310 P.O. Box 501 Long Beach, CA 90801 Glendale, CA 91209 Thermal, CA 92274 653-390-003 653-370-022 David Freedman & Co. Inc Wesley Witt P.O. Box 501 P.O. Box 2050 Thermal, CA 92274 Palm Springs, CA 92263 Kent Grover Kent Grover Kaufman & Broad Kaufman & Broad 180 N. Riverview Drive 180 N. Riverview Drive Suite 300 Suite 300 Anaheim, CA 92808 Anaheim, CA 92808 Steve McCutchan, AICP Steve McCutchan, AICP Hunsaker & Associate R/SB Hunsaker & Associate R/SB 1285 Columbia Ave. Suite A-1 1285 Columbia Ave. Suite A-1 Riverside, CA 92507 Riverside, CA 92507 i i i TENTATIVE TRACT • , . 25158 z Igo IL w All , , Aosrt iers.�• OPb• Por.3 Poi par.3 1 60 AA CO) .' PA m-019 \� 36.64Ae* 4000A:= 1387,e /t lePoreN / 7 e r ¢ • ` �''C is 300 RAOI.e4 / � Porn/ 2 � v / r /5 q� •. 59 2(a se q- IVA p of ok, 7 S; 4. . ♦•. .o �� \ 06,E •' I _ . •' � �. ��. �� r9�,' �p9 C i GYP a�a-���-_—�aa�t� �i•2•E: .*[a i i•:_ = -.a a.a�i�' 'L gel _. •0 O ` 5 ' •---sue a•. � ` f• \i r� PROJECT, , o — — - - -- - w GERAL D FO�D saws ' 39 S sky �- •.s ' 'P•o '9� • o © �f2 t 1 is iokf .D - vr.rf/iS - -r4�S�.• � 1 7 BRA osl-w&3 /7 a / Aw.Par.3 p/l per.3 I O kAc F,'do004._ O P Porce/ / 1 , 36.B4Aej /3 d1Aci it i \ / RAO/CJS PercN 2 \ C' o A4AP 1 2S 2GA t¢ �:....�,:wY yr - /i J e 1 of f \ z7 per 1 O C J _ V 300 OO f� - � - .o i��S. �\ Cam " I • .. .. , t . • ,s TAP. ••� i +-Ma� ,aaaa. aaa.�i :+i'ti t o♦ i._t_ _... ED 7:i t; Cl- '2� � '� \ \ •• } �.2I AC1 aaa�aiea.aa.�w� •d Q G' • ` 3o i to.. 11 At AV i' 1 62 ' f• \ �r' .,i..•GERALD ._FORO -�-. :�y — _ — — —— � `�- ,_ - � . Z815g -; 39 \ asses I U /3 �+ sk ,\ ors s�NX p AfZ Ae. !i so.os A. r,P -------------- q 1 7.9 BOA-! i g. ---- ---- _ .w = r _ r. .,awl .:N._,,� ,....x. ,�_ _ t. : 1 _ - e v A A • A .r . A A • • • • L A • �7 ci r0 O KAUFMANABROAD E O A A ARCHITECTURE A A cn co • A A ♦ A A E ]t A A A A A • o"Tf • A A • A • I • A .s PALM DESERT �V • • c� a y� if o j y t • • a�► w S¢ 4 i f 0 d # • INLAND EMPIRE D •TVtS�ON�: a • • A A A A. ' A • • A A A fit „ k - en u f - ._ • • • A eq • • A A A A _ w A . ARAH199Ef. _ .LA-ti .m • , ,:2�....Y... v. u,Y •S'•:*,?4�:t...'4�,.. 2'-, S: "'� .. ,.-• .. _ - , ., ... 1 w ..,:. _ x ,. ,a:,; ... __... , .ems- .{ a; t # y . ... .,., as ,x .,, ,. ,...... 3•_. t- '1 ..�. .. 190, ♦ • A A A A left E ♦ • • A A A ac 0 C O N N_ • A • A A A E d N N as m • ♦ A A A A w co , L 5 O A DATE • MARCH 03. 1995Qj 0 A REVISIONS A N V I O A A o O i d L7 � i C A A i O to O =L • A C3 ou E Q : A • re c= b C rtf O A A ra ra IJ A A. O Id, O Id A • • A A A ivD ti +c w cw A A A A A A J— ee A PLAN A A z W TS, C2 1 A A m �. , SHEET 04 0 A • �_=I A N A A A A A A es ar !' A A A A A ♦ ; .. ee'S-...+.,x' ,... _.v r 't:,+• ,. < ,..,. .. .,<... 'K..ffi ..d ...<. ::.. , .. ,. .. 3 ny, _....... ^'+r. , -m!,w+k ,>r..x .-�:^"4- -. , ,. ... .x.. ., t a. _ ,.k"✓'•. ... ._ _ . s.. ,... ,... ..:. +. ..: .,'irs' ear`s. ,.w.. w _ v.. ,.,. W. .,� .. ,,s. .. <.. Sae :• .....,._-..... .: .. ,. ., r .F+�., .„ ... _ ,. 3,_.. .. :§. ^4- 1^ £,k k,a'. �y. f G • /A4 • i C 7.T fO / , O 1 UQ d E ♦ a ARCHITECTURE • • _ 0 • • • • • a R E a • • • • • a rn rn r— :c:c • • • • • • eo a c ' v c • • o X '5! I-XLM, DES p • • a, "T0, _011 E ((�J • m G fV i • • E ry alp � o • • =� N All rtw 1 • 1LAND 'EWTRE DMSTON Ga I y v MASTER re PAN REF b F a _ OPT i-ION L � { �.. FI P _... INFN cj UVING As -.... ,, _. - ,,_„ ,.. .. _ <-.. .,... .max .•: ..x... .._ „-......,, f •-.;:. ._..-.�: :., x_ 4�.,'F'�.,�r., 'a s.. I� y .ma.,:, x ,: r.,•...._ ..1. .. ... .:*.m. .H...�. .r,. , wi,,.. Nr..,.._. m � _-:`i-' ....�: Y-sr.- � • $. , ,r ,:k.n,..- ., <, .s,:+..s-• „ .... _.aF_. b-.T'.. __ -a.d�YY'..tx. � 3'.. ,..s _.... r- <.,- K, !' ,.>.-.. Q u v ., BEDRM 3 I r B • a a I 1 EoVt - _ .a i � qV i D • • ♦ • a • PORCH j • • . • • ,� a "T • tEE • 3 �o MARCH 03. 1"5 • REVISTONS a 1 TABULATION TWO=CAR GARAGE _ 1000 SF N ♦ a o N i • a o _ m c o- C E is 0 a • ♦ a a a �I ` I j 21,�„ 7' _O„ a a • ♦ a -- 40' 0" •Iw PLAN ONE a • StfEET a • a b C Rf N L ♦ ♦ ♦ ♦ ♦ a N d ti v • • N V ♦ i ♦ • i i A • a r . ,i • • . f A A t? _M a KAUFMANABROAD � E a '� ! ' a I, • • ARCHITECTURE A A r t • I I - ♦ • • • L • , — - — — ' A • • • • A tt' CM6 ci ,� ! ( • .. ! • V .o �=fPALM DESEIDT 93 �, --� ♦ • i Ir ,t s E E LEVATION B • INLAND EMPIRE DTViStON • m • A • • A • — o, • ♦ • • ♦ • O. .S 72 ' I i • , Y,I ♦ ♦ • ♦ ♦ • - -, f i I r E - - _ gilt Ilae A A A A • • IT i ., ss n _ 4ft':. 4.4 t ,i E 4W A A A A • • s - • I .. • A ♦ ♦ • •' ` • 'A A A A Ait air ♦ • a — -_ - 91 l r ow � g Y ~ z • DATE MARCH 03, 1995 • ELEVAT ION C Lj 0 A REVISIONS A a., _ - o 2 ! t d ; / A .. 48 it s o ► , �►� � i � � ;J� jI � t � 4 ♦ a E r �I N1ti ^, • ' 7 _� ` Li If .- - — _ _ r J ' PLAN ONE ELEVATIO A • SHEET ♦ A •_= a C ♦ A • • A A H d H d ♦ A A A a A +i 'Aa - • • }- • a • • ♦ • ` r _ o - o KAUFMANABROAD 16 • AR HITS TURE • • F ^ I it- TT • ♦ ♦ ♦ ♦ • c ry • • • ♦ a • ♦ ♦ ♦ ♦ ♦ • �a. _ c • • ♦ .9 _ PALM DESERT.. • w z k b • ♦ co b C C RI ' SIDE ELEVATION _ o N e N E r �° - = - — • IN�.AND EMPTRE DMSTON • N u cm 3 y , Ln a } • • _._ ci t : 0 a� ... .. _..,.. ,.. ...�. .. ,. _ -.,...E .. m ,.."' : , as .r , 1 O =•.:y:. :. 7-.�.N.: .mot. ., .. fie......._.- ....,�Y b '.�..,.,1�' � �.� ._:,. :.-. . ... ?�. • • • a ♦ ♦ cm -•• ..fit .. - _ 03 F'. � V E REAR ELEVATION ♦ ♦ ♦ z 0 C A O O i C O N N • • ♦ ♦ a 61 0. N N CU _ _.. - - -- • DATE • MARCH 3. 51 o • REVISIONS • d a y .r ♦ • c t c 1 b 0 iv 0 0 ♦ • U Oi O a • G ,EFT SIDE ELEVATION . E 0 • aj CL 0 • ♦ • ♦ ♦ • s N a t_1 is 6.1 W a a ♦ ♦ • • fn PLAN ONF_ _ 0 W SHEET be • ♦ • b b c ry • ♦ ♦ ♦ • • a� w N as • ♦ ♦ ♦ ♦ • �. tk _ . . .y. a .. f77 s-, : :.,_. .. i r .-.,., .., +a,%.,w.,a. .. .; ..:n Y:. .�... ,.>J v,...,^,.` .��..... i 0 •77 ♦ r a a • a = a a a co an - O. KAUFMANABROAD 0 0 • a ARCHITECTURE ♦ a va m • • • ♦ • • ♦ ♦ ♦ vv'+' n, �.r. • • • ♦ ♦ ♦ w z PALM DESERT sl o x 0 i LTV ' i • a m MAS""R €' 1 • a bc f C 7 • •TNLAND EMPIRE DIVISION a • uy FIREPLAC D/ N t • a • ♦ ♦ a ( o 00 MEDIA , ra Ire o �z LINEN y'. i Tyll • • • • ♦ a cl ',. i =. it•� : ,.':. ..��: }>r<. :a- a3 ., c, O C w a. i s ro DEN/ o m2 AN • • • ♦ ♦ a K ' 1 4 x , a ., .•'.. - F.. ..c ...-._* ✓ : _ f tin .. _ v.,y s -a .>. _ ... .. .. .,. Y.. ,-'a. 41 43 BEDRM #3 5,v.:.. ...- ,. .. ,w �. �,. ,.. ... 'ram .�. ,... a ., .. .. •. .. _1• ... r ..._ � _... -... r y..., .,. v - e,: ,.�..v ......... .' .,, ..... r x di°° t f,..i$•" +.,•>. ... _ .. .. Y. �a _. .. �'.v., v:f �i. v� < i-. .,,, .,.: r.� �' ...::J"-.w., F .,. - �.�,. ... t 'a..f§.:�,4.. ,•,.. . .._,_ -r.�+. �, _. s. S r, .,-,-. ..-iR:" e- �tDRM # Y � ,2 PORCH b to ' r • • ♦ • ♦ aftb x t « _ w V- a a • • • ♦ Lc ' a • • • a ♦ 7iQ o D w - • • • o H 0 © MARCH 03. 1"5 _ w o E ♦ REVISIONS • N N s TWO CAR GARAGEen a • Ct ♦ • C O b O C► A y E _ b ♦ q q a • E ee�eF�� c Or Cp a ♦ ♦ • a • r n r n TABULATIONS r 20 —8 4 —p 151-4,n a ♦ ♦ • • • A ♦ PLAN • ♦ 40 —pn . o �-- - _ TOTAL 216 SF `= SHEET b b _t N y ♦ ♦ ♦ • • • w - z ' K e. • • ♦ • ♦ • • 1 Y Y ♦ • z YYg • • t � d G3 CIO O lO O KAUFMANABROAD E a ♦ • ARCHITECTURE a • Y a • • • • A ♦ i • • • ♦ ♦ • rn i t 1 5 v ♦ • • ♦ ♦ • 04 f o, r 0 • Ile _ P)kLM DESERT - or , I I I I" 1W • - - - I r _ - t I' t �. S 1 1 c �j � fit; x - - - _ • - - - - tl�`)I, - _ t , IVA. _ ._ - -._._. -'" — __._....-.-..—_ -.._�_,.. _ ._.- --_- - __- '-- _— ---____ _ �,.+....' • • .�-+'mac.__ -..�* -a/• CL _ a 44— INLAND E�ViPTRE DIVISION • d — i._ — r / w v c « • --._ _ � „ �' is � ;�,i � �`I, 1 d"�� �„ o r t ELEVATION B A A • rl I 1 q ♦ ♦ ♦ • • • cm - - �. Awk cm ELEVATION C ti . .. ... :._ . ..ce-.,.:..._ ,>t.,.:-�_. ,.._...-.�.�....-�:m. .erer-. .-__ .3:,.::x::r_•�.:_:::,x.. --.....;,za.ti�..__.:.__,.,r � ._.: - �:.saa..:.:�.. �"� ��--.'""."�' �R :k.;,. R 0 �V w ,,,,s,. :,;�; �-_--yam•__.--�- ____—_____ —v� -� - /" .. =�:- -_��� r � r c a -w { 'c S m � . ♦ ♦ • • • • > _t ` ♦ • • • • • � o 0 -N ♦ •, • • • w is ,n M n� c`s • • • • ♦ ♦ ii _—. � ea cm _ e • DATE _ _ H 0 _ _.. . . _ � ,r N�ARCcu j 1995 o``t , • REVISIONS • Lj - 0 It z, __.. T � I I; i �i { • O � I ;, � • i+ ii ! r d i r a r i { ;g • x It env ca If � 0 K:. a u�.,. r• u Nk a,. ELEVATION - A, • J • PLAN TWO :.. ,. SHEET ♦ a c N A • • ♦ ♦ • w •N cu 'fll w w A • • a ♦ •66 p ,.. ,.... 3 a .. .. .. .. -f"`. .. .. .'. A .... �x''�. w,a .:. o-... x-�...::y� v e... a. s....,. _.,.. v. 2 A a • • • a • A, rt.1 • w • , w a. KAU F MA IN A B ROAD m E 0 • TU♦ R H TE • • A C I C RE be c • • ♦ ♦ ♦ • T c • • • • XPA .1 KLM DESERT. • RIGHT SIDE ELEVATION • • o N N • a H AND EMPIRE INLAND DIVISION NISI N O m - 4-4 f41-T III _Aj If _ w" N w 4�. ♦ ♦ • • • • o a a Y 4 �. • CE " - A 3 u _# e �KI6_ e}A �'f9"�, �.:.: 5 4' ,E� �, `=^ '';�+e.{J =s3"a*a. - _.'} .. -,... _r."4. c .. .�F._ >n_._.a.A .. .. -. - i.� _.tw- " • �...:..,.. r.r, x:r axe ; •ttb^ _ cka _ • • Q• cm 3 Al g� • . ♦ ♦ ♦ • • S A. 2 �.. b E R tip. ELEVATION 0 c o N� ♦ a • • • • E. a`, cx c. ♦ ♦ • • • • W. as o� i a DATE • MARCH 03. 1995 REVISIONS a Ilk I cm T •e 1 c'. _ .. _, _ a j926 I ♦ ♦ c,I c A E o LEFT SIDE ELEVATION ♦ ♦ • • • • H a u Ft 43 �1 A a • • • • W b PLAN TWO • • • Z W O 6a_ O • a • m re _ ry SHEET fte • a • M 0 w i67 b �H y , _ • ♦ • •i r j � • j • -71 C7. � O R7 ip KA. UFMANABROAD E 0 • i ARCHITECTURE • • � PAN ♦ ♦ ♦ ♦ • LM I 00. ♦ ♦ ♦ • ♦ • c+ 0 . MASTER i Q , Dci _ PLACEcm A. , LLM DESE:�T O ♦ ♦ V 1 � MEDIA CUE REF Q • • o 4 �--- — — --�- A ♦ • 0 0 BEDRM #2 �� O C� � TNIN N INLAND EMPIRE DIVISION q M 03 tl r ♦ ♦ ♦ • • • d� n r , Y K - i r r. . , i w. BEDRM # a _ _ m F J` �- ..�, ,.. 4 X :R' �`.y.. � Y :,y-:«'K,L �4 i�'_;. .,-.tam• - --.�; 7 L > ♦a .. rv--. :.... kL -,. .. ...>.. _ EDP +-.w J ...:.. - , a't Y p, ♦ ♦ ♦ • • ♦ s o -- i PORCH ♦ i i • A� LL � ' t O .N N ♦ ♦ • • • ♦ E as o. N Ci a ♦ • ♦ • ♦ • m TWO CAR GARAGE �y • DATE i N � MARCH 03. 1"5 i • REVISIONS ♦ _ � o i ♦ ♦ o ass EL ep v 1 b • • c V E 0 x x. • o ♦ ro o m ♦ • E ry ac 0 20'-8" 1.9'-4" 40'- • ♦ ♦ ♦ • to u TABULATIONScu v 1441 SF ♦ PLANTNRE 6" O O • ♦ na A SHEET ♦ a I' • b 0 v b :D7 . N • a • • • ♦ er 'N 6! as N W a ., � : - r ��. , .s.. <: ,.�, ,. .a ._;t• s..'Yam'�k -. - a° • • • • • a a a • a a a 'Y • a Cop L a . , o .iv 0 �,,,�► KAU FMAN A BROAD a t 4 ,�,� • ♦ ARCHITECTURE a • E W_ cm fft \� 0 01 e S PLALLM DE ERT A cc ar cm awr �► � r w y r J • : I '. _; __ .- _ .. _- �.x� __ __- ♦i^� � �'\ sue" I DTVMONA s • ELEVATIONLB aA co z � �• I a7, �r , �'. w, •cs sP b. as ow a a A A A a o , . ,:,, - r rig°•, t 41 , ci o cm i - M • `1 q - ___.._----_-_ .. _ _.._.___..___,_._ �A" _..�_. .., _.._ _ ,.. . i- -".. .., _ "n-... ro� � -.< < +....Re T. .�;i� �-.•, j�+.#.w .4*,. r."'mc.3.. _.A, , 16 f a w T • • • r � b IS p • ♦ a • ♦ a E L VAT 10 N Ca H ♦ ♦ • ♦ • a E ry o. N tIe 42 Q• ♦ ♦ ♦ • a a w 1% ♦ DATE / . ♦ REVISIONS • or Im a ITT If �. qw► ♦ , ( I , + A A to . e f ♦ 'e E t Ir ¢Yam. r r a - _ , r� l - _- , • • • a a a PLAN T'HR < <> a ♦ • z W Q _ • w d ob a SHEET ELEVATION A - b. •O C A. — N � A ♦ ♦ • a • w bl yy C71 A • • a a a a=¢ IT t 1`.. a • ♦ ♦ ♦ • • 2 • a • • i • �_ Y Y _ • r77 . .. • x _ - ,P- . , } I q o. Y�4 fit K A F M A N A BROAD �-� V U ° y.' jTijp� F i x _..T _ _, - - ^,L. ♦ a ARCHITECTURE • • 14 { {a cc -� g •v { r • t _ ,,� rn � � r e • ♦ ♦ ♦ ♦ • w ol • � � T'A.L 'i DESERT iq • ♦ m G vp C RIGHT TIDE ELEVATTON ♦ E C3 i • • s E 4 ,�.. '' • INLAND EMPIRE DIVISION ! cu • • ti • • ♦ ♦ a ♦ cu CL {J 40 k _ k 3 . � 4 - r t . I i 4 4 I.t ,a,..'� .�_ 'su: ,. , .-. ..�..� ,`... h,..,. -.... � .;.. I� � � '� � _�.A'. YTI .� 1 :�.,:,Y$4GYe �`�i'�. •. • • ♦ a a ea E cm O ♦ • • ♦ ♦ a G A E R .�A � F6..,VATT.ON A A A A A A _�___. _ • • • ♦ ♦ • E d __. -q ._ : S 4 k 1 1 i dt t G . # ! lit { i _ _ : ::_ _-- _ i. w #_. • DATE ♦ T-fs -f _ .: _- �_{ f , MARCH 03. 1995[J t _ 0 --- - REVISIONS • _ f - t - . Ij LI, f I} `r Y i; o • € ! • •AI o o 1 0 • • m ca v G • ♦ m _E ry ac 0 LEFT SIDE ELEVATION a • • Lj ♦ . ♦ ♦ • _�. ry J • PLANTHRE ♦ ♦ Z W O O • • y q SHEET • ♦ • v • • ♦ ♦ ♦ • w t • • ♦ ♦ ♦ •, BE w _ : C y5 I a It ac..rw :. av_fa.++®Pr_nrw..aa.,sMp_.rw.HVNwu.ans'..sa.A:e+.wMr,usr e--was, arerr.n:rr-..sa.•, w__._a+wwae® w.. _ .. x__ .m.,,.. .... _ ... .,.. .. t ,1 I � v 4 ., ", ` I k .1 r \\ IN, 1 IN THE CITY 0r FALM VE75ERT GA 71, 'I, \\ : � .ti \ 7 4. � r1, v � r - - • v1:1 _j I ", . I �� ." I . I " , - I -v v _ A(-A*44T 1�,_ - , 11 - \ \\ I�\ I - "I ,, I �e j 't fi \ \ \ \ 1, 11 Ia i " 14 1 A' \ i \ \ \ \ 1 � ly \ � \ I LE6AL M� , y C50RIPTI©N: 4'___ \ \ THAT PORTION OF THE SOUTHWEST ONE-QUARTER OF SECTION 28, TOWNSHIP 4 SOUTH RANbE b EAST I \ \ 5554 M LYING SOUTHERLY OF THE RIGHT OF WAY OF THE SOUTHERN PACIFIC RAILROAD COMPANY \\\ 1 ,� Ir \\ I! \ \\ _ \ \ \\ I \ ." \ \ \ APPLICANT: \ ~` .9 .,.`''� \I'll ,'`.•� `\ KAUFMAN 4 BROAD OF SOUTHERN CALIFORNIA, INC. I 0 o s5 \ \\ '�- ,� \\\ 180 NORTH RIVERVIEW DRIVE; SUITE 300 'r\ ANAHE I M, GA g2808 ir Q./ o \ s .1 (714) 262-4000 A is 1 ti r:. 11 1. 4� F7' j \ \. \ y 0 \ �2° Ss /,, `\ � ATTN: KENT &ROVER Q - - ---_ x \ 11 / t OWNER: -11 I Q rye^�,• \\ { DAVID FREEDMAN t CO 2 22' Q \�. \ 2 e I F�j_ ry v � P.O. BOX 501 .761 z I. no s :Q' ��°��i�� Ss- \\ `\ A r THERMAL, GA g2214 40' BUILDING S>_TBAGK PI 11a.0 N \ ,%^ti~° SS- \\ \\ �INEEIV IV..PRSENTATIV : - p5, �•�. ss" Q q A s \\ I ;, 11 HUN5AKER 4 ASSOCIATES o m� S- Q I 11 ,y��� , I �, tt RIVER5IDE/5AN BERNARDINO, INC. �,"_ I e'' � �° \tot � SS ^rk � 1285 COLUMBiA AVENUE r__"_ ry ,,� °l'10 sS' & ry,: tip° \ L4? s5. N, s \ ,, S Q ^ \ \ ` \ rya i- 6- \ 'Y o �' .x; SUITE A-1 1 Qy �vj �� s- �� s5. \ \\ RIVERSIDE, GA a2507 2 2 ^� 9 33g 2 ry �`^,°I� 0 , s � h SS Q '1'r' k \ S \\l\ \\ ,, \\ (�0�) 36q-`1200 I 14e a �o FS. ry,"I s ss- Q >� ,�. �"I \ `�,� *. \ � � ., !, ATTN: PAUL HUDDLE5TON 1. Q�rk \ �' �Z I �rIlf ^Q) SS, Q o+�/ \ S Q�� ~~o � Ipfo SS- ft `a \\ \ o. \1`1 \ T 1, ,, `V ^ "S c' Q�� �° t0 6 Q �> > v I i� �ti 1 SS- \\ \ � i p r��/� 1. I I- Z11, ,s- 43 ^iQ ^�• 60� rs.lr / S SS Q ^10� J \ \ \ &1-1`4LIVZL NOTES: { 2�T3 Q/` b47 `Y h�� ?) ss- � �~° 0 `sO/ .\ \ ~�, \ • °r0 . / °� -CO� „/\ , ,`' SS' Q �o --_ \ �` I. SITE ACREAGE: 106.1 6RO55 ACRES / q2.q NET ACRES 11 -, �� Q Q o� &. ss, '�\�,-* ,, S �� ar - \ ` \ \ 2. A55E550R 5 PARCEL NO. 655-280-016 - I �'�' o /> h \ CID v o r. -,, s ^�' SC. ____"`------.._,._._ \ x 11 ` 'S.g 27.� q h r ii 10 0 tp S - I r \ o /' -.. 95 �. <' o` s ~\ o �� �` h ss LO \`.,, \ 3. THOMAS MAP BOOK REFERENCE: PAGE 1�3 -. D5: Igg4 Efl, o s o s \ ` 4. NO. OF RESIDENTIAL LOTS: 433 \ ',I ( �,;� 4'- -4 \ •- LOTS 41-136,171-i78,1g0-1gb (III LOTS): 6500 5F MINIMUM LOT AREA o h s- .. ,: �. A Q ti�/`r(/� < h �`/?c'S6 tioo \\ Q'� °°�I�, o SS- `� S Q'� ,op�� o SS- /�/ �� `� \,,\ f ry ^ e 0 ry .1r eo ^ o s ^,0. 1�0 s' % \ LOt'5 1-4013�1-17017g-Ibq 1g1-433 (522 LOT5): 5500 5F MINIMUM LOT AREA ` \ . 36 Q,� �� n� Io JIJ �JOp, h �0 ^0�• S' r// moo SS $ ,� moo° �\ SS �fi \\ a _ ,7 �. Q �� I \ � 5. NUMBER OF OPEN SPACE LOTS: 2 (A �) , e Q �\ \ I'll `�, \, s163 , Qr /?e g Q 0�0 6t' °� Q N %^� °�0 o C'��j \\ r ��� `\ LOT A - RETENTION BASIN: 2.0 ACRES \ \ w / to roo 4jQ,, � {/1 ^ Q \,�i� b� q` Q /1.�``" / .- O� I /, a 27� A, ;s ,o r O �' \ .?9 ,/�,P \ \\ S # \ :I , . :' LOT B - RETENTION BASIN: 2.0 ACRES \ \ P=11a.o -8 a P� og N °,, - 7's fs. \ ` , \\ l/ • "- t \\ _ LOT 434 WATER YELL SITE: Oh ACRES \ 124' 100' 17a.7 k 19 " Q . I) J �i " , / za \ / \ \ - . 11 G 4 \ / / \ \� ,Z 285 !no' s p_ �i A 9 \ x \ `\\ J LOT 435 PARK SITE. 2.O ACRES 4\ '�� P=17g.2 �� P*179.1 °` �* �f2 m /78 ^lo �/ ,;� /`' p. s \ '�\ z \ `3I \ �\ ` \ i _ if) 3oa ,T&�. 7 : I .� �, ,� � \ o�' ) \ \ `� b. &ENERAL PLAN GATE&ORY: .PR-5 \i l02' l01' '=I7&.6 �, lr�, !�' ?°s, / ry�\,(r) °o \ % 5 /Cj \ `\*,� \ 2'1q I, .4 282 69' /� �� ,o, 9) N Q' w v �� \ 6 �` + \ 11 7. ZONING DESI&NATION: PR-6 .� h4 ,, °- \ \ \ / '` ,, .� 8. MINIMUM LOT DEPTH 15 80' `. �_17a.4 P 11a.4 17811 j, 1 rp \ \ MAXIMUM DEN51TY: 5 DU AG PROJECT N ITY: 4. A�, �, �, m r o 0 Qo �, .* / 3 q �.;�/& rY,^°` �� \� ,1 1t\ \ \ DE 5 C�8 DUl G `� 2 D ,� �81 _ - O p, 8 • LOT A \ / '``, \ '`\ N P=t� 1 1 P=17a.I o u ~m � Q/1 P,17 /76 �h , 22' �' 3 Q,� b \ "I 1 G \ ,.� \\ :. '``` 70' , , I ��- ✓� l '� 1� 85 ro 4 6n ��b� \\ RET. 8A51N y�\ �. \ '7` \ 11 \ \ goo \ 44' Z, ba?9c� °f ,�,, S �$ 0' \ 2.0 AGMs \ 38 O \ _GHOOL 015TRIGTS: _ _ _ _ _Q No p, �''f 7_1V y\ ry°' ss Q ez 1_ N \,, \\ DESERT SANDS UNIFIED 50HOOL DISTRICT ---- -4-.: .0 to IQ ° a 0 r s� ps o � ' 43' 'O j�s \ \ \ ` ,;' \\ Y!lA SEWER \ a � Vi- 's- 6 /r�. ,� 77., / ��- Q �,� ,- \ >_ �, IV \ P=I66.Q `. _. r ._ � \ ;a, \\ z �, o I R 41 20, °� ^� �,o �, �f- ���� ---- _.__ ,'t I GOAGHELLA VALLEY WATER DISTRICT a. 435 0 1' �' °Z ) . \ MP=\ , \ �n 18 I ,�`• _ 1 ry r m 1 r �� IQ '/0�� �,�, �' ��'� r� L �' / \ �y' LEGTRIGiTY: 100' 152.4 tp n . m ,0 �? \ X�_---\ 6r- •r' ` _ •6 ye �` 't�i \.,�- r�r \ \ \ 1. Fa i °� SOUTHERN CALIFORNIA ED15ON o 1 A' �, I /� �' ,of l� o�j� c9 9 �.-�r // \ \ ry"J \\ s. Ln q� n AL P=I83.2 I � 43 ` L Q m m ^ ''�` ,� �.\^ ° .� 7t `'�' A�- gG � \ 1 _ -, � - rI/ to �. / S , tir , , `5 .R 1 r° . • �.� 6 \ ,,&,' i \\ I e 100, P=183.5 41 1 Q j ,, o >t Q /��,� , ,, �5 a -, 2 s" \ \ t .. NATURAL 6A5 \ 100' S2' •' /i �0 \.S Y alb 60. 6'_ 7t i 'S o t ` �� $1, �� t- $ ,,\ °o g ez r y& o � / w�LL 51TE ,� \ \ m SOUTHERN CALIFORNIA GAS Go. \y \ . P=1b5 \ 451 �; se' � •Z I \ `�R. Q 1ij �,o ,. '� 9 ., / &� 65, \ ; I \ 1 w � .6 ACRES �:0 \ loll i� ,185.2 Q \co ;o n 1 ,�Ll j� r 5 ) ,� s 0 �ry ; t TELEPHONE: _, o r` 1 \ 10 ' ry 0 • :• Q S� \ .�!f� \^10 d- � SA Q��\ �Op O �O� g 96 ,- %i ol. S P=11:2.14 Q�i yam. a " �\ \\ \\ I � 4 �,y � 1 n a- 0" w_ O :, or 6S- S�, \ y /)j � Dt F� �,�/ 56 '0 ��� '� S \ � i' \ P=186 3 6 43G ` M „ Z o O o . Q 1.1 \� b ''�' b •,� r '(� �i �/ \ZJ ^ry \ . 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Ip 'Fly oo' 0� ,, 51 "�? _ sS- Q ~ i �sTO,p� \, "* 100' -Igo.5 .� 0 11 - o 1 _W o _ Oa � 1 4� to i, b / r $ _ o O .0 \ \� - �p ti9 u o' ' -' .P�''"I CP ' \5 e2 210 p;:\� r� / o -� t_ w to `4 65 0, `<,��'q1 `a \ _\ P=1a2.o \, 4 in 5 to �' b 63 5,� b > ,�'� �° u , 0 f l `�� of `".\ - I W) -\ u) of 5, G2' R r `� to 1 Q �OOr ( AD y �• V+ 5$' q yo r� /1 1 � _. \\ ¢ \ \14o` loo' \ P=la2.� I P=Iq .4 �- %, 4 :•� \� � 525 6 0 � 2 - � V m 5� 1 s9, Q n. ^ry/ ��, � I 4 \ r'f \ N'' ,k 10, 17o' 2oq -1a 36, --- ` e, in - 100, 102, _ 9 Q b o -� _s s 1� -\1 3' // oo i - \ 4 (ll In 3 l�ri 19 .3 425 � t � 'r f- ,0y' .r $ � P%\1 a p=1"14.8 j/121 Q 63• Q\ �/�-J N� 11 �• � \ � ! .r« 14 P=1g ,n 3q6 o pt �, 50' 353 '� Loo' o �° 0 16-1 9� 168�ry s5. .\�� \ \ zsL, R I P-Ia3.s P=1g0.0 5' ---z' - \ 524 _ 3 - 100 - , P I \ , : o - 208 - \ O 10o a _ P _ ,\ �'� LA 4 , �4.1� 180 .� _ a e 122 � � \ '4 O 1n I D 105 1 \ l00 A � P 172.0 36 \ i 1 0 C- in P=1g4.8 , � �' 1 \ 554 s� \ �, P 11IS - 1 P=\ » '�'" N •- Za 172 N 1 PARK 51TE ,> \ f I Safi \ P=t 5 1 3Q 1.0 " ti I ' a, \ 2 35-1 S o' 100 p-1'15. 120' �� !69 11 \ \ \ � Lr)\ loo ,� pa �\'\'� ,\��. 325 20 144 , F - 166 P=172.o p_17o.a 2.0 ACRES \ 1 P .\-j8 \ N ,1"l52 In ,-,o.o _ TYPICAL SECTION ` cvI9 .9 10 00 1 00 a, P > z\ p in =I12.0 96, 100' P=I70b \ \ s ' P la5.0 a U 425, 1 38 g A i" 38C`, u� 55 � '� 351 �' 110 P 10 5 10o, )=1 15.5 P 7 I,7 i \ 6ERALD FORS DRIVE 10 P=Icgl - A P, q2� P,1g2� \ -rt s 326 11- PI 145 '° L -1'�'S io° 103' 11O o +n I6 .5 \ \ '� \ P =t� 1 �' _ In 455 \ \t t ,M 1�\ �, o � q3 206 a� �, I .� - 71.6 P=170b `� �� _ \ � 12 �, I 106' 115' lao' �3g \� 1oa' P 1 -I-18.5 P=1 � `< t82 A 65 . 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BASIN \ • \ , i 3-17 5 /. .t _ 8�5 O 18 I 348 __ I P 16 m 1t ry .I 11 a 6°� \r•_ _ .,. { 100' 19 `o P=20o 6 g6.4 P=1gb.4 ,r, I n 5 �' 32q 05 % � , 120, I =i'1La 100' 100, q_ _ � �' 2.0 ACRES \ 11 \ I `� tR11 100, Pl =171r8 _ _ - r- 55' 65 65' 1 \ \ " 1 m _15 138' Ig5.m lao' 148' i I +i1+,-1 � �,)' I Ili 5 (S�J 0' I � 58 � /7 I S2, _ 0 \ ,fir TY iGA� S GfiION N 1 P_2o1.1 I 41q ;� \ � 376 � 55q u� 1-6 PI P=1765 I I P=17�.1 r '' me .5 Pt 0.5 % m v � P Ibo I \ i T = ol.q 402 ,� �, _ �, °ti 1� ``� 34 �, $s r as' 162 -� P=1 6 _ _ 63' j' I \ I I FOR 7 OLA ROAD �. oo' P 2 u `\ P=1a"1.6`I I Ig1.6 I P=178.8 'r' _ ,i;; 55 ? N ~ 2~ f I _ 119' 1T `° ►+ 1I- � � -i� 1 , ti. 1 186 - /t rs. 141 P-118. P=118. 1ln 205 !48 a, '7 D, P=172.2 I r 100, o' . I `�,T. 1 �. 63 • ` ( \ � 1'I P=2 .2 I iv o 8 �`\ �✓� 1 0 in x\j I100' 110' =118.3 P=116.8 ,, = '� _ 100' I 5� 62 � 0. ' 55' b5' 65' b5 65' 22 S> I \` \' �� 9 70 v �' _ �,I 403 , \ _ \,�' I +� 1 0 546 o I P 176.8 2 1 ,' �--- ~`, P-2 S 1n =1, P-IgB.g P=1 .O + _ �., 551 � 00' 100' I 118' 161 �, I- P=112.5 =16a.5 I-'_{ _ 0 �`! aJ 13 �r O �x' 1 \- - a ¢ 30 11 11 oo' I 1 1 P-11q.0 =118.8 149 'r' =112.6 �° l(lI 0' o dJ o dJ Q o r ft� r a o 1 , so' 20' - - OJT•`, �03. PI 1 �••► la3 loo' 145' - loo' P TV P211 2 P=171.0 1n I .0 IS? co I P I 100, 100, a, - = o is ,Z O d IN � o N � � � s 6. U) w o I If �, i \ I". - 41 1 _ 1Y1 1 � 110, _ 11 1t ,1 N 11 - N N \ f s` 4' 1 4' \. ` 464 � I_ 3?4 , a, 361 � I= � 5 Q P=171.0 56 _63 I6l�q 0_ 0_ , a - 0- r� - 11 _ I 10 I '\,. I - I 1_1- `R= P=17g 3 \ _ 100' r 1;, s 1 _2� 1 1- p-205.2 1a8.4 in 10o, IL ; \ �- p=iq8 t_ 2 1rr 116' �, I60 t7 .� - - - �` - -1 J 1 u 11/�' �f- \ 100' 143' \ 0 3 1 _ g.3 P= 1g.7 I U, 201 15D . of n IS/3 `q = _ 1 111.1 _ i 70' 65' 65' F:65' 65' 65' 65' - I \ \ 411i, I „ 100' _ 112.q _ 1 0 I: 66' g 17 - � 416 , 405 �, �, 3 I 62 rt uo' P=180.0 P=1113 P=117.3 65' lob \ P=1205.a < 1 in In O 1n 1, N ' in I 104' 1 100' ,fi � cA v 1 •\ \ P=2o5.a t 'i me)-o P-IgB. i I � 333 loo' 55 - - - P= P= 1q.6 p=11g.6 In ,n - _ b4 I 105 ` 100, d;- l00' P-18o IT6.b v, OD `�151 I� in r 0 F o T' r r- r "t f o m 0 O N tr ! ;� •I \ s llo' ' cv g o 0 o O O ;o O `' TYPICAL SECTION F 14 -I42, 104' 1 Sq 15q 1 P=113,Y P=172.0` IS` - - i_' t3 t5 a. `. `` in in .' 105' P -1-.5 o rA �' I 1 t1 ~ t5" 11 1 I u '� n lT 11 .9 •fl O ,p A \ 5TR_ETS "A, 5 4 5" 18 ,f, p �. 415 I a, I 3�2 1 56�: � I P 0,a f P=177s o� a a 11 11 tr 18Q , � `" `\ �Q 1_ ) ` in 4 - 6 to u, v, t v, a, 343 I t I P=113.2 ti I?.3 1 100' Nr 0. n n t, op`� N r.s \ I P=2 � 0-2o6.8 o I P=iq�4 I I \P=laa.i '� p=I'fa.a` I in I � in'� 334 � 100'`; 100'' 85' 2 t 4 1 55' 65' 65, 65' 65' 69, 65' LL 0I Q_ IiuI 0. "f g' \` 108' 2 10 '-. 144' ~ 1100 140' b P1 19.g to =181.3 I Iqq � `' 152�`ti IIV tl 2-,% ST. i .n �o O OSr O, uZ R-500' 66' 6' ? S3 2,� I t O m J T� i bJ 6 J J \ �a P-181.6 P=111.8 ( °� _ =172.4 P=112.1 �____ - - - - - - `? or a, 414 - a o' '`\I 11-1 �� 141 t101 `�,. 1 40-i Gb, PI to 3 1 364 �, - �_ - - - � 1t 11' �o m �--- / 11y' $ : ` P=11 2p75 ` U, ir' v, -. 1n P=Ig 5 -_ u1 ' 3 3' � Ar R-218' r 101, 100, I Q 5T. � .t ( J - ` \ , P=20_15 p=1g8.5 -180. P= `n P=1 7 � 18d.1 P1 100, 11 c'S" I T" 88 I ¢ 21' to 1ao' l00' 180. a;, I q8 �n ,4 a " - t 55' 45' f ,n 53 u� bb 2~ 55' 65' 65' 5' 65' 65' 65' r v, ` 139 110' N w 1n 18 66' 1 n -* 144' 1t, o AD g.0 �, In 1 in ``415 408 �+ i in 3�0 I 3 100' I t`183.0 ` 153 O � h I-it P=1138 = t O 1's _ ,It 48, P-I6 I u- I P=2�.2 to _ in \ u� P=Ig7.3, ,' 1 341 I r` M In 6J .D o o st P 172 8 N o r o L' o O o O it g- 16 i o 102' s a ID I tb 4' 1r 2 ,� I 3336 r- cV ((1 r. �, ,,., �11 P.1. , 1 P1a7.3 P=18� \ p=181.a P=T54.6 In �I t1 _ f r �_ �, loo' 100, O r T+ r 11 o tit r- - 6 r o p o f' i 125' 20 r loo 100' I 4 1 a o� a " +t I+ 1+ �° I O 11 O 11 1, O 11 `fl r- t- 81 �T ((� �( N (� n �(�,�� (j��� \`` 144 137 110' _ to 0- 0. 10. 0. D- in in in I _' 0. 0. O �- 0. '- 0. n �(� T_ 1-- I V ��1A�1 Vll� ll �L1llD �"ltt►y Rut E, IT I in 1 �, _ -... ._ _...__._ 1 21 in 1n 412 I �, bo1 I 1oa 8 - - - io I aL _ 11 ,, P=16a.3 _., _.. _ _ N, �, 40a 1n 366 p - loa 56 35* 55 o y _ l� I , P=20a. 1n. 1n 1n _ SS _ a - u I 1n ! 18 . P=2pg.l �, p= qb 2 31 1n Igb.2 I ,,1- ~ F., p- P=183.3 'n P=I _5 5 4 71' 65' 65' 65' �5' 65' 70,, P= 111 70 65' 65' 65' 65 65' / 0. 110 { 1141 P 113.1 t 8 100' I 10 i P= , 100' 100' 66' r .•1 11. . I 36' llo'� I "� r a Q rr .3 - ry r ,1t 71' 16-F5 - - T. ,, . _ , �: ! TYfhIGAL SEGTtON in - 1n 86 � to (r I `` `o < !"� Y, 100 ' & i _T 1 �• o � ,p ( t, jl.i 7 s��" "+ Cb j g' rr r.. t�i.�� I 41 V �V 6� `, �. 115 to !n t O ('� O O N O R .G)�S' L'� '$ 1� ,�_t{7 f :d4', ... -�. 1 �' ti °' .� \ o ry ' %Z _O o Lo a d- g d1 , N o r_ .� 5I 68 �o r r o r r o N - O �. P=16a.5 -1 STREETS G-R T-AA `` __• P=7o8: �``\ u, 11 P=1g5.1 to 35q 558 N In 2 - -- - _ 6' 1T .,+ , 1 - - - -- - - 7 o = - a 0"' _ f I I 308 2 PI s/P= OS-_o P�045.1 a c'�._ ._. =1 4.3 I 8 ,n n 11. .. a 11 '" � 1+ ,- H -- = 4.4 P=i`13.5 ►1 111 n 11 11 t1 - i_- Q, O o i, I I ! nr rs 2 Ai;' 2 e p=184.3 _ . - Q P 11 p- o _ I- ti r t; __ 8'6 to 0 7. 0. u -18 0_ 0. SL Q. (L i�_ a` tL O .•,., ,y\ 122' �,� 1 - I �L _ �: "S, � 0- 0. � 11 "" ._ u _ 1._. _.._.__..._ _.,.. mT _. _.-_._ . _,...,,..� ._- _._ . .._ . ._ \. 23 \, II l�l 4.1 AS I s4' �'_ 93' 93 8.8 ` '``L - --+► - `� �`t 1 �4 15 A5 R-4000' ., 1 `, ;n ob, 4 n�1 ri 4 � rr' r9 ' ! i` 408 5 65' 65 65' 65' 6 45' m -+ s R- 186.r ti 45' 65' 65v 65 65 65' / 0. ( 85 1 1 P=20 ,E -- - }2: R 3 8' _ j� _ ,I n ,�� 5T. „� r 5o ba +n I,t PI ob % 11RIt �, 0 ST.R- 3" Iba.a I _ to I 2ST. _ - - - _ - o� p=113.8 - - - - - `? I6 P= h m -T, 6, �t - 55' 5 55' _ I 1' t `. _' t k' 4 �p ' S5, 55^i 55• 55'. _ S5' 5" 55' 1 4 - N° - ro - - ----- - _ 101' c, �r < za 1 tt I r =I14 6 , 1 P=2 1 a 55 1 59' 5' 65, 65' 65' N 65' 3 13Q �y 65' 55' 1 S5' 65, / _ 84 - - r^ i } Q. .� r 66' a2' o' 25' 16 41, 66 �'r- � 2•' 13 . .1111,Ir._ t tf o n rnan nary w. P Y 130 \ o O a , ff O ih v N a v ;1 '� Iri =t Ln I� v t" d� a) 6J 19Ch.0 d. Q �r �t ,a `,v ('� 1 Iy i Q �j 6' 22' 20 °'�� 2 '9000T- �', - \ i 25 N ry a N N tY'i !() 11 i, to 11 m i1 u m dJ m sJ o t`I o th m iu v` .0 (n \ O Q >� iu In o .� tV o U1 r t ;r �i a 91' A I -� II 11 11 m I ~ 111 \U O t- ,(� O o t} , m f r- r r= - M p=205.o ti ++ o=, o_ p- �- a 11 1 •� '� 'd `'-. \ °- _ - - - _ �- Q a TI - it �F �+ .ram o - O Z. 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" � THAT FORTION OF THE 5OUTHAr.5T ONE-OUARTER OF SECTION 2D, TONGHIF 4 SOUTH RAN6E 6 EAST I 1,,,,� - � . N, 1-% � "IN � 9554M LYIN6 SOUTHERLY 6F THE RI&HT OF HAY Or- THE SOUTHERN PACIFIC RAILROAD COMPANY , \ 11�1 �, - 111� �'?, `N, 'N-� I'll 1! I \, N, � � .1, / 111`� 11 \ -, ." "I I'll - !, I \, 11� , . IN 1-1 1-1 �, 11, . 11-1 "I 1�1 "'�, ,I IN % I I I N, 11-1 �. 4 :11 ---- %�. % . u- I 11-1 IN � � � I I \1 I., ,� 1,� . I � --,, 11.1 �� 1� AEF : I I 1 .9 1 1-� IN I �� .�ICANT 1� N-1. 11�1 I � -..,., �-, ;� KA1FMAN I BROAD OF SOUTHERN CALIFORNIA, iw.,. : I v' I -I . I - � . "Ill 11-� 1*-1 ,--� N,11-1 � '41 . k , 180 NORTH RIVERVIEN DRIVE; SUITE 500 - � I I 0 0 I IN � .� 610 -0 I ",� IN, il�,� .F " % F !Z!J I . I . ,11 , � 1�v . \ IN , " I � 11� � I 1%. � � I \ IQ , I,- 11� 11 , 49 I ,� �N � ,�� . .1 I , , - --"� 1*-1 I d (114) 2b:2-4000 I'll, I � b- ---- r," � I I . I "' 4N� , - -1:11?1.- "I k-i - I � , I: �1 . � � I � 11 I , -- ,I 1--� I ,�, � :,-, " I I I I . I -- "I" . "I ", "I, I I ���? � . .,-, � I � � � . . I . /I - "I I , ,I . 5ROVER ; 1 I ,Q CO -, .-- : , 1-� - I I I I , ATTN: KENT C . 11 .1 1, ,� I fV &,. , ------- �i N, I IN � t 1: I , I I I � I . --,—/ I N, .� i � I I �,\ I I � , /\ n / 1-1 I � ?, I I ,,'- N ,( . - � OMER: , \, n w " J� I : I � , ,4) . /I 1� . 1-1 1-1 11 1, .1� I �, ... I � I . ., Q 11-1 11-1 t I I �11 . 11 , . , - ; �11 ;1 � I.. . "I'll - ,�,x .. I , , - //- / I'll � "I .11, I . I?� I I . .�.� �� DAVID FREEDMAN 4 60 �,� ID I I I : I . , ,a?, . - I 4Q NO, . . . I'll , I I � I I , . I*1 ,I I I . , I 11 I q , V I . I I 0, , � 1�� PD. BOX 501 1. I , 1-1 1, � . I �\ . ,*. " N , 1�1 �11 11 I � I *: I I 11� ,;�- 1-1 I �, I `,'�,\ .76I.. N -0 I 1\ I 11.1 �11 � I I ,�,",I I 1, 1 7 4? 11 I . -�, � 0 ., 1Q111N . . I—, 11 I � '�` � . I , "I 'v I I THERMAL, CA 4:2214 1 - � ,..� � I I '� &I �, q "CIO I 1-1 I .. -Ler I I I I �', \ 1-1 ,�', � "' I I .. 11 I -- ,;;� tK !� I . 11� I . ; - . . I . '71.0 cu ----, � I 11 I � 40' BUILDN6 5ETBACK .__fj I , ---- 11 IQ 4 . IN � "I - I . '11 . I EN61NEER ., , I '), m �: :: I III-i'll I I I VREPRESENTATIVE: -1 . q "NN , 11 I . . I I N, I ".1 I ` � I � 11 " ��15 1-1 I ",� ., . '1�1 J. � - �11�1 I I I I ....,i I I 11 I :1� - 4? // * I I 4 "' . I I HUN5AKER 4 A65OCIATES I I I , )X -,)FOQ � - ; �� Ili I � �Ily 0 01) I 1! I ,::I ..."I � "" , IN I I ',I I � t', 't '. . . I � I I -1 I � - .. -"-�o &O q �11 N, I .111. I L'��' ' . -.RIVER5IDE/SAN BERNARDINO INC. I 11ii. ,.�7 1 ( 0 1 11 // , I N1, � "I I I �� I I � I I - i , 41�� �7 ,� rk � fl�,"\ " I �',,�":� 1 . � . - �1. I i 19 - N"', , "p) 1-1 � � ; ,, I \1 �", � I , , . ,� 11-1-, &-1 I DK q I *I--, 11 f �,,, I I � I , � � . 1285 COLUMBIA AVENUE I I � I—' 0 1 Q %I � 'L� . � 11 -\ 11 ir�,�� 10 ,cp- , // --, ,02 I 111� I I - 1�1 � I * , I I 1 7 , ,-,� .5 -0 IQ "I .. I SUITE A-I 1I , , - 0� � I / : I � I - or� ,-'," , '--,� I 1*1� t , -, �� I I �- I I I I , �%, 4�) ;;', . I I'll I � 1�1 I � X - I � . . I . 01 `1 (:� I .11 I t, " I N . ".. I I I i. 0 & J, N & IN � RIVERSIDE, CA q2501 k�� . I , 12 q N�-� 61- 1 '�� - I 1� I � ,� . I 0 co* R,� 11� 11 I I , . . "', . :2 .1 kl� /,> � 1�1 I t� I I I I . I I 0 -, *) , Vol �, I I N1. : I - "I . : � 'I 'll .� ',�., � I (qOq) 5bq-1200 -1 -Q I . 11<11 ,,, I I �0/11 .�,K 11 . '. � I � 1. � � V% 0 If , , � IV " IQ . I -1 � I I I , I 11 I IV&,. ry-, I , - I "I 1*11 11� � I'll , I I., I 11. 1 � I I , \ I , I f� // #N �K IN, r k Akto , � . 1-1 I - . 1, . 11 - ATTN: PAUL HUDDLEBTON 11 .1 ,�,�z , 0 to Q t A'. N 1-� I I .1 . I . - I V ,0 / ,,, ,�� (0 0 1 1 N, . I �: 11 I I I 0 I I I I I I V 4.\ 11 I Is, �, I . I - � 1. 11, I I I � . I I � I 1. I I �, '*1 N*-� 4Q 1 ---�i"� 1�1 I , N c I 'N ! IQ ,0* I 11 I 9 ry -"- , ry ,11 Q I I I 1. 1-1 I 1. -1 I � I . I I 1. r/ 011 - 1.11 I �� 1-1 I I I I - I IQ /;�,�-/,/ I ?5� ri ,,-- . zz 10 to to IQ ,N- I 1�1 11 I I I �� I I . I- I� "I L I v� 4,?, 6,go- ,. I fl? �, 1-1 11 I I . � . ��� I . I RAL NOTE5:' ��� , - I q 4* 05 . tK' 'jo I I'll 81 k 1"N I t I � ,'��:�,,� ' ,� , - Is, ,�,, 1-1 � . - �"i I,I �I I I I - 142 .cp /� � � ; ��, -11 1`1 I I I I I I I - � � � I I . �, I --- I � . 1< V `t9 & 111� , -,',"�� '*-. I I � �� I ,� I I I - . I I I - I 11 � 1 4 , 11*1 I CO I .Ide - , N�-11 � Id W " --- I N-1 11 � I .1 :2�, � . 0 'I � ,� - I ,, --- -7 , . r , or I I'll � I .1 I . "I , `*., , I I I , I , , ,rog-0 �, .'111 k I I I I . . I " ... J. .-VTE ALREACE: 106J (?RO55 ACRES / q2A NET ACRtB I IV 11 41 &I &- 11 -10 . �1 � 1-. I I . I I � � I /I p, - I I . . . ' I I." I ,� I I cn -- '*%, I , 1 4�1 I , - �. - p -4Q �, �/(1) I q /� 9) I ,*,., " '� p 0 - - . 1-1 I I I - I > Al* ,- 0--% '3� c � I � . 11, I I "I.. - I"" I � �� - 2 .11 ry , , � I olrk , -------__ - IN I 11-1 I - � '11',�', ,, , � 1 2. A6SE5SOR'S PARLEL NO. 653-28,0-016 " ,� .'11:::�� ,�, I 1%, I I I'll I � . � I I � 1. 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I I . \ N� - . ca IF-01 16cl I'll �u . 1-1 I I � I I - , . - I I � > . 1�, -. 161, - , I Y, I .1 "I i- I > - - I " - I 1:1) \... \,O:�k 552 . - -, /.Y . 11 11 - I - I I .,I�1.1 I I � I 1�, - N1.0 \ Is p J-T,,�.,d' I I I P=1�5.0 A I I I'— I 1, 11 1��2�1 . 925 11 . 0 T ,I 'PIA ,.*VIA 20 144 11 166 ;, P=I 12-C., P=110.q 2.0 Ar,RE5 � "I N, t � I 11 I I . I I �I 11 cqi 10 6\� 81 ,,- ?-- \ LJN pz\-I�,. , %0 tlao � � � I I 11 z I TYP10AL $E0TION I 11 I �' I- in , I " ' � \ , w, -.,!? x 0. 9=1' , lei ,,, � I '1�1 . `11 � � - I d �n' 1::5, 55 . 5 p=112.0 96, � 100, I I � P=110.6 � I I . I ! ' ' I LUL 0 A , , I ! 11 i,.'� , -OR '. , , I I , , �; *5 1 1 1 o5r=RAL1:) r Z) ZMIVE 1,� � , - , V) I . � I I I - � i:" �, � I 1 5.0 4:2� �Ia � - 35 -\ 551 100' ' v::115- � - -71 J� , I 11 � I I 11 I . - � I I I � : I . r Lq �\ 1 .2 J-1:2.1 � .el b � La L I ao 1170 , I i I . I I f" I - P=Iq5.�,\ , � z - - 1145 , � . 5 11 In Z� ( . . . ::" I Mrs. I I � � �,,`1 103, ? I � �-I-M -�? :2c-/G� 11 I r� 1��, 5 �r 455 1 . I ,�,,�,� - - I I- � i � a cl) �-n - 1 . .( "I ,�,-�� t N � \ , , 5 a A P=110 ., V� � I I ; ,�, � � P I -3 , I I �, . � �n � I �h t I t A 165 P=1'71.6 , IN I , I in " 1-5,\ a - �, I I e- - -- - "ft" � I %sl I I I I I �-:. I I I I . 11 � I I I 1 . . 111 11 . 11 .. I . , = 0 F: tr) . -, i I I I I � L I I I 11. I I I I '?,,, 1 55& 1 - � I � I'll 1�1. I I � I . Ilk I I � - ;,50 I.uu T p=1-is-E5 P=I-IL5 I I lc I I , I I . . I 0 % � 3931 51 IN I I I I 11 �:I--�:-���� . ,1� 107' P=leill :\ .5 1 z -1 .1 on -\:: \ 1p�Ail -7 6 � 1 .5 I / , 1-1 � I I I � ,� ,,,, I , ,, , 11).0 - , 5:2 2 205 ��Z' f 146 T' .. 124' � - - — - 6-71 1 N, I \ . . fk . I "I � -1 I I , ,� I 141 .5 1 .1 - 1� r jp=j-je).4 — - ----;+ - , - � I.� :Y� I � I i I 'b' .-- to Y 1 .5 P1 61 1 N, 1-11 '\ : I 1 65, T I I � . 3�; :�- '� I � Ln -: 15 1 , I \01 14AZib j,k4' P=rlec ' ik 164 - ci I'M- m, ST. 70' 65' --, 1", ,z - I.. 1�1 . \ e I -I- 65, � , - , 11 V, 01 --� , . 1`;.`,.,: 1 I . � , ,=ICIC1.0 b \ 4� -75 's 55-1 k" I . 110, I I — -11!� . t-:, "I �� I I -I- I 1 43, !,e,- I . � ,",�� �, I 'I, � I \ " \ R � 'n ,i�,, ID - . 11.1 —a—, - -1 -- 1610.0 . .� I %D = - . 11 I I I -- - I � :,r-�.,� :,� "--� � , 2 " pxlqq2 " 400 in a /I .1 138' F'#.o p=1 0 ri / 1 14' �� �n 11 - - � , F rm 5 � 11 0* ;�, 15... 11�0 12.1 2) I . "*-_, L : �!! 110, - 1� �3 T N% - �� �u 52 -7 EY p=I I ;z 1 1::1 " If - I I - 1-1 \1 I . � I I � !- �- I - '', ,:� N .... Ix ""-2 � P=I C14.6 "I \ P-1-15 2 �1-1 , if) I T t, 14 � - U) ::; 0- � . `% . � - -I, �', :,,� I -15.1 - - --2jL ,I-AL- I -�,, , �11 I i�t .- -- .7- ..'."m'm I& .1�, N, I P=2oo.4 wl -1 Ln . N\\, TLI�Imxwn - , , , 14 �, tal p p=1 P=116- , �u 1; I �; 5cl � L 60 T �h . q Q Q �, t- LOT "611 "-�-, I 11 I , � - - P=rn.q ' r 4 -,� � 'A' . rjo I 6 0- o 6 Vi = I N, � . i � � I ,�-;�11 I , 1101 I- 01 - 1 87' 65 �n =11 1.5 It RET. BA51N 1-� 1� � 'i 11 5"71 ' V-� (t1a r / I (1) - C) I - If ri 10 2 %I = - ,� ,�'1� in - -- p - to 0- � I'll - - -t I I 1 -4 '�I , I . �- � al ::)I Ln ' 5 In �� 54a I,S) " I-=11(2.5 , 4D I I .q — 11 ,�� . � � I 11 I I � - .I I 1p 11�I I 100, 11 .1 p 1.1 5 1 �� n 52di 0.5 % 100, I 100, 0- CL 0- V, .11.1 1-1 i�,-1�� I . . I . . I I I Pqob.4 - 11) - P=111.q \� 2.0 AGRE5 �. � . 1 lclob.4 p=lqb.4 0 ,I I :�, ", 0 -1-7.5 - ,, �m I I ,L:, I --\ � � I " , , -�, I in I �, \ , - 4 p=i&q / ,�, � lv-� -, -1 � - "--, 15 � too, i 5.0 P1 , 100, , '' �L ,�-5 =1-165 " =1 - — - ----i� I 01 - -'- 55' 1 65' 1 65' - I ! " `-, . , , ,� t I 1W111\ "I, 138' 1 148' 1 1 1-I-- --I 0 155 �, 55 � 61 'D I , 5,3, �- �! -,-, 11�,,, (� 11 Im. 4— � � I ; - I , .,.�, m 0) , � ST. IT.5 to %D i I i'll C:, , � I - 1"**(171C,AL $EC.TION I �' �,,�,,, ,-" I U-) '*� - - il� - 1pt 5 1 ND P=112.1 r = 't no�i� ,Q 0!5 % , s) *,p �- -- I , ��,�-,-� -\ - " 1'� I . � ." , , N 201.1 1 41 cl \ �- 0 "kI I - I A`7' �, I p 6 P=I&O-0 i" 11 I I ,".",'' * 1 - In , 40 \ 6, �, \ 51 to �n P�1-76 I ,., ,,�,''" � � P\�= "4 _ ,,) .1 �04 . ii7) � .6 I N �, I.,��:,L. 1:11. � �� -,p 20I.Cl 0,- � -1 1.6 in , I \ P=1-7e),e) C350 to --65' 85' 119, 1 � Y � - -71 P-.- --tt - - -it - —�.- F 31 �- 1� f I 1-1 I \\ 11 L I I FORTOLA ROAt� I I .1 � I . , -" �%;,(,: I N I \ p-I cr.u\ . � I ks) ul F=I-TE55. Ln in I = , f %D -1 - I I ,., 1,,, : I 00' 100, 0 � ,�, e �, , P=1-72.2 .3 too, I ST. - ' I �'- 17.9- 1 � . i� .. 6 'D �, ,� ,,, 1-1 11 110) �) I = I I ir- �=1-76.9 1 \ 205 14a 11 �1 111, , 3- I 1-� ,�-� '1� 1�1 � . k,ra . I',�, I 1w 1 1 ii1 --� �n < < � x - � �� I � lw, , I I", I , - S;;,, /- I � I I � , . \ 14 V 0 100, I .a V = .1 i T I -- � I \ I I :LT--.f-� 2 — ' 65' F . - I I I .- I I � N * � 110, , �) � � oe� 55' 65' 65' 65' 1 1 1 � I I I � ' 'I I I I.-,,.*�,I " <\ \� a : N. %, �01 �, � I 0 ii1 I 41\p=1-7 8.5 P=1-76 11 =rlob.a 100, 1 15-7 1 a- / - ---k-------- /' I I I I . � ,1 I . "I t- � I I N`N, it], *�\ , �'j \405 ' 0 1 n , �0 "') If� ., I �, �`17,� .0 �� %.�Iwl I in I I "I z 1%, . W. I- I I I . � I , I . , 1 P=2 3.5 u) I 54(b , '�- 100, p 118, 161 . V-: T, " I . / , (k I . I P=1-711.0 on -72.5 - - 1� ?-"��, � 30 I I �% , 100, -- 51 P=me).e) , I , I 0 0 - - r . 6 1:6 b 13 oz Z. a it .6 . I . *1-1 I -----�.. - '!� J- - - � I . I 'L� 100, 'D CD . I , L..-to, i- W. 20, 1 le), I � `N`� , 13 \ 100, V .I �n i F=112b j , � - I I I ll,, I 41 '\--" ,OY N, 0 115 ci Icia 1-1 P=Icie_ P=I .0 \ I I I It F=1 I =ic,cis � �� I 0 in ri I Q u- It q I i I - ----- 01-1 1 14cl , I r '' I I . , - � "" I .0 10 in 100, �1 !L � oi 'D �, (., r 't cz - U) 0 . I 11 . .. I ' 1-4'- il NN, , , 1 4 (t) zz I lo - .. b ,. -N, 7 , ' =1*7 171 1 #.%/ � I - 1 2 T -W = (14 - (I = - Cl 0 - I � I ., � 411 1 - 514 w,) �, " 1 561 1 �D 110, 14, PtI71.0 I(+ - 11 = 7 - 7 L.- I I I I 1�1 � I - � I I 1� NN � 4 � in I -r-1.11 , .q - .1 - 11 I I I I '� � , � n - -1 = �n =) - - (03 - a- I I I I I 1. � . . " , V- F=205 ,!�- - j?=1-qe).4 0 b NO I a- - - (L 0- � � I I , - -7 , ul CL CL i '�, I . - N Ivu I \ h li;6 � � � .,;" � I i r) � � 16' - I(PC -nx) / p=nu 1r- 0- I - - - . 1 - �- - .1-1 � . I I I %- 1 2 W, "I . �. �, � \ '0 100, I aR :20 In � h j � P=i i 11 \ * I � P=I"741- - �n :2 in I 't- - - 11- I , - — - . . I ' . p=i-q6.4 1 3' 1 1 F Ln - --7 in e in -T111 1 70' 65' - -6-5' -- ---65' 65' 65'-- 6 51 �mimmlw� � I I I �� I 11 11 I -"t43' 1 IGO, 11) X) I, 01 I � 1k 1-� I � I I �, 41(b ' - 0 - I , F=150.0 ,n P=I-M.3 U-) 1 F=1'72.'l - 10 100, .. i I I I I I " I 1p "��12'7 - i\ Ln \ 405 - ", (02 � I � I � Ppl-T'73 - I I � I I I in in j 65' "I I I I - in . I in 544 - � � 1 - - 5� . . I I I . I . 1, I ' 0 ` 'Ito P=Iqe5. , , in �\—1064�' 1 = In - i 0 13: , - , 1p It . � I - 1". 5.11 100, � on . - . I 1 . I - 1 $ P=205.cl 1 \ P=Ab.0 P=1.7q.( u- 555 \to 64 ' - w 6 c) to () 11 I I, 1� � F9.10 ., Lr) 100, - 1i T�,110' � 0 U) v: 6 1 1 1-1 . . I - ., ' I - � 1. L I � 105, - 100, � p=ie)o-5,,.,, mi-b �, CC Iss - � � I ' T- C) �D Iq Ln � T'fFICAL SEC,T 0 - - 11 1(, 15 P=1.75 - - P �s 'T p �u m 6 , 1: Q � . � . � - 100, i) \1 51 � �/ t VF p d) F I � ,. I 1 .1 .� - � - cl & O 15cl In I i P=1-72.0 I - W -I - � - � , !R - ( - � () Z � - I - . I � . 11 V U it I I - . I �:,- � I ' . 1 .3 W 7, -- tj- ,p �� w 2 �-, , ",�, , 11 11 r� � I sTr%=:^�s ,,A, 5 4 s,, . I , 14T I\ ., 104' 1 1 W) p t . 1; �. I 15 0 r),,N 415 1 5-7:2 ii, I 1 105' P= .8 I P-XkT75 , I V-P,=17-7.5 CL a_ CL rL u- N� . , I 4�6�k&I 1 56 'n 541 � �, � Z4p 1� 100, CL If I � �, ,� I �, � \ 1�n � �� I I I #� F\. in ;;?-t--? � I , - I P=I-0.2 y 4� - I . I ,-0-,,1q, - I 1�1 I 1 �; 1 . I U-) I p m Z,-1-1.q c� I in in I� ' 65' 'T I 65' i 65' , r,5' 1 0� I U. I I I I . I N.rs. � I I . q I -7 5 4 il 66 � I � �, P=206-�' 5 jq \ I U- 7 - � . I " I " �, , in � 1.r 1. -------.-..#.- 66' 1 � . � -1,1: Vu 144' = -1" 01 a P �) ..d .� 2.2 % ST. 1 7 14 0 *, , U) I R-5(�, i ) I � I � I �:� - NNI*11, \ 1 1 . I , 1-76 C1 \t?43 In J10. '%�� -t 85' it �n (05 � �- � tv CL I CL - I -", \ 4,�� — p 161- ( ci, 11 'N .;2 io,y,� i � - in AI- in - Lf � q, U) 05 % '11,�4-,- �- I . . I , I - I I let �11 �1 414"--, ' W) u, M , I- I ---- F.i-72.4 P=1'72-1 () 1, — - q� . . . I �� I 10 111 I I cl&,!p F1 t5 !� �, 56 4 - I P=j I - . - ) _ - I -- I "*-tk,�, I I . 1 4�1 �, to I'll :� I'' � 0-1.51 \ ir) R-218' - I - Hall - Q0 . 1 20-1.5 p jqp%':; I P=Iq u, �) , - — - I / lot, 100, !p 40�-� - I I I I P=2 = 4.,- \i�=te)o:i I �, 5 5 1w.1 Pi I 100, -'JA, I . � � - I 1� 11 11 I P=160- t �i P= -7 In 55� -- 531 55' 4 ' — 65' ..........� - / I aa I . � � I ce. I � I-:�." 1, G 100, � \ 100, -13-9-71-,— \ - "", I 418 ii,, ! ? �, 55 �-, (26 6 ,K, 55' 65' 65' 65' 65, '-65- W, I �,N� "`��, , � pi- 1 40-7 � I I I -1?+ - — - -V -— - -%+I ST z ' — - ,� / 7 1��' I I --- "i, I'll, "I � . I * � 144' 5q � 110, I - 11 %D %0 I .8 V 15-1 -� 4 1� U-1 p=Ib-q.0 . o- I lb, -I- 28' -1 I : I 11 N1�408 �h 9-10 , I 100, 5-� 0,=183.0 I - \1.4 I'D cl I -0 -72.6 t *� f I �- 11511, - - I I ��-- 11 h 15 1 1 0 P : 5 I -I I , \ 01 155 -, () so P=I .e) p=1 I -q u: * q ,u 102' 1 . I I � I I - I 10 I I , ., , I I .1,, .� f:>=2 2 p= 6.2 u =Iq-1.5 ., 1 16 5 pe(0 I I , r-, .. It p N?I In p :.� 6 r- * ui It F Z. C1 - � M F b 0 b 13 - - ,q 7 lob � I .. . 1 6 4'- 1 1 , 1, I I ., P=2 .2 ' p=I 5 Lba N J I -iNt: �m I 100, too, t- CD 2 5 s r I / . , � " I , -1.!33 u �1 �) " 6 . � ... , , _* P= 54. iq � 2 in F� - () 7 2 t- 4 ,� I - I � 1, :_�� T 7, �',L') - 7 = Q 7, .� f: c� ,z 0 , "7 � I I , , 144' N - U. - OL - � I I. , 1� 144.1 � D- - (L - (L �2 74 - "E - I I I I ,� 1 51 --��-- 100, -37' \ -- "'T, zrl A� 11 'If - it -(� -/ �) of - D- 7 . 61 - I u,L � 4,=&�- , I ��\ I �2 ._I i 1*4 1 ::,, I i . . 6 � � If)' , J Wo R6 4 -1, � . 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I ,��-k �>�� 5:�� ,, I I I � I 1, 4 , I - \ I I fif" 9 1,� 1-� � � I I 1 91 I,r . . I I ��--- ., N',�- -,, - - 9 N11 I � -280-016 - , ---L I 9 9 . . 11 I I , - ,A � , I k* "It, - I � I I I . I I . 1 9 2. A55E55ORS PARCEL NO. 655 �, I � 11 �,I ," , ,,,, I I I " "N4 ,Qlf -N tf� *1% 1%, . . 9 "i . I - , *2 0 1�1 - %0 � , '11'� # �, �� 9 1;� �, , � � I I , �1, ,, . 1 9 1 1 19t . � � " N, 9 1 1 9 9 1 , t� I , , ", . - b5: 1154 EV. I I � I t� I-- rk , 8 � � � . I I I .-,,, , � .1, I I - , .��4 , 1 5. THOMA6 MAP BOOK REFERENCE: PA(5E IcT3 9 e - �, I I . I I . - ,� � - 1 , ,.q, ,. I ^r� Ip S, I <1 A-5 > , ,/f y) - , -Q I 0� 42 , I �- ''I I � -) I I 11-1 I . �1� �, I . . - . I . I I I � I I . �," � I I I I I - 1 9 � , 4V - j , "I : .1� ,S,>,, / ;t 4?�� 's r,V -,,, , 0 ,� 0 - I- I r � 41 4 ,,z 5 &\, !� & I I I � I � I ,9 1 1 rk .-,v . 11 � I I 'S. k W I N-1 I 4 N, "9 1 1 4. NO. OF RE51DENTIAL LOTS: 433 ,- 1,�,��- I I w / ,,J- ,e I ;)I k, /1110 I �-- KO) f� cl � - I � 11 N, I - N, . I . I . - . I" , / I I I 11,�, I I I - . *> , I I I le � , I 1. . I � I � ,� I �, -'_1 111. 9 1 IQ A � . N, - 1'�q -*1, / , I- I", I 1-1 9 1 . I I - I I 11 , , ; " � V %, "I I ;.99 0 1 - I�, . I , � ., -j '/;� -Q N' I p U - -19 1 � 9 1 1 i � - "I, I � . I . I LOT� 41-1561111-1181110-ft (Ill LOT5): 6500 5F MINIMUM LOT AREA 11",; � " � !;Zs" , 'e, V'r 0 / I .1 1, . - I � ,�, '4* If %a - � T/ke I s,l � ' . � � I "I � 9 1 � - I � 1-1 -,,�-",,-,�,�...... \ I .0 V % I � 1-1 I I . �,"� Azy c 41) , 1��14 q I I 1 . 1�1 9 . ---- .1 -1 . ?6- , �(o ) - - 0 &, r �1- ,��-v I 1-1 I I - I . I � � 99 '*�, I . I I LOT51-40,131-110,llq-181,141-455 (522 LOT5): 55605F MINIMUM LO ' ' 9 � .1 - "I 0, .r � I , , IQ -'N I .- - 1 i 4, -N J?k cp 31�1�1- 11-�Z> 1 1 -- 1�1 1-1 I - . I I I I I .. I I — . � � . 9 -1.1 - I I I T AREA I � - I 1 I I . . 1-1 I I I ;F 11 I I jr "�r . I I .. I I � I 9. . - 9 1 *1 'J�, � %/ *-�� in oN , N1--1 /C N, -R OF OPEN 5PACE LOT5: 2 (A - B) ,�, � 11 1�1 r ,, I - : I I " - I ,,�.j ,e ;b 1 4 , Vy,:P 0 11, 0 ,-I,:,/- 11�1 I N, t I � 5. NUMBE I , I I .V V <9 , � //f/" � I ",I, 9 10 1� -J- " , 111�j 1 4z, . �) , 0 ,-,I I I I I . ' ' ' -� :�,� - - m&j, �, 1 4 1,1- I,-� , // � r k /\" 1 r I 1 9- 1-1 1(%.;A�s I LOT A - REIE ION BA61N: :2.0 ACRE5 I: ,�, , I led � ;5 �Otvo . i 1141. � I 'I-,I'll - I � I� I I � 1 19 1 � '4 kt.--7-7 --t- p',*5 IV Vj I , - I I'll /7 / %O .1, .4 , 4 ?IQ 1-1 -I-- /rN **1-1 'N' N, I � I I .. r - RETENTION BA61N: 2.0 ACRE5 ',`��" I - '78 sc)�--"'- , VJ 41� . _:��,S� (R '�:, q V I I /,I/�� 1 9. I � LOT. 5 . 11 I -! 1� -17,S , *N I I 1�1 9 � 11 I . �111 11 �=I-rq.0 Jp- - QQ N, ,�� -1 fs", -1%1� .. I "I I , IN, � � � I I I - - I I I 11 r I I I 124' 7 100, I i�. I cl) -� / / So, 1-� ", 1-1 I I I . I LOT 434 - KATER YiELL SITE: 0.6 ACRES 11 I I I . ,," , I I \ \ - I * I I le�'7 4rp, 504 I / . I,/ ( N, N, I �1 1-�14 11-1 1-1 11�1 . I - I I , . :., I . " . I . I I I � ��, \ - I , � I I ,-� I " :2-15 1 1 ..?, , � � 14,�;" , 16 ?55 1 - 1 9 �'�'"1-1" I . U41 x i� 100, .-� I p , P. Y6 %-� 11� I /��', 1-1 I I � I I I . � -I ..� o 9 1 . I �� LOT 435 - PARK.51TE: 2.0 ALRE5 I , I �11�- I . .J'p-I-7q92 01 P=r7cu 1, -�, D-1� -176, ,;��a ,;� /�,' "I - 'I-, IN, I I . i I I � I . I I In 17f>,g - -7 � 6,0 I I N% 11, � 1%, I I � I I � I I 1 9 1 1 1 . "I 9 1 1 ,� I -1 I � I , � - I , � �, I I _ -Wo�',� I . , X I I I. I - � I � 9" 1 . "ENERAL PLAN CATEWRY: PR-5 , 1�.... ,I - 19 1 1 &,, I I � * C r: I o, � N "I , 102, - :I 101, � T�6 6 11,0, Y5 ..% )/ V 1. N, ,, ,5t, I I T/f/ 14) 1� 1-1 9 1 1 1 1, . . I ., 50di T I 40 ,1 I.,: I I p=175 fj:J,4. %111 111� /4c- - N, I ; � , �'� ' � �,', ,r , lf) 2a2 .�) Tin '?;�, I'M, 'IN I 11-.. , 1-1 I 9 9 � . I � I I I :2'7cl ,�c 1 P:,7 Ir :K 9) 1 N �-145 . � I . 99 � , , W7 , ..4 n In 69, 1 " -I- . � I 'I-, (I 1-11-1 � � I 1. ZONIN6 DE516NATION: K-5 � I 1 11CIA P= 'ICIA 1 61 -*3 P-ba 7s 1 4; 4 1 4 *%% I . � �IC41� N 1%� I I I I . I '� , 9 1 1 .7 .., j -, .I j , ?/ � 1� IQ*- \\ *-,� /C - I'll IN, I . - . 1*-�'I-, I I I � I r 7 1 9 � I - 9 . I 8. MINIMUM LOT DEPTH 15 bol I ,� . \ �1 11 1100, 101, N , a 'a -1 , � ,"*�11, , , 0�0�)` I I . 9ff 1 - I I � I I � � I I � I I - 9 . 1 9 . I I � � , cn "'g'O �h �) :251 - 2 di,',r- It Oo In ,* S0.2 �, c?. � .6 11-1 � 1-11 � I � I'll I I , LQ, --�Ic f, I - I 1 2 1 I* 9 V -,� r- w T -/7 1p a // *'� :4� � \ "A"**`I.... . . /,�/" \ 1�1 'I-, I . � 1%� 9 1 1 . � . I MAXIMUM VEN51TY: 5 DUIA0 , PROJECT DEN�IITY: 4.08 VVIAL - � N= N, , 1-1 . - r " = %0 , -1'76 , * / \1 N. "I I . I 4 ,P=11 1 I-1cl.-I 0) r, 4, -;;� P Zr/ , Wj I I I .Q1 - � LOT . � �3, I'll I I �11 I I "I I r - . I I I I 1 9 1 1 �- , 9 1 IN ** 9 � I 1�1 I I i 9 1`1 I . I I . I I I I I I. I. I I I I , I , , '76 i �, RET. BA51 N . � I I I .5 I � Ix I I . I 1 70 � 52� I I 1 9 N 11 ,�00,\;K* 1\ I N, N $� 1 1 . I 1%, . 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THAT PORTION OF THE SOUTHWL5T ONE-QUARTER OF SECTION 25, TOWNSHIP 4 SOUTH RANGE 6 EAST m 0 .. �� \ '� \ ` 5BB 4 M LYING 5OUTHERLY OI= THE RIGHT OF WAY OF THE SOUTHERN PAC I F I G RAILROAD COMPANY "` \ \� \ 1 � \ \ \ \ \ i \ \ ,I 5e I - -- - , \ r \ \ APPLICANT: I \ ; KAUFMAN I� BROAD OF SOUTHERN GAL I FORN I A, I NG. 9�. \ 110 \ \ • h � `\ �'` � \`\ 150 NORTH RIVERVIEW DRIVE; SUITE 500 R' I �,O Q ss \ \ `Is, � N ANAHE I M, GA g2806 ,Q� �. �. \ - (714) 282-4000 vJ n f f, \ *. ATTN: KENT &ROVER o W, S �, i, 2 S- f Q --- -- �� �� �. -_ � �; \\ `\ - OWNER: 11 �$ _ Q 7 0` I ` � \ p ,�° s5- \ DAVID FREEDMAN GO 11 I - 22' . ,,, f• ."�.o \\ \\ P.Q. BOX 50I r 261 z , ti~ - s5- \ \ 11 THERMAL, GA 42214 ,c `, _s Q ���� \\ \ 40' BUILDING SETBf�GK -J 17q.0 N _ - \ , SS, Q,r 1?�D�, SS \ \\ ,I ENGINEER/REPRESENTATIVE: -' � \m� S Q � 0 s- \ n HUN5AKER ASSOCIATES / \ \ RIVER5IDEISAN BERNARDINO, INC. 0 68, . J� S- /��IN "INm 0 s5- !r) n4� \ 1285 COLUMBIA AVENUE y._ I Q rytp /'�- I ; I f\a'�°b �o SS" �`,V rY�IN ��o �j SS- `� �` \ \ ;° SUITE A-1 7 "6•-6"' Q rY .:.^��00 4j S ss Q ry�n^1�1 ,�o 0 r� s `� �\ k ` RIVERSIDE, GA 012501 i ��� � 8 se. ry n \ s5- Q � n .', �. (qoq) 50-1200 2112 NO' 17 �S, S Q/, tio` _W If h q` �yo SS" \ � \ Q" �'�: ` RS s ryQ'� °W AD gin A ✓ �$ ss- Q p'�;o s C` `d , \ ATTN: PAUL HUDDLESTON �\ Q �, �,� 65. rY ,,� \ 0 ss- Q y nb \ �'11-1 INN\\ j{ Q'` �o ps. �° 6°-Q �?� 1 �S. Q'' �� ,� s- q GENERAL NOTES: ti ,, Io 6 / � * S�- \ 4 11 sr_ R S10 \ Q - ry o ^� a s Q ^o D%• `\ ra \\ 1. SITE ACREAGE: 106.1 6R055 ACRES / q2.�I NET ACRES / ,� , � s 2. A5SE550R'5 PARCEL NO. 653-280-01 b . . °+o pl17a.0 � ry ,� < rY ,; °o Q, ss, 4j l� . Q �' ' 1. "11 , I �`/ \ S �h ry. o° -�« , '�,� ,° - --�- 3. THOMAS MAP BOOK REFERENCE: PAGE Iq3 - D5: Igg4 ED. �tl95, E �✓ A �� Q,, , �0 ss- S Q' q�D s �O \ r � `\ I �� e S , > �► ^ ° � S rY ^,q s o,D �4S _ 4. NO. OF RE5IDENTIAL LOTS: 455 ry n,o s' qsr� 1�1 �� r°J > -, \ s Q, `° d` � ss sT S Q'' D � s- C,0, '.. ��11 _ _ ry n'o , s rY ,er ` -'4 Lt` �, `\ I LOTS 4i 156,111 178,Ig0-1q6 (111 LOTS): 6500 5E MINIMUM LOT AREA,�/ ,{, Qj' ^ti� t0 iT A���6 0 ,° \\ '", 10° _/ S" \ �1 /� '�oR SS- 'Y 'Y� \ \\ - - - - , �� n� e ry .g >e �� � o 5, . Q o�^ o s5, Q ryc� o � w \\ \ I LOT 1 40,137 I7a,17q 18q,1g7 433 (322 LOTS): 5500 SF MINIMUM LOT AREA \` \ 36, Q'> ~~40co / `°~ .�f°0, `h -0 �•i S °° ss N ,>��� �` s�s �� \ \\ 5. NUMBER OF OPEN SPACE LOTS: 2 (A - B) \ \ SS- rye , A`r'�$ m Q,� q�, �n 6, , Q /yQ\x °�y \ d Q ry�nI q, �C t ` //�/ \ s, {` \\ ' �' `\ ,' LOT A _ RETENTION BASIN: 2.0 ACRES \, \ Q 163 , / IOo g �p�n n Qy b`�h .�, \ . Q., (moo j0 t\ , 2�7 `°p_- Q pp� \ ,> ,� �YD�,.�I. r'`\ `� S a \ LOT B RETENTION BASIN: 2.0 ACRES �'` '' �/a a o ° p s Q / \ i i LOT 434 - WATER WELL SITE: O.6 ACRES _ 9 4 r" tIj n t `r Q q ry ,� P=17q.0 6 p P3 8 ' n Q> V. * ' a/? .0 is S, ` S� \`` f - .. \,t 124' m 100' /78.7 �� 19 qc'' 304 I tot' �"' / 6�. \ / \ ��� �� `\ / �` \ \ �. 278 a ~ 283 10 a p_ �9 fr LOT 435 PARK 51TE: 2.Q ACRES U io 0 r A, 6 \ ,� ( ,� \� \ '\ P=I-N.2 °� P=17q.1 "� 3oq �t 1, �, m ''78.7 ^`° '/7s 1 �- o�� s�, \ . �o ` I, " '"P Iii \ \\ `� ' \ 6. GENERAL PLAN GATE&ORY: PR-5 1 iT8 1�2, N "r oo \ '" ` .. 27q it .4 282 69' 6 �6 p,�g> N q Q'' I r0 CO 1` �6~ '� \ \ � \ ZO G D 3 G T O PR 4 ��- s, /fi '' 8. MINIMUM LOT DEPTH 15 50' =17q.4 P=17q.4 36, 7�� P_ 3 ,�h 7S h ,� o \�- \ °\ °y \\ \. ,/ \ /' ``- \\ MAXI MUM DEN51 Ti 5 DU A PROJECT DEN I TY: 4. 8 A\t 100' I !OL' c �� N 1Op 8,� h qii Oq, / \Q,`'b, S4'Q' "��D� u u\ \ \ a / V 5 0 VU tC ,,, T \ M 2 Q 281 - m r - 0 co ae 1 3p ,o„ 98 ry �^ s� \ LOT A �. ` / -� \ �r h `� P=17 7 * P=17$.� n m u` 0 ! �° 8 /� 4 h�' f ^ a \ :. G ~`�, \\ t- / �/� .� 6 22 Q \ \ 9 70' \ 2 I �,- a Q t 1 5 tol, ,� cam- �' 3 I j� p��` \ RET. $A51N \ , '7�` `\ , \ I I I li • 5�' 4 , �C fJ2, o n N � os ;�^ ` 2.0 ,4GRE5 \ ` .� ,* .. \ SCHOOL D(STRI CTS: `� 4' 2 I- 3 9 \ \ `� _ _ _ ____��- _ Q �, o A, a I / Q,, ry o s `\ \ DESERT SANDS UNIFIED SCHOOL DISTRICT --- ` \ \ - _�L p a , ry. p a \ / P-166 0 .; \ \�- \ N�ATER/SEWER ` --� -_--_. \\ J� COACHELLA VALLEY WATER DISTRICT \ _ I 433 .- O 1 Q? .- \ \ \ t, �I, J rl -182 N. w' t0 c� t t' ` , `� too' �• 1b2.4 m �! o� m � .""�"�. ry.� o ° 6rQ- �ti � g e� 5 �� l� // fit- �` I8 �� ,� .o rELECTRICITY: l 2 Q �'m ,v�; gay q6Q ry a 6 ,� O° ``-.� /,�z \ \ :' SOUTHERN CALIFORNIAGALIFORNI ED130N � \ P-t83 2 i �, 43 L �, � � o � 111 'I 10 IN 11 NA 6A5 100, q•°;,, �a ` Q ` n� O ST!'� j 5 �� r �, \ dS- \ p \ '•r '"'" `!- 115 100, al' 51, �' ,; 'N. ` 10 \S 1 ^b �o.�s- X `� ✓j ,5� �,, I o �. \ 51TE ." THERN IF I A $ / wEl.� SOU GAL ORN A G 5 CO. 0 }� �� ) 0 \\=1b ' 431 7`y S8 51- Q 4rL` mom\,, t- \ `Sp" Q' moo°t bb 'I o_ 9 i h / b� 6S \ \ \� a P z' y ry �j �� �� O.6 ACRES tp ry , 107 J,, Ie ,6 165.2 \ - \ 4 q \$ � ,� ry � ao_ _0 ro �r 'b !� s �� , o '\ \ h, Q a- S�, - t � S i� o !1 p � ., r � /`> S _ ,i titi \ \ 1-1 �f�`•,. I \ ;. TELEPHONE: ' 1 ry _ _ A_ 4 I o� Q o- bs- Ii v _ 11 \, � 4 I N Q- 0' Q-t 0' 6S' Sc, \ %e 1 b j� h /� 5 '� � �r /jj� ry' w \, !I ': I \ � T E \ `� F 3 � 43 - I1 _ 4 0 0 ,v .N_ ��' e ry g• 'C • � 454 '� , a y x,,, - �. ` v \ _ (n " Q' Ef o +r 6 rtj ,�� r \ T �'� a - �' 5� - S �' ., ,ti `. J \ 103' rR P 186.5 41) ,, o - .t, Q' S� Qy fop is - , %10 ' & 5 IIIo Q !� 4S' ' k \ `, \ n 106, Q � \ -tih I 1D .. row U� �65� .i i r � " \. � \\ `•..� ._j,I \ � ' •I ,� 18 42 q 6 - 39' �,�. 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I �' \ `/Zj 0 PI w I50 553too e ao 167 1' ss. p.i1\ , \ \ ` ( P=Ig3S P=1g0.0 ► 5 � - t 324 _ 3 - � loa ; r \ \ ; • ---�- _ h- p - d I •Q 63 � sk� -N \ s2a8 4 ` a 1 0 _ & 0° " 22' I6 v \ \O 10 100 1 \ P tp- �1 _\ a ��. s\1 _ 180 p_172.0 Q' 36' 1r \ i C� r 144 8 ,n I �, a �' 1 354 `� , to' - , p,\ P to �' =1T5.2 too' 2 s , I-i2 N I' PARK SITE r- ` \ i \ y �' P= 4 _' 1.0` I 1 `• 352 N� too o' , P A I bq f , _ -� .a \ P=1 5.D P-1� a 13 �` -'11� �n 'iA 325 - s _ �, loo' c� \ p=1 ,\ ,� Q,\'1 _ 0A 2p 144 2 , tol' �, I66 :� P=172.o P=►1o.q ' 2.0 ACRES C1 gin\ �i lq .q to loo . �, too _ Py\1 g p=\'15 i t] t7O.o _ \ , RA I II P RO TI R1 V `,� �, I( a' �n t 55 �' 10' k P=\ N 'j P=172.0 96, too' P {70.6 ` 'I-, i h 6E L O D E p qs.o \ 42 I N 38C�'� t oo' 175 3Q8 - IQ - 551 � too' t p= f P=Iq5 q22 , p=1a2�. `' �115 11� 326 '° pI / 4 43 � f1 .5 too, 103, % 1 . u I6l.5 \ ,• Mrs. 171 to I P= P - q.3 I 206 I 435 / �, . \ N � ' o, ,� =11 f 1n P=171.b P=170.6 In \ 2 ` 106' 100' 13g' 14 P v 182 r_ _ i 115'` � '`.,, � � o, � p=110 5 P=115 5 � -im � � \ ',, P=ICVT�, I - 422 1 3c1 5-M 35�, ` _�'\350 % 11 - loo' lao' A ' p l'15.8 P=1'11.5 - � 1 45, / \\ \ `\.-.�, -+- P=Ig7.7 p_IQ 5 =1g4.4 , ,\11� O 327 'D � ' _ _ ' 39 \ P '" 1 ° 205 °' 14(b kp 124' _ -� °5= - 7, \ 1\ « ,1 107' t P 10 ih 4 1 .- Iq 5 102, �� l00' \ q' 11 0 p►t�t8 `� = IF,1_18,3 P=1�rJ H v � '185 o - •i 1 .5 PI II It !p� j 67' ' \ ` �� w, 1 6'� `\ Ln 13 125' q�b 14 I 1p '� P ., c.�q 164 ;n M 5T. i 70' 65' "'' \ \ " �' '�' _ ' ~ am I `. P=lgq.0 QQ 421 , '.'4 400 I78 N `, 357 i� 34"I' 110' 1 6.1 138' 100 ►1�4.0 P=176.0 \ =171.7 , 5, I61.OI, ry �a ( / `\ Xj \ 7 1 I ' `a ilo' i P�I-1 2 \ti P=1g4b N P=1 .3 < p=178.2 �,�,03 In \ iu 528 I :204 I41 °� t08' P ! - tV �~ 1 n \ t- \ I, i .2�_w =178,2 In L o I LOT B \ \ iiiiiiiti. 0' t zR P P=178.1 o til' 5ef 6 T � dJ � � r- - -, ' aa� `- 14 '� 35' I f 2R 100 4 1 '` I 100' �P=I7Z.G P=1 16.2 ; 184 p ib .8 I m .fl o U o n •fl n ' ( \ \ # - �. Q (� : :11 , \ P=2� �I v'ni 4 N .I in �? in 377 in I in 110' t 83• 87' �- _ 163 I P=IT.8 P=Ibq.L m 11 ry i, - 11 =,4 a 6\ RET. BA51N \�, \ I O I 358 1n in - o_ 1. 4 to 1a o P=200yb Ig6.4� �' P=ig6.4 `" i p-17 11s - 5 32q _ o5A5 120' I =171.q a ACRES , 348 >I'll too' _ 2 ' � 155 :a P ' . 58 too' / ' \ s 1. I �' -178. =177.8 0�' 55'a 65' 65' �- \` \ .; 0 -� u�1 138' IqS.� - - - In .n I u, 6 cam- ` _ ,p �. + - I5 \ 100' 148' ' 1 I PI 11 11 _ �I mb .5 PI o . loo' ST. n 5 P-176.5 i `� P-172.1 �' 1\ ` PI tz=201. I 41q , _. 7Y1iGAL SECTION ,,. `� P 160.0 N � 402 0� �`t. 3-16 ig -� -, 35q to u� 34 1 ' N 85• I I62 1n P*I 6 � In. � ti 63 I I \ " \ POR"O1.A ROAD I.q In _ 1- In in85 7 - - - - - - .� �, - = I u n boo P-2o p-Iq7 Ig76 i P_170.8 \,I � P=178. n 33 ? �, _�' t , u9' p=172.2 ? .3 100' /�:'2 0 5T. { 11 leg, 63� I I \ \ #" xl 11 kr.s .` I 100, I i '�"' 101 P=178• 203 {48 -7 in 186 `� i ' 2 -1 1" � =\ }� \, I F3, I 141' 1 100' I v P=17b 8 In In 100' a 55' 65' 65' 65' 65' 2 I tI-- „� =I78 3 , - I u 57 , 4c _, � Q` P=2O 2 N ���) � �I 403 . 5-t-, � 4 O 0 346 �' 110, i : P=1*1 )b p t 1 ;± i ' ,__ �,� P=23.5 In -IgB.q 1q� P=1g8.q P=1"1F1.0 =17q.0 351 �, oo' loo 11-- P=172.5 6q.5 aJ ul a �`! dJ #t I �' _ t18' 161 \ �' do " Boa. PI 100' I ` o' as' I= P P= \- �, 149 187 P=172 b dJ a` o O g f(� r- .d o I ; 11 10 t 178.8 2 2 11 .O j 100' too' ;r, � oo r 4) tf� i \ 2 N - _ 41 143 1 In - - o o �0' ao' loo = 4 4 P=17�� P t77.0 _ - ry 11 t i - � I i I \ 4' I 4' - � �` in �_ �', 3`14 vi n\ 361 I D in >j 110, < : P=177.0 loo' 56 63 i � q d 01' a- f a CL � 1' ~ � � � I w \ F--- - 05.2 - .4 �' - In In in 100' a� �a a a \ _ l _� -2 -iq8 q. in 0' n .e _P - 3 to t6'LL 17 t N - P 2 - _ 1 In .,,. a _ _1 I t _ ,. � � ttl 1' - � p_17,q 3 u� �i 7 � 150 u� u? i,� in � P=172.8 P=171.1 - - -- - - - - - - - T _ � _ \ - �_ 100, p' 3' P= 7 I 1 201 � I in: I88 In to `q 1 `n _ f = 70' 65' 65' *5' 65, 65' 65' 416 �, ~` 144 �, u� 3 n �n I 62 too' 110' P=180.0 P=177,3 P={77.3 P=172.q - too' 100' ^I 66' 6 i i to6' \, �, �, OS �, In in 344 _ / _ O dJ _ 0 1 a I - �t.O in 05 I ``ti, - I loa' l o' S5 I'D � � - In `( In P`2 P=2D5.q In i �, P=1g8.o P-IqB. I p= 7q.6 P=1-1q.6 N 333 �, aoo' is - - - _ I-IN \ � � t1o' � � 64 ,� I � � � o r o o '� o O O N 0 d? � � I Q TYPIG�4L 5EGTION 105 _ 100, \ too' 142' P=Ibo 5 1-i6.6 00 1 151 i- o r- T r m 2 - \, = 14 104' u'nI 1n cn I Sq � 0 15q � I P=1757- P=172.0 o 6- a %- n 1- 11 11 1T a 1T r - 'D O 6 O A in I I -7 u 105' p= .5 P- 77 5 ,� `° 1 3 a a a a a a n 11 a r' U `� °�N I Sq r I8 �, v 415 1 4 6 '' 2 In I 36 I 343 , P=177.5 ! P=173.� t 100, a 11 11 13- \a STREETS T'A, B 5" .�., `'11 "i P=20b ., -2ob.8 U-, I P I P=Ig4.l 'n P=1rta.q\ In ;n 334 \ 100' 85' 65' -I �z \ _ 100 I 5' 65' 65' 5' 65' S' a Q.' a I a I 5 � 65 1-tq.a In\=181.3 ' Iii \ 152�` 11 11 4 S 66' 66' f S I � \` n I \ 1-Q r, 2.2 % CjT. f O• � 0.5 % Q N R-3oo' 3 2� / ) i, �'r r 108' 10 ' 0 2 144' Vol0 140' 1P1 9' `n P=1bf 4 �' P=17'J 8 ` -=-� _ y=f72.4 P=172.7 i- - - - --•' - - - '? { 5I o ''. - Iq � un 414 I lqb.� P1 In 3 � u, I 364 In ° '' n n _I _ �-- - --_ u1 / 11 ' O_ - ' _ _ " ,�I I P=2O-7.5 ` . �' p=207 5 40 85 �' `� �' P=ig85 180.-7 ' n _3 �n 3 iea.� P1 100' tta, �S R-218' 101' loo' I T. m�-- - _ ¢ 1 P 0 P-i80. I In P=1 7 , iq in R 5 45 I 2ti 55 65' 65' 'S' 65' 65' 65' 7 - 88 �, m, b, r, \�2 }G 100 10 139 8 5 53 ,� 66 11,b ' 6 q.oI I- � ,I 1aa' S70 110' k =163.0in I 155 N 0, i �° _ 6 4 ' _�_ P`i6 le' 1 �, ``�F 13 408 I I 3 W 341 l00' ''� � 'o � ry 111 P=113.8 P=172.8 I 4 t. It ;,, r- q `t _ ,._ 4' I 4' �'I P=2b�.2 =1 8.2 I �' P=1q'i 3 I _ 3 6 I 0, r` i� d o �- o dJ,r-- O ram- o - ry r= S m - 6 -t O g U) o cQ I 102' . � % r. P Iq-1.3 p_18 =181,8 = 84.6 'n , n J - j t= t- _ U I , I 10°' 100, in _ ►I _ u t- o (3 0 'I I u' �(R���jj Tjjjjp�1�y ( (� j� �y,(� j� 20 � 1 a _ I Q - u 11 `� - „ " ._.. n - n ao / ` - u - ° a - It 0 n r• 1' � ;0 87 VN ll�ll ll ll 1 fAR ll 42 lll1\l`Dl►' oo' .-1 1r s' o' iL a •fl z 10 A r, e 1 I D `. \_ 44 137 . 1n a a a u, a -` A- .ai a .- n - -n� U I `° __ __. - �:{" �, l 1 \ - i14f.1 _ �, AIto I oo' P=154. _ _ a 52 67 I u P=Iba.3 _ _ ..,_ 40q 'n 366 0 -•-1�' s6' 95' �`- � W -bo- r._ _ . . _. _ . 1 21 412 i bq 0 r. . \ P=20q.i '�' 4 - OG.I ', 'n = qb.2' I to in 37 In ib I P-(74.1 P=173.1 a a _ n ' t� P-2 P=1gb.2 P 1 P=1$3.3 \ =1 3 in 1n 71 65' 65' 65' S' 65' 70'r 70' 65' 65' 63' 65' 65' 65' Q I 110' f '` I P \ 1° p= 5.4 loo' loo' 111I 66' 70, 1 I TYP�GAr_ 55G7i0N 8' 100' 36' 'I '1t I"i .3 f- .axl ! IbTS in 86 t; 1�, r. q;, rtF;: ! r 4 - - l il I ',, 144 110 ' t- B 4 f� ) � � ,' ff if tt�''r` IY w' ' ,- `,,,�r l 2 �; �''' 4f l - t 41c3 �' 36 . 1 100 t- o 2 o N , _ � � � Z, 1 ,n 88 I- I0 t- o N o N a fv � cc) - � _ O tf� "��' '1 � �'�� �/.:, 1 CvT'RE G-R, T-AA - I ~ , :o '� ,� m 67 Y o ry I g f!1 0 lit �p b dJ g o r O I 5 � _ � o � r o in r t- � r � t g - _ o � �., _ P=164.5 i € ETS ' .` P-2 �• 3oB PI 08.0 , P I m-1 i P-1 _ , In 338 1n m 1 V_ - Cf B u = It u 11 Ir 11 = r o O. Q V I. - , T'-P -- 2a c'r,. __ 14.3 28 P=184.3 11 11 11 u „ u (� P 174.4 P=I73.5 I n r o 0 f �-- I 108' 1 1 u a.is - - ! _ 1�e- ,.._ t 's' 2 o P-187b IL a `\, EL __. ..._. _..__ -..-_ _ . __ _ a - - �• 122_ i �9Z' r Q a , 0` 93' I `�s a a a a a 11 - 11 - __ Itir � l 45' 5' 65' �5' 65' 65' a �_ _.. f 1.,. 23 �` q 11��!! 4.1 R-4o3Q' - It 8a IB6.1 5 _65' . 65' 65'\ 65' 6�5 a5 ` 93 65' a 85 0 �, r9 1 " P=208.8 �� _ 111 a� _� - 1 15 AS �, R-4000' "Ell S0 1�7q 1n 06 RS q� 11 n R-300' 6 43 _ _< r� ; 4 1V ' ``�R_3�e'- - - 111 i1 � -- - _ _ - _ _ - 0 28 A5 E \ .- 5T. 1171 �t, I-t� P1 ID - q 5T. - In P Ibq.q _ 6' �, \� \ Q ti� 174.6 P 3 O _ - _ lol' 1rr Q� #I I �� u ', �'0 55' SS 55 I 5' S5' S' ti i+7 - a A m ,wommi55' 55' S 55' 55' I Q 11 � o r �- � r d �d v r` < �a� i ci s� �i� 1 1 PAD'- ,7 a \ 55' 1' - 59• 5' 65' 65, . 65 65' 3° 13o C'9 66' 65' S5' c° i 2ti 55' 65' 8 "? b4 p r 4 `at > r 66' R2 ..- 16 � 41' `' ti = ni n cngn nOTy :. ,yh' t4 �Q s2 0`! N -- % >� `, \ 2 ,� 74 0, 2 _ P 170.0 _ __ . _ _ `-._ 130. o0 dr' M N ;f lt1 - 1T ` Q `� \ tr `, �- N S 6' 22 2 0 i ,. _ ::; n o � ��11 '" ; M m - ch ch - c� 0.1 N cu Cf Iq(hA t o m _ `p ff) d� Q Q U) - o tV oo �(� t,•- o I �1 1 91' o I s 5 fv N f ,. cv ti - - (n m N _ O tV o N � .\ _ t- �n 1� _.... _ ...._ . n11 '' 11 11 N l►J a m ((� n ((� - CQ q) m Q� . �'o t` �D o o "d , cu (() i� ^ ^ t� 1', cv cv „ cv (I m 11 t1 .. Q ` p.-208.0 11 I' a 1L, (� a a i1 n d tt '� °1 _ .. .� r. o d3 2 - t� N .1' t` r n t` _ -- \ a D- ., _ _ a a 0- p. 'n n 1► \ u e u 11 - '� p= `1 m 1- t-�-- r- 1, n a __ a tr- r J� ✓o roN 8 F; D to� I *i 9 _ _ _ -- - _ ._- _ a,� I '`h�a Q. a- 11 a a a a 11 a `a- Z�' I a !I s 4s'E A2.J. , 4 c�' . - - 5 - -�43`-'� t�; �z'- 65' 66,. a 66, 65' 45' I C'9' Q T' �i o P=170. 6' , 55\_ S ST 5 �. 65' 65'�.. b5' 6 65, 65, 5, 65' ? T q r LT I 1 1 . :l 6 r ; \ Q o Q e4 , O r _ _ _ _ `,,y ,} �, '`� �, `, �``,. � t, q) z_._. __ ............. .,.... ... •_ norr to x..is . - - r 82 \, Q \� ,; 1, 1- S8- a n S f \. 0 1 �` \ IK \,r� `+� A 6 3.1 AS _p, 1 0 k� ,�� o, Ix 13A; 4� . '1, i i a �- P=171.0 `a I 11 t ,� t ,yb \�,1�' �� 3.q Ri �p AD• �p V �,Ij e p ^� (� -� ^b ^� 4 /� I r /� /'�\ / I f \ \ �p 38' 75' `�. '___1 �� �� (TO BE D IGATED) \ v \, \ ��•� \� 11 f'R FAR=D: MAY 10, I�f Q 5 11 \ \ '4� -"\,% �` . `, ,,\ t �ys� 1-ANp SUS \\ \ 1,, -\', \ o 0 0 `, �.. , � �� tn�R r�tE nIR>rcrloN of ``t J J �'` ;! _ `\ \ t i, �'`. ti. - \�` �` k L.S. /vVJ i C ti4 \`\ ` ,:\ ` \ ti. v EXP. ,2/3,/98 , ,' % RiYer��de/San f3ernc�rdino Inc. �11 \ \ I � \� ``,� \ \ .,� 7fT �� A�R fi�U tDLE5TON JR L.5. `1023 ",� `�\ 4 � , o j `-T P/c�nning engineering purveying' 6P5 �_ \ 1 \ \ \ \ \ \. \ \ ''`, `� '� �. \ 4 ,� OF PA \1 �x?IRES I?/31/g8 185 Golumbta Avenue Saito A-i Rlver>stde, GA �t250"t (9005) 36q-'7200 N.O. 490-46 h _: 31 p, N• ,� 11t - . t, � . 1{, I . ILI I' I . 4 I i } -11 I . . I - _� . . . - . . . . I . I r I . . . � . . - - . I . . ; - . . I I I . 1 . g€ -?_ - k , I -A - 11 1 - _ 1 I r f, \ N� \ 1 v \ IN THE G I TY OF FA,1ff..,,M DESERT GA r TE-" NTAI \ \ \ \ 1 \ \ IN N, �.ec�AL DESCRIPTION: THAT PORTION OF THE 500T1�Z5T ONE-QUARTER OF SECTION 25, TOWN5HIP 4 SOUTH RAN65 6 EAST `\ r \ \ 6554M LYING SOUTHERLY OF THE R16HT OF WAY OF THE SOUTHERN PACIFIC RAILROAD COMPANY \ \ sz' \\ \\ I .-. APPLICANT: KAUFMAN I BROAD OF SOUTHERN CALIFORNIA, INC. 0 4 ss- \\ \ \ ( N, { 180 NORTH RIVERVIDW DRIVE; SUITE 500 104. ANAHEIM GA 012806 42 � 114 282-4000 � \n ~~o ^ ATTN: KENT GR01�R o.° s \ k OWNER: f Imo - Q ^ DAVID FREEDMAN CO i IN, P.O. BOX 501 \ THERMAL, GA 42214 40' BUILDING SETBACK P Ilcl.0 a o ss \ \\ I uNGINEER/REPRESENTATIVE: ^c \� k HUNSAKER ASSOCIATES RIVER5IDE/5AN BERNARDINO, INC. 1 Q ° \ ss '� ^�a `�,\\ / `k' I' 1285 COLUMBiA AVENUE to ^ ♦�\ r 7 Q,� ~ a v SUITE A-I �,, n� a 2(12\ate \ rQ�i �lQ�\ RIVERSIDE,\ ' GA Q2JLl1 °ate $ S- /y ^10' 1 \ \ r i Q; �p n e ss Q ,� n \ s Q'' ~,� ss ;r ` j, ATTN: PAUL HUDDLESTON /y .; 0 S ry1�" ^gyp \ ` \ 1 ry \ \ \ r ` f 2�73 � 1 / a`f/ �� ss- ,� s p 6 RAL NOTES: c, ° Q , �. �, ss �$ ss, ,�- \ - \ 1. 51TE ACREAGE: 106.1 6RO55 ACRES / q2.q NET ACRES r ^'0 -�', SS 'Y�` co ^� o ,c ----- --_ \ \ 2. A55E550R'S PARCEL NO. b53-280-016 �\ o \ �``` \ 40 3. THOMAS MAP BOOK REFERENCE: PAGE Iq3 - D5: Igg4 ED. A\ i .� �joo- �o�s 'Y n� ��: ss Q rY� �'4 �F \ 4 4. NO. OF RESIDENTIAL LOTS: 433 Q' ,t�`� � �> '°�/>�6 ~° ,� \\ Q'% ~°°��Y o ss" s ~°°�'Y o Ss- '�' '�'�' j \\ k ' LOTS 41-136,111-118,110-116 (111 LOTS): 6500 5F MINIMUM LOT AREA a t ^ , `\ LOTS I-40,131-110,17g-18q,ig1-433 (322 LOTS): 5500 SF MINIMUM LOT AREA � 'O~ 700- .0 h� p Oro S n� ' ` �`S S Q i' i� \ \ S ,� o S $ 1 o`O \ S t` SS ry �� f 41), �8�` ,� q� n �t Q 41kj .t s' Q'' ~rjr pc�° Sb/ \ / \\ - t6 4 b Q �• dl. �� °q� 0 !ten q0 O C,A� \ /i/� \ µ 5. NUMBER OF OPEN SPACE \. W 3' ,�' , 01 t°�- •� - �pu^ - LOTS: 2 (A �) �� a „? Q' db�� ��?' ,-\ �s LOT A RETENTION BASIN: 2.0 ACRES ? M g9 p'178a a �o ref- ,\^� ropy QI A/ q� ;� o\� Q%,' , \\ \�\ .�( \\ LOT B - RETENTION BASIN 2.0 ACRES i t° ds� \ / \ <o�, (f�, �' LOT 434 WATER WELL 51TE: Oh ACRES ., 124' N I pp, 7g. 19 ' 2-78 ' m 283 Zo 50 t - A LOT 435 PARK 51TE: 2.0 ACRES P=17q.2 Of P=11q.1 fit- �78 �" /> h`• b` \ \ \ 1 \ � �,. \ 4In i \ 102 101 Ps�78 "76.{� ilp, °d �' N ^'/.^� Q 1y� \ \\ / �\ p `�\ \ \ \ 6. GENERAL PLAN CATEGORY: PI ` � � N � C r 1. ZONING DESIGNATION; PR-5 1n, 2�Q t 4 282 69' p 9� Q 4j 1 =17q.4 P=17Q.4 5613 /7 `� h 7S6 ad' 3- ' 10 \\ i � 6. MINIMUM LOT DEPTH 15 80' 100, I 101, a = Q 1°2 8.7 h .+, 4- 6 \'P, Sy Q ti° �, \ +� ; \ ` \\ ` \ w M in 1n 28( o m r o O ae .� `� q �`b, /��^D� u u\ \ ;:,d\ 2 0 0 O /� / 0 � � - .. � �- � 8 � LOT A \ ''P \ � MAXIMUM DENSITY: 5 A/ DU/ G PROJECT DENSITY. 4.08 DU/AG P=11 7 ti I �r P=17g.7 4 m i1 01' '� A-17g5 t / 4 �'' ' i �2, ^ Qy RAT. A51N N` 1 t 70' `L d� \ pc \ /� / N 3 s/76q / �;,\ ss � Q•, $2 \ 2.0 ACRES \ \ O \ \ GHOOL DISTRICTS: • \ �' g-, , t°4 Q ryry ° o �� \ \ a �y \ \\ DESERT SANDS UNIFIED 56HOOL DISTRiCT 7 \ ' 6 ''85� �� , ,q /77.2 ' / ��'- Q �� °j rn /�X '� P=166.0 \ \\ `\ \ A!EiS/ EWER nb MA �f •6 1$. -" �, \ y F \ ` - COAC HELLA VALLEY WATER V15TRiCT ,�� 433 l (� �� \ / � h \ \ t \ z 1 182.4 t ' 7. ryp' Q 50 x °n !1.�, i 1 cs t \ \ 1 O 1 11 m ; n \�`fi . - Q4 tio° a f" �~ "'.p !� �' e r�✓ i�4 9 1 \ \ \ \ �, �, ti m t Ay 'Y d �o �---� ELECTRICITY: P=183.2 I 43 Q " rn �,�^ 7, ^b' °' g5 '� !� ,� �. \ SOUTHERN CALIFORNIA ED15oN loo P=183.5 �� ��0 �• t \� s Q (p p 100' 41 51' ` ts, tQ ��S �r�/\10' 60-96.R� �� `�✓ t" r \ NA I VTVAL GAS aj• to 72' Sl, i \ 1Q t $ r,�` �� / / LL SITE ~, \ f )I P t8 , 485.2 s z' � '' j ~ sA- Q ,�� 6° y��� 9 g� / .b ACRES tp ry ass, \\ \ Y SOUTHERN CALIFORNIAGAS CO. 107 a .b 1 Q.` S2, ` Q ~tiq \� �b `^ �,/\'��j o ao ,O roo / �0 !J/ s \I� ��^ ,o \ ,, ' \ 41 ry _ d '� , sue_ Q ";_ h y� �- s : P=1-12.q Q ~ a \ �, \ TELEPHONE: A�� ' u� '4�J� r�i D` � Q'0c o Q' S" '!�j � ,``,, \ r `'•., t � atq,y�„ o`\^b 434 �� .^rya \ `\ \ 1, �7TE \\103' ,� P-186.5 '+4 m ,g o `C` d6- Sc�. •'J � \� Sr_ ��\ O� �Q" g'1 /'•� � � ` Ni � � `�$I ;r ;� �\., {r `'.\ 0 Q - tY 106' ,y a 0 Q ro l�` b� o S 1n 42q 6 39 ii �' 0� ) S�'\ ~ I' ,1b' �,Y� ' / �,✓�`` 5 �O N >- �a5 �'� \� \^ry \ 18 ~ ID P i � v�i � Q Q, �• j � �� `� � � g ' .� 'i 'L~ \ \ x 4, 100' P� 88.0 b `� Q or 6 Sgl 0 ✓o 41, io Q ~ 6S' \�'9d \ ` 10 1 •' y ,$(my~ 0 �o S ` /�\ ,(,�� `\\ ! N k 50 �, SS' �� jn 6 jn '.t 25, V �\ . i'\�J• \ ,> ,S p 96 ,j •�, \ Lr) ` I 428� W 3�3'. 18b.q h �nfi �► _ 100' - u� F 0 68' Q h SS �2 _ t a✓) '0 iQ S Rl OI - '�._ 6" �m �`^ry'~o \�,Ql \ ` \ o > � ti \ 100' io2' I �-- 7, I w v W y\ \ 21 I 5 55' 92. \ In 42� ''..394 r �-o EO `: s ,1to \ - c \cr \ \ P=111 z t8 .� I, 1n t 5 u. 'J �' �' a Q•\ \� `� o -u -II g3 \ R, -1g0.6 I -tJ a I n 4` d` qb P °0 c^ n d Q O \, \ t 100' Ig0.5 I o 11 W o I c`q 1�t1� L9 0 \ \ ✓_ �4c� 10 65 _ �, $ W n o S- f ` �A \P,y� \\ .dam \ , o' 1 rR N I N a 62 / 210 a p=\ 6s s' 1 `• \�91ti \ '`, �; P=1g2.o \ 1� 4 3 �l to �' o 63. 5-,2' ,, -� D .�'��0 °5 �` b ry P-1g 4 O1 5 2• R' �� � `� \ Q 00' 4, /�u%1 58 O loo' P=Ig2. I �' _ �'�►�� - 323 e ` 20q o. It ° q o 5 i S9 o ¢ , 100' 102' 5.0 s .\1b a a b �� 36 i o, f11 u) tq 3 , ��-� �� P� y \� n \11't \� =1'14.8 �31> (� @�, ~oo� �, �, P=ig 3 425to 3q6 R•�50' 353 ° � P 1°0, ga P 1 .� 168 ry \ I 4 5O ' µ, M �. 100' P=1g3.5 P=IGO.O 1 5' - ,�.�� 324 4� Lp0' 16'7 ` O `�- ' 100' $ 63 a .\ \ OW, ;� \ in 10 105' _ I - P oo' - =\ \� 0 4 ^1'14 I80 =112 O Q �' 122' 1 \ _r r P=1g4.8 in 4 I 3Q - � \ 354 >>° N P 2 PARK 51TE \ \ I �,. a I 552 120' iba o� I'12 N \ `° loo' P=1 5.O p=1 1 _( t13 °' , ;n 1A 325 L o .o As a1 - ,. I ; QQ P` _\ P,\1 20 - 144 , 101' �, 166 :, P=172.0 P=110.g 2.0 ACRES \ \ t`, 11 8, ti �' 5 p=1'15� I81 �o ,70.0 TY1�'IGAL SECTION pr cn vl rj s \ ,�, 0 pa P=1-12.0 96' 100' \ \ `� p g5.o �' 42 I N 38 ,� Ll ' ,� P=110 b = 3�i8 2 1q =tq2�\ 1 �`� :� 351 326 , Lp0' �, Loo' �, P=I"155 103' 171 \ 6ERAL17 P 10 , P lg5�• p; q2 P Ps 3 1� p206 145 �o t� .5 too, , )'10 �' 16 .5 \ q. x ORD I�R'YE � N 12 , 106' LDo, `� , = - _ _ = 455 �n 1"1 P`171.6 P 110b 1n r.s. 115' ,3$' :. Loo P 1 182 I65 P=ich ii. 422 I 39 N 3?Q 35�1. _ p_1'i8S P ri5.5 ' _ \ � - �' ` 350 � LLo' :, too lot' A P=115.8 P Irtl.S r I 107' -+- P=1417."1 p=1 3'S ' =1g4.0 t P \'111• �' P 8.0 �., 327 'D � ' � 205 � � �Iq .5 102' 00' �•` t0 1'1 p=1-tb.4 �2R w _ 14 8 N 124' ry - - -�� -�- - 1 671 39' 45' ' j \ 4' I o 1 i .5 PI f, I I 1 \ \. ¢ . `, 421 125' Iq�. 14I 1 - P-118. P 183 i� 6� \ 63, 6 0 164 M ST. P=IgG.O .� 400 in "18 .o N 357 M 34°(', 110' t 6.1 138' 100 L111-I�.o P=116.0` a5` 85' `` � 43' `-y 43' 110, P Igq.2 P=1g4.6 ` P=1 .3 . P=t18 2 �� N 328 2O4 14'1 1oa' P=111.7 I ib .o ry o N `4� ( j \ �� \ \ �� ► 14' 1 t� P=118.2 _ n u AAA n `�35' p � loo . _ 15a; � loo' P Med P=177.g � � P=1162 ti 184 � 111 I � 5Q 60 � o � >r � LOT B \ 4 ft? `1 - 00.4 , to u� .1 - O N _ I in 110' �1 83' 87' 2 ,n - 163 Ln _ -71.8 = / 1 00 O o o fV ,1 4 T A IN `\ OI - 377 344 348 _ P I P Ibq.Q; m_ 11 Vi - - „ 1 RE . B 5 \ _ - 100' I9 �o P=2o6.6 `� P=1gb.4 1n �, _ �, 1 u a\ \ ig6.4 I 5 I� = 18.5 N 32q ,n _ °.� � 120' I P=111.g loo' 100' 0. 0. Q- � °" 2.0 ACRES I i` 2R 5 100' OF Iq5.� PI 100, .48' I .8 - u u � 18tj S8 / I 7 55' 65' 65' p= ol.-t I 41a 3-lb 1 I ST. i, .5 b N - g 402 �t N 359 �' u� 34 1 I?�✓. .PI P=116.5_ I i P=112.1 1° I6 .6 `� f(Ib s PI o s2 P-I60.0 t~I\ \ 'P TYPICAL SECTION �' �' � 162 P= - o.s N . 0' 4P-201. I ,t P=1g1.6` 1''-iglb v' I 1 P=178 8 \�l�l >n p=178. 33 2~ 85' 85' r_ t = 119' _ �° _ u 11� -� - - - 63, `�` I 1 \ i FORTOLA ROAST \ti ,� I , 100' , _ 106' t P=118. I ` 203 148 in -7 in u, P-1122 I? .s 100' 1 0' Q Q , � �..' T. - 111, 9 63, i I \ \ 141' _ N rs. y, _ 1 P=1C�8.2ti ' f in N 3-f in I O iry � 100' 110' t =178.3 =116.8 _ u� _ 100, i in 62 ti 55' 65' W P I86 . \ I P 176 8 51 2 1 - p-2 t3 u, 403 1n a\ .,0 t ' 346 - 331 1° W - o . 11 5 -I 8.q ►qv - P , o p=t7gA �` , I boo' I 61 172.5 =16q.5 _ I (, I I 1 -_ Ilk ,. P-ig8 0 �. - 100' 1 � 118' 11B loo' ` 1 _ 2os PI 1flo' = P=1"18.8 .n 2 2 (4Q n I P=172.6 lSl l�I cA o aJ o o _ c� o r p I s \ 30' 30 a �o' \_ 145' in in m r o 41 ` . 143 ,n 100' u� z 1 .O � I „� 100' / 100' _ o o Q �D p Jp o (y Q 0 �p o o In LT o 1 I I \ �, 4 4 `_ �'. 3'74 .n`\.1 361 �, j _V 110' f'=17 P 17-10 P=1`17.0 1 0' I f u (_`1 �, u N n u �1 N o i \ 4' 4, - P=205.2 _ _ q .4 ,n I - 5 ,� �, 56 63 N � � a ca_ n 1, F I P. Ig8:4 tu- =I 8 p=11g.3 , �' p=t q.3 2 ,n loo' 100' N 116' 1 6 �o 0. 0. D- J _ p= 1g.1 t 150 ,n I = - - - - - - - - - - 3 ,n 201 �, 160 _ I 7G 6s a3' P 172 8 P=171 I �o ..� 1 100 1 F= a 188 `� - 65 65 65 66 \ 416 3 I - 180o P-1�-1 P=172A = ' loo' 100' - 65' J \ ' 65' �li 405 1n u� 62 , I 110 t - 3 P=1'173 6 106' - p05.q I P=205.q nl P=Ig8.0'� `1Q�.o �' P=1g8b. '� I 1 In 344 I I = _ P=17q.b N 555 �, loo' 104' 110, S5 64 , w '� 1 \ 14 100' 1a2' P=180.5 f18.b �, 00 15I I-r M I8� ISQ '� 1 P=1'13 P-172.0 Cs iy r o T` o r- o !tn r0 m O a N - ( � `� ;� .I \ \ TYF 'CAL $EGTION 104' 1n in P -1-15 00 to 1� ti u u ZT n u tT r o 1 �. 415 I 4• 6 ;� I in 572 I 3b I 105' P= 8 P=1�15 '° 1,�3 (L �- a. (L I 11 ,� �o a- $ O ,� °14 q `� 7REE t 5 A, -B 4 5 \ ° ` P=206.8_ 206.8 N '�' I P=Igg.l t U; I ;n 343 i t I P=113.2 ti i 3 i 100, r, 0. 11 n i U a 18 a a P-ig I P=11g.q 1n 334 to loo'' loo r- �. 11g.g ,n , _ 4 - - - - 65' 0. I=1 0. + t 85' 'Z I 55' 65' 65' 65' 65' �' 0. Q4; - ;p8' lOD 144' t 00' 140' '!8 Pl 9 =181 3 Iq�f .� (52 'tt ? �.� 111 2.2 A5 �jT. i �n 65 Q os Rs 66 66 S3 _.J-- rr N.T.S. c{ �, 414`--• u� . o' P=161.6 P-17-18 �o r - =172.4 P=112.1 ---► _ Q - N R-Sao' 2 r �` I 40'1 'Jgb.y PI in 3 to i 364 , 9 - r i - - - ' - ---- Q gl pr P=2O15 �ti = 0-(5 �, tg8 \ =I`q� 'n _1°� v1r'i 100' o_ R , 11 11 0 -- - '�1 _ Ll $ \P 2 , p S 100' ,I6O _ I u� 3 . 18d,� Pl `. Iq8 in 1,A' t~ 55' 45 `i 101' 100' ti 55, 65' 65' b5' 5'i i _ _ 21' 100' 65 - 88 ¢ P-180`� -I p 7 S 144 139 \ I 53 66 6CD 3�0 I \ 110 100, =163.0 � , M v0 t'r,8 Z 5 66' 4 t U' P=16g.0 2e , i � � �, 408 t - 3 � , I � 153 fir; o <� � � ry 11 P=173.8 P=172.8 �' tb`rr.o 16 1p - ` `� I P=20�•2 P=�0,8.2 I tg`t 3 �' P-ig1.3 I P-18 _34g 5 6 1 0 �' t= m "' �po t" o d�r`r- Q o r�- t`� 1= g (() r .d b o O �` : l02' 4 I 4' - - _ P-18 P=154.6 n �;, U) !(� loo' 1po' _ 11 t_ o r o () o `\ 125' 100' - - - 144' 100' 137' Ig 4 ' �0 1 g o� 0. 11 u u 11 ,I / O n ,1 O n O 0. m O „ r i- I 8 7 J T �N D Y V a 9 1 �21 v' 1 in 412 I \ Iq�•I bQ - t 110' 100' \ U' P=184.'4. _ 0. , 0. 0. 0. 52 6.7 in I -- 0. 0. Q_ -' ^- 0. o i, Q Cl �-- I � �C ll iL 1VllI 40Q 1366 - �o �n I _ 11 P=16q.3 P - 3� -104' S6' 85r - -S'S' s� moo- 0. R P- n I Q- I ` 4 v' 4 5 7 65 65 65 65 `n -20q.1 �`'�,, =1gb.2 � gb.2 N � 3 0 18�:� �` P 173 � 8' 100' P I t p=18 .3 P=13.3 �, P- 5In 71' \ 65' 65' 65' g 6 ' 70'/ I P=114.1 0, 65' 65' 110 1 = \ 1 144' t 10 36' I 0' I \ 100, 100, Ill 66` 70 # I -} 11 } ioo' I "n r �r fl I `y r �t S 16 .5 gb t 5 1 t. # <� i 36 l tfS f �y o _ Q� 1 uT to In W = o 0 0 j' ru r c. it if,ri ti; S T 1GAL SECTION P=2oe.o \ >~ ` _ �, '� tt3 o ry o Q 51 68 r cv ry o ry m - o Zoe PI 08.0 5.1 P-ig5.i Y 33q 338 ry S '� o o o � r VF if , ,o. ,o o 1 r o Ul r o �t r- o r N - q o /dz U)- P=16q.5 G �- .� �- I 5TREET5 "G-R T-A " as e!4v A 122' ice' . 2 r 4 3, 18b �o p=184.3 1n =181.6 Q"_ - N - u e _ ❑ - 0. P=114.4 P 173.5 + u n It n o - P a` I u o r' i t 0. r - r.0. E- n1 s. 0. 0. � 1 0. _ � O'Y L 23 l 1 R-4o�8' _ i 84' j- ` , I 93' 93' 1 �S ( 0. 0. if \ tr 1!! WU 55S 65 65 65 65 65.. J r Q\ `l ` tz \:� _ _ U1 dJ 4_i 18b.7 45' 45 b5' 65 65 65 65' 65' 0. 8rj ( � p=208.8 - --- - - - 1 t.5 _ (2-4000' ry , 6, 3� bd o r sr 3 1 I PI n n 0 q s. - Q 21 �rT. � r. 6Q I _ 06 11 ,1 ST.R��o, 0 43, - _ fo 6, �, -- - 1 50 f, 113.8 _ _ - - ° - ,n P-Ibq.q o - 55' S5^.` 5S' 55' 55 5 55' S5' S, 55 I \�I ,,,. '1 �?=114.6 = coo p 1 - - --- _ _ - Ib .D 101, mi 41 � titi ( Y a P 2C�l.1 p � � 5 55' 1' S9' S' 65' 65` 65' - � 30' S 55 I g � 84 `a I4t m _ �p i 1. 65' 66\ 42' �0' 2g' L �6' 66 6 fir- Zti 5 65 Q I ' - 130' 'd - 1 ry = -1 .0 r'` r !n \ W Y 7 "! {f y 4' - P-1 0 {- R4i n cnRn n4rV gi vm f, t ' o Q S =-O b- io tS :r ff :r < m U� T' co 6J ff Q T► Zp 25 cu ch N a th - c 1 cn m M th - , dJ a cu Igb.O r c ni _ © _ O o N s 6 22' I (V ry N ., u n 11 - ff it - (0 dJ c dJ 6J o C1 o tC� cu m _ o N o r I ao - 91' v oe.o Q_ 11 u _ -. '�. © o i-' a a tt N th th "� r 0. 0. 1, a tt - �\ - .� d5 _ o d1 0 o `�` �t o r �' f iv 0 tL 0. 11 11 r f Q )r- m ?' r 1<ry"' tr" ,i T"' 11 n fir- r-- N ►� !N 83 ,� o I tL r I 1 1 a o 0. 0. n +r E \, a o. EL Q Q_ p 5 S' 5 ' 55' S5' 55'� 55' 66 65' 65'ti 65 63, 65' �5, 5, 65, 66 I 8 47' r1. T' o P-110.4 cl \ ,, 1117'TO SCALE 0 lx 3.q a 3.1 A5 ' ti f _ \ bq,1 ry h R7 R \ Q a 13A5 t I r� s8' Q_ It m ~'"'...,. '� ��` `1�' '� - f y! - '`. -'•• 'i\� t`� '�� � � �04�",, `ab`.o• t �i�a`"� -._` \�1 , �/ �. �q� .v '`'``� �Qf% �'o,�y �4� � ` V �� , yti 'Y Q" 11,�, 1 1 5GALE i 1 DERAIL FORD, (TO BE D IGATED) PREf=AR.�D: MAY 10 Ictct5 �., PREFAR P UNDER THE DIRECTION OF. ,(,� / \` `-' ti \ 'J L.S.i. 70$3 ,� , T f u! �l s l� 1� s�0 l r�+� \ ,``\ . ,2/3,/>� r ,' a RiYerslde/San f3ernGardir�o /nc. dc ee tp �, t`. 4 � � ti ''\ ,` \ �,' �' , ` `\, ``•, •',,, - `, ;� ;�; ��, Q�.+ AL'L R. $iJ�DLESTOh"JFc., L.S. 1C83 Fo1 a�n�ng engineering Surveying t5P5 cA�\ E�PiRES l2/31/g8 1265 Columbia Avenue Suite A-I Rlvar5lde, GA d1250? (909) 369-7200 W.D. 4�f' O 46 _ - - - ............ e4s+.,.:wwr.aM..,r^W:✓}„s e,„',tX.ck-r,.:,c r.A.t a ae-' tE. +,:..,c„s+ v ,� 3" , 'fiia•,a. ,-:�anR..` v;',i"^#M'%s'iM✓x' ' h', :. _:., r ,,,.K , P t - - n 2 1\ I i ! I i \ IN THE CITY OF PALM DESERT, CA T\ d Ai LE6AL DESCRIPTION: THAT PORTION OI: THE 5OUTHWE5T ONE-QUARTER OF 5EGT1N 28, TOWNSHIP 4 SOUTH RANGE 6 EAST \ \ \ 555 4 M LY I N6 SOUTHERLY OF THE RIGHT OF WAY OF THE SOUTHERN PACIFIC RAILROAD COMPANY \ 52' \ --- --� \ \ \ 1 APPLICANT: KAUFMAN 4 BROAD OF SOUTHERN CALIFORNIA, INC. \ \ 150 NORTH RIVERYIEW DRIVE;. SUITE 300 ANAHEIM, GA g2808 2qo 28q � ` v ,� ' ATTN: KENT -;ROVER. 2q I P=179.9 _ \ OWNER: S6- 288 \ \ DAVID FREEDMAN 4 GO 91 Z0 P--179.5 `\ `\ \ P.O. BOX 501 2q2 > s \ THERMAL, GA g2214 ENG I NEER/REPRE5ENTATI VE: P=180.2 P=178,9� \ \ \ 285 J \\ \ ; HUNSAKER 4 A550C I ATES Ss- P=178.6 \ \\ RIVER5IDE/5AN BERNARDINO, INC. \ 214 \ 16 P=179.5 `�Jy� SS P=178.3 00 _ \ ti.\ \\ - 2q5 �83 S 1285 GOLUMBIA AVENUE \ J f \ !' SUITE A-I P=179.2 yet \ \ \ \ \ 2q6 Js \ 282 Js i \ \ RIVERSIDE, GA Q25o1 \\ P=179.7 S6- P=178,9,� SS' P=i77,5 tips 281 \ I, 2q1 �s \ `\ M01) 36g-1200 ATTN STEPHEN 6. MGGUTGHAN, AICP I \ P=178.6n` ss, P=n7.5 280 ? ` P=177.2 P=179.2 S- P=178.3 \ �� 21q \ \ P=179.0 31, mh 26 P-178.6 5p. \r 2Iq P=176.9/,� J GENERAL NOTES: \ 73' P6 325 �� P=177.7 p S \\ P=176,7),t§� 27� sO/ \\_ i� �'\ �''--. ' \ _ oo t ss c I I. SITE ACREAGE: 106.1 6RO55 ACRES / 14.8 NET ACRES \ \ �550 P=178.4 ���\ 6 5 \ S P=176,5 op ��'j/�\\ Qr \ �'. \ 2. ASSESSORS PARCEL NO. b -2 O-0 P=177.a 501 Ss S ss fi� \\SC - _____ __� \\ `\\ 3. THOMAS MAP BOOK REFERENCE: PAGE I13 - D5: lgg4 ED. 551 / 324 Js- \ P-176.2 ,� 215 s \ \\ 4• NO. OF RESIDENTIAL LOTS: 43g 4g, \ P=177.1 302 S \'�S \ �o P=179,0 b P=177.7 325 ss, ss, `�, P=175.9 ,� �� \ �,�, \ \\ LOTS 1-155 (155 LOTS: 6500 5F MINIMUM LOT AREA / 65' X 100' 332 S' P=176.8 ,o° 503 s 214 t P=178.6 q 333 T6- P=177,5 o 322 S SS . S- P=175.6 a t I \ S- P=176.5 30 213 LOTS I34-43g (306 LOTS): $500 5F MINIMUM LOT AREA / 55 X 100 P=17e:4 J�. \. S ! ER OF OPEN SPACE LOTS: 2 A - S n. NUMB P-177.2 S- A � � �•P- 7 .3 � 3 I 15 � S . P= 76.2 0� _ t � 1 / 3s' ,� 505 212 ss, C \ \ { \ LOT A - RETENTION BASIN/PARK SITE: 2.0 ACRES e- s. \ 'Q \ S P=176.9 �j ! 320 ss- �=275.9, S" ;. - � `\ ` � \� ��` LOT B - RETENTION $�151N/PARK SITE: 2.1 ACRES P=175.0Ulf/3q2 s % 506 S S' P=176,6 & 31q a \ •-.� � >� \ P=174.7 0 PAN ATEGORY: PR-5 ti \ 6. GENERAL L G 1 S \2 0 '4 1. ZONING DE51GNATION: PR-5 ti I20 t , 3q3 � P=175,6 p� ,. \ � \ z, P=177.7 � JS- � ~ 301 J � 3� S- 91, �\ O� \- \ � )/ ;; ` ' \ P=177:5 ol P=176.3 ti� 508 26q \ \ /f i \. z t 335 131$ ss, ? �• P=174.4 O`t' /l/ J MAXIMUM DEN51 TY: 5 DU/AG PROJECT M51 TY: 4.16 DU/AG V P=179,0 rn t P=176.0 SS' P=174.2 ` ice, �' P=177.2 311 SS. \ DA ' ":. 3q5 Ss, s P-175.0 ticP 30Q sa- ✓ m 3q I S4 =176.9 \ S- P=175.7�3 316 s Ss- \ ,7 \ \ 336 o P=179.1 P 3q6 s ? P 79.2 , Ids Ss S \ Ss P=j74.7 31 D 3S- i `�c''s \ / \ �i 3 15 ss- 5j HOO DISTRICTS: 0' 103' P=176.6 y6" � P=175.4 ti� P-174,4 W �'� • \ \ \` \ �` �l/TlVVL LIJTRIVT�: 33'1� ` 411 ss- �, JS- P-175.1 314 S 511 \ \\ '�/ \\ \\ DESERT SANDS UNIFIED 50HOOL P15MCT 510 P=176,3 S- a 3q8 P=174.1 \ \ G P-179.5 1 P9�79,6 P-178.0 SS S- \ SS- A. LOT A `\ 1 40' P=174.8 CQ 1 �;, !�9 P-176,0 �04 b ti 6p- /pi'� / w/ "� \ \N. O� \\ \ ' � • /Y�T�I V SLW�R 38q 100, S �✓ q S- - j PARK 51 TE t ` ``�. \ . `� 1-1 , ` P=180.4 412 S" P=IT s P_17 ,oa 312 RETENTION BA51N R"b `\ `y ~�'�. 400 \ 2 \ GOAGHELLA VALLEY WATER DISTRICT S ✓ \ 98' 410 s • b• s- A _� \ - ELECTRICITY: a Gt J- P=174.2 j - \ - ,y` 388 P=177.9 ,� P=175.4 ,cp 2.0 ACRES f6s \ __ \ ti o P=177.3 Lqq - _ \ CALIFORNIA 1U1' Ilp, ss 401 s- \, ��S I \ -- . '�� ` w4 SOUTHERN EDiSON 4 q P=175.1 d3 l ; � P=166,0 98, F , 100, '` 413 21 se, ss, 402 .� Ip P=176.3 \ `\ ``\ P=177.8 \� u' ¢¢ d I 3�1 ,j0� 177.1 P=174.8 �� °; \ ! i 01 1( \ \ \\ � NATURAL GAS ti 99, 2 fi S- \ 33q \ z SOUTHERN GAL I FORN I A 6A5 GD. r o v' P=183,3 IS A 408 Ss, 403 m \ \ \ P=183.4 P=1T4,5 O� I 1 `�'•.� 100' I"•\ 99' 414 ,;, .. 404 � \ �9 \ \ \ \ TELEPHONE: to P=176.6� 40'7 S '.,, 202 1 p, P=177.4 , S. \ \ �, 27, \ O 386 4 `� . 94' s P=174,2 �y / P176.3 Iq� \ \ j - `\ L! P=184.7 ; \ S P=176,3 .b / 9 °� ti '^' ' 203 1�9 P=175.0 \ \\ t \\ \! GTE 99' 6O" Gi f a P=176,2 ISy, 2.00' •1 - h 1 � S P-176,8 � N 341 Nl 58 98' J53 \ s P=176.1 .�' 260 405 / ,�,, 268 17' ` \ P=186,2\ f iv \ \ 11 \ \ \ P=186.3 ` ;j I 178,0 \ S- P=175.8 ^ / b� \ P=175.3 87' I BS' P=175.0 ,0 ,4 too' I 99' 416 u \ 25q �Zg t' Iq7 B7, 62 b0 \ \ �� \ l \\ \� P-177.9 100 / h 204 0 n 5' I ' 261 261 P=175.6 m P=174,7 \ 3 \ 384 98, r� \ h pp 1=174.7 ' P=175.s \ \ N 152 h \ N , loo' 63 ,,� \ \ \ \ \ \ -'. P=187,� ti , =i87,7 i P=178 3 154 258 h �'` N P=175,5 ti 100, 03' 11 N ` \too, \ P=175.0 % 100, Iq6 P=174,2 \� 343Ln in in P-176.E c'9, ! _ - 126' J� 83' 3 96 4 ♦ P-175.2 q 205 + P=175.4 5q �1A \ P=189,3 cn ` vni P=I89,2 { 151 \t 15:�, 25-7 IS6 ro `� 262 R=50' `�,� ��? 26 P=175,2 0l 100A. \ 100' 103' 418 \P=178b to \ P=175,4 IGO, Iq5 64 P=173.5 a l r� \ P=178,5 00, P=175.8 265 L06 r I uni P=iTs.o n P=n4,1 P=173,1) `\ 3� 382 98, „ 256 I�P` i 263 264 \, cn I 'S P=175,7 1 100, 92, hI P=190 I fn P-190,6 \ 1 4t 1 a P 6.0 P=175.0 I +o r 59 9 \ \ r \ \ P=1 .9 P=1T6.0 o P=175.7 p o P=17 .7 100, 103, 41q n P=175.7 m. 61' ` 178,8 100' 1 9 ?�, 201 - - - - - _ R_ 6 6 \Pql \ \ \ 545 N 88` in P=174.7 '`--3pp I P=172,4 `'•1 P=192.2 ��1 , 100'I P=176. 1 255 9� 93/ 100' \ P-192. _ 0 P=176.3 Cn P=178,0 213212 55 100' 4 0 o P-1T9.2 cu 0` 60' b0' JS' 76' 6 "- P-n9.a FBI 105 214. 2 12 I 8r,. P=172.z�� \ \ -- \\ +t b I 50, e �, 46 I P=177,3m 1414 65 f 3 54 \ 38D t l02' 4' P=177.1 2Dq 208�p co cn P-19 �o P=I93.6 Ul 148 - 151 rn 211 Y 21 D t. i } _ � ro P=175.2 I P=174,2 \ o o P-171,9 a „ , �. �cti S P-176,2 v1 P=1 00, 86 \. I BT 100' I \ t 421 ' b P=179.5 ,. P=176.3 \ 254 _ 6•' 46' P=1T6.T' P=176,5 10 100' 100' � - O •,� 53 \ P=179.2 ^i Q `\ s 341 I1q \ P=176.7 lr p P=177.6 $S. I O i 1 lOr 1 103' ,o ! g Iq3 100' P=172.8 100' `` 215 i7' 60' 6a' 3s' " 66 I 84 P=171.5 \ \ t �t P=194.7 `- ttn P=1 5.1 �. 120' 141 ' .. \, 158 1A0' 114' I P=175,6 co w� 52 \ \ \ o P=174,5 , 1 ` 100' \ I 422 '-' , 76,6 it _ ate' I too' P=174.s 8� 6s \\ 6s a>. \ \ \ r TYi� GAL 5EG I f OIy \ P 79.9 253 v _ 'J' _ 0.5% _ _ n CJ 48 '` 101' 179.5 1 3' 1 _ P=177.0 m � Z Iq2 100' 100' 172.3 5 - P=170,9 1 U' P=177.62I6 P=175,9 1 6 / �_ 8 51 \. \ \ r 6ERPti:.D CORD flR��/E y P. 2 I n 318 q �� ` 100' 83 s 88 s t 1p I v' PR196.5 S' 4 0. , 252 89, ''` 7- ,� , 6? co ,D - o , 53'' S' 57' 60, 35' 1n LO a,, P=180,1 P=177. l 9 100' 0 P=174:8 P=172.0 34q `' ' 103' P=17 8 1p5, \ \. P=177,3 211 218 22D 22I 222 223 0 Iql P=174.8 I 8q i , 1b P=170.6 ` 1 \ \ �, io P=177.3 P= 7,1 :r In 100, I ' °- \ �` u P-197.6\ I \ 31� z :' 145' # \ , �s 100' c P=177,6 a \\ 11'045 ti a' ± ! �, P=176,7 ,0P=176.5 ' P=176,2 P=177.2 I { 100 �`:, l 16D ° $ th P=176.2 I 8Z 106 6 P=198.0 �,i P=180.4 -4 / n 1 1 P 172.5 a \ S- 4q \ \ 1 424 \ - p_ 1 n 105' 64, 1 t� , P=175.1 In 9 - \ = \ \ 55 y3' f• , a P-177.3 t 100' 68 ,o � P-172 4 P=170.2 s 350 w 103' P=180.1 \ 100' ,. 104' ♦ 56' � IqD P=175.1 `� , 40' Ip o \ /``A aM+r, \ \\ \\� 45 s P=199,0 ` 16 ;,,�,+" 158 1 1p0• 2244 60' 60' 60' = P=176<5 100' iv I ^ ° '\ • v p rN ✓� \ '\ \ 144 i b l t '° P=178A 228 .a 100' q0; / \ ' 100' l v P- 99.4 1 :. \ 425 � =1ao.7 T7.6 r 221 226 cti 250 p P=178.4 + / ID7 �,,:r�: , 225 224� o , 81 �, P=n2.6 n \ P=180.4 o . _ a o I _ _ � P-va.1 � .. q 1 a P.177A _ _ - 6 r P=1T2J P=170.1 ap P 177.8 _ l is ,..., � :,;,;. ,.. „ ,- , �, r• \ n 351 cn I03 . 00 10 `, 107' . g ` I 18q P=175.4 / P 177,5 P 171.2 ,0 m r__.•/ \ � to P=200.4 N 1 \., v ,0 1pp,IDS J 315`', 69, ia I Ir \ 1d0 \f230 46' I P=1768 P=175.5 10l 111' l \ \ a 100, I ul P=200.9 16 \\ 1 r; 178.7 6�- 101, 100" & !p8 \ \ \ 4 \ tr P=180,9\,, P=178,0 \ 24Q 100' I ql 104 J. r`� \ 52 P=180.8 P 78,2 4 60" 60' 35' ' 8D in ^ I I Q8 LOT B } y \ t TYP 1�i Aw. �J'E�iTI�N \ 188 1D P=173.0 4 PARK SITE ! `� ` \ 1 T R A � 52 w 103' t`\ 100' 103' STRUT I u� p= I \\ i r, 314 1}9, 1 1 - - - 7s9 P 175.7 173.1 .5 �\ 13 ' m POR OL 1 ,r \ P=202,a ' 442 " ... 163 1 231> >s , =1 ' / RETENTION BASIN ` y P ` \ 7 P 1a1.2 �., 248 ` \ 100' y! / � ` w Z r ., P=181.1 178.4 � P=I78J ', 101' 100' 100' � � 1r 353` �, \ , P=i7e.5 i a' 6c 3s T i q2 a Y 6&, / 2.1 AGRE5 10,3' \t 100' I 181 I 103 100' ca ' P=202,9 I �8Z' 10 I . ^�a 53' 5 u� y to \. 100 c° - 7.5 P=1761 .o vi 173.3 { Ea \ _ -.. J- - 31� I n '. `, 122' ,. ` P-17 11 t i' P=173.3 Eu'� _ f 30 90 1 P=zo3.e 428 P=1ei. , �,�,, 241 \ IOq I P-161.0 T � 164` I y P=178:4' 100, P=176.3 1�I m < ! 20' 20' s _ P in =178J �o I \ P=178923 o P=17�1 iu P=177.8 ih p= 100' P=169,4 to i o o ! 100' ioo, _ 4' 4 18L4 177.5? �C \ =178J 1� \\\ 2 o P=177.2 I 101' I 103' 1 6 •' 100' �) 23 3 186 ,*^^ " asi _ 19 100' , 3 18l 102 loo �, 312 \ a 140 �, , 1Q ' i$o 234� . 5 2 6 231 n �' P=1T7.9 I w m P=204.8 2q P=1a1.8 56 61' 64` / n n I N P=173.7 P-0176.4 u� C{3 to to to V , 78 1 I 12 1 ti P v 16C✓' 61 61' 61 100' a m P=17307 ;p IID ,. �2' I 126 \ x•,;�. -^�� o 40' 103' 1A17 I 100 \ t� 2,4 > > 61' 0' 61' 60' I P=176.5 ire in I 179' ` , . \ �•_. n 100, 100' 70 65' =169,7 p \ a P 9A e 1 185 ( 00, 0 N=169.9 ,0 65' 311 q ti P=n .ao for o a p .�• P=205.6 jp !0 o P=179 @ g P=180.1 g p 80 1 �' _ I P=178:2 1 100' o 44 t =169.9 45 \ to .» o m �` P=176,7 Q4 m 101 v ^ _ P=170.1 \ TYP DA16- SEGTi0N W- �30 P=182,� , , o P=179.� P=179.5. P=179,�' P=178.9, P=178.6 n \ t04' ` I \ I66` 245 o $ I 100, 13 P=170.7 P=170,4 u� 1 .� n u n 100, ' P=182.0 1 100' 244 i ( f P=174.0 0 0 o I 24 e 242 -' iu I III I' P-170.8 6 0 72' STR =� 5 A� THROUGH YV � ro 100' P=174 0 87' /.: 178 . P=179.2 2' 6,, �`41 240 �3q 238 154 45 r 3 ? \ , 61' P- P=176,8 16 90 - 7 .3 8 46 355 , I _ 42 s. 138 N ' \ 'hh 178 6 I 90' 0 P 1 0 I 4 41 2� pO N.r ` 6f' S 37' 45' r , 168.I he pb.4 ;x u' i 6i' P=162.3 - b1' 1 0, !00' 9- _ ' ,5% cn P=177.1 cn m IDD 45' 65' S6' LP 103' A=1824 0 \ 100' \ ao a - '}R=2000' 5 s ' I, u r q5 !r ro P=169.9 ,. I 161 1 r R=2000° \ P=174,6 12 STREET s oi$�j, + - \ 0.5%_ � _ _ _ _ - i too, 0' P=174.6 E. ; 105' `cT \ 356 ' 36q 17s' \` -r 179.4 �; �'` �,. o P-170.6 � _ o.5`r as. _ g_ P=207,0 P=207,3 452 � P=1 .6 90 a 55 S5' 55, ` 55' °, �\ A 15 q0 yp, `O = ! ,. 3 R 5 T I R� 41 _ \ m T P 0' `00'P 182 , l to 5` I 10fl ' S5 4 55 55 55` 55' 30' _ \ cn rs I ,. 3 N 100' I `. 110 1171 112 se ' P=177,6 q n P=169,9 1(7 '�13 9 I q1 45' 65' 65' 6 96' '\ n6' 136 I6�, ti `` 114 '`�15 116 111 11q 180 I81 182 I83 f qb qq 13 35 3b 31 3 3q Y 102' 3 T r ti P=208,0 'ti `n P=2b@5 \ 433 \ \ P=1809 1 ;r o in 18 oP=1b,0 Q� in f, , ' P=179,8 P=1861, p= 0.3 I18 / 100' tit\ {t p�tr�p HAP ��1��y, ;,i(1y n1 7�11 4 , o a N 1 ? P=179.7 c i 178.5 P=178A ` 1 P=175.0 ° V T�1 R � it Y lVllt-11ll ��t� 1L,46 4 3 . o P=177.5o P=177.0 P=17(�;5 P=174.7 / 0 4 107' l u� 68 - P=183,0 P=179.8 = P=1 9 4 �o P=179.1 � P3k78.9 0 � \. o 0 0 o P=174J o P=175.0 P�70.9 _ g _ p cA ry 183.0 , i i I o o g o �' P=170,8 P=170.7 P=170.4 o P=1r0.1 --r P=178.6 0 14 c ^ 0Q' P=169.7 --• '4- ` ' \ 155 29" 92' x a 6' = 55' 55' gS 178 I I 1! 122' \. P=2092 454 ' 1001 65' 65' 65' 65' in _ 4 a Ens: I : 55' 12 = 1 A 66 69 61R by bet 7 07 o� o b9 p=171.2 D � p !: vy1 9' r b9' 7P 71' 71, 71' 75' i S P=183.2 \ P-185.0 , . I . ` L�i )Li 33�d 116' , 13 120 118 117 116 loo' 34 33 32 , i 31 30 ' 2c{ f I P=2o9sw, ' ti 02 P=189,1 0 155 12 131 150 a q o 128 121 I o 124 i23 122 \ 121 n - P=n1.4 �I P=vo.6 - 3 0.' g o 12 c P 172.1 c P=172.0 o P=171.7 .lo P=17L1 r g o o \ , m g 11�' tl P=173.5 P=173.2 P=172.9 0 n o 0 0 o m M i G y n t R-2I0.2 366 y P=191.2 ♦ P=174.1 P=173.8 1151 i P=183,5 P=189.1 P=188.3 187,0 P=185,0_ P=183,1 1611 P=179�1, P=176.2 P=175.9 P=175.6. P=175.3 P=tx4,9 \ \ P V P=171.5 A qr U00zrl I� s I t 6q ` 6� `7r ^ �'9 6 1 ` , 69, 64, 69, . ' a P=210.4 \,q��A 9 2v ' ti \ A A V I 76 r�3 6 r I} '134 �t � \ ` 6�` 1LP4 4 6 �,, •. v s STREET 1 69' 7t' 75' 7S' 45' 65' _ `�� '-', 45' 46' 71' 71' 0 0� 0.5% - - - 4C _0,5% 0,3. _ M P=170b 36 - - - - - - - - - - ♦ P=184.4 - - - - I� R 1�" .� �It 9 a �Z \ h l�7 �\` '•4 '\ � ,. r' I n = � I � � � I P=21o,s`361 .` } 364 P=211,0 P=186,1 p ` ti \ X.. `4 � 100' ___ _ ___ -1______ 134' 363 _ 38 42' \ 65' 65' 65, *5 65` 65- 65'- - U \ \ 65 65' 6 ,� b5 65 65' 65 65' 65' 45' I q 45' 65' 65' P _ ,Z2 P-1 .4 43Q '9 aq \ \ , \, ,. ` , 21 3 `",4 `\ `•,1 8 q 10 I I 12 I3 I4 `. 15 16 11 18 I q 20 171 1 - 362 2 5 6 ` W ' `'� o 0 21 22 23 7z m P=189.0 o� m u� P=170.7 Q o o • o o _ _ _ o P=175.6 g ` o _ o $ ,\ q o b o g v HP m 24 t ! F" `ti P=211.0 04\ ` . .. -.,l P=1 7 - p=188 0 P=186:0 = _ = P-17�.,' P-176.2 P-17�;� - P=17�:3 - P=174.9 P-174.6 P=1 4 P=214A P=173J P=173.4 - P=173,1 w ` \ ,- P 18d,0 P 182.2 1801 7 ,3 P=172 8 1-172.5 }J P= 718 P=172,1 P=172rtf �.y 02' v i 1 fn Ps171.4 t' 2 f, 42s s 6s .. 26 - - _ 2 67 CM4 a, ` 50ALE 1 100 \\\ 4T DEDIG l %ANC; .}` .y'` 1, '\ \ 4 `\ � \ ''\i "+., '--`n ,, '',�` •y ,, •'\,` f� �` ,\` \ ��l PREFARED UNDER THE DIRECTION OF: T' )NOA�k�R �SSDG/A TES --� Riverside/5an B3ernardino Inc. . \ 01 BRUCE F. RAZAKER L.5. 5a2i Planning engineering 5vrveying 6P5 EXPIRES 12/31/96 N A E E JAC-oio A of CALif 1285 Golumbla Avenue 5ulte A-1 Riverslde, GA g250'1 (10q) 36q-1200 W.O. 4a0-4b ..•a..,wr,•.oe.b.::twltw+x rr�rtr,+z,ae.ntinaw,r =--waaa... ..- ... , , x