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HomeMy WebLinkAboutDP 06-78 - 80 UNIT CONDOS 1982 r 533 FREM0NT AVENUF ' LOS ANGELES,CALIFORNIA 90071 . CF-R2C_r ^ . July 1 , 1982 JU! - 6 1982 ;F kgRONIvAENTAL SERVICES iCnS't°, OF, ?ALM DESERT Mr. Ray Diaz City of Palm Desert 45-275 Prickly Pear Lane Palm Desert , California 92260 Re: Deficiencies in Valley Palms Estates Dear Ray: This letter will sum up and augment the meeting you and I had this week with Phil Joy of Palm Desert and Jim Bahl , Valley Palms Estate' s representative from Iron Tree Management. We discussed three areas , namely the leaky roof problem , the lack of header boards as specified in the plans and the improper street drainage, especially at the corner of San Simeon Drive and San Cristoval Circle. A fourth subject I neglected to bring up in the meeting is that of the tennis courts. The Home Owner' s Association, of which I am currently the President , feels the courts were never done correctly or resurfaced as the developer contends. The developer says that he has no receipts for the' resurfacing which is , in my opinion, out of his meticulous character. The Board at Valley Palms does not want the developer to lose responsibility in this development. Further , we feel the City was inadequate in their inspection procedure; signing off on items that were either omitted or improperly done. I am including a petition that was given to the Board of Directors in October of 1981 . That is Exhibit "A" . Exhibit "B" is the other side of this petition with certain notes I took at the time I met with Phil Drell . This was in November of 1981. Of the nine items included on the petition, Number 1 has been improved by the developer on the Cook Street side of the project. Nothing has been done on the north wall were certain locations are decidedly below six feet above existing ground . Number 2 , the reconstruction of the curbs and gutters in three critical locations , has not been done. That one runs concurrent with Number 3. Number 4 deals with the tennis courts as does Number 5. These courts have never been right. Number 6 and 7 are resolved. i - Mr. Ray Diaz ' July 1 , 1982 Page 2 Number 8 has to do with the headers that Phil Drell told me "were apparently overlooked upon inspection" . Number 9 has been done. Exhibit "C" is notes from my meeting with Jim Bahl and Phil Drell on the 21st which reiterates pretty much what I have just gone through. Exhibit "D" is my November 23rd letter to Phil Drell asking for a letter from the City. I received no reply. Exhibit "E" is a letter to Jim Bahl from Hess Construction talking about the poor condition of the tennis courts . Exhibit "F" is a letter from Iron Tree Management to Transcopic Development asking for proof of refurbishment and resurfacing of the tennis courts. Exhibit "G" in the answer from Bill Lo to the Board of Directors saying he has fulfilled all his obligations . However , there are no receipts to back his contention that these courts were resurfaced. Exhibit "H" is a letter from Rees and Associates Roofing reporting upon their inspection of the roof. The Board is aware that there have been numerous and repeated leaks in many units. The Board of Directors is available and willing to cooperate with your City to rectify these defects and deficiencies. Please let me know what I may do to assist you. Sincerely, COLDWELL BANKER CO ERCI REA ESTATE SERVIC Jeffr T. Carey Phone : (213) 613-3394 Enclosure cc : Robert Pitts Roberta Harabedian Ron Dacher Norma Chrysler Jim Bahl Phil Drell1—' e4/11 October 1981 Board of Directors Valley Palms Estates Homeowners Association %Irontree Management Co. 42-600 Bob Hope Drive, Suite 401 Rancho Mirage, Calif. 92270 Dear Members of the Board of Directors: The undersigned homeowner(s) of Valley Palms Estates have become aware of a number of defects and deficiencies in the original developer's construction of common area improvements listed on the back of this letter. We respectfully request that your Board demand that the developer immediately repair or replace these defects and deficiencies at his sole expense at your next scheduled meeting on October 31 , 1981 , and developer William Lo and his employee/representative Anthony Tse be barred from participating in this matter as members of your Board, as their obvious conflict of interest will prevent them from acting in the best interest of the homeowners who purchased from them. We also respectfully request that you cause this letter to be circulated to all homeowners with the next regular billing, so that all will be aware of this matter and perhaps will bring other defects and deficiencies to your attention. It is our understanding that local or state building officials have ordered correction of some of these matters in the past without positive results. Thank you for your consideration. Sincerely, Name Address L iD 'F1 X ORIGINAL CONSTRUCTION DEFECTS AND DEFICIENCIES v VALLEY PALMS ESTATES COMMON AREAS P u, dj-L� u n C� l v lzdi I aise entire perimeter wall to 6 feet above existing ground on outside per City requirements and approved plans. 2 Reconstruct curb and gutter to drain properly in three critical locations. 3. Reconstruct failed repairs to curbs and gutters throughout project. 4. Repair and waterproof leaking retaining walls at tennis courts, and repair damage and staining to tennis courts. �v � 5• Resurface tennis courts damaged by lack of initial drainage from courts.— 6. Remount or replace pool bath doors properly including closers and stops, U, r and repair damage to building. Install patio roof and bifold doors at pool building per approved plans. VQL O Install redwood headers between lawn and planter areas per approved plans. 2,Y,9• Remove trailing gazenla and plant annual flowers per approved plans. �a-p. r sJ� Fix 4L d rru3-ir, ' e ) ZI /JoV + 9l - --- -;[YAE7-- w �rit_ ��'�1. bc� c � . ._,�w- 2 _ �98_l -n �vlQ get" W'b �.l d care (J v(D I�I.fCY L' rtrz.N�fl tS C.gv�C�S C��r-eJl /t-2S cm�('1Z E(> ? p1CD� l,>oC�1 Yt�Ps De¢ S SpeL14�4-U �� (� LPtEJ S ri9rU 0 HY� 15 Dav44e -/tU& LA-J Ifrpp�rn�nf'{y 6v-Qrlvdke0 on �nSPe�.�ta� d� ��1, by _ J"x4" ha �Es � � 5h-�nq(� �ihe 6ar�ler, S • � C - - 533 FREMONT AVENUE • . LOS ANGELES,CALIFORNIA 90071 COMMERCIAL REAL ESTATE SERVICES November 23; . 1981 Mr. Phil Drell City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, CA 92260 Dear Phil: At the Valley Palms Estates Homeowners meeting last Saturday, I was asked to request a letter from the City of Palm Desert to Transcopic Development stating the City's position on redwood headers in the project. In the meeting I had with you, you told me that the headers are indicated on the plans and should have been installed by the developer. The purpose of this letter is to: 1. have a letter sent from Palm Desert to Transcopic requesting the installation of these headers. 2. Assure ourselves that this work will utilize the proper materials and take place in a timely manner. 3. Extricate. the Homeowners Association from a matter that should involve only The City of Palm Desert and Transcopic Development. Thank you very much for your cooperation. Sincerel , Jeffrey T. Carey (213) 613-3394 i�.HUCK HESS ®N CONSTRUCTION ®®� General Engineering Contractor 1040 Northpark Blvd. W. Tennis Court Construction San Bernardino,Ca. 92407 Surfacing— Repair (714) 886-9436 Contractor Lic.354470 February 27 , 1982 Mr. Jim Bahl Irontree Management Co. 42_600 Bob Hope Drive, Suite 401 Rancho Mirage, California 92270 Re : Resurfacing tennis courts at Valley Palms Estates , Indian Wells , Ca . Dear Mr. Bahl : Pursuant to our conversation at your office on February 23rd, I have checked out the courts at Valley Palms Estates . Please find enclosed my quotation for resurfacing the courts . We use Western Specialty Coatings Co . "Play—On" as our coating material and I am also enclosing a copy of their specifications for your review. I found the condition of the existing surface coating to be peeling away from the concrete in numerous places indicating that the bond between the coating and concrete slab is very poor. I believe therefore that a complete removal of the existing coating is necessary before resurfacing these courts . New material applied over the present surface would be of no real value. To remove the existing coating, we use a rotary grinder employing carborundum stones to grind off the old coating instead of the usual sandblasting. Grinding does not create the noise, dust and final cleanup of scattered sand caused by sandblasting. Grinding also , as a side benefit, tends to flatten any rough trowel marks or ridges in the concrete slab which of course gives a better overall playing surface. For local references , we have recently resurfaced courts at Deep Canyon Tennis Club and at the Palm Springs High School. You might wish to contact Frank Feltrop at Deep Canyon , phone 346-0846 . At the High School , I suggest you talk to the tennis instructor B. J. Graves , phone 327-1421, ext . 244 . Page One Mr . Jim Bahl Irontree Management Co . Page Two February 27, ` 1982 Mrs . Ruth Eddington of Valley Palms suggested I contact you and she is also familiar with the quality of our work done at the Newport Beach Tennis Club . I certainly wish to thank you for the opportunity to quote and should you have any questions , please call . Sincerely, , Chuck Hess CAII:ph Enclosures IRONTREE MANAGEMENT COMPANY INC. March 24 , 1982 Transcopic Development P.O. Box 1016 Rancho Mirage, Ca. 92270 Dear Anthony: At the meeting of the new Board on March 20, the subject of the tennis courts was discussed. If you have noticed, the condition of the court surfaces are continuing to deteriorate. On February 27th the Board had a tennis court construction engineer inspect the courts. His name was Chuck Hess of Chuck Hess Con- struction. He found the condition of the existing surface coating peeling away from the concrete in numerous places to such a degree that if there was any bond at all between the concrete slab and the coating, it was very poor. The Board would greatly appreciate Transcopic to furnish proof that they did indeed re-surface the courts, not merely repatched the damage, as the prior Board has been debating with Transcopic at the last few Board meetings. Also enclosed is a copy of a report prepared by a roofer who the Association had inspect the roofs just after the first rain of the season. Your continued cooperation is very much appreciated. Very truly yours, Ji ahl - on behalf of the Va ley Palms Board of Directors r 42-600 BOB HOPE DRIVE, SUITE 401 / RANCHO MIRAGE, CALIFORNIA 92270 I (714) 346-1194 J � TRANSCOPIC DEVELOPMENT CORPORATION . P.O.BOX 1016, RANCHO MIRAGE,CALIFORNIA 92270 (714)346-5506 April 1, 1982 Board of Directors Valley Palms Estates Homeowners Association c/o Irontree Management Company, Inc. 42-600 Bob Hope Drive Suite 401 Rancho Mirage, CA 92270 Dear Board of Directors: In response to Mr. Jim Bahl' s letter to us dated March 24 , 1982, we would like to set the record straight once and for all regarding the resurfacing of the tennis courts at Valley Palms Estates. During the Board meeting of January 9, 1982, the subject of tennis court resurfacing was addressed to extensively by Mr. Anthony Tse and the undersigned. We presented the Board our records which proved that the tennis courts from the net to the north wall were resurfaced and not patched in March of 1980. Subsequent patching was authorized by the Association' s management company in July of 1981. Since the January 9, 1982 Board meeting' s minutes did not accurately record our discussion with the Board, we would like to reiterate the salient points of our discussion dur- ing that meeting as follows: 1. Transcopic Development Company do not have any in- voice or cancelled check to substantiate payment for the resurfacing work. 2. In the February 14 , 1980 Board meeting, Transcopic was given six items to correct by Alta Property Management Company. One of these items was the re- surfacing of tennis courts. In response to this request at that meeting, Transcopic offered to re- surface the tennis courts as soon as the sump pump was installed. The pump was installed in the latter part of February, 1980. The tennis court resurfac- ing was done in March, 1980. TRANSCOPIC DEVELOPMENT COMPANY W. E.DEVELOPMENT COMPANY Board of Directors Valley Palms Estates Homeowners Association April 1, 1982 Page Two 3. G & L Tennis Court Construction did the resurfacing work pursuant to the warranty clause of the tennis court contract between Transcopic Development Company and G & L Tennis Court Construction (copy of contract enclosed) . G & L Tennis Court Construction sandblasted, bond sealed, painted, and striped the tennis courts from the net to the north wall of the courts. They went out of business shortly after that as we were un- able to get them back to clean up the stains from the paint that were left on the steps. 4. The patching which is still visible on the courts was done by the Association based on the recommendation of Lori of Loomis Property Management during the April 25, 1981 Board meeting. At that meeting, the Board discuss- ed and agreed that the peeling was more of a result of careless abuse and improper use such as roller skating, street shoes on the courts, baseball throwing, skate boarding as well as normal wear and tear for the pre- ceding two years. Al Patini did the patching around July 1, 1981 and was paid $175. 00 by the Association . 5. Transcopic has fulfilled all of its obligations concern- ing the tennis court resurfacing. er truly yours, William y L Preside ty - ''ranscopic Development Corporation Partner, Transcopic Development Company WWL/at Enclosure Ret_ & Associates Ro ing SUITE 172, AIRPORT PARK PLAZA 255 NORTH EL CIELO ROAD PALM SPRINGS, CA 92262 (714) 323-2404 February 4, 1982 Iron Tree Management 42-600 Bob Hope Drive #401 Rancho Mirage, CA 92270 Attention: Jim Bahl Re: Valley Palms Estates - Roofs Gentlemen: I have inspected approximately 6 different roofs at the Valley Palms Estates and the problems I found were basically the same on every roof. They were as follows : 1. The lower hot decks had a rain gutter installed after the roofing was completed and in the process of installing the gutters, they pulled up the gravel stop on the hot decks to get the gutter under the gravel stop and broke all .the laps on the metal. Some have been repaired, but they will leak in the future, if they are not leaking already. 2 . The gravel stop on some of the hot decks do not cover the stucco or the 2 x 4 's that were used for a stucco stop. They used a 2" face gravel stop where they should have used a 3" face gravel stop. Water can get behind the stucco in these instances. 3 . There are some tiles that should be repaired. The rakes are falling off and some tiles were not nailed and are slipping down the roof . This could cause water to get in under the tile and eventually leak. 4. The vents that were installed on the top hot deck to vent the attics were put on after the roof was completed and were not sealed off to the existing roof properly. The square vents were just nailed onto the roof after they cut the holes in the roof and no mastic, hot tar, or felts were applied to seal them off to the existing roof. This basically leaves four holes in the roof for water to come through. These vents should be removed and reset properly by a roofer with hot tar and felts to insure a proper seal to the existing roof . If I can be of any further assistance, please let me know. Very truly yours, REES & ASSOCIATES ROOFING Leonard Schult Superintendent LS/srl I Southern California Edison Company 36-100 Cathedral Canyon Drive Cathedral City, California 92234 Decenber 14, 1979 City of Palm Desert 45275 Prickly Pear Palm Desert, California 92260 Attention: Paul Williams, Planning Director Gentlemen: This is to inform you that Transcopic Development Company has completed the installation of substructures to our satisfaction, and met their financial obligation to complete the conversion of the overhead electrical facilities to underground on the perimeter of their Tract No. 12556 at the intersection of Avenue 44 and Cook Street. We will begin cabling the system sometime in January of 1980, and expect to complete the removal of the overhead lines around May 1, 1980. If you have any questions, do not hesitate to call. Yours truly, lei . D. Escher Planning Manager TDE:ae cc: K. Martin Bill Io A � Minutes Palm Desert Planning Commission May 2, 1978 Page Two VI . PUBLIC HEARING t. A. Case No DP 06-78 d 118MF - TRANSCOPIC DEVELOPMENT COMPAN Applica Request or approval of a Development Plan and Preliminary. Design Review to allow construction of 80 condominium units, a clubhouse , tennis courts , and swimming pools on approximately 13. 5 acres gen-. erally located at the northwest corner of Cook Street and 44th Avenue . Mr . Williams reviewed the case and noted the Design Review Boards concern over the garage doors for Plan No . 2 and the perimeter wall . He also noted that the project would have a bike system that would integrate with existing systems in and around the City . There was some discussion about the tennis courts and whether they would be lighted. Mr. Williams noted that they would be lighted and that they would be 27 ft . from the units and that the courts would be lowered. With regard to the streets, Mr . Williams noted that the interior streets would be private . Chairman Berkey declared the Public Hearing open and asked if the applicant wished to speak at this time . BILL LO, representing Transcopic , addressed the Commission and noted only one change in the Staff report and conditions and that is that the project will be done in 4 phases not 2 . The amenities and streets will be completed before the units will be started. Chairman Berkey asked if there was anyone wishing to speak in FAVOR or in OPPOSITION to the proposed project . Being none , he declared the Public Hearing closed and asked for the pleasure of the Commission . On a motion by Commissioner Kryder , seconded by Commissioner Kelly, the Commission approved the case by Planning Commission Re- solution No. 353; carried unanimously (4-0) . B. Case No. TT 12450, DANIEL RUSSIE , Applicant Request for approval of a Tentative Tract Map to consolidate 15 existing lots to create 4 lots to provide for 21 condominium units and common open space on property generally located east of Deep Canyon , between Sage Brush Drive and Driftwood Drive . Mr. Williams reviewed the case and the conditions noting the area involved on maps covering the site . Chairman Berkey declared the Public Hearing open and asked if the applicant wished to speak at this time . CHARLES ROOT, 73-225 Bursera, project builder , noted his agreement with the conditions as stated. Chairman Berkey asked if there was anyone wishing to speak in FAVOR or in OPPOSITION to the proposed cases Being none, he declared the Public Hearing closed and asked for the pleasure of the Commission . On a motion by Commissioner Snyder, seconded by Commissioner Kelly the Commission approved Case No . TT 12450 by Planning Commission Resolution No. 354; carried unanimously (4-0) . o0 I:F�Ilnua lMcg)mc�).Eii�ij 45-275 PRICKLY PEAR LANE, PALM DESERT, CALIFORNIA 92260 TELEPHONE (714) 346-0611 REPORT OF PLANNING COMMISSION ACTION DATE May 3, 1978 APPLICANT Transcopic Development Co. P. 0. Box 1016 Rancho Mirage, CA 92270 CASE NO. : DP 06-78 and 118MF The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its meeting of May 2, 1978 CONTINUED TO DENIED XX APPROVED BY PLANNING COMMISSION RESOLUTION NO. 353 PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR CONCURRENCE WITH THE PLANNING COMMISSION DECISION. PLACED ON THE AGENDA OF THE CITY COUNCIL OF FOR PUBLIC HEARING. Any appeal of the above action may be made in writing to the Director of Environmental Services, City of Palm Desert, within fifteen (15) days of the date of the decision. PALL A. WZLLIA:LS, SECRETARY PALM DESERT PLANNING COMMISSSION cc: Applicant C.V.C.W.D. File L CITY OF PALM DESERT STAFF REPORT To: Planning Commission Report On: Development Plan for 80 Condominium Units Applicant: TRANSCOPIC DEVELOPMENT CO. Case Nos. : DP 06-78 and 118MF Date: May 2, 1978 I . REQUEST: Request for approval of a Development Plan and Preliminary Design Review to allow construction of 80 condominium units, a clubhouse, tennis courts, and swimming pools on approximately 13.5 acres generally located at the northwest corner of Cook Street and 44th Avenue. II. STAFF RECOMMENDATION: Approve the Development Plan and Preliminary Design Review by Planning Commission Resolution No. 353. Justification is based upon the following: 1 . Theiproposed development is consistent with the City' s adopted General Plan. 2. The proposed use is similar to and compatible with those existing on adjacent and nearby properties. 3. The design or improvement of the proposed development will be cons_is- tent,with the Palm Desert Zoning Ordinance. 4. The site is physically suited for both the type of development proposed and the proposed density. 5. The design of the development and the proposed .improvements are not likely to cause substantial environmental damage or have a serious ef- fect on the public health, safety, or general welfare. III. BACKGROUND: A. Location: The subject site is located at the northwest corner of Cook Street and 44th Avenue. B. Size: Approximately 13.5 acres C. Zoning: PR-6, S.P. D. Adjacent Zoning: North - P, N South - City of Indian Wells East - Riverside County West - O.S. , N E. Type of Units: Duplexes (40 structures, 80 units) F. Density: Approximately 5.9 du/acre G. Open Space: Approximately 50.6% of the site will be landscaped open space. Case Nos. DP 06-78 and 118MF May 2, 1978 Page Two III. BACKGROUND: (Copt. ) J H. Parking: Two covered per unit - 160 Off street parking - 156 Tandem Spaces in some driveways - 56 Total Provided - 372 Required spaces - 200 I . Environmental Finding: Director of Environmental Services determined on April 17, 1978, that the project will not have a significant adverse effect on the environ- ment and no further environmental documentation will be required. IV. DISCUSSION: The proposal calls for 40 duplex structures with a two .car garage attached to each unit. Also included are two recreational areas; each of which will have a swimming pool ; the larger of which will contain three tennis courts. Front yard setbacks are varied, where possible, to provide a more interest- ing streetscape. Interior streets are 40' in width. The proposal calls for the development to occur in 2 phases. Generally, the project is well- designed and meets all of the requirements of the Zoning Ordinance relative to setbacks and open space requirements. The elevations are impressive. In his comments, the Director. of. Public Works has indicated that the westerly portion of this project appears to be in the area .proposed: for the "Torro Peak" drainage facility as shown upon the master plan of the City of Palm Desert. In the correspondence received from Lowell Weeks of the Coachella Valley County Water District regarding this case, no mention-was made of suchaa:conflict as pointed out by the Director.-of Public Works. As a result, Staff must assume that the subject drainage channel will not go on this pro- perty. PLANNING COMMISSION RESOLUTION NO. 353 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING A DEVELOPMENT PLAN AND PRELI➢4INARY DESIGN REVIEW TO ALLOW CONSTRUCTION OF 80 CONDOMINIUM UNITS , A CLUBHOUSE , TENNIS COURTS, AND SWIMMING POOLS ON AP- PROXIMATELY 13. 5 ACRES GENERALLY LOCATED AT THE NORTH- WEST CORNER OF COOK STREET AND 44TH AVENUE . CASE NOS . DP 06-78 and 118MF WHEREAS, the Planning Commission of the City of Palm Desert , California, did receivea verified application from TRANSCOPIC DEVELOP- MENT COMPANY requesting approval of a Development Plan and Preliminary Design Review to allow construction of 80 condominium units , a clubhouse, tennis courts, and swimming pools on approximately 13 . 5 acres within the PR-6, S.P. (Planned Residential , Scenic Preservation Overlay) zone generally located at the northwest corner of Cook Street and 44th Ave- nue, more particularly described as : APN 621-500-009 WHEREAS, said application has complied with the requirements of the "City of Palm Desert Environmental Quality. Procedure Resolution - No. 77-7" , in that the Director of Environmental Services has determined that this project will not have a significant adverse effect on the environment on April 17, 1978, and the appeal period has expired; and, WHEREAS , at said Public Hearing, upon hearing and considering all testimony and arguments, if any, the Planning Commission did find the following facts and reasons to exist . to justify the approval of the subject Development Plan : 1. Proposed development will conform to the intent and pur- purse of the PR Zone District . 2 . Proposed development will conform to the adopted General Plan. 3. The site is physically suited for the type of Development proposed. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert as follows : 1 . That the above recitations are true and correct and constitute the findings of the Planning Commission in this case ; 2. The Planning Commission does hereby approve Development Plan DP 06-78 for reasons stated, subject to conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the Palm Desert Planning Commission held on this 2nd day of May, 1978, by the following vote, to wit : AYES : BERKEY, KRYDER, KELLY, SNYDER NOES : NONE ABSENT: NONE ABSTAIN: NONE GEORGE BERKEY, Chairman ATTEST: PAUL A. WILLIAMS , Secretary /ks I I PLANNIiNG COMMISSION RESOLUTION NO. 353 PAGE Two CONDITIONS OF APPROVAL CASE NOS . DP 06-78 & 118MF Standard Conditions : 1 . The development of this project shall conform substantially to _ all plans submitted in .behalf of this case and as revised accord- ing to the Design Review Board process and/or Planning Commission action. Any minor changes requires approval by the Director of Environmental Services. Any substantial change requires approval by the Planning Commission . 2. All requirements of any law, ordinance, or regulation of the State , City, and any other applicable government entity shall be complied with as part of the development process. 3 . This approval is applicable,. subject to the development of this project, commencing within one year from approval date and being promptly completed. 4. Any roof mounted, exhaust , or air conditioning equipment shall be fully concealed from view from any public rights-of-way and ad- joining properties by architecturally integrated means . 5. Construction plans shall be submitted for approval to the City Fire Marshal prior to issuance of building permits . All conditions shall be made a part of construction and no certificate of occupancy shall be issued until completed. 6. All utility service and distribution lines on or abutting the sub- ject property, shall be placed underground prior to occupancy clearance . �- 7. Traffic control provisions shall P be provided as required by the Director of Public Works. 8. Curb, gutter, sidewalk or approved pathways , and tie-in paving shall be provided in conformance with City Standards and/or as re- quired by the Director of Public Works. 9. The Fire Protection Requirements as specified in the Fire Marshal ' s memo dated April 14, 1978, attached hereto, shall apply . 10. 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 : Riverside County Department of Health Palm Desert Design Review Board Process City Fire Marshal Coachella Valley County Water District Evidence of said permit or clearance from the above agencies shall be presented to the Dept . of Building and Safety at the time of issuance of a building permit for the use contemplated herewith . 11 . No development shall occur on the subject property prior to the recordation of a tract map . i PLANNING COMMISSION RESOLUTION NO. 353 Page Three SpeciallConditions : 1 . Allicurbs and gutters, pavement and improvements shall be installed in accordance with the City of Palm Desert Standards and Specifi- cations including sidewalks on 44th Avenue and Cook Street . 2. All drainage facilities shall be installed in accordance with the Director of Public Works ' approval . 3 . A perimeter wall shall be provided around the project and shall be approved by the Design Review Board. i Design .Review Board Conditions : 1 . Final construction drawings, including a final landscaping, grading, lighting, trash storage, walkway layout , and irriga- tion plan in addition to a proposed sign program and tennis court lighting proposal or any other ammenities proposed shall be sub- mitted to the Design Review Board. The final landscaping plan shall include information with regard to the relocation of exist- ink trees and blowsand control measures proposed . No final in- spection or occupancy permit shall be given by the Department of Environmental Services to this project until the aforementioned approved plans and construction shall have been completed. 2 . Veneer plant-ons on the garage doors for Plan No. 2 shall be verti- cal . 3. Applicant shall avoid placing flowering trees adjacent to the pool area. i I I AGREEMENT I accept and agree , prior to use of this permit or approval , to comply with all the conditions set forth, and understand that the Department of Building and Safety will not issue a building permit or allow occu- pancylon the use permitted until this signed confirmation has been re- ceived by the Department of Environmental Services . (Date) (Applicant ' s Signature) PLANNING CW4MISSION RESOLUTION NO. 353 Page Four Paul A. Williams Director of Environmental Services City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, Ca. 92260 April 14, 1978 Reference: Case No. DP 06-78 Prior to construction of any of the proposed buildings, the following conditions must be met: 1 . Install a water system capable of delivering 2500 GPM fire flow for a (2) hour duration in addition to domestic or other supply. The computation shall be based upon a minimum of 20 psi residual operating pressure in the supply main from which the flow is measured at the time of measurement. 2. Install Riverside County super fire hydrants so that no point of any building is more than 250 feet from a fire hydrant measured along approved vehicular travel ways. A. Hydrants shall not be located closer than 25 feet to any building. B. Exterior surfaces of hydrant barrels and heads shall be painted chrome yellow, and :the tops and nozzle caps shall be painted green. C. Curbs (if installed) , shall be painted red 15 feet in either direction from each hydrant. 3. Prior to issuance of a building permit, the developer shall furnish the original and three (3) copies of the water system plan to the Fire Marshal for review. Upon approval , one copy will be sent to the Building Department, and the original will be returned to the developer. 4. The water system plan shall be signed by a registered civil engineer, and approved by the water company, with the following certification: "I certify that the design of the water system in Case Number DP 06-78 is in accordance with the require- ments prescribed by the Fire Marshal . " Very truly yours, David L. Flake Fire Chief �. l✓Gt•iC4�v C'�� David J. Ortegel Deputy Fire Marshal i L_"_y_� APR U.S.ACSTAG ; 48-275 PRICK IY PEAR LANE,PALM DESERT,CAUFORNIA 92260 TELEPHONE (714) 346-0611 - LEP 48 161232N1 RETUi?N TO SENDEF � � I- • > W f� N O NOT DELIVERABLE As ADllREssED �+ c> < M UNABLE TO FORWARD Lu = n.a -_ — — — o i o a Olivia, Zepeda � 4iD�ED ��' �EAch Henry Schmidt `E F'T,i:OdDDRESS z Apt v 5948 Lime Ave. " Long Beach, CA 90805 (4RETURN TO SENDER -- INTEROFFICE MEMORANDUM City of Palm Desert TO: Planning Commission FROM: Director of Public Works SUBJECT: Development Plan 06-78 DATE: April 18th, 1978 1. The westerly portion of this project appears to be in the area proposed for the "Toro peak" drainage facility as shown upon the master plan of the City of Palm Desert. 2. This tract shall pay the required drainage and park fees to the City of Palm Desert. 3. This tract should make a contribution towards the signalization of 44th Avenue and Cook Street." The suggested amount is $5,000.00. 4. All curb and gutters, pavement andimprovements shall be installed in accordance with the City of Palm Desert Standards and Specifications including sidewalks on 44th Avenue and Cook Street. 5. All drainage facilities shall be installed in accordance with the Director of Public Work°s approval . a 46.10 Southern California Edison Company 36-100 CATHEORAL CANYON DRIVE CATHEDRAL CITY. CALIFORNIA 9223E TO: City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, California 92260 Project: DP 06-78 (Transcopic Development Project) Environmental Impact Report Gentlemen: This is to advise that the subject property is located within the service territory of the Southern California Edison Company, and that the electric loads of the project are within parameters of projected load growth which Edison is planning to meet in this area. Unless the demand for electrical generating capacity exceeds our estimates, and provided that there are no unexpected outages to major sources of electrical supply, we expect to meet our electrical load requirements for the next several years. Our total system demand is expected to continue to increase annually; and, if our plans to proceed with future construction of new generat- ing facilities are delayed, our ability to serve all customer loads during peak demand periods could become marginal by 1981. In addition, the major fuel used in Edison's generating facilities is low sulfur fuel oil. We now believe our low sulfur fuel oil inventory, together with our contractual commitments for delivery, and our customers' conservation efforts, will permit us to meet the forecasted demand for electricity during 1978. It is our intention to continue to do everything that can reasonably be accomplished to provide our customers with a continuous and sufficient supply of electricity. K/Very truly yours, L l�J tldlO William R. Leonesio Customer Service Planner WRL:im (Rev. 11/77) RECEIVED Off. 1JIO ENVIRONMENTAL SERVICES CITY OF PALM DESERT COUNry ESTABLISHED IN 1918 AS A PUBLIC A.I,NC`/ COACHELLA VALLEY COUNTY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (714) 398-2651 DIRECTORS OFFICERS RAYMOND R. ROMMONDS, PRESIDENT LOWELL O. WEEKS, GENERAL MANAGER-CHIEF ENGINEER TELL'S CODEKAS, VICE PRESIDENT E, C. J. FROST H 1973 WALTER RR �� WRIGHT,AUDITOR WI LLIAM B. GARDNER REDWINE AND SHERRILL, ATTORNEYS STEVE D.BUXTON File: 0163. 11 o421 . 1 0721 . 1 Dept. of Environmental Services City of Palm Desert P.O. Box 1977 Palm Desert, California 92260 Re: Tract 12556 P. D. Case No. DP-06-78 SE4, Sec. 16, T5S, RISE Gentlemen: This area is protected from stormwater flows by the Whitewater River Stormwater Channel and may be considered safe from stormwater flows except in rare instances. The District will furnish domestic water and sanitation service to said area in accordance with the currently prevailing regulations of this District. This area shall be annexed to Improvement District Nos. 54 and 80 of the Coachella Valley County Water District for sanitation service. Very trul y yours, Low 11 0. 'Weeks General Mana er-Chief En ineer KH:mb cc: Riverside County Dept. of Dan Hough Public Health Title Insurance & Trust 46-209 Oasis Street P.O. Box 707 Indio, California 92201 Riverside, California 92502 Attention: Lloyd Rogers p�f IV D ENVIRONMENTAL SERVICES CITY OF PALM DESERT. 4 SOUTHERN CALIFORNIA gqS COMPANY 3700 CENTRAL AVENUE RIVERSIDE, CALIFORNIA R.W. RIDDELL Eastern Division Distribution Planning Supervisor Mailing Address P.O. BOX 2200, RIVERSIDE, CALIFORNIA 92516 Location of Nearest Gas Main: Cook Street City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, California 92260 Re: DP 06-78 - 80 Unit Condo. Project Transcopic Development Corp. This letter is not to be interpreted as a contractual commitment to serve the proposed project; but only as an information service. Its intent is to notify you that the Southern California Gas Company has facilities in the area where the above named project is proposed. Gas service to the project could be provided from an existing main without any significant impact on the environment. The service would be in accordance with the Company's policies and extension rules on file with the California Public Utilities Commission at the time contractual arrangements are made. The availability of natural gas service,. as set forth in this letter, is based upon present conditions of gas supply and regulatory policies. As a public utility, the Southern California Gas Company is under the jurisdiction. of the California Public Utilities Commission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the condition under which service is available, gas service will be provided in accordance with revised conditions. We have developed several programs which are available, upon request, to provide assistance in selecting the most effective applications of energy conservation techniques for a particular project. If you desire further information on any of our energy conservation programs , please contact this office for assistance. ENVIRONMENTAL SERVICES CITY, OE PALM DESERT 45-275 PRICKLY PEAR LANE, PALM DESERT,CAUFORNIA92260 TELEPHONE (714) 346-0611 April 10, 1978 LEGAL NOTICE CITY OF PALM DESERT REQUEST FOR APPROVAL OF A. DEVELOPMENT PLAN AND PRE- LIMINARY DESIGN REVIEW TO ALLOW CONSTRUCTION OF 80 CONDOMINIUM UNITS, A CLUBHOUSE, TENNIS COURTS, AND SWIMMING POOLS ON APPROXIMATELY 13.5 ACRES GENERALLY LOCATED AT THE NORTHWEST CORNER OF COOK STREET AND 44TH AVENUE. CASE NO. DP 06-78 NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert Planning Commission to consider a request by TRANSCOPIC DEVELOPMENT CORP. for approval of a Development Plan and Preliminary Design Review to allow construction of 80 condominium units, a clubhouse, tennis courts and swimming pools on approximately 13.5 acres within the PR-6, S.P. (Planned Residential , max. 6 du/acre, scenic preservation overlay) zone generally located at the northwest corner of Cook Street and 44th Avenue, more particularly described as : APN 621-500-009 2 pP 06- 78 I 4 n � C TY OF P LM DESE 4-4 TH 'AV_7 CITY OF INDIAN WELLS City Limit I -- V E N U E 1777 H o a _ 0 F- J J T I� SAID Public Hearing will be held on Tuesday, May 2, 1978, at 7:00 p.m. in the Council Chambers in the Palm Desert City Hall , 45-275 Prickly Pear Lane, Palm Desert, California, at which time and place, all interested persons are invited to attend and be heard. . PAUL A. WILLIAMS, Secretary Palm Desert Planning Commission PUBLISH: Palm Desert Post April 13, 1978 r - id 1 f 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (714) 346-0611 April 17, 1978 Dan Hough Subdivision Title Officer Title Insurance and Trust 3490 Tenth Street P. 0. Box 707 Riverside, CA 92502 Re : Tract 12556 Dear Mr. Hough: The present zoning of the subject tract is PR-6 , S .P. (Planned Residential , maximum 6 du/acre, scenic pre- servation overlay) . Adjacent zoning: North - P, N (Public , natural factors overlay) South - City of Indian Wells East - City of Indian Wells West - O. S. , N (Open Space , Natural factors overlay) The above mentioned property is not located within a geologic hazards special studies zone as the City of Palm Desert has no such zone . Very truly yours , Paul A. Williams, A. I .P. Director of Environmental Services rjc/pw/ks Attachment F i EiR FORM #1 CITY OF PALM DESERT NEGATIVE DECLARATION Case No. : DP 06-78 Applicant : TRANSCOPIC DEVELOPMENT CORPORATION P. 0. Box 1016 Rancho Mirage , CA 92270 Description of Project: Request for approval of a Development Plan and Preliminary Design Review to allow construction of 80 condominium units, a clubhouse , tennis courts and swim- ming pools on approximately 13. 5 acres within the PR-6, S .P. zone generally located at the northwest corner of Cook Street and 44th Avenue . Finding: Project will not have a significant adverse effect on the environment and no further environmental documentation will be required. Justification: The project is compatible with existing zoning regula- tions and the General Plan for the City of Palm Desert, Environmental effects considered as a part of the initial study for .this project.. which study is on file at the Palm Desert City Hall , have been mitigated to avoid potentially significant effects. The project has been designed for efficient use of energy and water and all necessary public improvements shall be provided. Any interested citizen may appeal this determination to the Planning Commission . within eight (8) days of the date of the posting of public notice by filing an appeal in accordance with Resolution No. 77-7 with the Department of Environmental Services located at 45-275 Prickly Pear Lane, Palm Desert, California. If no appeal is filed within said time, this determination shall be final. Date Filed with County Clerk (within five days) 4-17-78 Date Public Notice Is Posted: 4-20-78 Date _Appeal Period Expires County Clerk File 4-30-78 Bulletin 'Board TITLE INSURANCE AND TRUST APRIL 12, 1978 CITY OF PALM DESERT P. 0. Box 1648 45275 PRICKLY PEAR LANE PALM DESERT, CALIFORNIA ATTN: PLANNING DEPARTMENT RE: TRACT 12556 GENTLEMEN: WE HEREBY REQUEST THAT YOU FURNISH THIS OFFICE WITH THE FOLLOWING: 1. ZONING LETTER FOR SUBJECT PROPERTY AS .WELL AS THE TYPE OF ZONE AFFECTING THE ADJACENT PERIMETER PROPERTY; 2. NEGATIVE DECLARATION; 3. LETTER STATING WHETHER OR NOT THE ABOVE MENTIONED PROPERTY OR ANY PORTION THEREOF IS WITHIN A GEOLOGIC HAZARDS SPECIAL STUDIES ZONE; AND 4. COPY OF THE MINUTES APPROVING THE SUBJECT TENTATIVE MAP. YOURS VERY TRULY DAN HOUGH SUBDIVISION TITLE OFFICER .DH/LR Title Insurance and Trust Company 3490 Tenth Street P.O. Box 707 Riverside,California 92502 714 686 4180 ATICOR COMPANY F PROOF OF PUBLICATION This space is for the County Clerk's Filing Stamp (2015.5 C.C.PJ' STATE OF CALIFORNIAl ss. County of Riverside ( - I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the above Proof of Publication,of entitled matter. I am the principal clerk of the printer of PALM DESERT POST, a newspaper of general circu- CITY OF PALM DESERT -_____-_____- ___________ T Iation, published weekly, in Palm Desert, County of ---------------- -------- Riverside, and which newspaper has been adjudged a newspaper of general circulation by the Superior CASE NO: DP 06-78 Court of the County of Riverside, State of California, under date of October 5, 1964, Case Number 83658; that the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of --------------------------------------------------------`--------- said newspaper and not in any supplement thereof on .Paste clipping - the following dates to-wit: of Notice, In This Space -- -----------------April 1_3th -- --- ------- I certify (or declare) under penalty or perjury that the foregoing is true and correct. --- ignature Date-------------A-pri1---13a----- ------------- ------ 197--8 at Palm Desert, California l 45-275 PRICKLY PEAR LANE, PALM DESERT,CAUFORNIA 92260 TELEPHONE (714) 346-0611 April 10, 1978 LEGAL NOTICE CITY OF PALM DESERT REQUEST FOR APPROVAL OF A DEVELOPMENT PLAN AND PRE- LIMINARY DESIGN REVIEW TO ALLOW CONSTRUCTION OF 80 CONDOMINIUM UNITS, A CLUBHOUSE, TENNIS COURTS, AND SWIMMING POOLS ON APPROXIMATELY 13.5 ACRES GENERALLY LOCATED AT THE NORTHWEST CORNER OF COOK STREET AND 44TH AVENUE. CASE NO. DP 06-78 NOTICE IS HEREBY GIVEN that a Public Hearing will be held before the Palm Desert Planning Commission to consider a request by TRANSCOPIC DEVELOPMENT CORP. for approval of a Development Plan and Preliminary Design Review to allow construction of 80 condominium units, a clubhouse, tennis courts and swimming pools on approximately 13.5 acres within the PR-6, S.P. (Planned Residential , max. 6 du/acre, scenic preservation overlay) zone generally located at the northwest corner of Cook Street and 44th Avenue, more particularly described as: APN 621-500-009 r CASE No. OP 06.78 jHearina WIII be that a PI t0 considoval T - NOT toe pr the Palm gDesert VIELOPMENT R tiew I o allow LEGAL NOTICE {� held be TRANSCO DESERT t Planl nd Preli U ilts�a c�ubihoUge'tennis courts eITY OF PALM veloom ction atcondominroxlmateIV 13.5 acres re. 5enicio c,ep Q-..{ EN�,CAN reauest bV }pping Is � RE ANDSPRELI MINAR8OVA DOMIND WIMM NGLPOOLS END. �^S COW of 0 pi Plana Resin�oit local 11 larly 4 l corne f,l FOR• IGN ITS, cribed overl0 1 Avenue• m .� •, STRUCTITOENNIS C013.5 S, AN GENERALLY LOCATED •;y HOUSE, OF COOK STREET AND C� Sir and �� AT PREXNORTHWEST CORNER AP" 621-SBo-80v . 44T,{ AVENUE. ' •h, 4 . . a 2 pP .CTV OF P L`A DESE 1 W TN CITY OF IN OIANWELLS GlY Vmll 1 O 3 held on TuesdoV'r'wrt CItv1978, H,at PAUC A WILLIAMSJ Secretary PDP-4//711eV .�,. SAID Public Hearin?,Will be rt CPalmnla,at which time Palm Desert Plannina Commisslon 7.00 a.m.In the P Corr Lane Palm Dhornbeese Po nvited 1 0Hand and be I ' -275 Prickly rsons are and Place• all Interes,ea ce— 45-275 PRICKLY PEAR LANE, PALM DESERT,CALIFORNIA 92260 TELEPHONE (714) 346-0611 REQUEST FOR COMMENTS AND CONDITIONS OF APPROVAL Case No. : DP 06-78 Project: 80 Unit Condominium Project Applicant: TRANSCOPIC DEVELOPMENT CORP. Enclosed please find materials describing a project for which the following is being requested: Approval of a Development Plan to allow construction of 80 condominium units , a clubhouse, tennis courts and swimming pools on approximately 13.5 acres within the PR-6, S.P. zone generally located at the northwest corner of Cook Street and 44th Avenue. The attached data was prepared by the applicant and is being forwarded to you for comments and recommended Conditions of Approval . The City is interested in the probable impacts on the natural environment (e.g. water and air pollution) and on public resources (e.g. demand for schools, hospitals, parks, power generation, sewage treatment, etc. ) Your comments and recommended conditions of approval must be received by this office prior to 5:00 p.m. April 21 , 1978, in order to be discussed by the Land Division Committee at their meeting of April 26th _ The Land Division Committee (comprised of Director of Environmental Services, City Building Official , City Engineer, Fire Marshal and a representative of CVCWD) will discuss the comments and recommended conditions of approval and will forward them to the Planning Commission through the staff report. Any information received by this office after the receipt deadline will not be discussed by the Land Division Com- mittee nor will it be forwarded to the Planning Commission for consid- eration. Very truly yours, Paul A. Williams Director of Environmental Services PAW/ks PLEASE RETURN MAP WITH COMMENTS CIRCULATION LIST FOR ALL CASES Circulation of Tentative Maps, Parcel Maps, CUP'S, GPA's, etc: PREVIEW COMMITTEE: ,/1. Palm Desert Director of Environmental Services - Paul Williams _11`. Palm Desert Director of Building & Safety - Jim Hill Palm Desert Director of Public Works - L. Clyde Beebe �/4. Palm Desert Fire Marshall - Bud Engel 5. Robert P. Brock Office of Road Commissioner and County Surveyor Administration Office Building, Room 313 46-209 Oasis Street Indio, California 92201 (Phone: 347-8511, ext 267) 6. Lloyd Rogers / Supervisor - Riverside County Health Department J County Administration Building, Room ACt« 46-209 Oasis Street Indio, California 92201 (Phone: 347-8511, ext 287) 7. Lowell 0. Weeks General Manager - Chief Engineer Coachella Valley County Water District (C.V.C.W.D. ) P. 0. Box 1058 Coachella, California 92236 (Phone: (714) 398-2651) 8. R. J. Lowry Project Development Services California Department of Transportation P. 0. Box 231 San Bernardino, California 92403 (Phone: (714) 383-4671 ) 9. _ Director of Planning and Building / City of Indian Wells v/ 45-300 Club Drive Indian Wells, California 92260 (Phone: 345-2831) 10. Director of Planning City of Rancho Mirage 69-825 Highway 111 Rancho Mirage, California 92270 (Phone: 328-8871) 11. Kermit Martin Southern California Edison Company P. 0. Box 203 Palm Desert, California 92260 (Phone: 346-8660) 12• Chuck Morris General Telephone Company 62-147 Desertaire Road Joshua Tree, California 92252 (Phone: 366-8389) 13. R. W. Riddell Engineering Department / Southern California Gas Company V P. 0. Box 2200 Riverside, California 92506 (Phone: 327-8531, ask for Riverside extension 214) Circulation List for All Cases Page Two l Roger Harlow V Director - Pupil Personnel Service Desert Sands Unified School District 83-049 Avenue 46 Indio, California 92201 (Phone: 347-4071) 15. Jim Langdon Palm Desert Disposal Services, Inc. 36-711 Cathedral Canyon Drive P. 0. Drawer LL Cathedral City California 92234 (Phone: 328-2585 or 328-4687) 16. Stanley Sayles President, Palm Desert Community Services District 44-500 Portola Avenue Palm Desert, California 92260 (Phone: 346-6338) 17. Regional Water Quality Control Board 73-271 Highway 111 , Suite 21 Palm Desert, Ca. 92260 (Phone: ) 18. Harold Horsley Foreman/Mails U. S. Post Office Palm Desert, California 92260 (Phone: 346-3864) 19. Joe Benes Vice President & General Manager Coachella Valley Television P. 0. Box 368 Palm Desert, California 92260 (Phone: 346-8157) 20. Don McNeely President - Palm Desert Chamber of Commerce P. 0. Box 908 Palm Desert, California 92260 (Phone: 346-6111) 21. Scott McClellan, Senior Planner Riverside County Planning Commission County Administration Building, Room 304 46-209 Oasis Street Indio, California 92201 (Phone: 347-8511, ext. 277, 278, & 279) 22. James Whitehead Superintendent = .District 6 State Parks and Recreation 1350 Front Street, Room 6054 San Diego, California 92101 (Phone: (714) 236-7411) 23. Les Pricer Redevelopment Agency 73-677 Highway 111 Palm Desert, Ca. 92260 (Phone: 346-6920 24. Robert I. Pitchford, Chairman Architectural Committee of the Palm Desert Property Owners Assoc. 73-833 E1 Paseo Palm Desert, Ca. 92260 HOP TRANSCOPIC RANG O M RAGE DRIVE RANCHO MIRAGE CALIFORNIA 92270 DEVELOPMENT (714) 346-5506 CORPORATION SOU WILSHIRE BOULEVARD SOUTH TOWER,SUITE 1209 LOS ANGELES CALIFORNIA 90010 (213)380-7130 April 10, 1978 Planning Commission City of Palm Desert 45-275 Prickly Pear Lane Palm Desert, California 92260 RE : TENTATIVE MAP TRACT 12556 REVISED LANDSCAPE PLAN Dear Members of the Commission: In reference to the completed application form and all other necessary attachments filed on April 3, 1978, enclosed please find the revised Landscape plan.. An inadvertent error has been made regarding the property' s dimensions of the proposed tract on the Landscape plan previously submitted. The Landscape Architect, Frank Radmacher and Associates of Tustin, California, was not notified in time to make the changes on the original Landscape plan submitted following the discovery of the dimensions ' variances per the preliminary title report. This fact was brought to the attention of the Director of Environmental Services , Mr. Paul Williams , at the April 3rd meeting when the original application was submitted. The twenty sets of the Landscape plan and the colored set enclosed all reflect the proper dimensions and building layouts . Sincerely, TRANSCOPIC DEVELOPMENT CORPORATION President WWL:mr Encl . IE (ad 2)6�Ilma Mgo sf'D 45-275 PRICKLY PEAR LANE, PALM DESERT CA. 92260 **DEVELOPMENT PLAN** DEPARTMENT OF ENVIRONMENTAL SERVICES RESIDENTIAL PLANNING DIVISION Transcopic Development Corporation Applicant (Please print) P . 0 . Box 1016 ( 714 ) 346-5506 Mailing Address - Tel> hone Rancho Mirage , California 92270 City State Zip-Code REQUEST: (Describe specific nature of approval requested) - Tract 12556 Approval of the develnpment_plan is hereby requested for the development of an eighty tennis-oriented condominium units project in Palm Desert on 13 . 5 acres . along 44th Avenue and Cook Street ( northwest corner) . Included in the development plan will be two swimming and therapy pool complexes , . one clubhouse , fencing around the project and three lighted , sunken tennis PROPERTY DESCRIPTION: courts . Northwest corner of 44th Avenue and Cook Street , Palm Desert City , Riverside County. Legal : POR ', of SE ; of SEC 16 T5S , RGE Beg 40 Ft N & 44tF_V__oT SE CDR T4 N 608 . 20 Ft W 1 . 284. 72 Ft S to N Ln 44th St . , E to POB . Exc Sz of SW 4 ot SL a ot SLI-, ASSESSOR IS PARCEL NO. Sec 16 T5S RGE Map Book 621 Pg . 50 APN 621 -500-009 EXISTING ZONING Planned Residential 6 per gross acre ( PR-6)} S.P. Property Owner Authorization THE UNDERSIGNED STATES THAT THEY ARE THE OWNERS)OF THE PROPERTY DESCRIBED HEREIN AND HEREBY GIVE AUTHOR- IZATION FOR THE FILING OF THIS APPLICATION. See Attached . SIGNATURE DATE AGREEMENT ABSOLVING THE CITY OF PALM DESERT OF ALL LIABILITIES RELATIVE TO ANY DEED RESTRICTIONS. I Do BY MY SIGNATURE ON THIS AGREEMENT, ABSOLVE THE CITY OF PALM DESERT OF ALL LIABILITIES REGARDING ANY DEED RES- TRICTIONS THAT MAY BE APPLICABLE TO THE PROPERTY DESCRIBED HEREIN. See Attached . SIGNATURE DATE Applicants Signature 'ham William/W. Lo forDNrransco is Develo men. Cor orationATE a (FOR STAFF USE ONLY) ENVIRONMENTAL STATUS ACCEPTED BY ❑ MINISTERIAL ACT E.A. No. NO,- � L7 CATEGORICAL EXEMPTION CASE NO. �� 7 9 ❑ NEGATIVE DECLARATION - �j ❑ OTHER REFERENCE CASE NO. //S F "' CITY OF PALM DESERT DEVELOPMENT PLAN ( RESIDENTIAL ) SCHEDULE 1 . Property Owner Authorization : The undersigned states that they. are the owners of the property described herein and hereby give authorization for the filing of this application . / Signature Signature HAROLD B . ALEXANDER West Coast Properties , Inc. ESTHER KILLION , President / `fig Date Date 2 . Agreement absolving the City of Palm Desert of all liabilities relative to any deed restrictions . I do , by my signature on this agreement , absolve the City of Palm Desert of all liabilities regarding any deed restrictions that may be applicable to the property described herein . Signature Signature HAROLD B . ALEXANDER West Coast Properties , Inc . ESTHE KILLION , President l R-7 01 g 0/adDate te ' NAME AND ADDRESSES OF PROPERTY OWNERS FOR PUBLIC HEARING ON VALLEY PALMS ESTATES CASE NO. JOB NO. 13 . 49 AC NW Corner 44th Ave . & Cook PARCEL NO. NAME ADDRESS 621 -500-003 G. K. Ranney , Inc . Et Al Gilbert K. Ranney , c/o Ranney Assoc . 1501 H North Tustin Ave . , Santa Ana , California 92701 621 -500-004 G . K. Ranney , Inc . Et Al Gilbert K. Ranney , c/o, Ranney Assoc. 1501 H North Tustin Ave . , Santa Ana , California 92701 621 -500-006 Zepeda , Olivia Et Al Henry Schmidt 5948 Lime Avenue Long Beach , California 90805 621 -500-007 Jones , Ruth H. 500 Strand Manhattan Beach , California 90266 621 -500-807 621 -500-808 Desert Sands Unified 83049 Avenue 46 School District Indio , California 92201 625-050-010 Schmid , Walter R. Et Al 7931 Lampson Ave . , Garden Grove , CA. 92641 625-050-011 Bentzen , John Box 3191 San Francisco , CA. 94119 619-100-OIE Van Der Steen , Ben , Jr. P . 0. Box 3969 Anaheim, CA. 92803 CERTIFIED PROPERTY OWNERS' LIST AFFIDAVIT STATE OF CALIFORNIA COUNTY OF RIVERSIDE ) CITY OF PALM DESERT ) I , WILLIAM W. LO hereby certify that the attached list contains the names and addresses of all persons to whom all property is assessed as they appear on the latest available assess- I ment role of the County within the area described on the attached application and for a distance of three hundred (300) feet from the exterior boundaries of the property described on the attached application. I certify under penalty of perjury that the foregoing is true and correct. (signed) (Qtx (date) -3-7 $ v DEVELOPMENT PLAN ( RESIDENTIAL) VALLEY PALMS ESTATES SUPPORTING DATA 1 . Written Documents a ) Legal Description and Present Ownership . Proposed site ' s legal description as follows : Por ; of SE ; of Sec . 16 T55 R6E Beg . 40 Ft N & 44 Ft W of SE Cor T4 N 608. 20 Ft W 1284 . 72 Ft S to N Ln 44th St. , E to POB Exc SZ of SW ', of SE of SE 2 13 . 49 AC . M/L . Present ownerships are as follows : 50% undivided interest under the title of Harold B . Alexander. 50% undivided interest under the title of West Coast Properties , Inc . Proposed ownership : Transcopic Development Corporation and West Coast Properties , Inc. will form a proposed partnership , which will hold ownership to the above described property. b) Statement of Planning Objectives It is .the objective of Transcopic Development Corpora- tion , the applicant ( developer) of the proposed project to identify an unfulfilled demand in the framework of existing markets and to fill those voids quickly. Since its infancy , Palm Springs and its surrounding desert communities were known collectively as the fashionable winter playground and golf capital of the world . The sub- sequent invasion by the celebrities , choosing the desert over the other resort areas to either retire , play or vacation , has triggered the tremendous growth in tourism that was experienced through the 1950 ' s and the 1960 ' s . During the .late 1960 ' s , developers took advantage of the rather inexpensive real estate and transformed them into a condominium type concept of desert living aimed at the upper middle class American all over the country who would find the warm and sunny weather in the Coachella Valley during the winter a far cry from the chills , snow and rains . DEVELOPMENT PLAN , Page 2 From the early 1970 ' s to the present , there is a general shift of development activities away from the Palm Springs area due to the lack of any sizeable developable parcels of land and the inflated property value. The trend moved eastward to areas which are known as the cove communities made up of Rancho Mirage , Palm Desert , Indian Wells and La Quinta . Excepting Indian Wells , the cove communities replaced Palm Springs as the haven for resort developers who would cater to a larger segment of population in the Los Angeles and Orange Counties area by designing and building condominiums with reduced square footage and selling them at a slightly less expensive price within the range of $55 to $70 per square foot. Following right after the influx of these home buyers came the various commercial activities . In the cities of Rancho Mirage and Palm Desert alone , there are at the present moment a total of twelve country clubs ( private) , 20 fine restaurants , eight banks and six. savings and loan associations . There are supermarkets , boutique shops , motels , automobile and golf cart service centers , car washes , furniture stores , carpet stores , decorating cen- ters , professional office buildings , cafes , and various specialty shops . In addition to the above , there is the Eisenhower Medical Center with the hospital facilities and a medical building ; and the only institution for high- er learning in the entire desert area , College of the Desert. While most desert developers would recognize the fact that a healthy housing market is one in which residents of the Coachella Valley have a choice of housing opportunities and a choice necessary to achieve a stable regional economy , there exists within the Coachella Valley a serious shortage of decent , safe , and affordable housing which persons and families of moderate means can afford . The situation is further complicated by the presence of an increasing demand for second homes and recreation-oriented condominium develop- ments and the unfortunate , yet inevitable , aspect of infla- tion . Transcopic Development Corporation ' s planning objectives with regard to this application are as follows : 1 . Accompanying the growth of various commercial activities come the need for primary housing for the local residents . Valley Palms Estates , the proposed . project , offers the perfect location for this specific sector of the market in terms of proximity to the schools and the college , shopping centers and supermarkets , the hospital , the commercial office buildings along E1 Paseo and Highway 111 , and , most importantly , being in the midst of estab- lished residential areas zoned specifically under the master plan of the City of Palm Desert . DEVELOPMENT PLAN , Page 3 2 . Condominium concept in the desert area has up to now been mostly populated by the second-home buyers . Due to the affluence that usually accompany this sector of the market , the prices of the majority of these recre- ation-oriented condominiums are prohibitively high in comparison to the spendable budget for housing that the working people or families of lesser means can afford. Valley Palms Estates will offer the local residents affordable housing within the framework of a condomin- ium concept that stresses security , tennis , swimming and therapy pools and ample open space to be maintained by the homeowners ' association . After spending considerable time studying all the exist- ing and potential markets , Transcopic Development Cor- poration emphasizes priority on the property ' s location , the way the land is used , architectural design , topogra- phy , density , landscape design , orientation of the house , views and quality of construction . Valley Palms Estates will be located at the northwest cor- ner of. 44th Avenue and Cook -Street , two well travelled arterials within the City limits . The main entrance to the project will be out of 44th Avenue with a secondary access on Cook Street. There will be a total of three tennis courts , two swimming and therapy pool complexes , and an attractive clubhouse approximately 1 ,000 square feet in size . The proposed tennis courts will be sunken three feet below ground with an additional three feet of land- scaped mounding on the sides for the, purpose of shielding the nearby homeowners from the noise and lights generated. All the interior streets within the project except one are forty feet in width to allow any overflow of street park- ing . The architectural elevation of the proposed buildings are Spanish in design with varying roof and exterior eleva- tion designs . There is a total of more than 76 percent of U the entire project allowed for open space. The proposed project will be beautifully landscaped and adequately lighted . There will be a variety of trees and shrubs in different sizes and a bicycle path along the entire peri - meter of the project along 44th Avenue and Cook Street . c) Preliminary Development Schedule Construction of the project will be developed in four stages as follows : Stage 1 - Sitework , entrance , clubhouse , models ( Building No . 33 , 34 ; 4 units ) ; tennis courts , swimming and therapy pool complex No . l . Stage 2 - 30 units ( 15 buildings ) , Building No . 35-40 ; 30-32 ; 1 -6 ( Phase 1 production units ) DEVELOPMENT PLAN , Page 4 c) Con ' t. Stage 3 - 20 units ( 10 buildings ) ; Building No . 7- 13 ; 27-29 ; Swimming and therapy pool complex No . 2 (Phase 2 production units ) . Stage 4 - 26 units ( 13 buildings ) ; Building No. 14-26 (Phase 3 production units ) . Anticipated start and completion dates for the above stages are tentatively set as follows : Stage 1 July 15 , 1978 September 30 , 1978 Stage 2 September 15 , 1978 February 15 , 1979 Stage 3 January 15 , 1979 June 15 , 1979 Stage 4 June 15 , 1979 November.- 15 , 1979 d) Quantitative data 1 . Number of dwelling units 80 2 . Type of dwelling units Condominiums 2 or 3 bedroom 3. Proposed lot coverage of buildings and structures 139 ,200 S . F. 4. Approximate gross density 5 . 9 per acre 5. Approximate net density 6 . 2 per acre 6. Total amount of open space 448 ,860 S . F . 7 . Non-residential construction Tennis courts 21 ,600 S . F . Pool Areas 9 ,750 S . F . Clubhouse 1 ,000 S . F . 8. Strict compliance to Palm Desert City ordinances will be adhered to by the applicant (developer ) throughout the various stages of the project. DESCRIPTION SQUARE FEET PERCENTAGES ( 1 ) Residential Buildings 138 ,200 23 . 5 (2 ) Clubhouse 11000 . 2 (3 ) Tennis Courts 21 ,600 3 . 7 (4 ) Pool Complexes 9 , 750 1 . 6 ( 5 ) Streets ( interior) 120 ,000 20 . 4 (6 ) Common Area ( Landscape) 297 , 510 50 . 6 Total 588 ,060 100 . 00 CITY of PALM DESERT INITIAL STUDY OF ENVIRONMENTAL IMPACT STAFF ONLY Case No. : Related Case(s) : Received By:_ ��� TO ACCOMPANY APPLICATION FOR Tentative map , Development Plan and Design Review Board Approvals for Tract (Type of Permit) APPLICANT Transc.opic Development Corporation (Please Print or Type) ADDRESS P . 0 . Box 1016 (Please Print or Type) Street Rancho Mirage , California 92270 (714) 346-5506 City State Zip Code Telephone I. Background Information: 1. Nature of project or activity: Development of an eighty condominium units project in Palm Desert NW Corner 44th and Cook , 13 . 5 acres . No. of Units (if residential): 80 dwelling units. Gross Floor Area (if commercial or industrial) : N/A square feet. 2. General Location and Size: 13. 5 acres northwest corner 44th . Avenue/ Cook Street. 3. Is the project a phase or a portion of a larger project? YES X � NO If so, identify the larger project: 4. Has an Initial Study or Environmental Impact Report previously been prepared that includes all or part of the project? YES X NO If so, give date submitted and title of project: II. Environmental Impacts: Please answer the following questions by placing a check in the appropriate space. The applicant should be able to substantiate his response to every question. Ex- planations of all "yes/maybe" answers are required in the final section of this re- port. 1. Land (topography, soils, geology) YES or MAYBE NO (a) Does the project site involve a unique landform or biological area, such as beaches, sand dunes, marshes, etc.? X (b) Will there be construction on slopes of 25% or greater? X (c) Will the project result in the removal of natural resources for commercial purposes, such as rock, sand, gravel, oil, plants, or minerals? X Department of Environmental Services Form 9 _ I City of Palm Desert Initial Study of Environmental Impact Page Two II. Environmental Impacts: (continued) YES or MAYBE NO (d) Will the project involve grading in excess of 300 cubic yards? X (e) Is the project site located on or adjacent to a known earthquake fault or an area of soil in- stability (subsidence, landslide, or severe blowsand)? X 2. Water (a) Is the project located within a flood plain, a natural drainage channel, or streambed? . X (b) Will the project significantly increase the rate and amount of surface water runoff? X (c) Will the project result in the contamina- tion or deterioration .in quality of ground water? X 3. Flora and Fauna (a) Are there any rare or endangered species of plant life in or near the project area? X (b) Will any nature trees be removed? X (c) Is the project site adjacent to, or does it include a habitat, food source, water source, nesting place or breeding place for a rare or endangered wildlife species? X (d) Is the project located inside or within 200 feet of a wildlife refuge or reserve? X 4. Pollution (Air, Water, Noise, Land) (a) Will the project create dust, fumes, smoke, or odors? X (b) Will the project result in the generation of noise levels in excess of those currently existing in the area or in the exposure of people to noise levels above 65dBA? X (c) Will the project involve potentially hazardous materials, including pesticides, herbicides, other toxic substances, or radio-active material? X (d) Will the proposed project produce light or glare? X (e) Does the project require variance from estab- lished environmental standards (e.g. air quality, noise, water quality)? _X 5. Circulation (a) Is the project expected to cause an increase in motor vehicle traffic patterns or volumes? X (b) Will the project involve the use of off-the- road vehicles? X (c) Will the project overload existing parking facilities? X ' City of Palm Desert Initial Study of Environmental Impact Page Three II. Environmental Impacts: (continued) YES or MAYBE NO 6. Public Services and Utility Facilities (a) Will septic tanks be utilized for sewage disposal? X (b) Will the project overload any of the fol- lowing: (1) Fire Protection? X (2) Police Protection? X (3) Schools? _X (4) Parks or Other Recreational Facilities? X (5) Electric Power or Natural Gas X (6) Communication Systems? X (7) Water Supply? X (8) Sewer System? X (9) Stormwater Drainage System? X (10) Solid Waste and Disposal? X (c) Will the project require the extension of existing public utility lines? X (d) Will the project employ equipment which could interfere with existing communication and/or defense systems? X (e) Is the project located within the flight path or noise impact area of an airport? X (f) Does the project incorporate measures for the efficient use or conservation of energy and water? X 7. Land Use (a) Is the proposed project expected to result in other changes in the land use, either on or off the project site? _X (b) Could the project serve to encourage development of presently undeveloped areas, or increase de- velopment intensity of already developed areas? X (c) Is the project inconsistent with any adopted General Plan, Specific Plan, or present zoning? X (d) Does the project involve lands currently pro- tected under the Williamson Act or an Open Space Easement? _ X (e) Is the site for the proposed project within the Scenic Preservation Overlay District or will the project obstruct any scenic view from existing residential areas, public lands, or public roads? _ X (f) Will the proposed project displace a large number or people from an established area or create a de- mand for additional housing? _X City of Palm Desert Initial Study of Environmental Impact Page Four II. Environmental Impacts: (continued) - YES or MAYBE NO 8. 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 the major periods of California history or pre-history? X. (b) Does the project have the potential to achieve short-term, to the disadvantage of long-term en- vironmental goals? X (c) Does the project have impacts which are indi- vidually limited, but cumulatively considerable? X (d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either direcly or indirectly? X III. Discussion of Impacts: Please briefly explain your answer to question 6(f) and, if you have answered yes to any. of the questions in Section II, why you believe that that aspect of the project will have no significant adverse environmental effect. Conventional Grading - Grading in excess of 300 cubic yards is normal standard.-.for a project of this size to conform to the requirements of the City of Palm Desert. Some noise will be generated during the initial construction period , which will be controlled and mitigated per existing City standards . Structures will be designed and constructed for efficient use of energy and water in conformance with existing City standards . TO THE BEST OF MY KNOWLEDGE, THE ABOVE INFORMATION IS TRUE AND =O LETE. 4- 3 - 78 (Date) P c o t S p n s r) WILLIAM W. ransc �ic Development Corporation TRAMSCOPIC BOB HOPE DRIVE RANG RANCHO MIRAGE GALIFORNIA 92270 DEVELOPMENT (714) 346-5506 CORPORATION SOU WILSHIRE TOWER BOULEVARD SOUTH TOWER,SUITE 1209 LOS ANGELES CALIFORNIA 90010 (213)380-7130 April 3 , 1978 Planning Commission City of Palm Desert 45-275 Prickly Pear Lane Palm Desert , California 92260 Re : Tentative Map Tract 12556 Development Plan ( Residential ) Dear Members of the Commission : Enclosed for filing are a completed application form ; site plan and supporting maps ; a list of property owners within 300 feet of the property ; written documents and a $485 . 00 check for the required filing fees . A completed Environmental Assessment Form has been submitted concurrently under separate cover accompanying the Tentative Subdivision Tract Map Submittal . References to Subdivision Tentative Tract Map are hereby requested for the items listed below that are not shown on the Site Plan and Supporting Maps : 1 . Item 2 a . Existing site conditions including contours at two foot intervals , water course , flood plains , unique natural features and any forest cover. 2 . Item 2 i . Preliminary Grading Plan . Sincerely , Transcopic Development Corporation �0/1 f b Y William W. Lo President WWL/bw encl . 25- 8 621— 50 T C.A. /BO/ S 2 SE4 SEC. /6 T. 5S. R. 6E. 99 I B/ 0.99i Af. �Lencc iN M GnH aJ Y = POD I I � O I P O S 93 t qf, ry I ! If OI I[ OLD NO. xfNNO. - 'a �FE S 6eia b I A�69 801 8G d W9 lm n I I . I O O13,49 t Ac. I I I 8e /5 44 — — — DATA R5 9160, 2414/, 44173, 48127 BK 627 RIVERSIDE ASSESSORS G. 50 COUN K, CALIF. . SEP r 1967 r ,v . i d e p S i. s :v Qi WA Ae ve IC c • F > t , t t AVr ". �. a .... .- y.. - S-.:.r-�.^.. .�+'.,+NRitr+,. kt�-. _.. r+ -'�-- �_�. — �—. _. _ t2"�.�i �•. y„'�$4jrf°� OF PALM DESERT L 'VA FN T AL ERVICES APPROVED BY: ElC.0 RES.N0. ` ❑ P.C..RES.NO. ❑ STAFF LETTER R_B. ACTION FORM � 11 col' t�— �J CONSTRUCTION SMALL CO""!::-ICE WITHIN """ • L,i ' I�-.a`✓`+�- '�+. <..fL.. ! `�,� £ YEAR OF THIS APPf?Cv�l. r ON we .� CI Y OF PALM DESERT CEPA FMENT ENVI NMENTAL 2'' r� �.v �'"��► s vlcEs p(HI!? NO. CASE NO. vVA` -