HomeMy WebLinkAboutRes 05-104, 05-105 and 1103 GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837 12-08-2005CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: Approval of a general plan amendment, change of zone, precise plan
of design, including a height exception for the apartment portion of the
project, parcel map and Negative Declaration of Environmental
Impact for an 758-unit residential project (608 condominium units and
150 apartment units) on 79.6 acres at the northeast corner of Frank
Sinatra Drive and Gerald Ford Drive, 76-000 Frank Sinatra Drive (the
existing Emerald Desert RV Park property).
SUBMITTED BY
APPLICANT:
CASE NOS:
DATE:
CONTENTS:
Steve Smith, Planning Manager
Taylor Woodrow, Inc.
15 Cushing
Irvine, CA 92618
Emerald Brooks LLC
1100 Quail, #102
Newport Beach, CA 92660
GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
December 8, 2005 continued from November 10, 2005
Recommendation
Executive Summary
Background
November 10, 2005 City Council Staff Report
Letter from City Parks Manager
Memo from Pat Conlon
Exhibit(s)
Recommendation:
That the City Council adopt Resolution No. 05-104 approving GPA 05-02.
That the City Council pass Ordinance No. 1103 to second reading relating
to Case No. C/Z 05-02.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 2
December 8, 2005
That the City Council adopt Resolution No.o5-M approving PP 05-12 and
TT 33837, including a height exception for the apartment project, subject to
conditions.
Background:
This matter was continued from the City Council meeting of November 10, 2005. At that
time Council requested that items 1-5 below be addressed:
1. Show how this project meets the general plan high density performance criteria.
2. Enlarge the landscaped area at the corner of Frank Sinatra and Gerald Ford.
3. Show a conceptual art in public places feature.
4. Show how this project is contributing to child care facilities in the city.
5. Demonstrate energy efficiency of project units.
6. Applicant requests consideration of waiver of Quimby fees.
Response to Comments:
1. General Plan High Density Performance Criteria
Considered as a whole, this project is 758 units (or less) on 79.6 acres for a
density of 9.52 units per acre thereby not falling into the high density category
of the general plan (10-22 units per acre). The condominiums at 8.5 units per
acre specifically do not meet the high density category, however, the
apartments at 18 units per acre do.
Pursuant to City Council request, staff has reviewed the project pursuant to the
performance criteria.
a. The percentage of residential units, whether single -story or multi -family,
that shall be available for home ownership.
• The project provides a total of 758 units. Six hundred and eight (608) or
80% will be condominiums, while 150 units (20% of total) will be
apartments.
b. High density residential neighborhoods shall be located in proximity and
have convenient access to public transportation.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 3
December 8, 2005
• The property is immediately across Gerald Ford Drive from the Cal State
campus. Sunline will provide service to the campus. Exact routing is not
known at this time.
C. 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.
• Schools
The property is immediately across Gerald Ford Drive within easy walking
distance of the Cal State campus.
Palm Springs Unified School District is acquiring property in the area
north of Gerald Ford off Gateway Drive for a future school(s).
• Commercial Services
The site is also close to future commercial / business development along
Cook Street and Gerald Ford Drive east of Cook Street which will provide
convenient shopping and employment opportunities.
• Parks
The project itself will contain the equivalent of three neighborhood parks.
It includes four pool areas and a spray park area. Pools range in size from
Junior Olympic 75 feet by 45 feet to 30 feet by 60 feet to 25 feet by 50
feet to 15 feet by 30 feet.
This project also includes barbeque areas, picnic area, tot lots, basketball,
volleyball, walk paths and the tie-in to the citywide bicycle lane system.
The open space / recreation areas on the condo project total 7.45 acres
or 10.4% of the site.
City Parks Manager Janis Steele has reviewed the recreation package and
finds it acceptable (see letter attached).
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 4
December 8, 2005
d. The percent of proposed high -density units to be reserved to meet the
affordable housing needs of the community.
• The apartment portion of the project falls within the high -density
provisions and will be required to reserve 20% of the units for "moderate
income" tenants pursuant to a "housing agreement" which will be
prepared.
The condominium portion of the project is not a high -density project and,
therefore, does not need to provide an affordable component.
Staff does, however, believe that approving a project of this type will
help to provide housing which is more affordable than the usual three -unit
per acre tract development.
The typical tract home in the City on an 8,000 square foot lot which
used to sell for $200,000 now goes for $750,000 to $800,000. This is
a result of raw land costs going to $500,000 per acre and construction
costs going up from $75.00/square foot to $200/square foot. When
coupled with infrastructure costs, the typical 8,000 square foot lot now
costs $150,000 - $200,000. With so much money in the land,
developers need a minimum 3,000 square foot home which currently
costs about $200.00/square foot ($150,0004200,000 and $600,000
_ $750,000-$800,000).
This condo development at nine units per acre reduces the land cost and
results in smaller units being built. The developer expects to sell their
units for $350,0004400,000. Prices like this do not meet the City's
definition of low or moderate housing, but it will be 50% less than a
typical tract home built at low density.
e. Adequacy and usability of landscaped open space planned internal and
integral to the design of high -density developments.
• See recreation amenities in Section (c) above. Onsite open space and
recreation facilities total 7.45 acres or 10.4% of the condo site, plus a
bike route corridor along the north edge of the site. Around the site
perimeter Desert Willow type landscaping will be installed.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 5
December 8, 2005
f. Development plans reflecting creative and innovative design in site
planning, building design and landscape treatment, consistent with the
General Plan Community Design Element.
• The project exhibits a high -quality of architecture. The project has been
designed with a series of internal auto courts which keep the parking lots
out of view. Each unit has two garage spaces.
Architecture for both the condos and apartments has been given
preliminary approval by the Architectural Review Commission.
g. Analysis of the potential fiscal impacts of the development.
• The condominium component of the project at 8.5 units per acre does
not fall under the high density provisions so a detailed fiscal analysis was
not prepared for it.
The apartments at 18 units per acre are high density, however, they are
included in the project at the request of Cal State and the insistence of
the City. The project proponent would much prefer to just put 8.5 units
per acre condominiums on this land. Under these circumstances, staff did
not require that a fiscal analysis be prepared for the apartments.
Staff can advise that the general fiscal analysis prepared for the
University Park area showed considerable positive fiscal results due to
the dominance of revenue producing commercial uses in the vicinity.
More recently, residential property values have increased to the point
where they are quite comparable to commercial. When the individual
condominium units are sold, the value will be reset above the base rate.
The sale and construction of the apartment component of the project will
also result in that property value being reset above its current base rate.
2-3. Landscaped Area at Corner / Art in Public Places
The applicant has eliminated one unit at the corner and expanded the area to a
depth of 75 feet. In this area the applicant has a conceptual public art statement
(see last page of new brochure).
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 6
December 8, 2005
The art statement has received the endorsement of the Public Art Manager to
go forward with further development.
4. Child Care Facilities
Council will recall that the recently endorsed nexus study in child care facilities
determined that employers should be responsible for providing and mitigating
child care needs. Notwithstanding that finding, the developer of the apartment
has agreed to set aside a 3/4-acre area on his site on which a child care facility
can be built in the future. Construction of the facility will be funded through the
collection of child care facilities fees from commercial development in the area.
The applicant is also pursuing an operator for the facility. Operation of the
facility will be a collaboration between the applicant and the City.
A condition should be added requiring that the child care facility site be
dedicated to the City as part of recording of the tract map.
5. Energy Efficiency of Project Units
The City, SCE and the PUC are establishing a program to improve energy
efficiency in future developments. While this project is not served by SCE, it will
be required to comply with the energy efficiency provisions and conditions
established by the City (see memo from Pat Conlon attached).
Specifically, the criteria will:
a. Require shading on east, south or west exposures or energy efficient
glazing as prescribed in the memo.
b. Radiant barrier roof sheathing per Title 24.
C. Flat or low sloped exterior roofs shall have a reflective coating.
d. Meet specific HVAC minimum standards.
e. Require all developer provided appliances to be Energy Star rated.
f. Energy efficient lighting is required in laundry, utility, mechanical rooms,
closets and garages.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 7
December 8, 2005
g. Heating for common area pools and spas shall be solar or high efficiency
natural gas heaters with an AFUE of 92% minimum.
6. Applicant Request for Quimby Fee Waiver
The project itself will contain the equivalent of three neighborhood parks (7.45
acres). It includes four pool areas and a spray park. Pools range in size from
Junior Olympic 75' x 45' to 30' x 60' to 25' by 50' to 15' by 30'. The project
also includes barbeque areas, picnic areas, tot lots, basketball, volleyball, walk
paths and the tie in to the citywide bicycle lane system.
The residents in the project through their association fees will pay for the
maintenance of these facilities in perpetuity.
The applicant has prepared a detailed cost analysis of this recreation amenity
package (see copy attached) which indicates that this package will cost
$7,408,535 or $12,185 per unit. Based on this exceptional amenitization, the
applicant is requesting a partial waiver of the Quimby (parks) fees.
We estimate that the parks fees for the condo project would be in the range of
$3,250,000 (i.e., 605 units x 2.17 people per unit = 1,313 people _ 5 acres
per 1,000 people = 6.5 acres x $500,000 per acre = $3,250,000).
Staff recommends that based on the exceptional amenitization package provided
by the project for which the future condo owners will have to pay for all
maintenance, that the City waive 66% of the required Quimby fees. The project
would still be required to pay approximately $1,105,000 in park fees which
could be used on regional parks in the city.
Conclusion:
The applicant has addressed the issues raised at the previous hearing. The applicant
is prepared to dedicate to the City 3/4 of an acre for a future child care facility. The
project will help to provide more moderate priced housing in the community.
Staff recommends that the project be approved with four additional conditions.
1. That the applicant dedicate as part of the recordation of the tract map a
minimum of 30,000 square feet of land, in a location acceptable to the Director
of Community Development, for a future day care facility.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 8
December 8, 2005
2. That the apartment project owner shall enter into a housing agreement with the
City requiring that 20% of the units be reserved and rented to "moderate
income households."
3. That as a result of the extraordinary amenitization package being provided
which will be maintained by the Homeowners Association, the City agrees to
waive 66% of the usual Quimby fees.
4. That the project be reviewed for compliance with the energy efficiency
provisions pursuant to the conditions outlined in the memo from the Office of
Energy Management dated November 28, 2005.
Submitted by: Department Head:
J&d
Steve Smith
Planning Manager
Approval:
Homer Croy
ACM for Development Services
Phil Drell
Director of Community Development
Approval:
Carlos L. ega
City Manager
(Wpdocs\tm\sr\pp05-12 cc6)
Monroe, Tonya
From: Smith, Steve
Sent: Monday, November 28, 2005 11:10 AM
To: Monroe, Tonya; Drell, Phil
Subject: FW: Conditions of Approval
-----Original Message -----
From: Conlon, Pat
Sent: Monday, November 28, 2005 10:17 AM
To: Smith, Steve
Subject: Conditions of Approval
Office of Energy Management.
In ADDITION to the minimum energy efficiency standards set forth in the current edition of Title 24 Calif. Administrative
Code (CAC) the project shall incorporate the following energy efficiency features.
1) Architectural design for energy conservation shall incorporate structural overhangs, or architectural projections, for
shading of all eastern, southern and western facing glazing. Where shading by architectural design is unfeasible in these
locations, glazing shall consist of the following:
a) Thermal break design window and/or door frames.
b) U factor of .40 or less (NFRC tested)
c) SHGC value of 0.35 or less (NFRC tested)
2) All vented attics shall have a radiant barrier roof sheathing installed per Title 24 CAC 2005 edition.
3) All flat or low sloped exterior roof surfaces shall have a Cool Roof reflective coating.
4) HVAC equipment minimum standards:
a) Fuel type: All heating shall be by natural gas.
b) Furnace efficiency to be a minimum AFUE rating of 80%
c) SEER: 14.0 minimum
d) EER : 11.5 minimum
e) HSPF: 8.0 minimum.
f) Duct insulation shall be R-6 or better.
g) All ducts shall be pressure tested for leakage conforming to current standards in Title 24 CAC 2005 edition.
5) Energy Star Appliances. If provided by the developer, all the following appliances shall be Energy Star rated:
a) Dishwashers
b) Refrigerators
c) Clothes Washers
d) Clothes Dryers ( Must be Natural Gas only)
e) Ceiling fans
f) Exhaust fans
6) Lighting: Lighting in all laundry rooms, utility rooms, mechanical rooms, closets and garages shall be fluorescent
controlled by a manual - on, automatic - off occupancy sensor. All common area landscape lighting shall be fluorescent.
7) All common area public pools and spas shall have solar water heating conforming to current Plumbing Code and Solar
Energy Code standards. Natural gas heaters for the common area public pools and spas are permitted with a AFUE of
92% minimum.
Klassen, Rachelle
From:
Gilligan, Sheila
Sent:
Monday, November 28, 2005 1:31 PM
To:
Klassen, Rachelle
Subject:
FW: Contact Us Form
-----Original Message -----
From: City of Palm Desert Web Site [mailto:ljchurch@verizon.net]
Sent: Saturday, November 26, 2005 4:05 PM
To: InformationMail; Kim Shannon
Subject: Contact Us Form
First name: James
Last name: Church
E-mail address: ljchurch@verizon.net
Addressl: 41475 Blue Bonnet Ct
City: Murrieta
State: CA
ZIP code: 92562
Phone: 9517045087
Comments: Your decision to rezone and allow the owners and money grubbing developers of
Emerald Desert RV Park to tear it out, sucks.
You have displaced thousands of visitors from all over the U.S. and Canada.
Emerald Desert was the last RV Park of style and class in the area. We will now have to
travel to Arizona for a park to equal this one.
I hope you enjoy your short term revenue windfall.
As for me and others I have spoken with, we will do our best to encourage not only RV'rs
but, anyone else who will listen to avoid the area.
1
Spanish Walk Park Credit Analysis
Taylor Woodrow Homes
Prepared by: SWA Group
11 /28/2005
Summary of Park Credit Analysis
Area
Community Recreation Are,
Barcelona Park
Cordova Pool Area
Passive Park
Granada Parks
Open Space Trail
Land Cost
@
Construction
Area
300,00/ac
Cost
2.30
$690,000
$1,272,108
1.20
$360,000
$636,831
0.27
$81,000
$566,840
1.50
$450,000
$497,635
0.80
$240,000
$659,791
4.00
$1,200,000
$754,330
10.07
3,021,000
$4,387,535
RECEIVED
K,-'; 2 9 2005
,-OM
ML'NITY DEVELOPMEST DEPARTMENT
CITY OF PAIR DESERT
Total cost
$1,962,108
$996,831
$647,840
$947,635
$899,791
$1,954,330
$7,408,535
RESOLUTION NO.05-104
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND A
GENERAL PLAN AMENDMENT FROM C-R/H
(RESORT/HOTEL COMMERCIAL) TO R-M/R-HO (MEDIUM
DENSITY/HIGH DENSITY OVERLAY) FOR A 758-UNIT
RESIDENTIAL PROJECT (608 CONDOMINIUM/ SINGLE
FAMILY UNITS AND 150 APARTMENT UNITS) ON 79.6
ACRES AT THE NORTHEAST CORNER OF FRANK
SINATRA DRIVE AND GERALD FORD DRIVE, 76-000
FRANK SINATRA DRIVE.
CASE NO. GPA 05-02
WHEREAS, the City Council of the City of Palm Desert, California, did on the 10th
day of November, 2005, hold a duly noticed public hearing to consider the request of
TAYLOR WOODROW, INC. and EMERALD BROOKS LLC, for approval of the above
described project; and
WHEREAS, the Planning Commission by its Resolution No. 2361 has
recommended approval of the requested general plan amendment; 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. 05-52," in that the Director of Community Development has determined that
the project will not have an adverse impact on the environment and a Negative Declaration
of Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts and reasons to exist to justify approval of the general plan amendment
as described below:
General Plan Amendment
The proposed residential project will provide much needed housing units within
close proximity to the California State University and University of California on the
west side of Gerald Ford Drive.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
RESOLUTION NO. 05_t04
2. That the City Council does hereby approve Case No. GPA 05-02 as shown
on Exhibit A attached.
3. A Negative Declaration of Environmental Impact as shown on Exhibit B
attached is hereby certified.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this day of , 2005, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE D. KLASSEN, City Clerk
City of Palm Desert, California
K
BUFORD A. CRITES, Mayor
FR/�NK-SIN*TRA-Dr,
a
J
City of Palm Desert
�°"
Case No. GPA 05-02
GENERAL PLAN AMENDMENT
EXHIBIT A
✓4
Proposed
GPA
COMMERCIAL,
RESORT
To
RESIDENTIAL,
MEDIUM DENSITY/
HIGH DENSITY OVERLAY
CITY COUNCIL
RESOLUTION NO. 05-104
Date:
RESOLUTION NO. 05-104
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: GPA 05-02
APPLICANT/PROJECT SPONSOR:
Taylor Woodrow, Inc.
15 Cushing
Irvine, CA 92618
PROJECT DESCRIPTION/LOCATION:
Emerald Brooks LLC
1 100 Quail, #102
Newport Beach, CA 92660
A Negative Declaration of Environmental Impact and a General Plan Amendment from C-
R/H (Resort/hotel Commercial) to R-M/R-HO (Medium Density/high Density Overlay) for
a 758-unit residential project (608 condominium/ single family units and 150 apartment
units) on 79.6 acres at the northeast corner of Frank Sinatra Drive and Gerald Ford Drive,
76-000 Frank Sinatra Drive.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons in
support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
EI
ORDINANCE NO. 1103
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, AMENDING ORDINANCE NO.
107, THE PALM DESERT ZONING MAP BY CHANGING THE
ZONE FROM R1M (SINGLE FAMILY/MOBILE HOME
RESIDENTIAL) TO PR-9 AND PR-19 (PLANNED
RESIDENTIAL NINE UNITS PER ACRE AND 19 UNITS PER
ACRE) FOR A 758-UNIT RESIDENTIAL PROJECT (608
CONDOMINIUM/ SINGLE FAMILY UNITS AND 150
APARTMENT UNITS) ON 79.6 ACRES AT THE NORTHEAST
CORNER OF FRANK SINATRA DRIVE AND GERALD FORD
DRIVE, 76-000 FRANK SINATRA DRIVE.
CASE NO. C/Z 05-02
The City Council of the City of Palm Desert, California, DOES HEREBY ORDAIN,
as follows:
SECTION 1: That a portion of Ordinance No. 107 referencing Section 25.46.1
of the Zoning Ordinance, the Zoning Map (Chapter 35.46 of the Palm Desert Municipal
Code) is hereby amended to read as shown on the attached Exhibit "A."
SECTION 2: That a Negative Declaration of Environmental Impact, Exhibit "B"
attached, is hereby certified.
SECTION 3: The City Clerk of the City of Palm Desert, California, is hereby
directed to publish this ordinance in the Palm Desert Sun, a newspaper of general
circulation, published and circulated in the City of Palm Desert, California, and shall be
in full force and effect thirty (30) days after its adoption.
PASSED, APPROVED AND ADOPTED by the Palm Desert City Council this
day of , 2005, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE D. KLASSEN, City Clerk
City of Palm Desert, California
BUFORD A. CRITES, Mayor
ORDINANCE NO. 1103
EXHIBIT B
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NO: C/Z 05-02
APPLICANT/PROJECT SPONSOR:
Taylor Woodrow, Inc.
15 Cushing
Irvine, CA 92618
PROJECT DESCRIPTION/LOCATION:
Emerald Brooks LLC
1100 Quail, #102
Newport Beach, CA 92660
A Negative Declaration of Environmental Impact and a Change of Zone from R1 M (single
family/mobile home residential) to PR-9 and PR-19 (Planned Residential nine units per
acre and 19 units per acre) for a 758-unit residential project (608 condominium/ single
family units and 150 apartment units) on 79.6 acres at the northeast corner of Frank
Sinatra Drive and Gerald Ford Drive, 76-000 Frank Sinatra Drive.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons
in support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
3
RESOLUTION NO. 05-105
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, APPROVING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT, A PRECISE
PLAN OF DESIGN, INCLUDING A HEIGHT EXCEPTION FOR
THE APARTMENT PROJECT, AND A TENTATIVE TRACT
MAP FOR A 758-UNIT RESIDENTIAL PROJECT (608
CONDOMINIUM/ SINGLE FAMILY UNITS AND 150
APARTMENT UNITS) ON 79.6 ACRES AT THE NORTHEAST
CORNER OF FRANK SINATRA DRIVE AND GERALD FORD
DRIVE, 76-000 FRANK SINATRA DRIVE.
CASE NOS. PP 05-12 AND TT 33837
WHEREAS, the City Council of the City of Palm Desert, California, did on the 10th
day of November, 2005, hold a duly noticed public hearing to consider the request of
TAYLOR WOODROW, INC. and EMERALD BROOKS LLC, for approval of the above
described project; and
WHEREAS, the Planning Commission by its Resolution No. 2361 has
recommended approval of the requested precise plan and tentative tract map; 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. 05-52," in that the Director of Community Development has determined that
the project will not have an adverse impact on the environment and a Negative Declaration
of Environmental Impact has been prepared; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said City Council did find
the following facts and reasons to exist to justify approval of the precise plan, including a
height exception, and tentative tract map as described below:
Precise Plan of Design:
1. The design of the project is consistent with the goals and objectives of the
Planned Residential zone, except for the height of the apartment project for
which a height exception is requested, and the Palm Desert General Plan.
2. As conditioned, the project will be compatible with adjacent uses and will not
depreciate property values in the vicinity.
3. The precise plan will not endanger the public peace, health, safety or general
welfare.
RESOLUTION NO. 05-105
Tentative Tract Map 33837:
The plan as designed complies with the municipal code requirements for residential
condominium/single family projects.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm
Desert, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That a height exception allowing for a maximum building height of 26 feet on
the apartment project is hereby approved.
3. That Case Nos. PP 05-12 and TT 33837 are hereby approved, subject to
conditions.
4. A Negative Declaration of Environmental Impact as shown on Exhibit A
attached is hereby certified.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm Desert City
Council, held on this day of , 2005, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE D. KLASSEN, City Clerk
City of Palm Desert, California
2
BUFORD A. CRITES, Mayor
RESOLUTION NO. 05-105
CONDITIONS OF APPROVAL
CASE NOS. PP 05-12 AND TT 33837
Department of Communitv Develoument:
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 a portion of said project shall commence within one year from the
date of final approval unless an extension of time is granted; otherwise said
approval shall become null, void and of no effect whatsoever.
3. The development of the property described herein shall be subject to the restrictions
and limitations set forth herein which are in addition to all municipal ordinances and
state and federal statutes now in force, or which hereafter may be in force.
4. Prior to issuance of a building permit for construction of any use contemplated by
this approval, the applicant shall first obtain permits and/or clearance from the
following agencies:
Coachella Valley Water District
Palm Desert Architectural 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.
5. Applicant shall participate in a commercial recycling program as determined by the
City Environmental and Conservation Manager and applicable Waste Disposal
Company. Access to trash/service areas shall be placed so as not to conflict with
parking areas. Said placement shall be approved by applicable trash company and
Department of Community Development.
6. All sidewalk plans shall be reviewed and approved by the department of public
works prior to architectural review commission submittal.
3
RESOLUTION NO. 05-105
7. Final landscape plans shall comply with the parking lot tree planting master plan
and shall be approved by the Architecture Review Commission.
8. 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.
9. That the apartment project shall remain as an apartment project in perpetuity.
Applicant may request amendment to this condition if rental needs in the city
change.
10. That the construction of the units in both projects shall comply with the mitigation
measures identified in the Structural Acoustical Analysis prepared July 28, 2005 by
Investigative Science and Engineering.
11. That the applicant shall construct a bike path to City specifications in between the
railroad and the north limit of the project.
12. That the tandem parking spaces shall have a minimum dimension of 10 feet by 37
feet.
13. That no part of Tentative Tract Map 33837 shall record prior to issuance of grading
permits for units in that particular phase.
Riverside Countv 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 Codes, appropriate NFPA
Standards, CFC, and CBC and/or recognized fire protection standards.
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per UFC article 87.
2
RESOLUTION NO. 05-105
2. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual operating
pressure must be available before any combustible material is placed on the job
site.
3. Provide, or show there exists, a water system capable of providing a gpm flow
of 1,500 gpm for single family dwellings and 2,500 gpm for multifamily
dwellings.
4. The required fire flow shall be available from a wet barrel Super Hydrant(s)
W'x2-1 /2"x2-1 /2"►, located not less than 25' nor more than 200' from any
portion of a single family dwelling measured via vehicular travelway and 165'
from any portion of a multifamily dwelling measured via vehicular travelway.
5. Water plans must be approved by the Fire Marshal and include verification that
the water system will produce the required fire flow.
6. Please be advised the proposed project may not be feasible since the existing water
mains will not meet the required fire flow.
7. Install a complete NFPA 13 fire sprinkler system. This applies to all buildings with
a 3000 square foot total cumulative floor area. The fire Marshal shall approve the
locations of all post indicator valves and fire department connections. All valves and
connections shall not be less than 25' from the building and within 50' of an
approved hydrant. Exempted are one and two family dwellings.
8. All valves controlling the water supply for automatic sprinkler systems and Water -
flow switches shall be monitored and alarmed per CBC Chapter 9.
9. Install a fire alarm system as required by the UBC Chapter 3.
10. Install portable fire extinguishers per NFPA 10, but not less than one 2A10BC
extinguisher per 3,000 square feet and not over 75' walking distance. A "K"
type fire extinguisher is required in all commercial kitchens.
11. Install a Hood/Duct automatic fire extinguishing system per NFPA 96 in all
public and private cooking operations except single-family residential usage.
12. All buildings shall be accessible by an all-weather roadway extending to within
1 50' of all portions of the exterior walls of the first story. The roadway shall
be not less than 24' of unobstructed width and 13'6" of vertical clearance.
Where parallel parking is required on both sides of the street, the roadway must
5
RESOLUTION NO, o5-105
be 32' wide and 28' wide with parking on one side. Final roadway geometry
shall be approved by Fire Marshal. Dead-end roads in excess of 150' shall be
provided with a minimum 45' radius turn -around, 55' in industrial developments.
13. Whenever access into private property is controlled through use of gates,
barriers or other means, provisions shall be made to install a "Knox Box" key
over -ride system to allow for emergency vehicle access. Minimum gate width
shall be 16" with a minimum vertical clearance of 13'6".
14. A dead end single access over 500' will require a secondary access, sprinklers
or other mitigative measures approved by the Fire Marshal. Under no
circumstance shall a dead end over 1,300' be accepted.
15. A second access is required. This can be accomplished by two main access
points from a main roadway or an emergency gate from an adjoining
development.
16. This project may require licensing by a state or county agency. To facilitate plan
review, the applicant shall prepare and submit to the Fire Marshal a letter of
intent detailing the proposed usage and occupancy type.
17. All buildings shall have illuminated addresses of a size approved by the City.
18. All fire sprinkler systems, fixed fire suppression systems and alarm plans must
be submitted separately to the Fire Marshal for approval prior to construction.
Deaartment of Public Works:
GENERAL
1. Landscaping maintenance of any common areas and property frontages shall be
provided by a homeowners association and or property owner, shall be water
efficient in nature and in accordance with the City of Palm Desert landscape
design standards. Applicant shall be responsible for executing a declaration of
Conditions, Covenants and Restrictions, which declaration shall be approved by
the City of Palm Desert and recorded with the County Recorder. The declaration
shall specify: (a) the applicant shall oversee the formation of a property owners
association; (b) the property owners association shall be formed prior to the
recordation of the property owners association. Landscaping plans shall be
submitted for review simultaneously with grading plans.
RESOLUTION NO.oS_1og
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.
3. The maintenance of the retention areas shall be by the homeowners association.
BONDS AND FEES
4. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal
Code shall be paid prior to recordation of final map.
5. Signalization fees, in accordance with City of Palm Desert Resolution Nos. 79-
17 and 79-55, shall be paid prior to recordation of final map.
6. The project shall be subject to Transportation Uniform Mitigation Fees (TUMF).
Payment of said fees shall be at the time of building permit issuance.
7. A standard inspection fee shall be paid prior to issuance of grading permits.
8. Storm drain/retention area design and construction shall be contingent upon a
drainage study prepared by a registered civil engineer that is reviewed and
approved by the Department of Public Works prior to start of construction.
Project is required to retain on -site the increase in flows for a 100 year storm.
9. Complete grading and improvement plans and specifications on electronic files
shall be submitted to the Director of Public Works for checking and approval
prior to issuance of any permits.
10. Improvement plans for utility systems shall be approved by the respective
provider or service districts with "as -built" plans submitted to the Department
of Public Works prior to project final. Utility plans shall be submitted to the
Public Works Department for improvements in the public right of way prior to
issuance of any permits.
11. Complete tract map shall be submitted as required by ordinance to the Director
of Public Works for checking and approval prior to the issuance of any permits.
12. 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.
7
RESOLUTION NO, 05-1 n5
13. Pad elevations, as shown on the tentative map are subject to review and
modification in accordance with Chapter 26 of the Palm Desert Municipal Code.
14. Any entry gates for the project shall be set back 100 feet from the curb -line of
the adjacent street.
15. Waive of access to Frank Sinatra and Gerald Ford Drives, except at approved
locations, shall be granted on the final map.
REQUIRED CONSTRUCTION
16. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm
Desert Municipal Code, shall be installed in accordance with applicable City
standards.
• Maintain, replace and construct -where necessary, matching sidewalk on
Frank Sinatra and Gerald Ford Drives.
• Construct and instal a landscaped center median on Gerald Ford Drive
where adjacent to project.
• Construct 10-foot wide bike path along northern and eastern boundary
to connect with Frank Sinatra Drive.
• Project shall install appropriate storm drain facilities on Gerald Ford and
Frank Sinatra Drives.
• Project shall provide a signalized intersection at the project entry on Frank
Sinatra Drive, pay for half of the signalized intersection at Frank Sinatra
and Gerald Ford Drives, and bond for half of a future signal at the
apartment entry on Gerald Ford Drive.
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.
17. All public improvements shall be inspected by the Department of Public Works
and a standard inspection fee shall be paid prior to issuance of grading permits.
No occupancy permit shall be granted until public improvements have been
completed.
0
RESOLUTION NO. 05-105
18. Traffic safety striping shall be installed to the specifications of the Director of
Public Works. A traffic control plan must be submitted to, and approved by, the
Director of Public Works prior to the placement of any pavement markings.
19. Full improvements of interior streets based on residential street standards in
accordance with Section 26.40 of the Palm Desert Municipal Code shall be
provided.
20. All public and private improvements shall be inspected by the Department of
Public Works.
21. Applicant shall comply with provisions of Palm Desert Municipal Code Section
24.12, Fugitive Dust Control, as well as Section 24.20, Stormwater
Management and Discharge Control.
22. 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.
E
RESOLUTION NO. 05-105
EXHIBIT A
Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the
California Code of Regulations.
NEGATIVE DECLARATION
CASE NOS: PP 05-12 AND TT 33837
APPLICANT/PROJECT SPONSOR:
Taylor Woodrow, Inc.
15 Cushing
Irvine, CA 92618
PROJECT DESCRIPTION/LOCATION:
Emerald Brooks LLC
1100 Quail, #102
Newport Beach, CA 92660
A Negative Declaration of Environmental Impact, a precise plan of design and a tentative
tract map for a 758-unit residential project (608 condominium/ single family units and 150
apartment units) on 79.6 acres at the northeast corner of Frank Sinatra Drive and Gerald
Ford Drive, 76-000 Frank Sinatra Drive.
The Director of the Department of Community Development, City of Palm Desert,
California, has found that the described project will not have a significant effect on the
environment. A copy of the Initial Study has been attached to document the reasons
in support of this finding. Mitigation measures, if any, included in the project to avoid
potentially significant effects, may also be found attached.
PHILIP DRELL DATE
DIRECTOR OF COMMUNITY DEVELOPMENT
10
Taylor Woodrow
December 2, 2005
Dear Mayor and City Council Members:
Mr. Buford Crites, Mayor
Mr. Jim Ferguson, Mayor Pro Tem
Ms. Jean Benson, Councilmember
Mr. Richard Kelly, Councilmember
Mr. Robert Spiegel, Councilmember
City Council
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260-2578
.1 V
f:iT ';" Ct_ told S=.OFFICE
DES1T.T. CA
P05 DEC -5 AM 10: 50
TaylorWoodrow Homes, Inc.
South Division -Southern California
16745 West Bernardo Drive, Suite 140
San Diego, CA 92127
Tel 858 943 5100
Fax 858 943 5151
taylorwoodrow.com
RE: Spanish Walk (76-000 Frank Sinatra Drive- existing Emerald Desert RV Park)
(Case Nos. GPA 05-02, CZ 05-02, PP 05-12, and TT 33837)
would like to take this opportunity to thank you for your observation and input on our
Spanish Walk project this past City Council hearing on November 10, 2005, and giving
us the opportunity to improve on those issues. Over these past few weeks, we have
incorporated items of concern within the plan. I have listed below the issues and the
corresponding resolution.
1. Location of public art and enhanced comer at Frank Sinatra and Gerald Ford: In
order to facilitate an enhanced street corner at Frank Sinatra/Gerald Ford we
removed a housing unit giving room and depth necessary for public art and
landscaping. In consultation, we felt that the best way to enhance the corner
would be to have an interactive wall that pedestrians and observers could
experience. The wall would be fashioned after the work of Guadi, who influenced
the cities of Spain, and complements the inspiration of our project. This
proposed interactive wall is depicted on the supplemental landscape plans. In
addition to the interactive wall we are proposing artistic expression on our main
entry gates.
2. Pools and Recreation Area concems: We met with Janis Steele of the Parks and
Recreation Department for a review of our plans, as suggested by the Council.
Ms. Steele believed that our plan for pools and recreation spaces was
appropriate, see attached letter. In addition to the Parks and Recreations review,
we had our consultants perform an analysis on the size of the community and the
proposed recreation. It was concluded that our plan for pools allows for
approximate 40% more capacity than an average development of our size. The
Council recommendations were acknowledged, and we made the decision to
delete two housing units in the "Cordova - Cluster" neighborhood (located in the
southwest portion of the overall project). This change will add a sizeable pool and
enlarge the recreation area. We feel that this will give the overall plan balance,
since we have the main Community Recreation with a junior Olympic pool in the
center of the project. Also, two midsize pools and recreation areas are located on
the east and west side, and a kid's wading pool located in the Granada
Neighborhood (Flats).
3. Noise Disclosure from Railroad and the Interstate: We have submitted to staff a
proposed "Noise Disclosure" document that will be recorded against the project.
Home buyers will be notified that the project is located adjacent to the railroad
and the interstate and its relative noise. This disclosure will remain with the land
into perpetuity.
4. Stackina and traffic at entries: As part of our submittal a comprehensive traffic
study was performed and reviewed by staff. The issue of stacking and traffic was
found to be adequate with the addition of traffic signals, as conditioned by staff.
We have followed up with Mark Greenwood and expressed Council's concern
and we look forward to Mr. Greenwood's consensus at the December 8th, 2005
hearing.
5. Line of site from Spanish Walk to Avondale: Included in the staff report is an
exhibit depicting the line of site from Spanish Walk to Avondale. This exhibit
shows that the homes at Spanish Walk will not be encroaching on the privacy of
the Avondale Homes across Frank Sinatra Drive.
6. Potential Daycare Facility: Chris Yelich of Emerald Brook'LLC has worked
diligently with staff to provide a good location for a future daycare facility on the
apartment site. Emerald Brook will provide a daycare site up to 1.8 acre on a
portion of the apartment site for a period of up to five years. If City funds are not
made available to build the facility or the facility is not constructed within that time
period, then the 1.8 acre portion would revert to its approved status as an
apartment site. The 1.8 acre daycare site yields a loss of 44 apartment units,
and our hope is that Council acknowledges the effort and compliance to meet the
Council's expectations and the needs of the City.
We are very excited about the Spanish Walk project and feel these modifications will be
an enhancement, and we hope with these revisions will allow us to secure the Council
approval on December 8th, 2005. If you have any questions please feel free to call either
myself at 858-943-5110, Tim Day at 760-275-0598, or Chris Yelich at 949-500-9497.
Gil Miltenberger
Sr. VP/Regional Manager
Taylor Woodrow Homes, Inc
16743 W. Bernardo Dr., Suite 140
San Diego, CA 92127
and
Emerald Brook LLC
1100 Quail #102
Newport Beach, CA 92660
CC: Phil Drell, Tim Day, Chris Yelich
CITY OF PALM DESERT
PARKS AND RECREATION DEPARTMENT
INTEROFFICE MEMORANDUM
To: Phil Drell, Director of Community Development
From: Janis Steele, Parks and Recreation Services Manager
Date: December 1, 2005
Subject: Spanish Walk Park Plans
As requested by the City Council, I met with Tim Day, Senior Project Manager from
Taylor Woodrow Homes, Inc. to review the Spanish Walk Project Park plans. Mr. Day
provided an updated park(s) plan for Staff review. Jay Niemczak and I reviewed the
Park plans and feel that they are appropriate for the size community that is being
recommended.
C:1Documents and Seaingslgi.miltanbergerlt.ocal Settings\Temporary tntemet Files\Ot.KF7\Spanlsh Walk (2).doc
CITY OF PALM DE
PASSfO TO 2ND READIfi(i
DEPARTMENT OF COMMUNITY T
MEETI DATE � I � �il ' U �
�
CONTINUED TO I.� ' � ' C��
STAFF REPORT
REQUEST: Approval of a general plan amendment, change of zone, precise plan
of design, including a height exception for the apartment portion of the
project, parcel map and Negative Declaration of Environmental
Impact for an 758-unit residential project (608 condominium units and
150 apartment units) on 79.6 acres at the northeast corner of Frank
Sinatra Drive and Gerald Ford Drive, 76-000 Frank Sinatra Drive (the
existing Emerald Desert RV Park property).
SUBMITTED BY: Steve Smith, Planning Manager
APPLICANT: Taylor Woodrow, Inc.
15 Cushing
Irvine, CA 92618
CASE NOS
DATE:
CONTENTS:
Emerald Brooks LLC
1100 Quail, #102
Newport Beach, CA 92660
GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
November 10, 2005
Recommendation
Executive Summary
Discussion
Draft Resolutions and Ordinance
Planning Commission Resolution No. 2361
Planning Commission Minutes
Planning Commission Staff Report of October 18, 2005
ARC Minutes
Related Exhibits
Recommendation:
That the City Council adopt Resolution No. os-io4 approving GPA 05-02.
That the City Council pass Ordinance No. 1 io3 to second reading relating
to Case No. C/Z 05-02.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 2
November 10, 2005
That the City Council adopt Resolution No. os-lo5approving PP 05-12 and
TT 33837, including a height exception for the apartment project, subject to
conditions.
Executive Summary:
Project Description
The applicant proposes amendment to the general pian and zoning to
facilitate approval of an 758-unit residential project (608 condominium/single
family units on 71.55 acres and 150 apartment units on 8.05 acres).
The applicant's original intent had been 100% single family ownership
condominium units at 9.22 units per acre. The apartment units were
specifically added to the project at the request of Cal State and UCR to
provide for future student, staff and faculty housing units within walking
distance to the campuses.
The general plan amendment will change the land use designation from C-
R/H (Resort/Hotel Commercial) to R-M/R-HO (Medium Density/High Density
Overlay) 4-22 upa.
The change of zone will be handled in two steps. The condominium/single
family unit area (71.55 acres) will be rezoned from R1 M to PR-9 (Planned
Residential, nine units per acre) and the apartment portion of the site (8.05
acres) will be rezoned from R1 M to PR-19.
The site plan places the condominium/sing(e family units on the north side
of Frank Sinatra Drive, east of Gerald Ford Drive. The apartments will be at
the west end of the site on the east side of Gerald Ford Drive, 1,200 +/- feet
north of Frank Sinatra Drive.
The project also includes a 24-lot tentative tract map (12 lots in Phase 1 and
12 lots in Phase 2) on the condo area of the site and two lots in the
apartment area.
Planning Commission Hearing
Planning Commission considered this matter at hearings on September 6,
2005 and October 18, 2005. At the September 6, 2005 hearing three people
s
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 3
November 10, 2005
spoke generally asking questions about the project. Staff met with the
residents following the September 6 Planning Commission meeting as did
the developer's representative.
October 18, 2005 one person, Betty Schaffer, spoke generally asking
questions about the signalization requirements in the area.
Ultimately, the Planning Commission recommended approval on a 4-0 vote
(Commissioner Finerty absent).
Condition 9 of the Planning Commission Resolution requires that the
apartment project remain rental housing in perpetuity. The applicant requests
that he be allowed to seek amendment to the condition if housing needs in
the city change in the future. Staff has no objection to this modification and
amended Condition 9 of the draft Council resolution accordingly.
Discussion:
Background
Emerald Desert RV Park was originally approved in 1986 for 241 mobile home
spaces, 201 RV spaces, a 9-hole golf course, two tennis courts, a clubhouse, pro
shop and convenience market. This part of the project was completed in October
of 1990.
As of June 1991 the developer was unable to attract any manufactured housing
units so an amendment was approved to convert 232 vacant mobile home spaces
to 695 RV spaces.
Emerald Desert RV Park has operated since then with 893 RV spaces, nine mobile
home lots and a 9-hole golf course.
Site Description
The property comprises 79.6 acres at the northeast corner of Frank Sinatra Drive
and Gerald Ford Drive and slopes down gently from northwest to southeast
approximately ten feet.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 4
November 10, 2005
Adjacent Zoning and Land Use
North: Southern Pacific Railroad and Interstate 10
South: PR-3 / Avondale and Palm Valley Country Clubs
East: PR / Palm Valley Storage and Maintenance area
West: PR-5 / Vacant part of Cal State Campus Site
General Plan and Zoning University Park Area
1. General Plan
The site is currently designated C-R/H (Resort/Hotel Commercial). The
applicant proposes to amend the land use to R-M/R-HO (medium density/
high density residential overlay).
The general plan land use element, as approved March 15, 2004, for the
University Park area identi�ed 618 acres for residential use (313 acres low
and 305 acres medium/high) with a unit count that ranged from 3,392 units
to 5,993 units.
In the period since March 15, 2004, four residential projects have been
approved.
Low density projects like Ponderosa with 237 units on 80 acres and Marix
with 270 units on 68 acres (at 3.0 and 3.9 upa respectively) were toward the
high end of the "low" (0-4 dwelling units per acre) category.
The Dolce project with 159 units on 37 acres (4.3 upa) barely made it into the
medium category (4-10 upa).
The Sares Regis project with 320 units on 26 acres (12.3 upa) barely made
it into the "high" category (10-22 upa).
These projects, coupled with other anticipated developments in the
University Park area will, at build out, leave this area at the low end of the
total projected unit range.
The current application for the EI Dorado R.V. Park site would add 80 acres
with approximately 758 total units. We also expect a future application for 55
acres on the north side of Dinah Shore west of Miriam Way (west of Costco)
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 5
November 10, 2005
with a total of 715 units. Adding this land (135 acres) would increase the total
"medium/high" designated land in the University Park area from 305 acres
to 440 acres. If we leave the total expected unit count prescribed in the
general plan (3,392 units to 5,993 units) unchanged, we will be effectively
lowering the expected density from a range of (11.9 upa - 19.7 upa) to a
range of (7.7 upa - 13.6 upa). The question then becomes can we add the
expected units and still remain within the total unit count prescribed in the
general plan.
The "low" density projects came in with densities toward the high end of the
"low" category. As a result, we anticipate a total of 1,073 "low" density units
versus the 938 units delineated in the general plan.
The reverse is true with the "medium/high" density projects. The two
"medium/high" density projects which have been processed (Dolce/Sares
Regis) provide a total of 479 units (159 + 320 = 479) on 63 acres (37 + 26
= 63 acres) for an average density of 7.6 upa, well below the expected range
of 11.9 - 19.7 upa. Extrapolated over the total 305 acres, this would result in
a total of 2,318 "medium/high" density units plus the 1,073 "low" density units
for a total of 3,391 units. Adding the two new sites with 1,473 units (758 +
715 = 1,473) would bring the total to 4,873 units, well within the 3,392 - 5,993
general plan range.
Even if all the remaining vacant 242 acres of "medium/high" designated land
came in at 12 units per acre (4.4 upa above the current average), we would
still be below the 5,993 unit maximum (4,873 units + 242 x 4.4 (1,065 units)
= 5,938 units.
2. Zoning:
The property is currently zoned R1 M(single family/mobile home residential
district). The applicant seeks approval of PR-9 zoning for the condo site and
PR-19 for the apartment site.
Site Plan, Access, Circulation, and Parks for Single Family Condo Units
This portion of the project contains 608 units within a gated community in five (5)
distinct neighborhoods: compact lots, auto courts, cluster, town homes, and flats.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 6
November 10, 2005
1. Parks and Open Space
The project contains 7.45 acres of park/open space (10.4%) of the site plus
a bike route corridor along the north edge of the property. Within the project
is a centrally located 2.85-acre neighborhood park and clubhouse facility.
Dispersed around the various neighborhoods are four (4) "pocket parks" with
sizes of 1.68 acres, 1.6 acres, 1.1 acres and .22 acres.
2. Access/Circulation
The condominium/single family lot project takes its main access from Frank
Sinatra Drive in the same location as the existing RV park access at the
Eldorado Drive intersection (to be signalized). The main driveway circulates
north then turns west to where it intersects with Gerald Ford Drive. This
intersection will not be signalized, but will provide right in, right out and left
turn in movements. No left turn exiting the project will be permitted here. A
signalized intersection at the northwest edge of the project will align with a
Cal State entrance and will provide joint access for the apartments and a
future industrial project to the west.
Onsite circulation is via a series of loop and dead-end "local" streets which
provide adequate circulation. Street widths in the project include a 62-foot
median divided street at the entries, and 32-foot to 28-foot to 24-foot wide
streets all measured curb to curb. Some of the longer street segments were
designed with slight curves to break up long uninteresting straight views. In
order to better control traffic flow, streets in certain areas (i.e., compact lots
and auto courts) of the project do not connect.
Neighborhoods
1. Town Homes (Attached)
This area of the project will be located at the east end of the project north of
Frank Sinatra and east of the main access road. There will be 103 one and
two-story (1 and 2 bedroom) attached single family residences which range
in size from 915 to 1,833 square feet. A single motorcourt serves eight units
and removes garages from the street scene.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 7
November 10, 2005
2. Auto Courts (Detached)
This area of the project is located west of the main access from Frank
Sinatra and extends north of the main access road after it turns west. There
will be 111 two-story (3 and 4 bedroom) single family residences ranging in
size from 2,000 to 2,450 square feet. The units are arranged in a cluster
configuration with garages removed from the street scene.
3. Compact Lots {Detached)
This area of the project is located to the center of the site and south of the
main access road. There will be 87 two-story (2 and 3 bedroom) single family
residences ranging in size from 1,650 to 2,011 square feet. This
neighborhood has garage access from a rear alley thereby removing
vehicles from the street scene.
4. Cluster Homes (Detached)
These units will be located at the west end of the project adjacent to Gerald
Ford and Frank Sinatra. There will be 151 two-story (2 and 3 bedroom)
single family units ranging in size from 1,357 to 1,475 square feet. The units
are in an eight-plex cluster configuration with garage access from a rear alley
thereby removing garages from the street scene.
5. Flats (Attached)
These units will be located on the north side of the site between the
neighborhood park and the railroad. There will be 156 two-story (2 and 3
bedroom) single family residences ranging in size from 1,176 to 1,320
square feet. A single motorcourt serves six (6) units with rear loaded
garages.
Parking
The parking requirements for residential condominiums vary with the number of
bedrooms. Studio and one bedroom units are required to have at least one covered
space and one open space. Two bedrooms and larger are required to have two
covered spaces plus one half open space per unit.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 8
November 10, 2005
Based on 25 one bedroom units and 583 two bedrooms or greater, the required
parking is 1,191 covered spaces plus 319 open spaces for a total of 1,510 spaces.
The project provides 1,191 covered spaces and 484 open spaces for a total of
1,675 spaces.
Staff has two areas of concern with parking:
1
2.
In the "Flats", 52 of the 156 units have two covered tandem parking spaces
12 feet wide by 36 feet deep.
In the "cluster" units, 32 of the 151 units have one (1) garage parking space
which has a difficult four point turning movement to exit the garage space.
These issues will be discussed further in the analysis section of the report.
Architecture and Building Height
The one and two-story buildings have been attractively articulated in Spanish
architecture. The structures feature pitched roofs with barrel tile. Walls will be
finished in stucco accented with steel balcony railings. The applicant has provided
quality architecture on all sides of the building.
The units have been designed to comply with the 24-foot maximum height limit
prescribed in the PR zone. The architecture has been given preliminary approval
by ARC.
PROJECT DATA
CODE
Building Setbacks:
West (Gerald Ford)
South (Frank Sinatra)
East
North
Coverage
Parking:
Covered
Open
Total
Height
32 feet
32 feet
20 feet
As approved
50% maximum
1,191
319
1,510
24 feet
PROVIDED
34 feet
34 feet
52 feet
52-70 feet
36%
1,191
484
1,675
24 feet
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 9
November 10, 2005
Apartments
At the west end of the property an 8.05-acre area has been set aside for 150
apartments which were requested by representatives of Cal State and UCR.
1. Location
The apartment project will be located on the east side of Gerald Ford Drive,
1200 feet north of Frank Sinatra Drive.
2. Access
The project has one access point from Gerald Ford Drive which will be
signalized and which will align with a future driveway on the Cal State
campus on the west side of Gerald Ford Drive. The site plan also provides
a driveway connection with the business/industrial zoned site to the west.
This will allow for that traffic to egress to the east.
The project access driveway will provide dual lanes for both ingress and
egress. Adequate stacking is provided.
3. Circulation
A central driveway 31 feet in width runs the full length of the project with
smaller loop and dead end driveways 31 feet in width providing direct access
to the units. The circulation is adequate.
4. Site Plan and Parking
The project is a series of 14 two (2) story buildings with a total of 150 units.
The units are generally organized around a central clubhouse/ recreation
area which contains a pool, spa, tennis courts and barbeque area.
The units adjacent to Gerald Ford Drive are oriented with the garage doors
facing inward to provide a more acceptable exterior architectural
appearance.
All units have one garage parking space and one open parking space.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 10
November 10, 2005
5. Unit Layout
The project includes five unit types as follows:
2 Bedroom 2 Bath 1,096 square feet
2 Bedroom 2 Bath 1,035 square feet
1 Bedroom 1 Bath 754 square feet
3 Bedroom 3 Bath 1,360 square feet
3 Bedroom 2 Bath 1,333 square feet
On the first floor (ground level) there are ten garage parking spaces with four
units located beyond the parking area. Two common stairways provide
access to six second floor units.
6. Architecture
The buildings provide a Mediterranean theme with "S" concrete tile roofs,
wrought iron balcony enclosures and extensive use of decorative louvered
shutters on the units.
The plan packet includes two design concepts for the clubhouse. As of the
writing of this report, we are unaware as to which is preferred, however, both
are acceptable.
The two-story units will be a maximum of 26 feet in height.
The Planned Residential District allows finro-story development with a
maximum height of 24 feet. The applicant will require an exception to the
height requirement as provided in the PR zone. In the past, the Planning
Commission and City Council have granted exceptions to the height limit in
instances where there is no impact to adjacent properties and if the design
of the buildings is enhanced with the additional height.
This property is bounded on the north by the railway. To the west is a
business/industrial site which, pursuant to the Wonder Palms Master Plan,
could be as high as 35 feet. To the east is the proposed 24-foot high condo
project by Taylor Woodrow. Across Gerald Ford Drive is the Cal State
campus.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 11
November 10, 2005
There will be no impact to adjacent properties if this height exception were
approved.
The architecture is attractive and will be compatible with the Taylor Woodrow
condo project to the east.
October 11, 2005 ARC granted preliminary approval of project architecture.
Tract Map
The proposed tract map divides the 71.5-acre site into two basic areas: Phase 1
and Phase 2. The map then divides each of the phasing areas into 12 lots which
correspond with the units contained in the precise plan.
The map also divides the apartment site into two "lettered lots." Once the precise
plan, general plan amendment and zoning are approved, then the findings for the
map approval can be met.
Conditions will be imposed on the map to tie the recording of the map to the
issuance of grading permits within each phase.
Analysis
The projects are attractively designed medium density (8.49 upa and high density
18.6 upa) residential projects which are ideally located across the street from the
Cal State and UCR campuses. The projects will provide very attractive housing for
future students, faculty and administration.
1. Noise and Vibration
The projects are located adjacent to the Union Pacific Railroad and the
Interstate 10 Freeway. These facilities cause noise and vibration.
An acoustical and ground vibration site assessment dated July 21, 2005
prepared by Investigative Science and Engineering, Inc. (copy attached
hereto by reference) concluded that in the worst case noise to the site is at
64 dba with typical background levels averaging 62 dba with the freeway
traffic identified as the dominant source. These levels were obtained with the
existing eight-foot wall along the north edge of the property in place.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 12
November 10, 2005
The vibration study concluded that vibration associated with rail activity
would be "slightly noticeable to humans during nighttime hours. No impacts
to structures would be indicated." The acoustical study notes that Union
Pacific Railway currently produces approximately one freight train passerby
every hour and this is expected to change to at most two trains per hour in
the future.
Equating these train events to an hourly noise level produces a current level
of 55.5 dBa Leq-h. With the future two trains per hour, this wouid increase
to 58.5 dBa Leq-h. Even with these levels below the 60 dba threshold, the
study notes that the site could experience "instaneous peaks above 90 dBa
due to signaling and warning devices." The study concludes that these
events "could result in nuisance impacts to sensitive receptors within the
development."
The study recommends that interior noise reduction methods be "examined."
A second study "Structural Acoustical Analysis/CCR Title 24 Survey" dated
July 28, 2005 details the actual mitigation proposed in the construction of the
housing units on this property.
These construction mitigation measures will be conditioned on the projects.
Pursuant to noise concerns expressed from Palm Valley Country Club
residents to the east, the City is pursuing the establishment of a"quiet zone"
where train horns "would not be routinely sounded."
2. Traffic Issues
The project if approved will change the land use from an RV park to an 758-
unit residential community. The applicant has had a traffic impact analysis
prepared by LOS Engineer, Inc. (a copy of which is attached by reference).
The traffic impact analysis was prepared on the original 810-unit project. The
report concludes that an 810-unit project will create 5,205 trips per day which
is an increase of 3,078 above that created by the present RV park. The
impacts identified will be less for the modified 758 unit project. The analysis
outlines a series of mitigation measures which will reduce the traffic impacts
to "less than significant." The mitigation measures will be a condition of
project approval.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 13
November 10, 2005
3. Parking (Condos)
The plan in the "Flats" neighborhood provides 52 of the 156 units with two
tandem garage parking spaces 12 feet wide by 36 feet deep.
Municipal Code Section 25.58.220 requires that units provide two parking
spaces and that "each space shall contain ten feet by 20 feet of unobstructed
area." Typically, these spaces are side by side for an area 20 feet by 20 feet.
Tandem spaces 10 feet by 40 feet would also meet code. Staff recommends
that the tandem spaces be approved with minimum dimension of ten feet by
37 feet. The three-foot reduction in length is based on cars being generally
shorter than when the code was written. This is also consistent with reduced
stall length which was approved for commercial parking lots in 2001 when
required lengths were reduced by 1.5 feet from 18 feet to 16.5 feet, plus two
feet of overhang. This will be conditioned.
In the "Cluster" units, 32 of the 151 units have finro garage parking spaces at
the end of a 150-foot long 24-foot wide driveway. The only turn-around is
provided at the next unit where the garage doors are inset three feet
providing 30 feet befinreen doors. This space allows for a four-point turn
around for medium and small vehicles. SUV's would need to back into/or out
of these spaces the full length of the driveway. From a staff perspective,
these are legal, usable spaces with restricted ingress or egress. The market
will price these units accordingly.
4. Bicycle Route
Between the railroad and the north boundary of the projects is an area set
aside for a future bike route which is being built in sections. A condition of
approval requires that each project construct its segment of the bike route.
5. Fiscallmpact
The general fiscal analysis prepared for the University Pa�k area showed
considerable positive fiscal results due to the dominance of revenue
producing commercial uses in the vicinity.
Generally we know that the projecYs value will be set when individual units
are sold. In each instance tax increment should be increased above the base
rate.
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 14
November 10, 2005
6. On-site Service Worker Parking
The plan presently does not provide an on-site service worker parking area.
Such an area should be provided so that these workers are not relegated to
arterial streets or nearby commercial centers.
Staff has provided a condition in the draft resolution requiring that a minimum
of 20 on-site service worker parking spaces be provided for the Taylor
Woodrow project.
Conclusion
Locating residential units on this property will provide necessary residential units
within walking distance of the Cal State and UCR campuses for students, faculty
and staff.
The general plan amendment to "medium/high" residential and zone changes to PR-
9 and PR-19 to permit 758 units can be effected without revising the maximum
number of residential units prescribed for the University Park area.
The projects as conditioned on approval will mitigate identified potential impacts
including noise, vibration and traffic.
The projects as designed will result in architecturally attractive residential complexes
with a townhouse feel. Quality touches added to the projects include direct garage
access for all the units, balconies and enhanced paving in the auto courts of the
condo units.
The projects as designed and conditioned will comply with all requirements of the
PR zone district, except for the height exception which is necessary for the
apartments.
Architecture for both projects have been given preliminary approval by the
Architectural Review Commission.
CEQA Review
The project was reviewed for compliance with CEQA. The applicant prepared site
specific traffic impact analysis and noise and vibration studies. These reports
identify potential environmental impacts and recommend mitigation measures. The
Staff Report
Case Nos. GPA 05-02, C/Z 05-02, PP 05-12 and TT 33837
Page 15
November 10, 2005
mitigation measures will be made conditions of approval of the projects. With these
mitigation measures in place the project as designed will not have an adverse
impact on the enVironment.
Submitted by:
teve Smith
Planning Manager
Approval:
Homer Croy
ACM for De�
�ices
Department Head:
. . � �;, �
Phil Drell
Director of Community Development
Approval:
. �,� ��r
-��rCarlos L. Orte a�
City Manage �
(Wp0oC5Vm\5r�pp05-72 CC2)
CITY OF PALM DESERT
PARKS AND RECREATION DEPARTMENT
INTEROFFICE MEMORANDUM
To: Phil Drell, Director of Community Development
From: Janis Steele, Parks and Recreation Services Manager
Date: December 1, 2005
Subject: Spanish Walk Park Plans
As requested by the City Council, I met with Tim Day, Senior Project Manager from
Taylor Woodrow Homes, Inc. to review the Spanish Walk Project Park plans. Mr. Day
provided an updated park(s) plan for Staff review. Jay Niemczak and I reviewed the
Park plans and feel that they are appropriate for the size community that is being
recommended.
C�Documents and SeWngs�parellVLocal Semngs�Tempaary Intemet FJes�OLKi3�Span�sn Waik.tloc
.,..
I;►1���
Taylor Woodrow
November 22, 2005
Mr. Philip Drell
Director of Community Development
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
EC,���ED
R
�,�;;; � 2 9 2045
�OMM1%ti�TY DEVELOP�IE�T DEPAR'f��ENT
CITY OF PAL`� DESERT
Re: Supplemental Information for December 8, 2005 City Council Hearing, Spanish Walk
Dear Mr. Drell:
In response to comments provided by the City Council for Spanish Walk at the
November 10, 2005 hearing, the following supplemental information is being provided for
distribution to the Council. Items voiced at the council meeting included a desire to see
additional detail for the recreational amenities provided for the project residents, more
information regarding implementation of the Art in Public Places Program, an enhanced
landscaping detail for the comer of the intersection of Frank Sinatra Drive and Gerald
Ford and the consideration of a day care facility within the project boundaries.
Attached is a presentation booklet which provides dimensioned recreational area
information along with a mafix inclusive of calculations for the recreational opportunities
planned for the community in comparison of the general industry expectations. Our plan
has eliminated some dwel�ing units to accommodate the expansion of these facilities in
response to the Councils direction. At the Council's suggestion, Taylor Woodrow
Homes has also met with the management staff of the Parlcs and Recreation
Department for input and recommendations. Further explanation of the details of these
modifications will be provided on December 8"'.
Additionally, Taylor Woodrow has initiated meetings with the staff of the Art in Public
Places Department. Based on guidance provided by City staff, Taylor Woodrow Homes
is in the process of developing a proposal for the inGusion of a public art project at the
comer of Frank Sinatra Drive and Gerald Ford. Other enhancements of the public
viewable areas are also being considered. The art theme will reflect the nature of the
Spanish Walk Development in coordination with the City's Art in Public Places approval
process.
The inclusion of a day care facility within the project boundaries is also being developed
within the proposed apartmerrt component of the community. Further information on this
facility will be provided at the City Council Hearing on December 8"'.
Finally, an exhibit depicting the location of wedged curb in �elationship to driveway
approaches and a draft °Notice of Noise lmpact' agreement for future homeowners are
also attached to address concems expressed by Councilmembers.
Taylor Woodrow Homes is honored to work in a suppo�tive relationship with the City
Council and City staff to ensure the development of a unique, high quality master
planned community which will further the ef�orts of the City of Palm Desert to be the
preferred community within the Coachella Valley.
Again, thank you for the oppo�tunity to develop a community within the City of Palm
Desert. Should you have any questions, please contact me at 760.275.0598.
Sincerely,
�
Ti�thy K, Day
Se ior Project �
RECORDING REQUESTED BY:
FIRST AMERICAN TITLE COMPANY
WHEN RECORDED� MAIL TO:
Taylor Woodrow Homes, Inc.
15 Cushing
Irvine, CA 92618-4220
Attn:
r�>•+,
� . -� .... r-�.�..`..u"�
� � . . ��-; . , �: i���G�' �'�
.. '� ' . . y_,� �h�1
�. . _ � . . :.� _ . 'r1LJi�'�it�s�t
(Space Above for Recorder's Use)
NOTICE OF NOISE IMPACT
FROM INTERSTATE lO AND RAILROAD
(SPANISH WALK�
THIS NOTICE OF NOISE IMPACT ("Notice of Noise InipacY� is made by TAYLOR
WOODROW HOMES, INC., a California corporation ("DeclaranY�, as the ovmer and
developer of certain real property in the City of Palm Desert, County of Riverside, State of
California (the "Property'� more particulazly described as:
Lots to , inclusive, and Lots to , inclusive,
of Tract No. , as shown on a Subdivision Map,
Filed in Book , at Pages to , inclusive, of Maps
in the Office of the Riverside County Recorder.
Declazant hereby discloses to all owners and residents of the Property and their respective
successors and assigns the following information concerning the impact of noise from nearby
transportation infrastructure:
1. Noise Impact of Intersts�te 10. Interstate 10 lies adjacent to the northeasterly
boundary of the Property. Interstate 10 is the major automotive and freight truck transportation
route through the area, and it operates continually 24 hours per day. All owners and residents aze
advised that they will notice background noise, vibraGon and dust from the car and truck traPfic
on Interstate 10 at all hours of the day. Noise produced by trafic fluctuates in relation to its
volume, the number of trucks present, and the average speed of all vehicles. According to the
Noise Element of the City's General Plan, residents may notice that traffc noise seems louder at
night. The increase is due in part to the volume of truck traffic on the freeway at night, and in
part due to a weather condition called a nighttime temperature inversion. The weather condition,
when present, tends to increase the distance that sound appears to carry over open terrain.
2. Noise Impact of Adjacent Rxilroad. The Union Pacific Railroad also operates a
rail line adjacent to the northeasterly boundary of the Property. This line is a major route for the
shipment of &eight. According to one estimate, 40 or more trains per day may pass the Property.
This number may increase or decrease without notice. Trains may pass the Properiy at any hour,
and when they pass, residents will notice a marked increase in ambient noise both outdoors and
indoors. All residents are further advised to stay away from the railroad and closely supervise
children and pets when in the vicinity of the railroad.
3633-34975 W OTC1602109.1
� , „�,��
3. Noise Study. The Property is the subject of a noise study, copies of which are on
file with the City's Community Development Department.
4. Miscellaneous. The provisions of this Notice of Noise Impact shall run with all
of the Property; shall be binding upon all persons having or acquiring any interest in the Property
or any part thereof; shall inure to the benefit of and burden every portion of the Property and any
interest therein; and shall inure to the benefit of, be binding upon, Declarant and each successor-
in-interest of Declarant, and their respective successors and assigns.
IN WITNESS WHEREOF, the undersigned has caused this instrument to be executed
this _ day of , 2005.
TAYLOR WOODROW HOMES, TNC.,
a California corporation
:
Print Name:
Title:
Subdivider
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE )
On , 200_, before me, the undersigned, a Notary Public in and
for said State, personally appeared
personally known to me or proved to me on the basis of satisfactory evidence to be the person(s)
who executed the within instrument, and acknowledged to me that (he)(she)(they) executed the
same in (hisxher)(their) authorized capacity(ies) and that by (hisxherxtheir) signature(s) on the
instrument the person{s), or the entity upon behalf of which the person(s) acted, executed the
instnunent.
WITNESS my hand and official seal.
Signature of Notary Public
3 63 3-34 97 5 W OTC1602 I 09.1
Spanish Walk
Taylor Woodrow Homes
Prepared by: SWA Group
11 /28/2005
Park Credit Analysis
Surr�mary of Park Credit Analysis
Area Area
Community Recreation Are:
Barcetona Park
Cordova Pooi Area
Passive Park
Granada Parks
Open Space Trail
�-�C�IVE�D
��v z g Zoo�
�OMMU�iT�YjTY OF P�AL�1 DES'�RTART�E�T
Land Cost
� Canstruction
300,40/ac Cost Tatai cost
2.30 3i69fl,000 $1,272,1�8 $1,962,108
1.20 $360,Q00 $636,831 $996,831
0.27 $$1,000 $56fi,640 �647,840
1.50 $450,OQQ $497,635 $947,635
0.84 $240,000 $659,791 $899,791
4.00 $1,200,000 $754,330 $1,954,330
10.Q7 3,021,oaa $4,387,535 $7,408,535
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