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HomeMy WebLinkAboutC. CZ/TPM/PP 08-191 Urban Housing for The Crossings CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION STAFF REPORT REQUEST: Recommendation to the City Council of Palm Desert to approve a request by Urban Housing LLC, for approval of a Change of Zone (CZ), a Tentative Parcel Map (TPM), and a Precise Plan (PP) of Design to allow the construction of 144 affordable housing units with amenities. The proposal will change the zone from Planned Community Development (PCD) to Planned Residential 14 dwelling units per acre (PR-14) and subdivide an 11.8-acre parcel into two (2) lots to accommodate future Childcare Facility not a part of the project. The proposed project is located on the south side of 35th Avenue between Gateway Drive and Cortesia Way (C Street), also known as APN 694-130-005. A Mitigated Negative Declaration resulting from an Environmental Assessment pursuant to the California Environmental Quality Act (CEQA) has been prepared for the proposed project and is on file in the City of Palm Desert Planning Department. SUBMITTED BY: Renee Schrader, Associate Planner APPLICANT: Mark Irving Urban Housing, LLC 2000 E. Fourth Street, Suite 205 Santa Ana, CA 92705 REPRESENTATIVE: David Dietterle Lundstrom & Associates 1764 San Diego Avenue Suite 200 San Diego, CA 92110 PROPERTY OWNER: MacLeod-Couch Land Company LLC and Baxley Properties 777 S. Pacific Coast Highway Suite 204 Solana Beach, CA 92705 CASE NO(s): CZ/TPM/PP 08-191 DATE: December 16, 2008 Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 2 of 14 EXECUTIVE SUMMARY: Recommendation to the City Council for the approval of Change of Zone would allow the applicant to change the existing zone, which is currently a Planned Community Development (PCD) Overlay zone, to a Planned Residential zone. The purpose of the PCD Overlay zone is to allow large areas of the city, of 100- acres or more, the versatility to develop a mix of residential product types. The project proposes to change the PCD zone to more capably address density requirements that would apply to an affordable housing community. Therefore, the applicant is requesting a change to a "Planned Residential/14 dwelling units per acre" zone (PR-14), which is in accordance with the general plan land use designation for this property. An analysis providing findings in accordance with the general plan for the requested change of zone are included later in the staff report. The approval of a Change of Zone (CZ) would also allow the developer to request approval for a Tentative Parcel Map (TPM) and a Precise Plan (PP) to subdivide an 11.82-acre site into two lots. The Precise Plan for Lot 2 would consist of a housing development of 144 affordable two and three bedroom units, with associated drives, parking, landscape, water infiltration and recreation areas. The subdivided project includes the future development of a 4,000 square foot childcare facility proposed for Lot 1. Finally, the developer is requesting an exception so that the two-story buildings may be allowed to exceed the 24' multi-family residential building height. The additional height results from direction from the Architectural Review Commission to mitigate the horizontal effect of the two-story buildings. The approval of a height exception would allow the developer to construct 21 percent of the 8-plex building roofline at a height of 26'7". It would also allow 21 percent of the roofline of the 16-plex buildings to be constructed at a height of 29'5". II. BACKGROUND: A. Property Description: The 11.82 acre property is currently vacant. It is located in a portion of the city's burgeoning northwest section that has steadily developed into commercial, industrial, and university service uses. The Falling Waters residential development is directly to the north of the subject property is located. To the south is a vacant property owned by the Palm Springs Unified School District. The 11.82 acre property is sloped towards the northeast. The property is generally surrounded by other residential uses, with a commercial segment to the west along Monterey Avenue. Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 3 of 14 B. Zoning and General Plan Designation: Zone: PCD Planned Community Development General Plan: M/R-HO Medium Density/High Density Overlay (4-22 du/ac) C. Adjacent Zoning and Land Use: North: PR-13 Planned Residential 13/ Falling Waters Condominiums South: PCD Planned Community Development/ Vacant East: PCD Planned Community Development/ Vacant West: PCD Planned Community Development/Vacant III. PROJECT DESCRIPTION: Proposed development includes a complete master plan for 144 affordable housing units residing in ten buildings proposed to be constructed on Lot 2. The configuration of the residential development includes two 8-plex and eight 16- plex buildings. The buildings are proposed to be two-story. There would be 92 two-bedroom/two-bath units and 52 three-bedroom/two-bath units. The largest single building is proposed to be 9,872 square feet and portions of it are proposed to be 29'5" in height. The development proposes parking, landscape, water infiltration, and recreation areas. The water infiltration area would be sod-covered to provide additional play area during the dry season. Two recreation areas are proposed for Lot 2. The main recreation area is located at the center of the project site and consists of a pool and a recreation building. In addition, a tot lot is proposed in front of Building 10. The development of Lot 1, the future site of a childcare facility, is not a part of this review. A. Site Plan: The proposed rectangular buildings are arranged along the perimeter of the site, with vehicular circulation and parking traversing the interior. The proposed residential development on Lot 2 would be gated. A centralized two-lane entry decorated with a landscaped median is the primary access, opening onto 35th Avenue. A primary monument sign would be located in the median. A secondary emergency access opens on the west side of the site to Gateway Drive, which would serve as egress-only for residents. Perimeter and interior plant materials are proposed. From the property line there are 10 and 15-foot setbacks in the front and on the street sides. An additional 18-foot right of way extends from the property line to the face of Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 4 of 14 the curb, where a meandering sidewalk and landscape is proposed. An infiltration basin is projected for the northeast corner of the site. Access to the childcare facility for the residents of The Crossings is conceptually proposed as pedestrian. The project has been conditioned to include an entry gate that would provide a safe, handicap accessible path of travel for children attending the future K-8 school abutting the southerly boundary of the housing project. B. Building Description: The proposed two 8-plex and eight 16-plex residential buildings would be two-story and would house floor plans in the following sizes: 951, 1,029 and 1,135 square feet. Each building displays a variety of roof pitches. Each unit would have an outdoor patio or balcony. The recreation building emulates the style and materials of the residential buildings. C. Architecture: The proposed architectural style endeavors for something different than the Spanish Revival, Contemporary, and Mid-century Revival styles abundantly duplicated throughout the desert. The proposed architecture is in a Prairie Revival style. The style is characterized by horizontality and rectilinear modulations. The color palette includes tan and brown tones as illustrated in the distributed packet materials. The buildings would display simulated decorative stone (ProStone Ledgestone "Glacier Valley") at the bases where balconies and windows are located. A simulated slate shingle material called "Eagle Roofing": Bel Air in 4626 Rancho Cordova blend would cover the different pitches of the roof. The building surfaces would be painted exterior plaster. TREX is proposed for railing and the windows would be surrounded in vinyl. IV. ANALYSIS: The Crossings conforms to all zoning regulations, with the exception of the height request discussed later in the staff report. The following information analyzes the project's expected impact on the site. A. Parking: Covered parking is provided on site for the residential units. The spaces are supplied along the internal vehicular roadways which route automobiles in a circular pattern within the property. The developers have Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 5 of 14 provided 13 more parking spaces than are required by the zoning ordinance. REQUIRED 90--2 BEDROOM UNITS @ 2.00/unit 180 spaces 54--3 BEDROOM UNITS @ 2.00/unit 108 spaces TOTAL 288 spaces PROVIDED COVERED 144 spaces STANDARD BAY 149 spaces DISABLED 8 spaces TOTAL 301 spaces B. Height: The project proposes to build 10 two-story residential buildings and 1 one- story recreation building. The residential buildings are each designed with multiple-pitched roofs to soften the long horizontality that accommodates the proposed density. The roofs are also designed to cover patios on both floors. The Architectural Review Commission requested that the applicant modulate the rooflines as much as possible to break the mass of the building's "long-box" feeling. In a PR zone the heights are limited to either the approved values as appraised by the Planning Commission's recommendation to the City Council or by the limits as set forth in the zoning ordinance for the appropriate building type (i.e. Multi-family residential R-2 or R-3). The multi-family residential height limit is 24'. The added height is a method to visually lessen the bulk of the 8 and 16-plex buildings. Considering the numerous roof pitches, viewed from the longest elevation of the two 8-plex buildings, a total of five differing heights can be observed. The roofline of the proposed 8-plex building begins at 21'9" and rises incrementally to the following heights: 23'1", 24'2", 25'11" and 26'7". Of these heights, 79% of the building is 24' or lower, and 21% of the building is above 24'. The eight 16-plex buildings are also proposed to have numerous pitches with heights growing incrementally from 24' to 24'2", 25'2", 25'11" and 29'5". Of these heights 79% of the building roofline is 24' and 21% is above 24'. Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 6 of 14 As a policy of the City, height exceptions are reviewed by the City Council. The Architectural Review Commission found that the decorative aspects and modulations of roof pitches enhance the overall appearance of the building. C. General Plan High Density Overlay Requirements: The proposed density is 14 units per acre. The density is in conformity with the General Plan designation, which allows for medium to high density in the district (10-22 dwelling units per acre). It also provides a much needed product type for the community. However, the general plan land use element program 9.A (copy attached) requires that projects involving a change of zone in excess of ten units per acre be evaluated and found consistent with eight (8) performance criteria (1-8) below. 1. The percentage of residential units, whether single or multi-family, that shall be available for home ownership. While one hundred percent of The Crossings project will be affordable rental units, a rental project is appropriate for the following reasons: a. Numerous projects within proximity to the proposed project have been approved for purchase. For example, to the north of the project site is a 247-unit condominium project known as "Falling Waters", which is an attached product featuring units for sale. To the south is the Dolce development, which was approved to subdivide 238.05 acres into 159 single family lots. On the northwest corner of Portola Avenue and Gerald Ford is the Ponderosa homes development; approved to subdivide 87.45 acres into 237 single-family lots. b. In the University Park area 80% -90% of the residential units will be "for purchase". c. A mix of housing types is desirable. 2. High density residential neighborhoods shall be located in proximity and have convenient access to public transportation. Currently the Sunline Bus Service has two routes that would accommodate this area: Route 50 and Route 32. The stops to access these routes are still quite a long walking distance from the Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 7 of 14 proposed housing community. Although Sunline Transit's long range service plan has not been completed for this area, preliminary discussions indicate that service along Monterey Avenue or Gerald Ford Drive may be the most likely expansion of their routes. 3. High density residential development shall be located in proximity to schools, parks and commercial services, which shall be accessible by means of non-motorized vehicles routes. a. Schools: The property abuts the future location of a Palm Springs Unified School District K-8 elementary school. A safe path will be provided for student access. b. Parks: The property will also abut a park that would be a shared space with the school access in the safe manner as referenced above. In addition, the city has planned other parks in the nearby area. c. Community Services: The project would be near commercial services along Monterey and other retail, hotel and convenience services along Gerald Ford near the University Park area. These listed uses will provide convenient shopping and employment opportunities. 4. The percentage of proposed high density units to be reserved to meet the affordable housing needs of the community. a. The Crossings project, if approved, is 100% affordable. b. The project would target 25% - 60% of the area median income. c. Net rents would range from $363.00 to $932.00 a month. 5. Adequacy and usability of landscaped open space planned internal and integral to the design of high density developments. a. The project proposes a 2,887 square foot on-site recreation center, which includes a 30' x 60' pool for the residents. On The Crossings property two tot-lots would be available. The water infiltration area, which is designed to collect Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 8 of 14 stormwater runoff, would be dry for most of the year and is proposed to be covered with lawn as a play area. b. As per the requirements of the zoning ordinance for a Planned Residential (PR) zone, at least 40% of the area must be useable open space, defined as follows: An attached exhibit was prepared by city staff to represent the calculated areas of open space, which comply with the above definitions. (See attached Resolution Exhibit C Area "Comparison Plan"). 6. Development plans reflecting an innovative design in site planning, building design and landscape treatment consistent with the General Plan Community design element. a. Architecture for the project has been given preliminary approval by the Architecture Review Commission. A copy of the October 16, 2008 minutes and action letter are attached. b. Landscape treatment will be to the satisfaction of the City's Landscape Specialist and the aesthetic standards that have been maintained throughout the University Park district. c. The project will comply with the City's energy and water efficiency policies. 7. Analysis of potential fiscal impacts of the development. a. Affordable housing projects are exempt from the payment of property taxes. However, the project is designed to pay a per unit "Payment of In-lieu of Taxes" (PILOT) fee. The PILOT fee, which is paid annually to the City, would total $165,000. This is a fee that is projected for the not-for-profit aspect of the project. b. The following sources of will be utilized to fund the project: Tax Exempt Bonds, Deferred Development Fee Note, loans from the City's Redevelopment Agency City and Federal Tax Credit Proceeds. Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 9 of 14 8. Project energy conservation measures. a. The units are proposed to be designed in conformance with the city's Title 24 energy standards, which are considered stricter than the state of California's energy requirements. D. Landscape Design: The Crossings project underwent several reviews and meetings with the City's landscape staff. Its current iteration functions to serve the project and satisfies the preliminary approvals required to be presented before the Planning Commission. The type of plant material and the specified size and location would be compatible with the housing type and its architecture. E. Findings of Approval for a Change of Zone: In accordance with the Palm Desert Municipal Code 25.24, an applicant may request a change of zone to a PR zone by filing a petition along with a precise plan and supporting documentation, in accordance with Section 25.24.060 of the Municipal Code. If, after a public hearing, the Planning Commission approves the petition, the change of zone and precise plan are subject to approval by the City Council. In accordance with Municipal Code Section 25.84.060 Action by the planning commission, the Planning Commission shall make a specific finding as to whether the change is consistent with the objectives of the zoning ordinance and shall recommend that the application be granted, granted in modified form, or denied. The denial of the request by the planning commission shall be considered final unless appealed. Staff finds that a change of zone from the currently prescribed Planned Community Development (PCD) zone to the requested Planned Residential zone of 14 dwelling per acre is consistent with the objectives of the zoning ordinance with respect to its proposed density, height, architecture, parking, and recreational open space requirements, as specified in the analysis portion of the staff report. (See Resolution Exhibit A "Change of Zone"). While the development proposes a medium to high density to be constructed on the property, it conforms to the restriction of the PR zone of providing at least 40% of useable recreational open space. An exhibit illustrating the calculations for the proposed hardscape, building footprints and parking versus the remaining areas that are Staff Report Case No. CZJTPM/PP 08-191 December 16, 2008 Page 10 of 14 at 13% grade or less is attached to this report as an exhibit. (See Resolution Exhibit C "Area Comparison Plan"). F. Findings for a Tentative Parcel Map: A. Under Title 26 Subdivisions of the Municipal Code as per Section 26.20.100, the Planning Commission shall deny any map that does not meet the requirements or conditions of the zoning ordinance or the subdivision map act. The Planning Commission may also waive technical or inadvertent irregularities that do not materially affect the validity of the map. To approve the map, the Planning Commission must find that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan. According to Section 26.20.100 of the Municipal Code, the Planning Commission shall deny approval of the tentative map, as required by the Map Act, if it makes any of the following findings: 1. That the density of the proposed subdivision is not consistent with applicable general and specific plans; 2. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans; 3. That the site is not physically suitable for the type of development; 4. That the site is not physically suitable for the proposed density of development; 5. That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; 6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; 7. That the design of the subdivision or the type of improvements will conflict with recorded public easements, for access through, or use of, property within the proposed subdivision. However, the map can be approved if alternate, equivalent easements are provided. Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 11 of 14 In response to the above findings staff concludes that: 1. The subdivision will be consistent with the applicable general plan, as it meets the findings for land use designation Policy 9, for the University Park planning area and the findings for the "High Density Overlay Zone". Also it provides a housing product type in an area of the city where it can meet the needs for the workforce responding to the commercial, industrial and university uses in proximity. 2. The design and improvements are consistent with the general plan. The design accommodates an affordable density while remaining in harmony with the types of businesses and community plans approved for the area. 3. The site is physically suitable for this type of development. The site is a gently sloping area which is suitable for the stepped aspect of the buildings. 4. The site is physically suitable for this type of proposed density. The site is capable of carrying this type of compact housing product as it abuts the commercial Monterey Avenue corridor and is planned adjacent to a K-8 school. 5. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. A Mitigated Negative Declaration is attached to the request which concludes that there are no significant impacts to the environment. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. A Mitigated Negative Declaration is attached to the request which concluded that there would be no significant public health problems associated with the approval of the project. 7. That the design of the subdivision or the type of improvements will not conflict with recorded public easements, for access through, or use of, property within the subdivision. The following recorded access-ways apply: 18- foot city right-of-way on 35th avenue, 18-foot right of way on Gateway Drive, and 12-foot right of way on Cortesia Street. There are existing water mains and sewer lines down the center of Gateway and 35th Avenue. The project has been Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 12 of 14 analyzed by the City's Public Works Department, the Coachella Valley Water District, and the County's Fire and Police Departments. G. Findings for a Precise Plan 1. In accordance with Municipal Code Section 25.73 Precise Plan, the Planning Commission may find that if the proposed precise plan would substantially depreciate property values in the vicinity; or would endanger the public peace, health, safety or general welfare, such plan shall be rejected or shall be so modified or conditioned before adoption as to remove said objections. The proposed plan, as designed and as conditioned, would upgrade rather than depreciate the appearance of the current vacant lot and would create desired housing for the work force. The proposed architectural style would be refreshing and add visual variety to the streetscape. New plant materials in the landscape would formalize the site and create compatibility with the adjacent surroundings. 2. The Planning Commission may also consider the exterior architectural design, general exterior appearances, landscape, color, texture of surface materials and exterior construction, shape and bulk, and other physical characteristics including location and type of public utility facilities. If the Planning Commission were to find that the proposed precise plan of design, including the considerations enumerated in the Code would interfere with the orderly development in the vicinity of the precise plan area, it could reject or modify the precise plan or condition its approval as to remove the objections. The proposed architectural style exhibits a variety of modulated spaces. Maximum attention is given to the detailing of the architectural language so as to provide a lasting positive contribution to the built environment. Where there are roof pitches up to 29'5" feet in height, the maximum roofline height occupies only 21% of the entire appearance. The added height relieves the "long-box" horizontality of the buildings. The proposed materials and forms will render a unique and aesthetic appearance to the surrounding streetscape. Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 13 of 14 The proposed trim, fascia and wall surface colors are muted so as to not detract from the desert environment. The proposed combination of landscape and architecture, rather than interfere, would add versatility to the development of the vicinity. V. ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration has been prepared for The Crossings affordable housing community. Due to its location in an urbanized infill setting, it has been determined that Mandatory Findings of Significance are less than significant with the exception of incorporating the following mitigation measures: • The collection of the mitigation fees established by the Multiple Species Habitat Conservation Plan to provide conservation for biological resources for which mitigation fees will be applied. (See Initial Study IV. a). • The requirement of a Native American Archeological monitor to be present during the excavation phase of the project. (See Initial Study V. a-d). • The City of Palm Desert grading and building permits procedures require detailed geotechnical reports addressing grading specifications and the settlement and expansive characteristics of on site soils. All structures must be designed to the 2007 California Building Code requirements to insure that buildings are constructed within the acceptable level of risk set forth herein for the type of building and occupancies being developed. (See Initial Study VI a (i-iv)). • Strict adherence to construction hours and days will be required. Additional measures to mitigate traffic and operational noise will be required. Noise levels will be mitigated so that the General Plan Noise Element limits are not exceeded. (See Initial Study Xl. a-d) VI. PUBLIC NOTICE A legal notice for the project was published in The Desert Sun and it was mailed to properties within a 300 foot radius on November 12, 2008. The project proponents advised staff that a continuance would optimize a more thorough analysis of the project information. On December 2, 2008 the Planning Commission continued the public hearing to the December 16, 2008 meeting, at which time the public hearing was left open. At the time of the publishing of the staff report, no comments, negative or positive, have been received. Staff Report Case No. CZ/TPM/PP 08-191 December 16, 2008 Page 14 of 14 VII. CONCLUSION: The Crossings conforms to all zoning regulations, with the exception of the proposed height of the buildings. The density impact would be minimal. In addition, the site has been chosen to effectively co-locate its affordability with the surrounding commercial, industrial and university uses. A childcare facility is proposed for the future, which it is anticipated would be welcomed by the entire area. The Palm Springs Unified School District, which is the southerly abutting property, is working with the developers to integrate any grading and fencing in order to provide a safe way of travel for the children who would reside at The Crossings and attend the K-8 school. VIII. RECOMMENDATION: That the Planning Commission adopt the findings and adopt Planning Commission Resolution No. , recommending to the City Council approval of CZ/TPM/PP 08-191, subject to conditions attached. IX. ATTACHMENTS: A. Draft Resolution and the following Resolution attachments: 1. Change of Zone (Resolution Exhibit A) 2. Mitigated Negative Declaration and Initial Study (Resolution Exhibit B) 3. Area Comparison Plan (Resolution Exhibit C) B. Legal Notice C. General Plan Land Use Program 9A D. Architectural Review Commission Notice of Action and Minutes E. Plans Submitted by: Departm ea • Renee Schrr Lauri Aylaian Associate Planner Director of Community Development Appr . Homer Croy ACM for Develo ment Services PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNICL APPROVAL OF A REQUEST BY URBAN HOUSING LLC, FOR A CHANGE OF ZONE (CZ), A TENTATIVE PARCEL MAP (TPM), AND A PRECISE PLAN (PP) OF DESIGN TO ALLOW THE CONSTRUCTION OF 144 AFFORDABLE HOUSING UNITS WITH AMENITIES. THE PROPOSAL WILL CHANGE THE ZONE FROM PLANNED COMMUNITY DEVELOPMENT (PCD) TO PLANNED RESIDENTIAL 14 DWELLING UNITS PER ACRE (PR-14) AND SUBDIVIDE AN 11.8 ACRE PARCEL INTO TWO (2) LOTS TO ACCOMMODATE FUTURE CHILDCARE FACILITY NOT A PART OF THE PROJECT. THE PROPOSED PROJECT IS LOCATED ON THE SOUTH SIDE OF 35T" AVENUE BETWEEN GATEWAY DRIVE AND CORTESIA WAY (C STREET), ALSO KNOWN AS APN 694-130-005. A MITIGATED NEGATIVE DECLARATION RESULTING FROM AN ENVIRONMENTAL ASSESSMENT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) HAS BEEN PREPARED FOR THE PROPOSED PROJECT AND IS ON FILE IN THE CITY OF PALM DESERT PLANNING DEPARTMENT. CASE NOS. CZ/TPM/PP 08-191 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of December, 2008, hold a duly noticed public hearing to consider the request by The Living Desert, for approval of the above noted; 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. 06-78, in that the Director of Community Development has determined that the project as mitigated will not have a significant impact on the environment and a Mitigated Negative Declaration has been prepared (See Resolution Exhibit A); 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 said Change of Zone that: In accordance with the Palm Desert Municipal Code 25.24, an applicant may request a change of zone to a PR zone by filing a petition along with a precise plan and supporting documentation, in accordance with Section 25.24.060 of the Municipal Code. If, after a public hearing, the Planning Commission approves the petition, the change of zone and precise plan are subject to approval by the City Council. In accordance with Municipal Code Section 25.84.060 Action by the planning commission, the Planning Commission shall make a specific finding as to PLANNING COMMISSION RESOLUTION NO. whether the change is consistent with the objectives of the zoning ordinance and shall recommend that the application be granted, granted in modified form, or denied. The denial of the request by the planning commission shall be considered final unless appealed. Staff finds that a change of zone from the currently prescribed Planned Community Development (PCD) zone to the requested Planned Residential zone of 14 dwelling per acre is consistent with the objectives of the zoning ordinance with respect to its proposed density, height, architecture, parking, and recreational open space requirements, as specified in the analysis portion of the staff report. (See Resolution Exhibit A "Change of Zone"). While the development proposes a medium to high density to be constructed on the property, it conforms to the restriction of the PR zone of providing at least 40% of useable recreational open space. An exhibit illustrating the calculations for the proposed hardscape, building footprints and parking versus the remaining areas that are at 13% grade or less is attached to this report as an exhibit. (See Resolution Exhibit C "Area Comparison Plan"). 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 in accordance with Title 26 Subdivisions of the Municipal Code as per Section 26.20.100 the following facts and reasons to exist to justify approval of said Tentative Parcel Map that: 1. The subdivision will be consistent with the applicable general plan, as it meets the findings for land use designation Policy 9, for the University Park planning area and the findings for the "High Density Overlay Zone". Also it provides a housing product type in an area of the city where it can meet the needs for the workforce responding to the commercial, industrial and university uses in proximity. 2. The design and improvements are consistent with the general plan. The design accommodates an affordable density while remaining in harmony with the types of businesses and community plans approved for the area. 3. The site is physically suitable for this type of development. The site is a gently sloping area which is suitable for the stepped aspect of the buildings. 4. The site is physically suitable for this type of proposed density. The site is capable of carrying this type of compact housing product as it abuts the commercial Monterey Avenue corridor and is planned adjacent to a K-8 school. 2 PLANNING COMMISSION RESOLUTION NO. 5. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. A Mitigated Negative Declaration is attached to the request which concludes that there are no significant impacts to the environment. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. A Mitigated Negative Declaration is attached to the request which concluded that there would be no significant public health problems associated with the approval of the project. 7. That the design of the subdivision or the type of improvements will not conflict with recorded public easements, for access through, or use of, property within the subdivision. The following recorded access-ways apply: 18-foot city right-of-way on 35t" avenue, 18-foot right of way on Gateway Drive, and 12-foot right of way on Cortesia Street. There are existing water mains and sewer lines down the center of Gateway and 35t" Avenue. The project has been analyzed by the City's Public Works Department, the Coachella Valley Water District, and the County's Fire and Police Departments. 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 said Precise Plan Request that: 1. In accordance with Municipal Code Section 25.73 Precise Plan, the Planning Commission may find that if the proposed precise plan would substantially depreciate property values in the vicinity; or would endanger the public peace, health, safety or general welfare, such plan shall be rejected or shall be so modified or conditioned before adoption as to remove said objections. The proposed plan, as designed and as conditioned, would upgrade rather than depreciate the appearance of the current vacant lot and would create desired housing for the work force. The proposed architectural style would be refreshing and add visual variety to the streetscape. New plant materials in the landscape would formalize the site and create compatibility with the adjacent surroundings. 2. The Planning Commission may also consider the exterior architectural design, general exterior appearances, landscape, color, texture of surface materials and exterior construction, shape and bulk, and other physical characteristics including location and type of public utility facilities. If the Planning Commission were to find that the proposed precise plan of 3 PLANNING COMMISSION RESOLUTION NO. design, including the considerations enumerated in the Code would interfere with the orderly development in the vicinity of the precise plan area, it could reject or modify the precise plan or condition its approval as to remove the objections. The proposed architectural style exhibits a variety of modulated spaces. Maximum attention is given to the detailing of the architectural language so as to provide a lasting positive contribution to the built environment. Where there are roof pitches up to 29'5" feet in height, the maximum roofline height occupies only 21% of the entire appearance. The added height relieves the "long-box" horizontality of the buildings. The proposed materials and forms will render a unique and aesthetic appearance to the surrounding streetscape. The proposed trim, fascia and wall surface colors are muted so as to not detract from the desert environment. The proposed combination of landscape and architecture, rather than interfere, would add versatility to the development of the vicinity. 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 it does hereby recommend to the City Council approval of Change of Zone, Tentative Parcel Map, Precise Plan 08-191, subject to conditions attached. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of December, 2008, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: VAN G. TANNER, Chairperson ATTEST: LAURI AYLAIAN, Secretary Palm Desert Planning Commission 4 PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NOS. CZ/TPM/PP 08-191 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Construction of said project shall commence within one (1) year from the date of final approval unless an extension of time is granted, otherwise said approval shall become null, void and of no effect whatsoever. 3. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Review Commission City Fire Marshal Public Works Department 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. 4. Applicant agrees to maintain the landscaping required to be installed pursuant to these conditions. Applicant will enter into an agreement to maintain said landscaping for the life of the project, which agreement shall be notarized and which agreement shall be recorded. It is the specific intent of the parties that this condition and agreement run with the land and bind successors and assigns. The final landscape plan shall include a long-term maintenance program specifying among other matters appropriate watering times, fertilization and pruning for various times of the year for the specific materials to be planted, as well as periodic replacement of materials. All to be consistent with the Property Maintenance Ordinance (Ordinance No. 801) and the approved landscape plan. 5. Applicant shall comply with each mitigation measure as identified in the Mitigated Negative Declaration prepared November 12, 2008, summarized in the Staff Report prepared for the Planning Commission meeting of December 2, 2008, and stated in detail within the attached Initial Study comments. 6. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Coachella Valley Multiple Species Conservation Plan, TUMF, School Mitigation and Housing Mitigation fees. 7. A detailed outdoor path and building lighting plan shall be submitted to staff for approval, subject to applicable lighting standards. The plan must be prepared by a qualified lighting engineer. 5 PLANNING COMMISSION RESOLUTION NO. 8. The project is subject to the Art in Public Places program per Palm Desert Municipal Code Chapter 4.10. 9. All conditions of approval shall be recorded with the Riverside County Clerk's office before any building permits are issued. Evidence of recordation shall be submitted to the Department of Community Development/Planning. 10.The proposed size and enclosures for trash must accommodate at minimum one trash and one recycle bin. Construction of all trash/recycling enclosures must meet Palm Desert Municipal Code Chapter 8.12 standards. The City and Burrtec must review and sign off on the plans in relation to the placement and number of trash/recycling enclosures. Review of the plans by Burrtec will ensure that vehicle circulation for its trucks is adequate to service the complex. 11.A bus pad will be required at a minimum of 10 feet wide and 15 feet long for a bus shelter at the southeast corner of Gateway and 35th Avenue as per the Director of Special Programs Department of Public Works: GENERAL REQUIREMENTS 1. All landscape maintenance shall be performed by the property owner and the applicant shall enter into a landscape maintenance agreement with the City for the life of the project, consistent with the Municipal Code provisions and the approved landscaped plan. 2. 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. BONDS AND FEES 3. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55, shall be paid prior to issuance of grading permit. 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 standard inspection fee shall be paid prior to issuance of grading permits. 6. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code shall be paid prior to issuance of grading permits. DESIGN REQUIREMENTS 7. Any storm drain design and construction shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. 8. Complete grading and improvement plans and specifications shall be submitted to 6 PLANNING COMMISSION RESOLUTION NO. the Director of Public Works for checking and approval prior to issuance of any perm its. 9. 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. 10. Pad elevations are subject to review and modification in accordance with Chapter 26 of the Palm Desert Municipal Code. 11. Landscape installation shall be drought tolerant in nature and in accordance with the City's Water Efficient Landscape Ordinance (24.04). 12. Landscape plans shall be submitted for review concurrently with grading plans. 13. Full public improvements, as required by Section 26 of the Palm Desert Municipal Code, shall be installed in accordance with City standards including: • Installation of 6-foot sidewalk with dedication or easement • Rights of way necessary for the installation of the above referenced improvements shall be dedicated to the City prior to the issuance of any permits associated with this project. CONSTRUCTION REQUIREMENTS 14. All private grading and paving improvements shall be inspected by the Department of Public Works and no occupancy permit shall be granted until the improvements have been completed. 15. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust Control as well as Section 24.20, Storm water Management and Discharge Control. 16. Prior to the start of construction, the applicant shall submit satisfactory evidence to the Director of Public Works of intended compliance with the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. Developer must contact Riverside County Flood Control District for informational materials. SPECIAL CONDITIONS 17. Complete parcel map shall be submitted as required by ordinance to the Director of Public Works and for checking and approval, and recorded conveying day care site to the city, prior to the issuance of any permits. 18. Applicant shall show good faith effort to coordinate grading and fencing issues with the Palm Springs Unified School District for their southerly property line. 19. Access onto Gateway Drive shall have emergency entrance only, and exit only for residents with appropriate signage. 7 PLANNING COMMISSION RESOLUTION NO. Building & Safety Department: 1. Project must conform to the current State of California Codes adopted at the time of plan check submittal. The following are the codes enforced at this time: 2007 CALIFORNIA BUILDING CODE (Based on 2006 IBC) 2007 CALIFORNIA MECHANICAL CODE (Based on 2006 UMC) 2007 CALIFORNIA PLUMBING CODE (Based on 2006 UPC) 2007 CALIFORNIA ELECTRICAL CODE (Based on 2005 NEC) 2007 CALIFORNIA ENERGY CODE 2007 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE 2007 CALIFORNIA FIRE CODE 2. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1145. 3. Compliance with Ordinance 1124, Local Energy Efficiency Standards. The requirements are more restrictive than the 2007 California Energy Code. Please obtain a copy of the Ordinance for further information. 4. A disabled access overlay of the precise grading plan is required to be submitted to the Dept of Building and Safety for plan review of the site accessibility requirements as per 2007 CBC Chapters 11 A & B (as applicable) and Chapter 10. 5. All exits must at common area facilities shall provide an accessible path of travel to the public way. (CBC 1024.6 & 1127B.1) 6. Detectable warnings shall be provided where required per CBC 1133B.8 and 1127B.5 (7). The designer is also required to meet all ADA requirements. Where an ADA requirement is more restrictive than the State of California, the ADA requirement shall supercede the State requirement. 7. Provide an accessible path of travel to the trash enclosures. 8. Public pools and spas must be first approved by the Riverside County Dept of Environmental Health and then submitted to Dept of Building and Safety. Pools and Spas for public use are required to be accessible. 8. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm desert Municipal Code, Title 5. 9. All contractors and/or owner-builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 10. Address numerals shall comply with Palm Desert Ordinance No. 1006 (Palm Desert Municipal Code 15.04.110 through 15.04.160). Compliance with Ordinance 1006 8 PLANNING COMMISSION RESOLUTION NO. regarding street address location, dimension, stroke of line, distance from street, height from grade, height from street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1006 from the Department of Building and Safety counter staff. 11. Please contact Debbie Le Blanc, Land Management Specialist, at the Department of Building and Safety (760-776-6420) regarding the addressing of all buildings and/or suites. Riverside County Fire Department: 1. With respect to the conditions of approval regarding the above referenced project, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, CFC, and CBC or any recognized Fire Protection Standards: The fire department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be available before any combustible material is placed in job site. 3. Provide or show there exists a water system capable of providing a gpm flow of: a. 2500 gpm for multi family dwellings b. 5000 gpm for commercial buildings (recreation house) 4. The required fire flow shall be available from a wet barrel Super hydrant (s) 4" x 2 1/2" x 2 '/2 " , located no more than: a. 165 feet from any portion of a multifamily dwelling measure via vehicular travelway. b. 150 feet from any portion of a commercial building measured via vehicular travelway. 5. Water plans must be approved by the Fire Marshall and include verification that the water system will produce the required fire flow. 6. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with a 3000 square foot total cumulative floor area. The Fire Marshall shall approve the locations of all post indicator valves and fire department connections. All valves and connections shall not be less than 25 feet form the buildings and within a 50 of an approved hydrant. Exempted are one and two family dwellings. 7. All valves controlling the water supply for automatic sprinkler systems and water flow switches shall be monitored and alarmed per CBC Chapter 9. 8. Install a fire alarm system as required by the UBC Chapter 3. 9. All buildings shall be accessible by an all-weather roadway extending to within 150 feet of all portions of the exterior walls of the first story. The roadway shall not be less than 24 feet of unobstructed width and 13 feet 6 inches of vertical clearance. Where parallel parking is required on both sides of the street the roadway must be 36 feet wide and 32 feet wide with parking on one side. Dead end roads in excess of 150 feet shall be provided with a minimum 45 foot radius turn around, 55-feet in industrial developments. 9 PLANNING COMMISSION RESOLUTION NO. 10.Whenever access in private property is controlled thought use of gates barriers or other means provisions shall be made to install a "Knox-Box" key override system to allow for emergency vehicle access. Minimum gate width shall be 16 feet with a minimum vertical clearance of 13 feet 6 inches. 11.A dead end single access over 500 feet will require a secondary access, sprinklers or other mitigative measures approved by the Fire Marshall. Under no circumstance shall a dead end over 1300 feet be accepted. 12.A second access is required. This can be accomplished by two main access points from a main roadway or an emergency gate form an adjoining development. 13.All buildings shall have illuminated addresses of a size approved by the city. 14.All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately to the Fire Marshall for approval prior to construction. 15.Conditions subject to change with adoption of new codes, ordinances laws, or when buildings permits are not obtained within twelve months. 16. Sprinkler systems installed shall be NFPA 13R in living space and NFPA 13 in all attic spaces. Coachella Valley Water District: 1. Plans for grading, landscaping, and irrigation systems shall be submitted to the District for review to ensure efficient water management. 2. Additional comments from Coachella Valley Water District are included as last attachment. 10 V 0 E Es.i. ' c/iV.1.\ ------ 4.0,, _ - hil '9y sy o,Q P.R.-13 a, CRY$TALBLUEWAY HIDDEN_OASIS \( V 0 -4 o a y a (I 2 = C ly ¢ REF_LECTI r_WAY 3 SPYDER CIR VO - P.R.-13 AZURE RAIN/ Q u 3 35TH AVE _` \\\\\ \ 35TH AVE P.C.D 694130017 \\ \\ a m "T. S A P.C.D. U P.C.D. Proposed Zoning Change 0 o DOLCEAVE Planned Community Development(P.C.D.) 8 a To 1 q�Ca W Planned Residential 14du/ac (P.R.-14) LJ E n " Cr City of Palm Desert PLANNING COMMISSION �4 Case No. CIZ 08-191 RESOLUTION NO. CHANGE OF ZONE '44.:" EXHIBIT A Date: MITIGATED NEGATIVE DECLARATION 1. Name or description of project: The Crossings Approval of a Tentative Tract Map to subdivide an 11.82 acre site into two lots for the purpose of the development of a Precise Plan and Architectural Review on Lot 2 for "The Crossings at Palm Desert", a housing development consisting of 144 affordable two and three bedroom units;and for the future development a 4,000 square foot Childcare Facility proposed for Lot 1. The project site is located on the corners of 35th Avenue,Gateway Drive and"C"Street 2. Project Location—Identify street The project site is located on the corners of 35th Avenue,Gateway Drive address and cross streets or attach a and"C"Street. APN map showing project site(preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 3. Entity or Person undertaking project: Urban Housing,LLC Attn:Mark Irving 2000 E.Fourth Street,Suite 205 Santa Ma,CA 92705 The Planning Commission, having reviewed the Initial Study of this proposed project and having reviewed the written comments received prior to the public meeting of the Planning Commission, including the recommendation of the City's Staff, does hereby find and declare that the proposed project, as mitigated, will not have a significant effect on the environment. A brief statement of the reasons supporting the Planning Commission's findings are as follows: Any construction, improvement and development impacts such as those categories delineated in the Initial Study, especially those including Noise,Air Quality,Traffic,Biological,Cultural or Aesthetic, shall be mitigated with the stated conditions of approval affirmed in the Planning Commission resolution which shall be recorded with the Riverside County Clerk. The Planning Commission hereby finds that the Mitigated Negative Declaration reflects its independent judgment. A copy of the Initial Study may be obtained at: The City of Palm Desert Planning&Community Development Department Phone No.:760-776-6486 The location and custodian of the documents and any other material which constitute the record of proceedings upon which the City based its decision to adopt this Negative Declaration are as follows: City of Palm Desert Planning&Community Development Department Phone No.:760-346 0611 Date Received for Filing: Staff SACRAMENTOUTB\21603.1\CITY\2006 FORM"E" CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY CITY OF PALM DESERT INITIAL STUDY FOR CZ/TPM/PP 08-191 THE CROSSINGS PROJECT DESCRIPTION/LOCATION: Change of Zone (CZ) Tentative Parcel Map (TPM) and Precise Plan (PP) of design to allow the construction of 144 affordable housing units with amenities. The proposal will change the zone from Planned Community Development (PCD) to Planned Residential 14 dwelling units per acre (PR-14) and subdivide an 11.8 acre parcel into two (2) lots to accommodate future Childcare Facility not part of the project. The proposed project is located on the south side of 35th Avenue between Gateway Drive and Cortesia Way (C Street), also known as APN 694- 130-005. DATE: November 12, 2008 PREPARED BY Renee Schrader Associate Planner PREPARED FOR City of Palm Desert Planning & Community Development Department 73510 Fred Waring Drive Palm Desert, CA, 92260 (760) 346-0611 REVIEWED BY Independently reviewed, analyzed and exercised judgement in making the determination, by the Planning & Community Development Department on 16 December 2008, pursuant to Section 21082 of the California Environmental Quality Act (CEQA). Is 1 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study when a proposal must obtain discretionary approval from a governmental agency and is not exempt from CEQA. The purpose of the Initial Study is to determine whether or nor a proposal, not exempt from CEQA, qualifies for a Negative Declaration or whether or not an Environmental Impact Report (EIR) must be prepared. 1. Project Title: The Crossings 2. Lead Agency Name: City of Palm Desert Address: 73510 Fred Waring Drive Palm Desert, CA 92260 3. Contact Person: Renee Schrader, Associate Planner Phone Number: 760-346-0611 4. Project Location: 73500 35th Avenue, bounded on the west by Gateway Drive on the east by Cortesia Way. 5. Project Sponsor: Urban Housing Communities Address: 2000 E. Fourth Street #205 Santa Ana, CA 92705 6. General Plan Designation: Mixed Use (MU) Commercial / Residential High Density (R-H) 10-22 DU/Ac 7. Description of Project: The Crossings project proposes to subdivide an 11.82 acre site into two lots for the purpose of the development of a Precise Plan on Lot 2 for `The Crossings at Palm Desert", consisting of a housing development of 144 affordable two and three bedroom units; with associated drives, parking, landscape, water infiltration and recreation areas. The project includes the future development a 4,000 square foot Childcare Facility proposed for Lot 1. 8. Surrounding Land Uses and Setting: The project site is vacant land is surrounded by residential uses, with commercial development to the northwest at Monterey Avenue. 9. Other agencies whose approval is required (e.g., permits, finance approval, or participation agreement): Coachella Valley Water District, Palm Desert Redevelopment Agency IS 2 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources El Cultural Resources ❑ Geology/ Soils El Hazards & Hazardous ❑ Hydrology/Water ❑ Land Use / Planning Materials Quality El Population / Housing ❑ Mineral Resources ❑ Noise ❑ Transportation /Traffic ❑ Public Services ❑ Recreation El Utilities/ Service El Mandatory Findings of Systems Significance On the basis of this Initial Study, the City of San Bernardino Environmental Review Committee finds: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date Printed Name For IS 3 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Less Potentially Significant Than No Significant With Significant Impact Impact Mitigation Impact Incorporation I. AESTHETICS —Would the project: a) Have a substantial adverse effect on a ❑ ❑ ❑ scenic vista as identified in the City's General Plan? b) Substantially damage scenic resources, ❑ ❑ ❑ including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual ❑ ❑ ❑ character of quality of the site and its surroundings? d) Create a new source of substantial light or ❑ ❑ ❑ glare which would adversely affect day or nighttime view in the area? e) Other: ❑ ❑ ❑ Discussion: a) The project as proposed will not present adverse visual impacts to the City's scenic vistas as identified in the City's General Plan. The proposed new structures will be designed to be in keeping with the high standards currently set forth by the City of Palm Desert's Architectural Review Commission. b) The project will not substantially damage scenic resources. c) The project does not propose to create circumstances which would in any way degrade the existing visual character of the site and its surroundings. d) The lighting standards proposed by The Crossings housing project conform to the city's policies. New lighting that is adverse is not proposed. The new project would continue to comply with the requirements of low lighting. Any new light that will be produced by the project will be required to prevent lighting spill over. In addition, the requirement for an engineered lighting plan per Ordinance No. 826 will assure that this condition is fulfilled. IS 4 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation II. AGRICULTURE RESOURCES: a) Convert Prime Farmland, Unique Farmland, ❑ ❑ ❑ or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to a non- agricultural use? b) Other: ❑ ❑ ❑ Discussion: a-b) The project site itself is vacant desert with minor amounts of native desert vegetation. The site has never been used for agricultural purposes nor shown on maps as agricultural. The City of Palm Desert does not contain any agriculture uses. Therefore, the project would not impact such uses. IS 5 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation III. AIR QUALITY—Would the project: a) Conflict with or obstruct implementation of ❑ ❑ ❑ the applicable air quality plan? (South Coast Air Basin) b) Violate any air quality standard or ❑ ❑ ❑ contribute substantially to an existing or projected air quality violation based on the thresholds in the SCAQMD's "CEQA Air Quality Handbook?" c) Result in a cumulatively considerable net ❑ ❑ ® ❑ increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial ❑ ❑ ❑ El pollutant concentrations? e) Create objectionable odors affecting a ❑ ❑ ® ❑ substantial number of people based on the information contained in Project Description Form? f) Other: ❑ ❑ ❑ Discussion: a & b) During construction, particularly grading, a potential dust problem is a short-term impact. Requiring that the ground be watered during days in which grading occurs will mitigate this problem. City of Palm Desert Grading Ordinance requires this. Because the site is located in an area that is a developed setting, its construction will not result in an overall deterioration of ambient air quality. This conclusion is supported by the discussions relating to air quality contained in the Draft Environmental Impact Report (SCH#2003051103) prepared for the City of Palm Desert September 2003. Completed development of the site will result in less dust leaving the site then currently occurs with the site's vacant condition. IS 6 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY c. Development of this site will not result in any climatic changes. This is due to its small size and identified residential uses. d. The proposed development does not call for uses that would create substantial pollutant concentrations. e. While the existing land is vacant, no objectionable odors, other than those normally associated with any new construction project, are expected to be generated during or post construction. IS 7 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation IV. BIOLOGICAL RESOURCES —Would the project: a) Have a substantial adverse effect, either ❑ ® ❑ ❑ directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service? b) Have a substantial adverse effect on any ❑ ❑ ❑ riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on ❑ ❑ ❑ federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of ❑ ❑ ❑ any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with the provisions of an adopted ❑ ® ❑ ❑ Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? IS 8 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation IV. BIOLOGICAL RESOURCES — Continued f) Other: ❑ ❑ ❑ Discussion: a. The property is in the designated area of the Coachella Valley Fringe-Toed Lizard. This project will eliminate all fringe-toed lizards within the project boundaries. Pursuant to the Coachella Valley Fringe-Toed Lizard Habitat Conservation Plan and Multiple Species Habitat Conservation Plan the loss of lizards and habitat can be mitigated by the applicable per acre fee for each acre developed at the time of obtaining permits. Project will be conditioned to pay said fee. The mitigation fee will be collected and paid to the Coachella Valley Conservation Commission and used to purchase land in special preserves. The preserved lands will create suitable habitat for lizards as well as other biological species in the multiple species habitat conservation plan. The site may contain other dune species, which are of statewide concern (i.e., Coachella Valley Milk Vetch). A Multiple Species Habitat Conservation Plan has been prepared by CVAG and adopted by the City of Palm Desert City Council, which establishes preserves and conservation practices to insure the future survival of these dune species. The applicant has provided a Biological Assessment and Impact Analysis which are on file with the Department of Planning and Community Development. b. No riparian habitat present on site. c. No wetlands habitat present on site. d. No migratory fish or wildlife present on site. e. No local policy or ordinance protecting biological reserves other than that delineated in item (a) above. f. See (a) above. The dune species of concern are not migratory in nature. The site has been designated for development with mitigation fees within the Multiple Species Habitat Conservation Plan. IS 9 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation V. CULTURAL RESOURCES — Would the project: a) Be developed in a sensitive archaeological ❑ ❑ ❑ IZ area as identified in the City's General Plan? b) Cause a substantial adverse change in the ❑ ❑ ❑ significance of an archaeological resource pursuant to §15064.5 of CEQA? c) Cause a substantial adverse change in the ❑ ❑ ❑ significance of a historical resource as defined in §15064.5 of CEQA? d) Directly or indirectly destroy a unique ❑ ® ❑ ❑ paleontological resource or site or unique geologic feature? e) Disturb any human remains, including ❑ ® ❑ ❑ those interred outside of formal cemeteries? f) Other: ❑ ❑ ❑ Discussion: a-d. The cultural resource study performed as part of the City of Palm Desert General Plan Environmental Impact Report found no evidence of any cultural, archeological or historical significance on this site. However, a Native American archeological monitor shall be required to be present during the site grading process, which entails earth cut and fill. In addition, state law requires that should any evidence be found during construction, construction must cease and the site cleared. Construction would be reactivated upon the expert advice of a qualified archeologist. IS 10 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation VI. GEOLOGY AND SOILS —Would the project: a) Involve earth movement (cut and/or fill) ❑ ® ❑ ❑ based on information included in the Project Description Form? b) Expose people or structures to potential ❑ ❑ ❑ substantial adverse effects, including the risk of loss, injury, or death? c) Be located within an Alquist-Priolo ❑ ❑ ❑ Earthquake Fault Zone? d) Result in substantial soil erosion or the loss ❑ ❑ ❑ El of topsoil? e) Be located within an area subject to ❑ ❑ ❑ landslides, mudslides, subsidence, or other similar hazards as identified in the City's General Plan? f) Be located within an area subject to ❑ ❑ ❑ El liquefaction as identified in the City's General Plan? g) Modify any unique physical feature based ❑ ❑ ❑ on a site survey/evaluation? h) Result in erosion, dust, or unstable soil ❑ ® ❑ ❑ conditions from excavation, grading, fill, or other construction activities? i) Other: ❑ ❑ ❑ El Discussion: a (i-iv). The area is subject to earthquakes and seismic shaking. Various studies have concluded that with proper building design, which is required by the 2007 California Building Code, people will not be exposed to substantial adverse effects. The following mitigation measures are imposed as routine for proposed construction: IS 11 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY MITIGATION MEASURES for Geology and Soils a.(i-iv) The City of Palm Desert grading and building permits procedures require detailed geotechnical reports addressing grading specifications and the settlement and expansive characteristics of on site soils. All structures must be designed to the 2007 California Building Code requirements to insure that buildings are constructed within the acceptable level of risk set forth herein for the type of building and occupancies being developed. b. Development will reduce blow sand erosion, which is common in this area. There is no topsoil present. c. See mitigation measure a.i-iv. above. d. See mitigation measure a.i-iv. above. e. Sandy soil is capable of supporting septic tanks but they will not be used, as sewers are available. f. For General Site grading an on-site pre-job meeting with the developer, the contractor and soils engineer shall occur prior to all grading operations. Grading of the site shall be performed at a minimum in accordance with these recommendations and with applicable portions of the 2007 California Building Code. IS 12 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation VII. HAZARDS AND HAZARDOUS MATERIALS —Would the project: a) Create a significant hazard to the public or the ❑ ❑ ❑ environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the ❑ ❑ ❑ environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous ❑ ❑ ❑ or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list ❑ ❑ ❑ of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use ❑ ❑ ❑ plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) Impair implementation of or physically interfere ❑ ❑ ❑ with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures to a significant risk ❑ ❑ ❑ of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? IS 13 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation VII. HAZARDS AND HAZARDOUS MATERIALS — Continued h) Other: ❑ ❑ ❑ El Discussion: a. Site and immediate area are not subject to routine transport, use or disposal of hazardous materials. b. Project will not create health hazards or potential health hazards. c. The abutting property to the south is slated for future development in 5 to 6 years by the Palm Springs Unified School District to be a K-8 School and Park. The Crossings project is not anticipated to generate any hazardous materials that would impact the learning institution. d. The site has not been identified on the list of hazardous materials sites. e. Site is not within two miles of a public airport. f. No private airstrip in area. g. Project will not interfere with the City's emergency response or evacuation plan. h. Project will not increase the fire hazard in area with flammable brush, grass or trees. IS 14 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation VIII. HYDROLOGY AND WATER QUALITY — Would the project: a) Violate any water quality standards or ❑ ❑ ® ❑ waste discharge requirements? b) Substantially deplete groundwater supplies ❑ ❑ ❑ or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage ❑ ❑ ❑ IZ pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off- site? d) Substantially alter the existing drainage ❑ ❑ ❑ pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Create or contribute runoff water which ❑ ❑ ❑ would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff, such as from areas of material storage, vehicle or equipment maintenance (including washing or detailing), waste handling, hazardous materials handling or storage, delivery areas, loading docks, or other outdoor areas? IS 15 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation VIII. HYDROLOGY AND WATER QUALITY— Continued f) Otherwise substantially degrade water ❑ ❑ ❑ IZ quality? g) Place housing within a 100-year flood ❑ ❑ ❑ IZ hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area ❑ ❑ ❑ IZ structures which would impede or redirect flood flows? i) Expose people or structures to a ❑ ❑ ❑ IZ significant risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or ❑ ❑ ❑ EZ mudflow? k) Other: ❑ ❑ ❑ IZ Discussion: a. Project will be required to comply with Palm Desert Master Plan of Drainage and the Stormwater Management and Discharge control section of the municipal ordinance. b. Project will use water provided by CVWD and will not interfere with groundwater recharge. c-e. Water will be redirected to drainage facilities designed and constructed to accept the water from the site. f. Project will not substantially impact water quality and therefore will not substantially degrade water quality. g. The site is not within a 100-year flood hazard. IS 16 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY h. See (g). i. The area is not subject to flooding. The site is located in FEMA flood zone X which corresponds to a less than 1% chance of annual shallow flooding. While this area is designated an area of minimal flooding it is also north of the white water channel which provides additional protection. j. Area is flat desert land not subject to seiche, tsunami or mudflow. IS 17 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation IX. LAND USE AND PLANNING —Would the project: a) Physically divide an established ❑ ❑ ❑ community? b) Conflict with any applicable land use plan, ❑ ❑ ❑ policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat ❑ ❑ ❑ conservation plan or natural community conservation plan? d) Be developed within the Hillside ❑ ❑ ❑ Management Overlay District? e) Be developed within a Fire Zones? ❑ ❑ ❑ f) Be developed within any Airport Influence ❑ ❑ ❑ IZI Area? g) Other: ❑ ❑ ❑ Discussion: a. The proposed project is not anticipated to physically divide an established community. b. The site is zoned for residential uses. Currently it is zoned PCD Planned Community Development Overlay zone. The purpose of the overlay zone allows a large area of 100 acres or more to be given a chance to develop with a mix of residential product types. The project proposes to change the zone to be more specific to the density that would accommodate an affordable hosing community. Therefore, the applicant is requesting a change to a "Planned Residential/14 dwelling units per acre" zone, (PR-14), which is in accordance with the general plan land use designation for this property. IS 18 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY c. Property is not subject to habitat conservation plan or natural community conservation plan, other than that discussed in Section IV(a). d. The proposed The Crossings Precise Plan would not be developed within a hillside overlay zone. e. The proposed Crossings Precise Plan would be developed within Fire Severity zone "Urban Un-zoned", which occurs in the City of Palm Desert Local Responsibility Area (LRA). The response is covered by our local Fire Department team. f. The proposed project will not interfere or be developed within an airport influence zone. IS 19 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation X. MINERAL RESOURCES —Would the project: a) Result in the loss of availability of a known ❑ ❑ ❑ mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of a locally-important ❑ ❑ ❑ mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? c) Be located in a Mineral Resource Zone as ❑ ❑ ❑ adopted by the State Mining and Geology Board and identified in the City's General Plan? Discussion: a. No known mineral resources are located on the project site. b. No locally important mineral resource recovery site delineated on local general plan. c. The project site is not located in a Mineral Resource Zone as adopted by the Sate Mining and Geology Board and/or identified in the City's General Plan. IS 20 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation XL NOISE —Would the project result in: a) Exposure of persons to or generation of noise ❑ ❑ ❑ levels in excess of standards established in the City's General Plan or Development Code, or applicable standards of other agencies? b) Exposure of persons to or generation of ❑ ❑ ❑ excessive groundborne vibration or groundbourne noise levels? c) A substantial permanent increase in ambient ❑ ❑ ❑ noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase ❑ ® ❑ ❑ in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land ❑ ❑ ❑ use plan or Airport Influence Area, would the project expose people residing or working in the project area to excessive noise levels? f) Other: ❑ ❑ ❑ Discussion: a, b, c, d. Construction of the project will increase ambient noise level. The increase is not expected to create an annoyance to adjacent residential properties. Post construction all uses on the site will be required to comply with the City Noise Ordinance. Ample setbacks are proposed including the distance from the recreation areas and dining facilities to the adjacent residences, which should mitigate any disturbances. MITIGATION MEASURES for XI a-d. Strict adherence to construction hours and days will be required. Additional measures to mitigate traffic and operational noise will be required. Noise levels will be mitigated so that the General Plan Noise Element limits are not exceeded. e &f. Project is not within two miles of a public airport or in vicinity of a private airstrip. IS 21 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation XII. POPULATION AND HOUSING —Would the project: a) Induce substantial population growth in an ❑ ❑ ❑ area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Remove existing housing and displace ❑ ❑ ❑ substantial numbers of people, necessitating the construction of replacement housing elsewhere? c) Other: ❑ ❑ ❑ Discussion: a-c. The proposed project is for the construction of work force housing to affordably accommodate employees who would be working for the existing and future commerce and industry in the city. Because the project would allow 144 new residential units to be occupied, it can be concluded that overall population growth would minimally increase as a result of the specific proposed housing project. The proposed project does not remove or change the existing location of housing in the general area in such a manner that existing residents would be displaced. IS 22 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Itll_ I Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation XIII. PUBLIC SERVICES a) Would the project result in substantial ❑ ❑ ❑ adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection, including medical aid? ❑ ❑ ❑ Police protection? ❑ ❑ ❑ Schools? ❑ ❑ ❑ Parks or other recreational facilities? ❑ ❑ ❑ Other governmental services? ❑ ❑ ❑ b) Other: ❑ ❑ ❑ Discussion: a) The Crossings is a housing development proposed to serve families. The project involves a future day care facility which, while potentially funded by the City, would be administered by a private agency. The proposed 11.82—acre project is presently a vacant land. Level of Service to respond to this new installation would not increase in demand as the area has since been allocated services. Infrastructure improvements (i.e., interior drives, utilities) will be added to the development by the developer. The proposed land use would increase the economic productivity of the land in terms of land efficiency and greater economic return would be generated from the project installation, versus the current state of the land. Public services would not be impacted by the proposed development. Fire and Police Protection Police and Fire services have indicated that they can service the proposed project. IS 23 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Schools The project will be required to pay school mitigation fees per state law at time of building permit issuance. Parks The Crossings and the childcare facility will not impact parks. Other Public Facilities Libraries and other public facilities are adequate to serve the project. .the increase in housings stock under this project is not sufficient to require new public facilities. Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation XIV. RECREATION a) Would the project increase the use of ❑ ❑ ❑ existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational ❑ ❑ ❑ facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? c) Other: ❑ ❑ ❑ El Discussion: a-b. Construction of The Crossings will not substantially increase the use/requirement of current parks or recreational facilities within the area. The project proposes on-site recreational opportunities as well as adjacency to a future park. IS 24 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation XV. TRANSPORTATION/TRAFFIC —Would the project: a) Cause an increase in traffic which is ❑ ❑ ® ❑ substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, ❑ ❑ ❑ a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, ❑ ❑ ❑ including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a ❑ ❑ ❑ IZI design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ f) Result in inadequate parking capacity? ❑ ❑ ❑ g) Conflict with adopted policies, plans, or ❑ ❑ ❑ programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? h) Other: ❑ ❑ ❑ IS 25 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Discussion: a-b. As part of the conditions of approval the applicant shall be required to provide road improvements as provided by the Circulation Element of the General Plan. Except for additional vehicular movements discussed above, the project should not generate additional demands on existing transportation systems. The proposed circulation systems have sufficient capacity to accept any additional traffic produced by the proposed residential project. Principal access to the project area will be through 35th Avenue, which is designed to handle vehicular traffic for this type of use. According to the Traffic Impact Analysis provided by the applicant, the development's ambient growth level has been approved by the City of Palm Desert Transportation Department. The traffic generation would be accommodated by the current facilities. Level of Service would not increase to impact levels. c. Project will not change air traffic patterns. d. Street design and intersections are currently designed to meet all city standards and the project will not include incompatible uses. e. Emergency access will be acceptable. f. There will be a demand for additional parking facilities, which will be supplied by the project on site in compliance with city code. g. Off street sidewalks are provided for pedestrians and bicyclists on Monterey Avenue. IS 26 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incorporation XVI. UTILITIES AND SERVICE SYSTEMS — Would the project: a) Exceed wastewater treatment ❑ ❑ ❑ requirements of the Santa Ana Regional Water Quality Control Board? b) Require or result in the construction of ❑ ❑ ❑ new water or wastewater treatment facilities or expansion of existing facilities, the construction of which would cause significant environmental effects? c) Require or result in the construction of ❑ ❑ ❑ new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to ❑ ❑ ❑ serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in determination by the wastewater ❑ ❑ ❑ treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient ❑ ❑ ❑ permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local ❑ ❑ ❑ statutes and regulations related to solid waste? h) Other: ❑ ❑ ❑ IS 27 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Discussion: a. Project will not exceed limits. b. A letter is on file with the project from CVWD has indicating ability fully to serve this project. c. Construction of said facilities are currently under review. They will occur with or without this project. d. See (b) above. e. See (b) above. f. Landfill space is available in the immediate area and long term will be available at Eagle Mountain. g. City will enforce these statutes through the Community Development/Planning Department. IS 28 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporation XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to ❑ ❑ ❑ degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of major periods of California history or prehistory? b) Does the project have impacts that are ❑ ❑ ❑ individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental ❑ ❑ ❑ El effects which will cause substantial adverse effects on human beings, either directly or indirectly? IS 29 CITY OF PALM DESERT PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT "THE CROSSINGS" INITIAL STUDY Discussion: a. Mandatory Findings of Significance are less than significant with the exception of incorporating the following mitigation measures: • The collection of the mitigation fees established by the Multiple Species Habitat Conservation Plan to provide conservation for biological resources for which mitigation fees will be applied. (See Initial Study IV. a). • The requirement of a Native American Archeological monitor to be present during the excavation phase of the project. (See Initial Study V. a-d). • The City of Palm Desert grading and building permits procedures require detailed geotechnical reports addressing grading specifications and the settlement and expansive characteristics of on site soils. All structures must be designed to the 2007 California Building Code requirements to insure that buildings are constructed within the acceptable level of risk set forth herein for the type of building and occupancies being developed. (See Initial Study VI a (i-iv)). • Strict adherence to construction hours and days will be required. Additional measures to mitigate traffic and operational noise will be required. Noise levels will be mitigated so that the General Plan Noise Element limits are not exceeded. (See Initial Study XI. a-d) b. None. c. None. REFERENCES. The following references cited in the Initial Study are on file in the Development Services Department. 1. City of Palm Desert General Plan 2. City of Palm Desert General Plan Land Use Plan/Zoning Districts Map 3. City of Palm Desert Zoning Ordinance (Title 25 of the City of Palm Desert Municipal Code) 4. City of Palm Desert Historic Resources Reconnaissance Survey 5. Alquist-Priolo Earthquake Fault Zones Map 6. South Coast Air Quality Management District, CEQA Air Quality Handbook 7. Federal Emergency Management Agency, Flood Insurance Rate Maps 8. Public Works Standard Requirements —Water 9. Public Works Standard Requirements — Grading 10. Phase I Environmental Assessment Prepared by EMG November, 2007 11. Biological Assessment and Impact Analysis Prepared by James W. Cornett November 2007 IS 30 T 0) 1 ) _ WSJ LI -4., co 0a 0 .1.._.cN ti..r II \\`` CL — wo�� , 0 ..:.:.:.:.:.:„ ,a%Ac� CL ��na 14 4 i 1- 1f 0 \\��\\` _�,.--%::::::::: .: -av� (I) ::::::::::::: HRH aeseaeae ae Cl).,........ \ •r :': •• OI-M NT ODO• 0 ••• .., gai Z .Lj1svj. ��y�� Miate O O) !7S^N �_ •••• Q ��\\ll1lt\ • • • • • m '••i• .. . .••... /�) ) I :••:�:::•••••••••• . \\`\ •. .•• N1:5 - J d�l�l� - cV • ■.0...:::: •'�•• In I In- Os i••••i••i•••• • _ Q .ram ,' 4 •' O� UUN w w fx h � W 1 0 Q w CeWce ceijv)a " zDJ C 1. !tsi. <aa U 6W2C.• z \\S J J L�.I W —a I\ \� � �f �o`J`o achiamp U) ... ::.:.::::::.:.: w-....1- , .:.:.:::::::: Ili IS CI i �f �\4•••••••••••••.4 t U \ (Z ••••••••••••- ..... N A .:.:.:.:. 5. � 4 ;•;•. � • \\ / CH ? OF i .1lfll CES [ ki 14 fjd. +' 1 73-510 FRED WARING DRIVE �� PALM DESERT,CALIFORNIA 92260-2578 k vl /, if I TEL:760 346-0611 FAX:760 341-7098 t................... Infu(:'palm-desert org CITY OF PALM DESERT LEGAL NOTICE CASE NO.CZ/TPM/PP 08-191 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by Urban Housing, Inc.,for approval of a Change of Zone(CZ), a Tentative Parcel Map (TPM), and a Precise Plan (PP) of design to allow the construction of 144 afforda3le housing units with amenities. The proposal will change the zone from Planned Community Development (PCD) to Planned Residential 14 dwelling units per acre (PR-14) and subdivide an 11.8 acre parcel into two (2) parcels to accommodate future Childcare Facility not part of the project. The proposed project is located on the south side of 35th Avenue between Gateway Drive and Cortesia Way (C Street), also known as APN 694-130-005. A Mitigated Negative Declaration resulting from an Environmental Assessment pursuant to the California Environmental Quality Act (CEQA) has been prepared for the proposed project and is on file in the City of Pam Desert Planning Department. ortfr 44, • .4` '.:;,11'ilIVAt'ilit hil ri11111111 a°N\ "[OM 111111111111 'SAl In ISAMU �k 35TH AVE "..^ .M-35TH AVE_ -.,:,,,,ii,4'ilk''... ,"t:;,0,41 \rig 1 " �� � F M ; tel `> ` /M N1111111r a m : •to . DOLCEAV.,e . .: ,.. , rills 1111�.� + te 3Y . s ' : j ::.1411,,,ZAiA,1001. "'''' ..4 i r, :, 0 6Ia 742 1 .41.7 � ':: %1"�1'> �� 5 t I ram SAID public hearing will be held on December 2, 2008, at 6:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. PUBLISH: Desert Sun LAURI AYLAIAN, Secretary November 12, 2008 Palm Desert Planning Commission City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Land Use Element 4 ,.: Policy 8 Low income/affordable housing shall not be located within one area of the community, but shall be dispersed where feasible, appropriate, and compatible with surrounding land uses. Program 8.A The City shall monitor the amount of low income housing available and make best efforts to meet State requirements for providing such housing types. Responsible Agency: City Council, Planning Commission, Community Development Department;Redevelopment Agency Schedule: Continuous Policy 9 Within the University Park planning area, the City shall uniformly apply a "High Density Overlay" designation to all lands designated for Medium Density Residential (R-M) development to provide the opportunity to develop at R-H densities in compliance with specific performance criteria. Program 9.A The "High Density Overlay" development standards assigned to allow development of R-H (High Density Residential, 10-22 du/ac) on any R-M lands within the University Park planning area shall be further elaborated and incorporated into the City Zoning/Development Code and shall be consistent with the following performance criteria. 1. The percentage of residential units, whether single or multi-family, that shall be available for homeownership. 2. High density residential neighborhoods shall be located in proximity and have convenient access to public transportation. 3. High density residential development shall be located in proximity to schools, parks and commercial services, which shall be accessible by means of non-motorized vehicle routes. 4. The percent of proposed high-density units to be reserved to meet the affordable housing needs of the community. 5. Adequacy and usability of landscaped open space planned internal and integral to the design of high-density developments. 6. Development plans reflecting creative and innovative design in site planning, building design and landscape treatment, consistent with the General Plan Community Design Element. 7. Development proposals with high-density residential units shall include analyses of the potential fiscal impacts of the development. Responsible Agency: City Council, Planning Commission, Community Development Department; Redevelopment Agency Schedule: 2004; On-going Land Use Element III-30 I CITY DE PHLffl DESERT•. 73-510 FRED WARING DRIVE wit.111 PALM DESERT, CALIFORNIA 92260-2578 TEL: 760 346-06t1 FAX: 760 341-7098 info@palm-desert.org October 16, 2008 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO: PP/TPM 08-191 APPLICANT (AND ADDRESS): URBAN HOUSING COMMUNITIES, LLC, Attn: Mark Irving, 2000 E. Fourth Street, Suite 205, Santa Ana, CA 92705 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of 144 affordable apartment units; The Crossings. LOCATION: 73-500 35th Avenue ZONE: PCD Upon reviewing the plans and presentations submitted by staff and by the applicant, the Architectural Review Commission granted approval subject to: 1) the applicant shall experiment with the application of a stone based veneer below the wainscoting; 2) design private driveway B so that the street is less straight with more curvature to lessen the effect of the straight view across the top of the parcel; 3) consider closing the railing so that clutter is less visible from the balcony; 4) give more attention to the left side elevation for Building B; 5) present alternatives that utilize solar as roofing material and create a greater visible texture; 6) create more green space by the addition of sod in the retention basin; 7) review the berms to decrease slope to no greater than two-to-one ratio; 8) create breaks in the fascia to eliminate the massing of the building; 9) wrap decorative veneer around buildings; 10) consider metal as railing material in lieu of Trex material; 11) submit changes to staff prior to construction drawings; and 12) landscape subject to review by Landscape Specialist. Date of Action: October 14, 2008 Vote: Motion carried 5-0-1-1, with Commissioner DeLuna abstaining and Commissioner Touschner absent (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 re-submitted to Commission for approval.) cp.MINED ON N[(iQFO fYFI ARCHITECTURAL Rev IEW COMMISSION MINUTES October 14, 2008 6. CASE NO: MISC 08-244 APPLICANT (AND ADDRESS): RED CARPET CARWASH, 44- 440 Town Center Way, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of a new monument sign, repainting a portion of exterior building, and the addition of awnings to rear of property; Red Carpet Carwash. LOCATION: 44-440 Town Center Way ZONE: PC 3 SP This item was not presented. ACTION: No action was taken on this item. B. Preliminary Plans: 1. CASE NO: PP/TPM 08-191 APPLICANT (AND ADDRESS): URBAN HOUSING COMMUNITIES, LLC, Attn: Mark Irving, 2000 E. Fourth Street, Suite 205, Santa Ana, CA 92705 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of 144 affordable apartment units; The Crossings. LOCATION: 73-500 35th Avenue ZONE: PCD Ms. Schrader presented the project and stated the applicant has added a considerable amount of detail to the prairie design style they are going for and because it is 144 units, which is the density that is required for affordable housing, there are eight-plexes and sixteen- plexes. They have responded to the Commission's concerns regarding modulating the roof lines with the grade so that it is not one big stretch of building. There were comments made at the last meeting regarding the roofing materials and today Ms. Schrader expressed that in her opinion it has substantially been upgraded and reworked. They have preliminary approval of the landscape with the city Landscape Specialist and mentioned that they had a meeting with the landscape company. It was stated that there is not enough lawn or green area and mentioned that there was a retention basin G:\Planning\Janine JudyWord Files\A Minutes\2008WR081014.min.doc Page 7 of 18 ARCHITECTURAL REVIEW COMMISSION MINUTES October 14, 2008 that the Staff would like to see sod covered and access be made to it in the play area to add additional lawn and green. Mr. Alan Scales, Architect for KTTY, stated that they took another look at the architecture and hearing the comments from the first round they came back from the study session with what was presented today. He stated that this was a little bit more flushed out and was a complete version of what we had in our study session. Their main charge and what they were really focused on was articulating the building façade as well as the ridge line. They had a lot more of a monochromatic and even roof line. So they went back to the drawing board and looked at the roof plan. They took the comments into consideration regarding the NC condensers and placement. They were in the landscape so they brought them into the common area roof well, which is shown on the roof plan. What that did was help them greatly articulate the mass of the building and break it down into components; with a larger volume in the middle stepping down towards the ends. That allowed them to rotate the building a little in terms of how they worked the roof plan, which comes off quite a bit better. Beyond that, in just terms of massing, they looked at just adding material. So they added fiber cement siding. They used that along with exterior plaster to articulate different facades, different colors and finished materials. They also looked at the decks and opened those up rather than having them closed in with stucco walls. Currently they are showing a composite wrapped material on the columns of the decks as well as Trex or equal composite material for the rails themselves knowing full well that the sun will take its toll on any wood products. They also have louvered awnings on some of the feature windows, mostly in the bedrooms. Since the decks screen the living spaces, they didn't have that same sort of screening to the bedrooms so they used an awning material; louvered Bahamas or Bermuda shutter. They are going towards the Bahamas style shutter, which is a little more resortesque, but it lends itself well to provide for shade to the units. The Commission discussed their concerns regarding the use of Trex for the railing. They stated that because of the elements here in the desert it becomes soft and has a lot of expansion and contraction and just hasn't worked here in the desert. Mr. Scales stated that they have discussed this issue with the product manufacture, most specifically on the siding and the manufacture stated that they have plenty of experience with the use of this material. Commissioner Vuksic stated that he liked the roofline and how it goes up and down. He had some concerns with the fascia line and stated that at the last meeting the Commission was looking at the common building and the kind of detailing and articulation that it had and it G.Planning\Janine Judy\Word Files\A Minutes\2008WR081014.min.doc Page 8 of 18 c i ARCHITECTURAL REVIEW COMMISSION MINUTES October 14, 2008 looks like they incorporated more of that into the fascia line, which is good. The fascia is the same height everywhere on all the buildings and that is something that he didn't see in the common building; all the nice ups and downs. The wainscoting that they are showing now is a different color and is basically a two-by-six piece of foam and stated that it would be great if that was a stone base. It would work with the style that they have and it would create the kind of substantial layer that they want at the bottom. Commissioner Vuksic discussed the comment made at a previous meeting regarding the flatness and the buildings being about the same distance back from the street. He stated that the buildings have a lot of undulation in them and if they were pulled back from the street they would be giving up too much landscape space. He felt that they had to hold on to as much green space as they can. Commissioner Vuksic thought that the private driveway that parallels 35th is really straight and felt that they could kick that street up a bit to the north so that it has a bit more of an elbow at the center where the common building is. He also had some concerns with clutter on the balconies since you can see through them. Commissioner Vuksic liked the site sections and stated that they were great in helping to see what was going on regarding the grades and what they had to deal with. He stated that the berms look to be about a two-to-one slope and wondered if this was something that they reviewed with the City and if it would be a problem. Mr. Scales stated that there were three-to-one as well as two-to-one and nothing has come up to date regarding the berms. Commissioner Vuksic mentioned the condensing units on the roof and the air handlers being in the attics and asked if they were below the parapets. Mr. Scales indicated that they have about a 42-inch parapet and stated that they would choose units that would fit below the parapet wall. Commissioner Vuksic stated that left side elevation for Building B needed a little more attention, but the other elevations have come together pretty nicely. Commissioner Van Vliet asked if the roofing material sample on the material board was the same thickness of the roofing material. Mr. Scales stated that it was indicative to one layer. He presented a sample board of a section of the roof and pointed out what it would look like. Commissioner Van Vliet stated that originally they had proposed concrete tile and now they have gone to a flat cheap looking roof. Commissioner Lambell pointed out that previously there G?Planring\Janine Judy\Word Res!A Minutes\2008\AR081014.min.doc Page 9 of 18 ARCHITECTURAL RtIIEW COMMISSION MINUTES October 14, 2008 was talk of solar up on the roof. Mr. Scales stated that it wouldn't be on the actual roofing itself; it would be within the roof wells. Mr. Mark Irving, Urban Housing Communities, LLC, stated that the original roof had a full pitch southern exposure for a vast majority of the building, but when they redesigned the roof with the roof wells they asked a solar consultant about the solar panels who stated that they have the capacity to either do panels within the roof wells and the carports or there would be enough on the roof itself. The Commission discussed the trash bins and talked about their locations. Mr. Scales stated that they have to provide an accessible route to the bins and that they have to look at their proximately to the units for ease of use. The Commission once again brought up the issue of the solar panels on the roof and the quality standard. Commissioner Lambell stated that there was talk previously about the solar panels being incorporated into the roof tile and now they have gone to a flat composition that isn't very good looking. They felt that they have lost the solar opportunity except in the roof well and the other was really cutting edge and a terrific idea. The Commission discussed the idea of the retention basin being used as a play area. Mr. Irving stated that he would be glad to put turf in there, have a separate parcel and dedicate it to the city, because it becomes an issue of liability with the kids playing in a retention basin. Ms. Schrader stated that they would want to discuss this further with the city officials and see how they feel about that because we know there is not enough green there now. Commissioner Gregory mentioned the two-to-one slopes and asked Ms. Diane Hollinger, Landscape Specialist if she had any comments on the plans. She indicated that she was reviewing the plans and has been in conversation with the applicant. Mr. Bagato stated that in his experience anything higher than two-to-one would not be acceptable. He stated that if there were any three-to-one they would have to take another look at them. Mr. Scales addressed the comments made regarding the railings and stated that they were open to changing the material. Their intent wasn't to overdo material so they intentionally didn't use any sort of stone. He agreed that it would look nice, but they have to keep costs under wraps in this kind of development. In terms of the ups and downs in the eave line, he stated that there are some opportunities to do that. He knows that the redesign of the roof to get the ridge to move up became more of an expense to the developer. He explained that they are articulating the roof much more dynamically at G:\Planning\Janine Judy\Word Files\A Minotes\2008\AR081014.min.doc Page 10 of 18 ARCHITECTURAL R JIEW COMMISSION MINUTES October 14, 2008 the recreation facility that is the main feature as you enter the community and stated that there were a number of layers that will be within this community. Commissioner Vuksic stated that when he looks at a building that is as long as this one, he felt that it needs a break in the eaves. Mr. Scales stated that it has some dimension to it and stated that if you look at the plans themselves it is broken into segments. Commissioner Hanson reviewed an axonometric elevation that was presented by the applicant. She informed Mr. Scales not to apply textures to the face of the building and then not wrap them around the corner. Mr. Scales indicated that the intent was that outside corners should be the same color and the same material and the inside corners are where you make color or material change. The Commission discussed the asphalt shingles. Mr. Scales stated that they have a certain shape and dimension to them and aren't just simple rectangular or flat sheets of asphalt roofing. There is some dimensional quality to them. There are certainly other products on the market that are composition that take it to another level in terms of dimension. The thickness and some of the shape gets a little more dynamic and has more shadow play and feels more like a shake roof. He stated there could be some alternatives and in his opinion, there is a way to do a comp roof that looks nice. He expressed that throwing it out is not the best way to go. Commissioner Vuksic stated that any style is okay as long as it is done well and felt that what was discussed today was ways of making this a quality project that really pulls the style details together. Mr. Scales stated that they want to provide a quality project and expressed that they were not just throwing stucco boxes up there. He felt they were going in the right direction and clarification will help. Commissioner Vuksic made a motion to continue with comments. Commissioner Gregory asked if there were any other questions or comments. Mr. Irving wanted to further clarify the issues regarding the railing on the balconies and stated that wood is certainly not an option and addressed the question of sagging. He stated that if they go the route of eliminating those materials then they are back to square one. He asked for some direction on the materials. Commissioner Vuksic stated that he liked the siding material presented because it adds a nice texture to the building and was disappointed that the Commission wasn't happy with it. Commissioner Van Vliet wanted to clarify his earlier comments regarding the siding because he wasn't familiar with that particular product, but if they could get it to work out here and it's a high quality product and if it's not going to bend or G'Planning\Janine Judy\Word Fes\A Minutes'2008\AR081014.min.doc Page 11 of 18 ARCHITECTURAL RtiIEW COMMISSION MINUTES October 14, 2008 have warping problems due to the heat, then its fine. Commissioner Hanson suggested that they use a metal detailing that would look nice. Mr. Scales stated that they were open to that idea. Commissioner Hanson was aware that Commissioner Vuksic made a motion to continue with comments and asked him if it could be approved with comments because she felt there weren't that many comments to justify a continuance. The Commission discussed the recommendation. Commissioner Vuksic stated that he was happy if Staff wants to take a look at the changes and show them to the Commission if there is a need. Commissioner Gregory stated that they could approve it subject to some conditions that need to be brought back and the Commission could just look at those items. Mr. Bagato indicated that the changes would be in the construction drawings and suggested that they email him with changes for his review prior to submitting the construction drawings. ACTION: It was moved by Commissioner Vuksic and seconded by Commissioner Hanson to grant approval subject to: 1) the applicant shall experiment with the application of a stone based veneer below the wainscoting; 2) design private driveway B so that the street is less straight with more curvature to lessen the effect of the straight view across the top of the parcel; 3) consider closing the railing so that clutter is less visible from the balcony; 4) give more attention to the left side elevation for Building B; 5) present alternatives that utilize solar as roofing material and create a greater visible texture; 6) create more green space by the addition of sod in the retention basin; 7) review the berms to decrease slope to no greater than two-to-one ratio; 8) create breaks in the fascia to eliminate the massing of the building; 9) wrap decorative veneer around buildings; 10) consider metal as railing material in lieu of Trex material; 11) submit changes to staff prior to construction drawings; 12) landscape subject to review by Landscape Specialist; and 13) provide alternate roofing material samples which have more thickness and depth for review and approval; more like concrete tile originally proposed. Motion carried 5-0-1-1 , with Commissioner DeLuna abstaining and Commissioner Touschner absent. G:\Plannmg\Janine Judy\Word Files'A Mlnutes\2008\AA081014.min.doc Page 12 of 18 ATEA' Established in 1918 as a public agency itjCoachella Valley Water District o /STR1G Directors: Officers: Peter Nelson,President Steven B.Robbins,General Manager-Chief Engineer Patricia A.Larson,Vice President Julia Hernandez,Secretary Tellis Codekas Mark Beuhler,Asst.General Manager John W.McFadden Dan Parks,Asst.To General Manager Russell Kitahara May 21, 2008 Redwine and Sherrill,Attorneys File: 0163.1 0421.1 0721.1 Renee Schrader Department of Community Development R 'E City of Palm Desert 73-510 Fred Waring Drive MAI 2 U an Palm Desert, CA 92260 Dear Ms. Schrader: `t':1 'PALM DESERT Subject: Precise Plan/Tentative Parcel Map No. 08-191 This area is designated Zone B on Federal Flood Insurance rate maps, which are in effect at this time by the Federal Emergency Management Agency (FEMA). Drainage from this area is contributory to the Mid-Valley Stormwater Project. The city may require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures may 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. This project lies within the Study Area Boundary of the Coachella Valley Water Management Plan (September 2002). The District will provide domestic water and sanitation service to this area and such service will be subject to the satisfaction of terms and conditions established by the District and exercised from time to time, including but not limited to fees and charges, water conservation measures, (. etc. This notice of domestic water and sanitation service availability can only be used and relied upon for the specific property for which it was issued and shall expire three (3) years from date of issuance. Domestic water and sanitation service remains at all times subject to changes in regulations adopted by the District's Board of Directors including reductions in or suspensions of service. P.O. Box 1058 Coachella, CA 92236 Phone (760) 398-2651 Fax (760) 398-371 1 www.cvwd.org Renee Schrader Department of Community Development City of Palm Desert 2 May 21, 2008 The District requires laundromats and commercial establishments with laundry facilities to install a lint trap. The size of the lint trap will be determined and approved by the District. Installation of the lint trap will be inspected by the District. Plans for grading, landscaping and irrigation systems shall be submitted to the District for review. This review is for ensuring efficient water management. The project lies within the Upper Whitewater River Subbasin Area of Benefit. Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code. All water wells owned or operated by an entity producing more than 25 acre-feet of water during any year must be equipped with a water-measuring device. A District•Water Production Metering Agreement is required to ensure District staff regularly read and maintain this water- measuring device. If you have any questions, please call Tesfaye Demissie, Stormwater Engineer, extension 2605. Yours very t ly, Mark L. Johnson Director of Engineering cc: Urban Housing Communities 2000 East Fourth Street, Suite 205 Santa Ana, CA 92705 Mark Abbott Riverside County Department of Public Health 38-686 El Cerrito Road Palm Desert, CA 92211 TD:md\eng\sw\08\may\tpm 08-191 0406529-3 P.O. Box 1058 Coachella, CA 92236 Phone (760) 398-2651 Fax (760) 398-3711 www.cvwd.org