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HomeMy WebLinkAboutRes 06-65 and 06-55 Ord 1117 GPA 05-03 CA 05-04 PP 05-05 and TT 33719 C.Meyers - RJT HomesCITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: Approval of a General Plan Amendment from Community Commercial (C-C) to Medium Density (R-M) 4-10 du/acre, Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 du/acre (P.R.9), precise plan of design, tentative tract map, and a Negative Declaration of Environmental Impact to construct a 159-unit single-family residential project on 18.67 acres located at the southwest corner of Frank Sinatra Drive and Portola Avenue. SUBMITTED BY: Tony Bagato, Assistant Planner APPLICANT: Chad Meyers / RJT Homes P.O. Box 810 La Qu i nta, CA 92247 CASE NOS.: GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 DATE: May 11, 2006 CONTENTS: Recommendation Executive Summary Background Project Description Analysis Draft Resolution No. 06-65 Draft Ordinance No. 1117 Draft Resolution No. 06-66 Planning Commission Minutes for Case Nos. PP 05-25 and TT 33719 Planning Commission Resolution No. 2392 Planning Commission Staff Report dated April Initial Study Comments from other departments ARC Minutes Plans and Exhibits Recommendation: GPA 05-03, C/Z 05-04, 18, 2006 That the City Council adopt Resolution No. 05-fi5 approving General Plan Amendment 05-03. Staff Report GPA 05-03, C/Z 05-04, Page 2 May 11, 2006 PP 05-25 and TT 33719 That the City Council pass Ordinance No. 1117 to second reading approving Change of Zone 05-04. That the City Council adopt Resolution No.06-66 approving Precise Plan 05-25, Tentative Tract Map 33719, and a Negative Declaration of Environmental Impact Executive Summary: The project is located on the southwest comer of Portola Avenue and Frank Sinatra Drive. The applicant is requesting an amendment to the general plan and change of zone to facilitate approval of a precise plan of design and tentative subdivision map to allow the construction of 159 (119 detached and 40 attached) single-family residential units, pedestrian walkways, open turf/park areas and a community recreation center. An entry gate located on Portola Avenue provides access to the interior residential streets. The site plan provides for clusters of single-family detached and attached homes with rear -loaded garages. The lots sizes vary between 1,950 square feet to 5,800 square feet averaging 2,200 square feet. There are four (4) single-family detached plans ranging between 1,250 square feet to 1,592 square feet and two (2) attached plans averaging 1,350 square feet. All of the homes are two-story with varying rooflines between homes. The applicant is contributing up to $750,000 to promote solar energy, possibly making this the first subdivision in the Coachella Valley to have solar photovoltaic panels on every unit. The proposed general plan and change of zone will allow for a new planned residential community that is compatible with resort and residential uses. Discussion: I. BACKGROUND: A. PROPERTY DESCRIPTION: The 18.67-acre site at the southwest corner of Portola Avenue and Frank Sinatra is vacant with minimal desert vegetation. The property is currently designated Community Commercial (C-C) in the general plan and is zoned Planned Commercial District (P.C.2). B. ADJACENT ZONING AND LAND USE: North: Planned Residential 5 (P.R.5) / Single-family homes South: Conventional Single Family (R-1-M) / Vacant East: Planned Residential 5 (P.R.5) / Desert Willow West: Open Space (O.S.) / Santa Rosa Country Club Golf Course Staff Report GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 Page 3 May 11, 2006 C. PLANNING COMMISSION: The proposed project was presented to the Planning Commission on April 18, 2006. The commissioners stated that the proposed general plan amendment and change of zone is consistent with the area and the Commission recommended approval of the project on a 4-0 vote (Commissioner Finerty absent). II. PROJECT DESCRIPTION: The applicant is requesting an amendment to the general plan and change of zone to facilitate approval of a precise plan of design and tentative subdivision map to allow the construction of 159 single-family residential units. A. GENERAL PLAN AMENDMENT: Change from Community Commercial (C-C) to Medium Density (R-M) 4- 10 du/acre. B. CHANGE OF ZONE: Change of zone from Planned Commercial District (P.C.2) to Planned Residential 9 du/acre (P.R.9). C. PRECISE PLAN AND TENTATIVE TRACT MAP: The applicant proposes to construct a new planned community that includes 159 (119 detached and 40 attached) single-family residential units, pedestrian walkways, open turf/park areas and a community recreation center. An entry gate located on Portola Avenue provides access to the interior residential streets. A second driveway on Frank Sinatra Drive will allow for vehicles to exit the project and provide emergency access. The site plan provides for clusters of single-family detached and attached homes with rear -loaded garages. The lots sizes vary between 1,950 square feet to 5,800 square feet averaging 2,200 square feet. There are four (4) single-family detached plans ranging between 1,250 square feet to 1,592 square feet and two (2) attached plans averaging 1,350 square feet. All homes are two (2) or three (3) bedrooms with private patios. Staff Report GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 Page 4 May 11, 2006 Open Space: The project provides for a community recreation center that includes a 1,830 square foot pool and separate spa, fitness room, covered plaza, and play turf area. The project also provides for a 1.16-acre open turf play/retention area and a pocket park located between units 117, 118, 123, 124, 125 and 126. There are community gardens and pedestrian walkways with water features, sitting benches and landscaping that extends through the center of the project. Circulation and Parking: The interior street widths vary between 24 feet, 30 feet, and 36 feet. The 24-foot wide streets serve as drive lanes to the rear loaded garages. The 30-foot wide streets have parking on one side and the 36-foot wide streets have parking on both sides. All of the streets are design with landscaping pop outs to provide for street trees and pedestrian -friendly roadway. All of the units have two (2) car garages totaling 318 parking spaces. The residential streets provide 84 parking spaces, totaling 402 spaces for the entire project. Architecture: The homes are designed to a California desert cottage -style architecture utilizing recessed windows, decorative wing walls to create a courtyard space, decorative iron detailing on balconies, earth tone stucco colors, concrete and flat roof tiles. All of the homes are two-story with varying rooflines between homes. On November 22, 2005, the Architectural Review Commission granted preliminary approval of the homes. Perimeter Walls and Landscaping: A decorative 6-foot high block wall will be constructed around the perimeter of the project. The wall setback will vary between 16 feet and 22 feet and from Frank Sinatra and 26 feet and 37 feet from Portola Avenue. Landscaping and meandering sidewalks will be installed between the wall and street curb. All perimeter landscaping will be consistent with the City's water efficient standards and will be maintained by the association. Staff Report GPA 05-03, C/Z 05-04, Page 5 May 11, 2006 PP 05-25 and TT 33719 Energy Criteria / Affordable Housing: All of the homes are designed with energy star rating exceeding the Title 24 energy standards by at least 15% depending on unit floor plan and location. Homes will also comply with the updated energy requirements established by the Office of Energy Management. In addition, the applicant will install solar photovoltaic panels on the model units and wire all the units to accept the panels. The applicant will market the panels and provide $5,000 allowance per unit totaling $750,000 towards the project. The final homeowner cost of a 2-kilowatt system after Southern California Edison rebates, Federal Tax Credits and developer contribution may be as low as $3,000. In addition to conserving energy, the solar program will address affordability through lower monthly costs. At the end of the project, any unspent allocated money will be given to the Redevelopment Agency to provide affordable housing throughout the City. Project Data: STANDARD P.R. ZONE PROJECT Coverage 50% 29% North setbacks (Frank As approved 10 feet from property line / 42 Sinatra) feet from Frank Sinatra South Setbacks As approved 480' East Setbacks (Portola As approved 12 feet from property line / 36 Avenue) feet to 40 feet from Portola West Setbacks (Santa As Approved 10, Rosa G.C.) Building Height 24' 24' max Parking 398 402 (318 garage / 84 street) IV. ANALYSIS: The south side of Frank Sinatra Drive and Portola Avenue is the gateway to Desert Willow Golf Course. The current commercial land use and zoning designation is not compatible with the surrounding resort and residential land uses. The proposed general plan and change of zone will allow for a new planned residential community that is compatible with resort and residential uses. The proposed site plan and architectural design effectively accommodates the proposed density and provides future residents with a high quality living and Staff Report GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 Page 6 May 11, 2006 pedestrian friendly environment with outdoor amenities. The applicant is contributing up to $750,000 to promote solar energy, possibly making this the first subdivision in the Coachella Valley to have solar photovoltaic panels on every unit. The design as proposed and conditioned complies with the goals and objective of the general plan and all the development standards of the zoning ordinance. V. CEQA REVIEW: For the purposes of CEQA, the Director of Community Development has determined that the proposed project will not have a significant negative impact on the environment and staff has prepared Negative Declaration of Environmental Impact. Submitted By: Tony Bagato / Assistant Planner Approval: —A� City M nager 6 ACM for opment Services Department Head: 7 P� Drell Director of Community Development RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING OF A GENERAL PLAN AMENDMENT FROM COMMUNITY COMMERCIAL (C-C) TO MEDIUM DENSITY (R-M) 4-10 DWELLING UNITS PER ACRE, FOR THE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND PORTOLA AVENUE, EXHIBIT "A" ATTACHED. CASE NO. GPA 05-03 WHEREAS, the City Council of the City of Palm Desert, Califomia, did on the 111h day of May 2006, hold a duly noticed public hearing to consider the request by CHAD MEYER / RJT HOMES for approval of the above noted; and WHEREAS, the Planning Commission of the City of Palm Desert, Califomia, did on the 181h day of April 2006, hold a duly noticed public hearing to consider the said request and by its Resolution No. 2392 approved GPA 05-03; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the Califomia Environmental Quality Act", Resolution No. 05-52, in that the Director of Community Development has determined that the project will not have a negative impact on the environment a Negative Declaration of Environmental Impact has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify recommending to City Council approval of said request: 1. The proposed general plan amendment is consistent with the surrounding golf courses and single-family homes in the vicinity. 2. The general plan amendment is consistent with the goals and objective of the general plan. 3. The general plan amendment will not be detrimental to public peace, health, safety or general welfare. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, Califomia, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That the City Council does hereby GPA 05-03 as shown on Exhibit "A". RESOLUTION NO. 3. A Negative Declaration of Environmental Impact is hereby certified (Exhibit "B" attached). PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council, held on this 11 th day of May 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: RACHELLE KLASSEN, City Clerk City of Palm Desert, California JIM FERGUSON, Mayor 2 _x J_R-L_W-- w— W W -R-L JrrAMESON-R-:41I _ � HEATHER QOIO __r_ I F] R:L o WeU KOKOPELLO CIR E O � iW e coLLEGE_VIE COLLEqErVIEW CIR I I I CIR E LING}TON AL'PINE_LN _ UNIVERSITY Rlp� = DAISYlI II1,= = POINTE CT I 1J p .LN w PELE PL J I OS/PR City of Palm Desert �� � M i 0 cr Case No. GPA 05-03 GENERAL PLAN AMENDMENT EXHIBIT -- OS/PP' J Proposed General Plan Amendment C-C TO R-M 4-10 du/ac CITY COUNCIL RESOLUTION NO. Date: May 11, 2006 RESOLUTION NO. 06-65 Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. EXHIBIT "B" NEGATIVE DECLARATION CASE NOS: GPA 05-03 as it relates to C/Z 05-04, PP 05-25 AND TT 33719 APPLICANT/PROJECT SPONSOR: Chad Meyers / RJT Homes P.O. Box 810 La Quinta, CA 92247 PROJECT DESCRIPTION/LOCATION: A General Plan Amendment from Community Commercial (C-C) to Medium Density (R-M) 4-10 dwelling acre, Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 dwelling acre (P.R.9), precise plan of design, tentative tract map, and a Negative Declaration of Environmental Impact to construct a 159-unit single-family residential project on 18.67 acres located at the southwest corner of Frank Sinatra Drive and Portola Avenue. Mav 11, 2006 PHILIP DRELL DATE DIRECTOR OF COMMUNITY DEVELOPMENT El RESOLUTION NO. 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 AND A TENTATIVE TRACT MAP TO CONSTRUCT A 159-UNIT SINGLE-FAMILY RESIDENTIAL UNITS ON 18.67 ACRES LOCATED AT THE SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND PORTOLA AVENUE. CASE NOS. PP 05-25 AND TT 33719 WHEREAS, the City Council of the City of Palm Desert, California, did on the 111h day of May 2006, hold a duly noticed public hearing to consider the request by CHAD MEYER / RJT HOMES for approval of the above noted; and WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 181h day of April 2006, hold a duly noticed public hearing to consider the said request and by its Resolution No. 2392 approved PP 05-25 AND TT 33719; 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 a negative impact on the environment 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 said request: 1. The proposed precise plan and tentative tract map is consistent with the goals and objectives of the General Plan and Zoning Ordinance. 2. The site is physically suitable for the proposed density. The site is vacant and graded to accommodate future development and provide for adequate drainage and flood control systems. The property will be developed for single-family residences, common area lots, and recreational lots. 3. The precise plan and tentative parcel map as designed complies with the all the development standards of the municipal code for subdivision purposes. 4. The precise plan and tentative tract map will not be detrimental to public peace, health, safety or general welfare. RESOLUTION NO. 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 the City Council does hereby PP 05-25, and TT 33719, subject to conditions attached (Exhibit "A"). 3. A Negative Declaration of Environmental Impact is hereby certified (Exhibit "B" attached). PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council, held on this 11th day of May 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: RACHELLE KLASSEN, City Clerk City of Palm Desert, California JIM FERGUSON, Mayor 2 RESOLUTION NO. CONDITIONS OF APPROVAL EXHIBIT "A" CASE NOS. PP 05-25 AND TT 33719 Department of Communitv Development: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Construction of said project shall commence within two (2) years from the date of final approval unless an extension of time is granted, otherwise said approval shall become null, void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building and Safety at the time of issuance of a building permit for the use contemplated herewith. 5. All sidewalk plans shall be reviewed and approved by the Department of Public Works. 6. 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. 3 RESOLUTION NO. 7. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe -Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 8. In addition to the minimum energy efficiency standards set forth in the current edition of Title 24 California Administrative Code (CAC), the project shall incorporate the energy efficiency features as specified in the memorandum from Pat Conlon (Office of Energy Management). 9. The applicant shall install photovoltaic panels on the model units and market the panels to homebuyers as an option. All units will be prewired to accept the photovoltaic. 10. As part of marketing the panels the applicant shall pay 5,000 dollars per unit totaling 750,000 dollars as an affordable housing credit. At the end of the project, any unspent affordable housing allocated money will be given to the Housing Authority / Redevelopment Agency to provide affordable housing throughout the City. 11. The applicant shall provide an archaeological study to the City of Palm Desert before issuance of grading permit. The study will be provided to the Native American Tribes on file with the Community Development/Planning Department. 12. The applicant shall hire a Native American Monitor, assigned by the Ramona Band Tribe, to be included during any field study and during the construction phase of this project. 13. If human remains are encountered during grading and other construction work in the in the immediate vicinity shall cease and the County Coroner shall be contacted pursuant to State and Safety Code 7050.5. 14. In the event that Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity of the find shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the overall project may continue during this assessment period. If significant Native American cultural resources are discovered that require a Treatment Plan, the developer or his archaeologist shall contact the Morongo Band of Mission Indians. If requested by the Tribe, the developer or archaeologist shall, in good faith, consult on the discovery and its disposition (e.g. avoidance, preservation, return, or artifacts to tribe, etc.). Department of Public Works: 1. Landscaping maintenance of any common areas and property frontages shall be provided by a homeowners association and or property owner. Landscaping L! RESOLUTION NO. 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 Map; and (c) the aforementioned landscaping shall be the responsibility of the property owners association. Landscaping plans shall be submitted for review simultaneously with grading plans. 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 homeowners association shall maintain all retention areas. 4. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Ordinance No. 653, 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 fees 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 register civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The project shall retain a 100-year storm on -site. 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 district 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. RESOLUTION NO. 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. 13. Pad elevations, as shown on the tentative map are subject to further review and modification in accordance with Chapter 27 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. Waiver of access to Frank Sinatra Drive and Portola Avenue, except as approved locations, shall be granted on the final map. 16. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, General Plan Circulation Element and as shown on the proposed street cross sections, shall be installed in accordance with applicable City standards including the following: • Dedication of 75' of right-of-way on Portola Avenue for: 9 feet center median, 42 feet of pavement width, and 24 feet of parkway including an 8 foot sidewalk minimum 4 feet from curb. • Construct interim median at project entry on Portola Avenue to restrict existing left turn movement. • Project shall pay for one fourth of the signalized intersection at Frank Sinatra Drive and Portola Avenue. 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. 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 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 Pubic Works. 21. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust Control as well as Section 26.40, Storm water management and Discharge Control. C.1 RESOLUTION NO. 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. 23. The "limited use area" identified in the visual sight analysis for the entryway on Portola Avenue shall be shown on the landscape plan, filed concurrently with the grading plan. 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 Code, NFPA, CFC, and CBC or any recognized Fire Protection Standards: The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1,500 gpm for a 1-hour duration at 20 psi residual 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: 1500 gpm for single-family dwellings 4. The required fire flow shall be available from a wet barrel Super Hydrant (s) 4" x 2 1 /2" x 2 1 /2", located not less than 25' nor more than: 200' from any portion of a single-family 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. For Recreation Center, if applicable: All valves controlling the water supply for automatic sprinkler systems and Water -flow switches shall be monitored and alarmed per CBC Chapter 9. 7. All building shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be less than 24' of unobstructed width and 136" of vertical clearance. Where parallel parking is required on both sides of the street the roadway must be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turnaround 55' in industrial developments. 7 RESOLUTION NO. 8. 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". 9. A dead end single access over 500 feet will require secondary access, sprinklers or other mitigation measures approved by the Fire Marshall. Under no circumstance shall a dead-end over 1,300 feet. 10. A second access is required; two main access points from a main roadway or an emergency gate from an adjoining development can accomplish this. 11. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 12. Provide temporary water prior to any combustibles being placed on the project site. E:3 RESOLUTION NO. Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. EXHIBIT "B" NEGATIVE DECLARATION CASE NOS: PP 05-25 AND TT 33719 as it relates to GPA 05-03 and C/Z 05-04. APPLICANT/PROJECT SPONSOR: Chad Meyers / RJT Homes P.O. Box 810 La Quinta, CA 92247 PROJECT DESCRIPTION/LOCATION: A General Plan Amendment from Community Commercial (C-C) to Medium Density (R- M) 4-10 dwelling acre, Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 dwelling acre (P.R.9), precise plan of design, tentative tract map, and a Negative Declaration of Environmental Impact to construct a 159-unit single- family residential project on 18.67 acres located at the southwest corner of Frank Sinatra Drive and Portola Avenue. May 11,2006 PHILIP DRELL DATE DIRECTOR OF COMMUNITY DEVELOPMENT 9 ORDINANCE NO. 1117 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 P.C.2 (PLANNED COMMERCIAL DISTRICT) TO P.R.9 (PLANNED RESIDENTIAL 9 UNITS PER ACRE) FOR THE PROPERTY LOCATED AT THE SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND PORTOLA AVENUE, EXHIBIT "A" ATTACHED. CASE NO. C/Z 05-04 The City Council of the City of Palm Desert, Califomia, 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 is hereby certified as shown on the attached Exhibit "B". SECTION 3: That the City Clerk of the City of Palm Desert, California, is hereby directed to publish this ordinance in the 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 at a regular meeting of the Palm Desert City Council, held on this 11th day of May 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JIM FERGUSON, Mayor ATTEST: RACHELLE KLASSEN, City Clerk City of Palm Desert, California rn T< 1 co 900Z '6l if'eW :eiep 3NOZ d0 3ONVH0 'd0'S0 Z/3 111.111.11 ANZANITA DR ONE HORSE WY 1111'%� RTOL-A A-VE LJ I11►I1 1111 - ��CH1ARARROS_Wf73 C 73 jZ-c1T(IM ESE(7 7 I I (IDIRI I I I I I I I I I I l I I I 11 O h t. R XELL_DR III11flIIl —�1,►1 1111111 3 �COLEBRIDGE• —m :3 = cno n v=ti I LEMERSQNFDIR �� l I I I I I I II II ffI 41 �DRISCOLL ST l�. [11] I I z HOL ISTER.DR IIIIIII�JiII 0 &I:i:iT _ �m 00 r' z <_1zi1m m n ,L ..1.1.-- —SHE )HERDLN,� n Z _`O -Qm -m m •o cn 53 "0 mm r PORTOL; ORDINANCE NO. 11 Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. EXHIBIT "B" NEGATIVE DECLARATION CASE NOS: C/Z 05-04 as it relates to GPA 05-03, PP 05-25 AND TT 33719 APPLICANT/PROJECT SPONSOR: Chad Meyers / RJT Homes P.O. Box 810 La Quinta, CA 92247 PROJECT DESCRIPTION/LOCATION: A General Plan Amendment from Community Commercial (C-C) to Medium Density (R- M) 4-10 dwelling acre, Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 dwelling acre (P.R.9), precise plan of design, tentative tract map, and a Negative Declaration of Environmental Impact to construct a 159-unit single- family residential project on 18.67 acres located at the southwest corner of Frank Sinatra Drive and Portola Avenue. Mav 11, 2006 PHILIP DRELL DATE DIRECTOR OF COMMUNITY DEVELOPMENT 3 CITY ( f Pnlll DESERT 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2S78 TEL: 760 346-0611 FAX: 760 341-7098 info@palm-deurt.org CITY OF PALM DESERT LEGAL NOTICE CASE NOS. GPA 05-03, CIZ 05-04, PP 05-25 and TT 33719 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert Planning Commission to consider a request by Chad Meyer/RJT Homes for approval of a Negative Declaration of Environmental Impact, a General Plan Amendment from Community Commercial (C-C) to Medium Density (R-M) 4-10 du/acre, a Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 du/acre (P.R.9), a precise plan of design and tentative tract map to construct a 159-unit single- family residential project on 18.67 acres located at the southeast comer of Frank Sinatra Drive and Portola Avenue. 01111 111111111,�. •1ON ..i1111IR'• SAID public hearing will be held on Tuesday, April 18, 2006, at 6:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information conceming the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission (or city council) at, or prior to, the public hearing. PUBLISH: Desert Sun PHIL DRELL, Secretary April 7, 2006 Palm Desert Planning Commission CITY Of PRIM DESERT 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760 346-0611 FAX: 760 341-7098 info@palm-d scn.org CITY OF PALM DESERT LEGAL NOTICE CASE NOS. GPA 05-03, C2 05-04, PP 05-25 and TT 33719 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by Chad Meyer/RJT Homes for approval of a Negative Declaration of Environmental Impact, a General Plan Amendment from Community Commercial (C-C) to Medium Density (R-M) 4-10 du/acre, a Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 du/acre (P.R.9), a precise plan of design and tentative tract map to construct a 159-unit single-family residential project on 18.67 acres located at the southwest comer of Frank Sinatra Drive and Portola Avenue. 111111 .411111e. '11111 IIIIIR•• SAID public hearing will be held on Thursday, May 11, 2006, at 4:00 p.m. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, Califomia, at which time and place all interested persons are invited to attend and be heard. Written comments conceming all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project and/or negative declaration is available for review in the Department of Community Development at the above address between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. If you challenge the proposed actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission (or city council) at, or prior to, the public hearing. PUBLISH: Desert Sun RACHELLE KLASSEN, City Clerk May 1, 2006 Palm Desert City Council CITY Of Fdlm DESEPT 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760 346-0611 FAX: 760 341-7098 info@palm-desert.org PLANNING COMMISSION MEETING NOTICE OF ACTION Date: April 19, 2006 Chad Meyers RJT Homes P.O. Box 810 La Quinta, California 92247 Re: GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 The Planning Commission of the City of Palm Desert has considered your request and taken the following action at its regular meeting of April 18, 2006: PLANNING COMMISSION RECOMMENDED TO CITY COUNCIL APPROVAL OF CASE NOS. GPA 05-03, C/Z 05-04, PP 05-25 AND TT 33719 BY ADOPTION OF PLANNING COMMISSION RESOLUTION NO. 2392, SUBJECT TO CONDITIONS. MOTION CARRIED 4-0 (COMMISSIONER FINERTY WAS ABSENT). Any appeal of the above action may be made in writing to the City Clerk, City of Palm Desert, within fifteen (15) days of the date of the decision. Philip Drell,becretary 1 Palm Desert.Planning Commission /t m cc: Coachella Valley Water District Public Works Department Building & Safety Department Fire Marshal Cj n.w a 11CM10 n/[i PLANNING COMMISSION RESOLUTION NO.2392 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, A GENERAL PLAN AMENDMENT FROM COMMUNITY COMMERCIAL (C-C) TO MEDIUM DENSITY (R-M) 4-10 DU/ACRE, CHANGE OF ZONE FROM PLANNED COMMERCIAL DISTRICT (P.C.2) TO PLANNED RESIDENTIAL 9 DU/ACRE (P.R.9), PRECISE PLAN OF DESIGN, AND A TENTATIVE TRACT MAP TO CONSTRUCT A 159-UNIT SINGLE-FAMILY RESIDENTIAL UNITS ON 18.67 ACRES LOCATED AT THE SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND PORTOLA AVENUE. CASE NOS. GPA 05-03, C/Z 05-04, PP 05-25 AND TT 33719 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18t' day of April, 2006, hold a duly noticed public hearing to consider the request by CHAD MEYER / RJT HOMES for approval of the above noted; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act', Resolution No. 05-52, in that the Director of Community Development has determined that the project will not have a negative impact on the environment a Negative Declaration of Environmental Impact has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify recommending to City Council approval of said request: GENERAL PLAN AMENDMENT: The proposed general plan amendment is consistent with the surrounding golf courses and single-family homes in the vicinity. CHANGE OF ZONE: The proposed change of zone is consistent with the surrounding area and approved General Plan University Park area. PRECISE PLAN / TENTATIVE TRACT MAP: 1. The proposed precise plan and tentative tract map is consistent with the goals and objectives of the General Plan and Zoning Ordinance. \ 2. The site is physically suitable for the proposed density. The site is vacant PLANNING COMMISSI(- - RESOLUTION NO. 2392 and graded to accommodate future development and provide for adequate drainage and flood control systems. The property will be developed for single-family residences, common area lots, and recreational lots. 3. The precise plan and tentative parcel map as designed complies with the all the development standards of the municipal code for subdivision purposes. 4. The precise plan and tentative tract map will not be detrimental to public peace, health, safety or general welfare. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That the Planning Commission does hereby recommend approval to the City Council of GPA 05-03 as shown on Exhibit "A" (attached), C2 05-04 as shown on Exhibit "B" (attached), PP 05-25, and TT 33719, subject to conditions attached. 3. A Negative Declaration of Environmental Impact is hereby recommended for certification (Exhibit °C" attached). PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 18th day of April, 2006, by the following vote, to wit: AYES: CAMPBELL, TANNER, TSCHOPP, LOPEZ NOES: NONE ABSENT: FINERTY ABSTAIN: NONE ATTEST: PHILIP DREL Secretary Palm Desert PI nning Commission 2 LOPE PLANNING COMMISLN RESOLUTION NO. 2392 CONDITIONS OF APPROVAL CASE NOS. GPA 05-03, C/Z 05-04, PP 05-25 AND TT 33719 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Construction of said project shall commence within two (2) years from the date of final approval unless an extension of time is granted, otherwise said approval shall become null, void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building and Safety at the time of issuance of a building permit for the use contemplated herewith. 5. All sidewalk plans shall be reviewed and approved by the Department of Public Works. 6. 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. 3 PLANNING COMMISSI� .'RESOLUTION NO. 2392 �,.. 7. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe -Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 8. In addition to the minimum energy efficiency standards set forth in the current edition of Title 24 California Administrative Code (CAC), the project shall incorporate the energy efficiency features as specified in the memorandum from Pat Conlon (Office of Energy Management). 9. The applicant shall install photovoltaic panels on the model units and market the panels to homebuyers as an option. All units will be prewired to accept the photovoltaic. 10. As part of marketing the panels the applicant shall pay 5,000 dollars per unit totaling 750,000 dollars as an affordable housing credit. At the end of the project, any unspent affordable housing allocated money will be given to the Housing Authority / Redevelopment Agency to provide affordable housing throughout the City. 11. The applicant shall provide an archaeological study to the City of Palm Desert before issuance of grading permit. The study will be provided to the Native American Tribes on file with the Community Development/Planning Department. 12. The applicant shall hire a Native American Monitor, assigned by the Ramona Band Tribe, to be included during any field study and during the construction phase of this project. 13. If human remains are encountered during grading and other construction work in the in the immediate vicinity shall cease and the County Coroner shall be contacted pursuant to State and Safety Code 7050.5. 14. In the event that Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity of the find shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the overall project may continue during this assessment period. If significant Native American cultural resources are discovered that require a Treatment Plan, the developer or his archaeologist shall contact the Morongo Band of Mission Indians. If requested by the Tribe, the developer or archaeologist shall, in good faith, consult on the discovery and its disposition (e.g. avoidance, preservation, return, or artifacts to tribe, etc.). Department of Public Works: 1. Landscaping maintenance of any common areas and property frontages shall be provided by a homeowners association and or property owner. Landscaping shall be water efficient in nature and in accordance with the City of Palm Desert 0 PLANNING COMMISS. -N RESOLUTION NO. 2392 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 Map; and (c) the aforementioned landscaping shall be the responsibility of the property owners association. Landscaping plans shall be submitted for review simultaneously with grading plans. 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 homeowners association shall maintain all retention areas. 4. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Ordinance No. 653, 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 fees 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 register civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The project shall retain a 100-year storm on -site. 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 district 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. 5 PLANNING COMMISSIC RESOLUTION NO. 2392__ 13. Pad elevations, as shown on the tentative map are subject to further review and modification in accordance with Chapter 27 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. Waiver of access to Frank Sinatra Drive and Portola Avenue, except as approved locations, shall be granted on the final map. 16. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, General Plan Circulation Element and as shown on the proposed street cross sections, shall be installed in accordance with applicable City standards including the following: • Dedication of 75' of right-of-way on Portola Avenue for: 9 feet center median, 42 feet of pavement width, and 24 feet of parkway including an 8 foot sidewalk minimum 4 feet from curb. • Construct interim median at project entry on Portola Avenue to restrict existing left turn movement. • Project shall pay for one fourth of the signalized intersection at Frank Sinatra Drive and Portola Avenue. 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. 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 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 Pubic Works. 21. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust Control as well as Section 26.40, Storm water 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 PLANNING COMMISSLA RESOLUTION NO. 2392 Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. 23. The "limited use area" identified in the visual sight analysis for the entryway on Portola Avenue shall be shown on the landscape plan, filed concurrently with the grading plan. Riverside County Fire Department: 1. With respect to the conditions of approval regarding the above referenced project, the fire department recommends the following fire protection measures be provided in accordance with City Municipal Code, NFPA, CFC, and CBC or any recognized Fire Protection Standards: The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1,500 gpm for a 1-hour duration at 20 psi residual 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: 1500 gpm for single-family dwellings 4. The required fire flow shall be available from a wet barrel Super Hydrant (s) 4" x 2 1 /2" x 2 1 /2", located not less than 25' nor more than: 200' from any portion of a single-family 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. For Recreation Center, if applicable: All valves controlling the water supply for automatic sprinkler systems and Water -flow switches shall be monitored and alarmed per CBC Chapter 9. 7. All building shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be 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 be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turnaround 55' in industrial developments. 8. 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". 7 PLANNING COMMISSIC _ RESOLUTION NO. 2392 9. A dead end single access over 500 feet will require secondary access, sprinklers or other mitigation measures approved by the Fire Marshall. Under no circumstance shall a dead-end over 1,300 feet. 10. A second access is required; two main access points from a main roadway or an emergency gate from an adjoining development can accomplish this. 11. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 12. Provide temporary water prior to any combustibles being placed on the project site. 11 0 �Jlit KOKOPELU CIR E CIR E !kW UWaRsI Y s POINTE CT 4- W PELE PL ::L Proposed GPA COMMUNITY COMMERCIAL TO RESIDENTIAL MEDIUM DENSITY . Case No. GPA 05-03 PLANNING COMMISSION GENERAL PLAN AMENDMENT RESOLUTION NO. 2392 EXHIBIT A Date, 04/18/06 J*m N - � — S - HI TH III I P.R!- �' l l l l ll HC it KiICL �`-' I E I IIIIJ� KqQ !EEI KOKOPELU iq t CIR E -co _A �(C l Ll I� CIR V ( ( EI'i I r iLUNGT Cr- CPINEI _ p� UNIVERSITY POINTE CT 6� MS PELE PL 1L P.R.-5 Case No. C/Z 05-04 CHANGE OF ZONE EXHIBIT B P.R.-5 Proposed Zoning Change P. C.(2) TO P.R.-9 PLANNING COMMISSION RESOLUTION NO.2 3 9 2 Date:_04i7R/n6 PLANNING COMMIS. 4 RESOLUTION NO. 2392 L Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. EXHIBIT C NEGATIVE DECLARATION CASE NOS: GPA 05-03, C/Z 05-04, PP 05-25 AND TT 33719 APPLICANT/PROJECT SPONSOR: Chad Meyers / RJT Homes P.O. Box 810 La Quinta, CA 92247 PROJECT DESCRIPTION/LOCATION: A General Plan Amendment from Community Commercial (C-C) to Medium Density (R- M) 4-10 dwelling acre, Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 dwelling acre (P.R.9), precise plan of design, tentative tract map, and a Negative Declaration of Environmental Impact to construct a 159-unit single- family residential project on 18.67 acres located at the southwest comer of Frank Sinatra Drive and Portola Avenue. 18.2006 PHILIP DRELL DATE DIRECTOR OF COMMUNITY DEVELOPMENT 11 t, CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE: April 18, 2006 CASE NOS: GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 REQUEST: Recommendation to the City Council for approval of a General Plan Amendment from Community Commercial (C-C) to Medium Density (R-M) 4-10 du/acre, Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 du/acre (P.R.9), precise plan of design, tentative tract map, and a Negative Declaration of Environmental Impact to construct a 159-unit single-family residential project on 18.67 acres located at the southwest corner of Frank Sinatra Drive and Portola Avenue. APPLICANT: Chad Meyers / RJT Homes P.O. Box 810 La Quinta, CA 92247 I. BACKGROUND: A. PROPERTY DESCRIPTION: The 18.67-acre site at the southwest corner of Portola Avenue and Frank Sinatra is vacant with minimal desert vegetation. The property is currently designated Community Commercial (C-C) in the general plan and is zoned Planned Commercial District (P.C.2). B. ADJACENT ZONING AND LAND USE: North: Planned Residential 5 (P.R.5) / Single-family homes South: Conventional Single Family (R-1-M) / Vacant East: Planned Residential 5 (P.R.5) / Desert Willow West: Open Space (O.S.) / Santa Rosa Country Club Golf Course II. PROJECT DESCRIPTION: The applicant is requesting an amendment to the general plan and change of zone to facilitate approval of a precise plan of design and tentative subdivision map to allow the construction of 159 single-family residential units. STAFF REPORT GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 APRIL 18, 2006 A. GENERAL PLAN AMENDMENT: Change from Community Commercial (C-C) to Medium Density (R-M) 4- 10 du/acre. B. CHANGE OF ZONE: Change of zone from Planned Commercial District (P.C.2) to Planned Residential 9 du/acre (P.R.9). C. PRECISE PLAN AND TENTATIVE TRACT MAP: The applicant proposes to construct a new planned community that includes 159 (119 detached and 40 attached) single-family residential units, pedestrian walkways, open turf/park areas and a community recreation center. An entry gate located on Portola Avenue provides access to the interior residential streets. A second driveway on Frank Sinatra Drive will allow for vehicles to exit the project and provide emergency access. The site plan provides for clusters of single-family detached and attached homes with rear -loaded garages. The lots sizes vary between 1,950 square feet to 5,800 square feet averaging 2,200 square feet. There are four (4) single-family detached plans ranging between 1,250 square feet to 1,592 square feet and two (2) attached plans averaging 1,350 square feet. All homes are two (2) or three (3) bedrooms with private patios. Open Space: The project provides for a community recreation center that includes a 1,830 square foot pool and separate spa, fitness room, covered plaza, and play turf area. The project also provides for a 1.16-acre open turf play/retention area and a pocket park located between units 117, 118, 123, 124, 125 and 126. There are community gardens and pedestrian walkways with water features, sitting benches and landscaping that extends through the center of the project. Circulation and Parking: The interior street widths vary between 24 feet, 32 feet, and 36 feet. The 24-foot wide streets serve as drive lanes to the rear loaded garages. The 34-foot wide streets have parking on one side and the 36-foot wide streets 2 STAFF REPORT GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 APRIL 18, 2006 have parking on both sides. All of the streets are design with landscaping pop outs to provide for street trees and pedestrian -friendly roadway. All of the units have two (2) car garages totaling 318 parking spaces. The residential streets provide 84 parking spaces, totaling 402 spaces for the entire project. Architecture: The homes are designed to a California desert cottage -style architecture utilizing recessed windows, decorative wing walls to create a courtyard space, decorative iron detailing on balconies, earth tone stucco colors, concrete and flat roof tiles. All of the homes are two-story with varying rooflines between homes. On November 22, 2005, the Architectural Review Commission granted preliminary approval of the homes. Perimeter Walls and Landscaping: A decorative 6-foot high block wall will be constructed around the perimeter of the project. The wall setback will vary between 16 feet and 22 feet and from Frank Sinatra and 26 feet and 37 feet from Portola Avenue. Landscaping and meandering sidewalks will be installed between the wall and street curb. All perimeter landscaping will be consistent with the City's water efficient standards and will be maintained by the association. Energy Criteria / Affordable Housing: All of the homes are designed with energy star rating exceeding the Title 24 energy standards by at least 15% depending on unit floor plan and location. Homes will also comply with the updated energy requirements established by the Office of Energy Management. In addition, the applicant will install solar photovoltaic panels on the model units and wire all the units to accept the panels. The applicant will market the panels and provide $5,000 allowance per unit totaling $750,000 towards the project. The final homeowner cost of a 2-kilowatt system after Southern California Edison rebates, Federal Tax Credits and developer contribution may be as low as $3,000. In addition to conserving energy, the solar program will address affordability through lower monthly costs. At the end of the project, any unspent allocated money will be given to the Redevelopment Agency to provide affordable housing throughout the City. 3 STAFF REPORT GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 APRIL 18, 2006 Project Data: STANDARD Coverage North setbacks (Frank Sinatra) South Setbacks East Setbacks (Portola Avenue) West Setbacks (Santa Rosa G.C.) Building Height Parking IV. ANALYSIS: 1 P.R. ZONE PROJECT 50% 29% As approved 10 feet from property line / 42 feet from Frank Sinatra As approved 480' As approved 12 feet from property line / 36 feet to 40 feet from Portola As Approved 10, 24' 24' max 398 402 (318 garage / 84 street) The south side of Frank Sinatra Drive and Portola Avenue is the gateway to Desert Willow Golf Course. The current commercial land use and zoning designation is not compatible with the surrounding resort and residential land uses. The proposed general plan and change of zone will allow for a new planned residential community that is compatible with resort and residential uses. The proposed site plan and architectural design effectively accommodates the proposed density and provides future residents with a high quality living and pedestrian friendly environment with outdoor amenities. The applicant is contributing up to $750,000 to promote solar energy, possibly making this the first subdivision in the Coachella Valley to have solar photovoltaic panels on every unit. The design as proposed and conditioned complies with the goals and objective of the general plan and all the development standards of the zoning ordinance. V. ENVIRONMENTAL REVIEW: For the purposes of CEQA, the Director of Community Development has determined that the proposed project will not have a significant negative impact on the environment and staff has prepared Negative Declaration of Environmental Impact. VI. RECOMMENDATION: That the Planning Commission adopt Planning Commission Resolution No. recommending to City Council approval of, GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 subject to conditions attached. 4 STAFF REPORT GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 APRIL 18, 2006 VII. ATTACHMENTS: A. Draft Resolution B. Exhibit A, General Plan Amendment C. Exhibit B, Change of Zone D. Exhibit C, Negative Declaration of Environmental Impact E. Legal notice F. Initial Study G. Comments from other departments H. ARC Minutes 1. Plans and Exhibits Prepared by: Tony (3agate Assistant Planner Reviewed and Approved by: -- 7 P ilip Drell Director of Community Development 5 A�/ Homer Croy ACM of Com ity Development PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING TO CITY COUNCIL APPROVAL OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, A GENERAL PLAN AMENDMENT FROM COMMUNITY COMMERCIAL (C-C) TO MEDIUM DENSITY (R-M) 4-10 DU/ACRE, CHANGE OF ZONE FROM PLANNED COMMERCIAL DISTRICT (P.C.2) TO PLANNED RESIDENTIAL 9 DU/ACRE (P.R.9), PRECISE PLAN OF DESIGN, AND A TENTATIVE TRACT MAP TO CONSTRUCT A 159-UNIT SINGLE-FAMILY RESIDENTIAL UNITS ON 18.67 ACRES LOCATED AT THE SOUTHWEST CORNER OF FRANK SINATRA DRIVE AND PORTOLA AVENUE. CASE NOS. GPA 05-03, C/Z 05-04, PP 05-25 AND TT 33719 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 18t' day of April 2006, hold a duly noticed public hearing to consider the request by CHAD MEYER / RJT HOMES for approval of the above noted; and WHEREAS, said application has complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act", Resolution No. 05-52, in that the Director of Community Development has determined that the project will not have a negative impact on the environment a Negative Declaration of Environmental Impact has been prepared; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to exist to justify recommending to City Council approval of said request: GENERAL PLAN AMENDMENT: The proposed general plan amendment is consistent with the surrounding golf courses and single-family homes in the vicinity. CHANGE OF ZONE: The proposed change of zone is consistent with the surrounding area and approved General Plan University Park area. PRECISE PLAN / TENTATIVE TRACT MAP: 1. The proposed precise plan and tentative tract map is consistent with the goals and objectives of the General Plan and Zoning Ordinance. 1 2. The site is physically suitable for the proposed density. The site is vacant PLANNING COMMISSION RESOLUTION NO. and graded to accommodate future development and provide for adequate drainage and flood control systems. The property will be developed for single-family residences, common area lots, and recreational lots. 3. The precise plan and tentative parcel map as designed complies with the all the development standards of the municipal code for subdivision purposes. 4. The precise plan and tentative tract map will not be detrimental to public peace, health, safety or general welfare. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That the Planning Commission does hereby recommend approval to the City Council of GPA 05-03 as shown on Exhibit "A" (attached), C/Z 05-04 as shown on Exhibit "B" (attached), PP 05-25, and TT 33719, subject to conditions attached. 3. A Negative Declaration of Environmental Impact is hereby recommended for certification (Exhibit "C" attached). PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 18th day of April 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: PHILIP DRELL, Secretary Palm Desert Planning Commission JIM LOPEZ, Chairperson K tr- PLANNING COMMISSION RESOLUTION NO. CONDITIONS OF APPROVAL CASE NOS. GPA 05-03, C/Z 05-04, PP 05-25 AND TT 33719 Department of Community Development: The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Construction of said project shall commence within two (2) years from the date of final approval unless an extension of time is granted, otherwise said approval shall become null, void and of no effect whatsoever. 3. The development of the property described herein shall be subject to the restrictions and limitations set forth herein, which are in addition to all municipal ordinances and state and federal statutes now in force, or which hereafter may be in force. 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District Palm Desert Architectural Commission City Fire Marshal Public Works Department Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building and Safety at the time of issuance of a building permit for the use contemplated herewith. 5. All sidewalk plans shall be reviewed and approved by the Department of Public Works. 6. 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. 3 PLANNING COMMISSI N RESOLUTION NO. 7. The project shall be subject to all applicable fees at time of issuance of building permits including, but not limited to, Art in Public Places, Fringe -Toed Lizard, TUMF, School Mitigation and Housing Mitigation fees. 8. In addition to the minimum energy efficiency standards set forth in the current edition of Title 24 California Administrative Code (CAC), the project shall incorporate the energy efficiency features as specified in the memorandum from Pat Conlon (Office of Energy Management), 9. The applicant shall install photovoltaic panels on the model units and market the panels to homebuyers as an option. All units will be prewired to accept the photovoltaic. 10. As part of marketing the panels the applicant shall pay 5,000 dollars per unit totaling 750,000 dollars as an affordable housing credit. At the end of the project, any unspent affordable housing allocated money will be given to the Housing Authority / Redevelopment Agency to provide affordable housing throughout the City. 11. The applicant shall provide an archaeological study to the City of Palm Desert before issuance of grading permit. The study will be provided to the Native American Tribes on file with the Community Development/Planning Department. 12. The applicant shall hire a Native American Monitor, assigned by the Ramona Band Tribe, to be included during any field study and during the construction phase of this project. 13. If human remains are encountered during grading and other construction work in the in the immediate vicinity shall cease and the County Coroner shall be contacted pursuant to State and Safety Code 7050.5. 14. In the event that Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity of the find shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the overall project may continue during this assessment period. If significant Native American cultural resources are discovered that require a Treatment Plan, the developer or his archaeologist shall contact the Morongo Band of Mission Indians. If requested by the Tribe, the developer or archaeologist shall, in good faith, consult on the discovery and its disposition (e.g. avoidance, preservation, return, or artifacts to tribe, etc.). Department of Public Works: 1. Landscaping maintenance of any common areas and property frontages shall be provided by a homeowners association and or property owner. Landscaping shall be water efficient in nature and in accordance with the City of Palm Desert n PLANNING COMMISSI N RESOLUTION NO. 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 Map; and (c) the aforementioned landscaping shall be the responsibility of the property owners association. Landscaping plans shall be submitted for review simultaneously with grading plans. 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 homeowners association shall maintain all retention areas. 4. Drainage fees, in accordance with Section 26.49 of the Palm Desert Municipal Code and Ordinance No. 653, 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 fees 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 register civil engineer that is reviewed and approved by the Department of Public Works prior to start of construction. The project shall retain a 100-year storm on -site. 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 district 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. PLANNING COMMISSILN RESOLUTION NO. 13. Pad elevations, as shown on the tentative map are subject to further review and modification in accordance with Chapter 27 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. Waiver of access to Frank Sinatra Drive and Portola Avenue, except as approved locations, shall be granted on the final map. 16. Full public improvements, as required by Sections 26.40 and 26.44 of the Palm Desert Municipal Code, General Plan Circulation Element and as shown on the proposed street cross sections, shall be installed in accordance with applicable City standards including the following: • Dedication of 75' of right-of-way on Portola Avenue for: 9 feet center median, 42 feet of pavement width, and 24 feet of parkway including an 8 foot sidewalk minimum 4 feet from curb. • Construct interim median at project entry on Portola Avenue to restrict existing left turn movement. • Project shall pay for one fourth of the signalized intersection at Frank Sinatra Drive and Portola Avenue. 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. 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 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 Pubic Works. 21. Applicant shall comply with provisions of Palm Desert Municipal Code Section 24.12, Fugitive Dust Control as well as Section 26.40, Storm water 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 0 PLANNING COMMISSI N RESOLUTION NO. Pollutant Discharge Elimination System (NPDES) General Construction Permit for storm water discharges associated with construction. 23. The "limited use area" identified in the visual sight analysis for the entryway on Portola Avenue shall be shown on the landscape plan, filed concurrently with the grading plan. 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 Code, NFPA, CFC, and CBC or any recognized Fire Protection Standards: The Fire Department is required to set a minimum fire flow for the remodel or construction of all buildings per UFC article 87. 2. A fire flow of 1,500 gpm for a 1-hour duration at 20 psi residual 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: 1500 gpm for single-family dwellings 4. The required fire flow shall be available from a wet barrel Super Hydrant (s) 4" x 2 1/2" x 2 1/2", located not less than 25' nor more than: 200' from any portion of a single-family 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. For Recreation Center, if applicable: All valves controlling the water supply for automatic sprinkler systems and Water -flow switches shall be monitored and alarmed per CBC Chapter 9. 7. All building shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall not be 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 be 36' wide and 32' wide with parking on one side. Dead-end roads in excess of 150' shall be provided with a minimum 45' radius turnaround 55' in industrial developments. 8. 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". 7 PLANNING COMMISSION RESOLUTION NO. 9. A dead end single access over 500 feet will require secondary access, sprinklers or other mitigation measures approved by the Fire Marshall. Under no circumstance shall a dead-end over 1,300 feet. 10. A second access is required; two main access points from a main roadway or an emergency gate from an adjoining development can accomplish this. 11. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. 12. Provide temporary water prior to any combustibles being placed on the project site. E: City of Palm Desert Wwl/ W CHINO K Q fTI CIR El r J KOKOPELLI Fft CIR E it Illlilll a \ UNIVERSITY POINTE CT PELE PL m Proposed GPA COMMUNITY COMMERCIAL TO RESIDENTIAL MEDIUM DENSITY Case No. GPA 05-03 PLANNING COMMISSION GENERAL PLAN AMENDMENT RESOLUTION NO. EXHIBIT A Date: K'FCATS'DR— Ilillllll - .t FU^ E'R L -• - -o� o � At Ul z' s COT Y City of Palm Desert 1 l l I 111_,I_,I I„1 ;QKC R Ct1J I KOCORPELLI H J ll1111I a .EGE.VI COLLEGETVIEW CIR�W r I CIA E J tPINE C UNIVERSITY I I I I I Q POINTE CT LI i I �•1JI i lSY'CN y PELE PL IRV-, I ` o�-� ►- Case No. C/Z 05-04 CHANGE OF ZONE EXHIBIT B P.R.-5 P.R.-5 PLANNING COMMISSION RESOLUTION NO. Date: PLANNING COMMISSION RESOLUTION NO. Pursuant to Title 14, Division 6, Article 6 (commencing with section 15070) of the California Code of Regulations. EXHIBIT C NEGATIVE DECLARATION CASE NOS: GPA 05-03, C/Z 05-04, PP 05-25 AND TT 33719 APPLICANT/PROJECT SPONSOR: Chad Meyers / RJT Homes P.O. Box 810 La Quinta, CA 92247 PROJECT DESCRIPTION/LOCATION: A General Plan Amendment from Community Commercial (C-C) to Medium Density (R- M) 4-10 dwelling acre, Change of Zone from Planned Commercial District (P.C.2) to Planned Residential 9 dwelling acre (P.R.9), precise plan of design, tentative tract map, and a Negative Declaration of Environmental Impact to construct a 159-unit single- family residential project on 18.67 acres located at the southwest corner of Frank Sinatra Drive and Portola Avenue. April 18, 2006 PHILIP DRELL DATE DIRECTOR OF COMMUNITY DEVELOPMENT 11 DRAFT MINUTES PALM,, ?ESERT PI.ANNQMC7 COMMISSION APRII.18. ?09R Action: It was moved by Commissioner Campbell, seconded by Commissioner Tschopp, by minute motion continuing Case Nos. C/Z 06-02, PP 06-01 and TT 34304 to May 2, 2006. Motion carried 4-0 (Commissioner Finerty was absent). E. Case Nos. GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719 - CHAD MEYERS/RJT HOMES, Applicant Request for a recommendation to the City Council for approval of a general plan amendment from Community Commercial (C- C) to medium density (R-M) 4-10 dwelling units per acre, a change of zone from Planned Commercial District (PC-2) to Planned Residential 9 dwelling units per acre (PR-9), a precise plan of design, tentative tract map, and a Negative Declaration of Environmental impact to construct a 159-unit single family residential project on 18.67 acres located at the southwest comer of Frank Sinatra Drive and Portola Avenue. Mr. Bagato reviewed the staff report, noting changes on page 2 relative to street widths. Interior street widths would vary between 24 feet, 30 feet (not 32) and 36 feet. The 30-foot (not 34) wide streets would have parking on one side. He recommended that Planning Commission recommend to City Council approval of Case Nos. GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719, subject to conditions. Commissioner Tschopp asked if a traffic signal on Portola was anticipated. Mr. Bagato believed so and said there was a condition requiring the developer to contribute 25%. Commissioner Tschopp clarified that he meant at the entry way into the development. Mr. Bagato said no. Commissioner Tschopp asked if it was just a right -in right -out. Mr. Joy said there would be another exit onto Frank Sinatra. Mr. Drell asked if there was a left in. Mr. Joy said yes. Mr. Drell indicated this would allow a median design that allowed left turns into the project, but only right turns out. But having a right -turn out on both Portola and Sinatra someone would be able to go in any direction depending on which exit they chose. The theory being the signal would create the gaps on Portola to allow the left -turn movements in. Mr. Bagato said that was correct and noted they were also putting in a deceleration lane. 0 DRAFT MINUTES P�4LN( DESFRT FLANMINC, CQIMMI55(QN,i APRIt . 1 §,. 200f Commissioner Tschopp asked how many cars the stacking on Portola would accommodate. Mr. Joy said someone in the audience answered 10 cars. Chairperson Lopez had a concern on Frank Sinatra. The plans showed a secondary entry right -in right -out. The staff report said it would only be used as an emergency vehicle access in and a right -turn out. Mr. Drell said that was correct. Basically, it was a lot easier to have an exit gate then an entry gate. The other thing on an exit gate is no need for a turn around. The problem with entries, there was need of a controller for restricted access, but also a big spot for people to turn around. That was the reason the applicant was choosing to restrict that to exiting only. It wasn't a huge project. Mr. Bagato said he spoke to Mr. Diercks, the City's Transportation Engineer, to see if Public Works was concerned with only having one main entry way and because of the project size, Mr. Diercks didn't think it would be an issue and they didn't see any problems with one main entry off Portola. Mr. Drell said in theory it could be an entry as well. It would be restricted to residents only, which typically didn't have a turn around problem. He 'said there was sufficient stacking to have an entrance, but the applicant didn't think it was necessary and wanted to see how it worked as just an exit initially. Chairperson Lopez said he was looking for a condition relative to the access and read Riverside County Fire Department Condition No. 10 that said a second access was required, but didn't really go into a right -in right -out being allowed. Mr. Drell said it could be clarified specifically with a condition. Chairperson Lopez said looking at the map, Frank Sinatra is a busy street. They weren't too far from the intersection and someone could be pulling over trying to get into that entry way with a right-tum in and without a deceleration lane, it wasn't going to work. He wanted to make sure about this access. Mr. Bagato confirmed it was right -out only, but fire trucks would be able to get through. Commissioner Tschopp didn't know if it was the purview of the Planning Commission, but he had a hard time with the energy criteria meeting the affordable housing issue. At 15%, that was about 23 units of affordable housing and he couldn't seem to get the numbers to work or figure out how anyone could ever afford the units with less electrical bills. Mr. Drell said that as a project under 10 units per acre, it fell into a gray area in terms of inclusionary affordable housing. Affordability was a function of total monthly housing cost which includes utilities. Commissioner Tschopp noted that was only after someone was in the house. Mr. Drell said that was correct. He said they've kind of entered a new paradigm in terms of affordable housing in that 10 DRAFT MINUTES PALM ,DE.JERT,PLrAfy JNC CnI�,I� S)ION „ „ _ f 1Pf 211.,, IS. 2906 10 years ago, at least valley wide, the market was obsessed with low and very low because the market addressed moderate income housing. What's happened in the last 10 years is that in the market no longer, what used to be the $300,000 home on Shepherd Lane is now $700,000. In terms of relative terms, at $400,000 these units were now at the bottom of the ownership market. It's a fact of supply and demand, and cost of materials and land. Commissioner Tschopp said his question would be more that if they approved this project, it would not have an impact on other projects having to contribute more affordable housing. Mr. Drell said when they went through the analysis, it was arduous in terms of figuring the affordability. Given the cost, the way we now approach these projects is the way they are priced; it's hard to say if there's a windfall, but if there's something about the way the project is designed if the houses have an excessive cost they do a proforma and a lot of arguing back and forth and the conclusion they reached is that with $750,000 there was some debate about that; $750,000 didn't mean that much to our housing program. He said our housing program spends $14 million a year in housing subsidies. Staffs feeling was that as both an amenity and as an example of how to demonstrate the efficiency and efficacy of a whole host of energy conserving measures, it would be better use of that money to deal with the other city initiative, which is energy conservation, and have a more significant impact on this project. And as an example for projects into the future for the rather nominal contribution the project might make to affordable housing. But again, the way the project is designed and built puts it toward the bottom of the market for the product in Palm Desert and the Coachella Valley. The laws of housing economics determine what these will be priced at and staff thought it would have a great impact in this project dealing with the City's energy initiative than with affordable housing. Commissioner Tschopp summarized that Mr. Drell's answer was that it could have an impact on requiring other developments to take on the 15% not in this development. Mr. Drell stated that the obligation is on the Agency, the Housing Authority of the Redevelopment Agency. In addition to that obligation, the Agency is recipient of the tax increment generated by the project. So the conclusion was the project's own tax increment, 20% of the tax revenue generated by the project, would go toward affordable housing. It's paid every year. The answer is that contribution is relatively small compared to the whole obligation of the Agency and they would have to address that and he had been urging them to come up with a long-range 11 DRAFT MINUTES A IAA ,.. FS�,RT Plr4NNINC COMMISSION ..APRII... 18. 200§ plan to address those issues. The Agency's basic emphasis is low and very low and they see that as having to come out of apartments, so they were stressing the development of apartments. Their biggest problem at this point wasn't revenue, it was finding real estate to build projects on. They were working on that further north. The conclusion in terms of this project was that a more significant impact to the public health and welfare could be gained through advancing the City's energy initiative than with the rather nominal contribution it could make to affordable housing. The 20-something units was a drop in the bucket. The Agency has other strategies to meet the goal and the potential contribution of this project was not going to be sufficient enough to make a difference. Commissioner Tanner asked for confirmation that this wasn't the way it was going to be done for the rest of the 800 units in the city of Palm Desert in that same northern sphere, 15% to affordable homes. Mr. Drell answered that the obligation is on the Agency. The Agency is the one who gets the money. The Agency collects housing revenue, developers don't. By virtue of being in a project area, they don't get a nickel's worth of economic advantage. It is the Agency who gets the revenue and basically the Agency was given the opportunity to take some of that revenue and create affordable housing in this project. At this particular location, they didn't feel this was where they would choose to create affordable housing. There were no other questions for staff. Chairperson Lopez opened the public hearing and asked the applicant to address the Commission. MR. CHAD MEYERS, 41-370 Sparky Way in Bermuda Dunes, stated that he is the project manager for RJT Homes. He thought staff covered everything. He said that he, the architect, the sales and marketing director and the civil engineer were all present to answer any questions. Commissioner Campbell noted that Commissioner Ray Lopez from the Architectural Review Commission made a comment regarding the pool and how the sun would be setting on the north where there was so much landscaping and not enough sun on the pool in the winter months and he asked the landscape architect to look at that. She asked if that comment was taken to heart. 12 DRAFT MINUTES PAL, DESERT PLANNING C;OMMISSJQN „ APRIL.18 2006 r a Mr. Meyers said he was specifically addressing the palm tree growth to the southeast of the pool and he wasn't sure, but believed some trees were removed. But they did take his comment to heart. Chairperson Lopez said the other issue was the secondary gate on Frank Sinatra; he asked for confirmation that would be an exit only, right -turn only. Mr. Meyers said yes. What they were concerned about was not only the bail out lane, but they thought landscaping was more attractive than a big bail out lane in the middle of their residences there. It was a secondary entrance on a small project and they were concerned about Circuit City trucks pulling in there lost and how trucks would get out. They could put up all the signs in the world, but it would not keep that guy out. How would they get out of there? Frank Sinatra is busy and that's a problem. So they actually designed a curb where it would be pretty hard to get in there, but the Fire Department could easily get in there. But the average car would be pretty well challenged. Chairperson Lopez asked if anyone wished to speak in FAVOR or OPPOSITION to the proposed project. There was no one and the public hearing was closed. Chairperson Lopez asked for Commission comments or action. Commissioner Campbell said she was happy to see that this was changed from commercial use to residential. On the second story, instead of having the living area facing Desert Willow, she thought it was a good idea to have a beautiful view of the golf course, but otherwise it is a beautiful location and she liked the name of the project. Catavina reminded her of a place in Baja. She also liked the landscaping and architecture. Commissioner Tanner said he also liked the look of the project. His concern was that looking at the lot size and what they were putting on those lot sizes, it concerned him that they were just bunching up. He knew that cost of land was prohibitive and they had to be able to put as many units on the acres that are available. But he didn't want this to become a squashed neighborhood. Although it looked very pretty now and it was going to be a great project, he had his concerns that the lot sizes were just too small. Mr. Drell suggested visiting the new project that was just completed next to One Quail Place off of Park View that project had a slightly less density. The proposed project would be eight units per acre plus and the one on Park View is seven units per acre. It was similar and would give an idea of what 13 DRAFT MINUTES PALIM, PWRT PLANNING COMMISSION APR JI,.,1 R 2006 it would look like. He said this was the only way to get the houses back to $400,000. Commissioner Tanner acknowledged that and knew it was a concern, but it wasn't going to get any cheaper if it stayed vacant for five, six or seven years. It was just a concern and he would look at that other project. He wouldn't pull his vote as a result, but at the same time he wanted to voice his opinion about wanting to see larger lots. Commissioner Tschopp said they would all like to see larger lots and be penalized for building a house bigger than 4,000 square feet, but this was on the upper end of the PR-9, the medium density, and was still within that range. It was surrounded by residential across from Desert Willow, so he thought it was better than commercial, although it would have been community commercial and a little bit different mix then typical retail, but he thought it would fit into the neighborhood very well. Traffic was considered and it shouldn't be an impact and he was in favor of the project. Chairperson Lopez concurred. He thought the project was going to be a much nicer addition to this area then having commercial, so he very much in favor of the recommendation to City Council for the general plan amendment. He also thought the project itself had a lot of merit. The architecture was very nice and for PR-9, it was a nice development. He was also in favor and asked for a motion. Action It was moved by Commissioner Tschopp, seconded by Commissioner Campbell, approving the findings as presented by staff. Motion carried 4-0 (Commissioner Finerty was absent). It was moved by Commissioner Tschopp, seconded by Commissioner Campbell, adopting Planning Commission Resolution No. 2392, recommending to City Council approval of Case Nos. GPA 05-03, C/Z 05-04, PP 05-25 and TT 33719, subject to conditions. Motion carried 4-0 (Commissioner Finerty was absent). IX. MISCELLANEOUS None. 14 INITIAL STUDY CASE NOS. CASE NOS. GPA 05-03, C/Z 05-04, PP 05-25 AND TT 33719 ENVIRONMENTAL EVALUATION CHECKLIST COMMENTS AND POSSIBLE MITIGATION MEASURES (CATEGORIES PERTAIN TO ATTACHED CHECKLIST) AESTHETICS c. The site in the present condition can be termed as aesthetically offensive due to blow sand problems. The Palm Desert Architectural Commission must approve the proposed development. d. New light will be produced but the project will be required to prevent lighting spill over. In addition, the requirement for an engineered lighting plan per Ordinance No. 826 will assure that this condition is fulfilled. II. AGRICULTURAL RESOURCES a, b, c. The site is vacant desert with minor amounts of native desert vegetation. The site has never been used for agricultural purposes nor shown on maps as agricultural. III. AIR QUALITY a&b. During construction, particularly grading, a potential dust problem is a short-term impact. Requiring that the ground be watered during days in which grading occurs will mitigate this problem. City of Palm Desert Grading Ordinance requires this. Because the site is already an urbanized setting its development will not result in an overall deterioration of ambient air quality. This conclusion is supported by the discussions relating to air quality contained in a draft environmental impact report prepared for the North Sphere Specific Plan. Completed development of the site will result in less dust leaving the site then currently occurs with the site's vacant condition. c. Development of this site will not result in any climatic changes. This is due to its size and identified uses. d. The proposed development does not call for uses that would create substantial pollutant concentrations. e. The proposed development does not call for any odorous land uses. INITIAL STUDY PP 03-19 IV. BIOLOGICAL RESOURCES a. The property is in the designated area of the Coachella Valley Fringe-Toed Lizard. This project will eliminate all fringe-toed lizards within the project boundaries. Pursuant to the Coachella Valley Fringe-Toed Lizard Habitat Conservation Plan, the loss of lizards and habitat can be mitigated by payment of a$600 per acre fee for each acre developed. Project will be conditioned to pay said fee. Mitigation fee will be used by Nature Conservancy to purchase land in special preserves. The Coachella Valley Preserve will create suitable habitat for lizards as well as other species. The site may contain other dune species, which are of statewide concern (i.e., Coachella Valley Milk Vetch). A multi species habitat conservation plan is being prepared by CVAG, which will establish preserves and conservation practices to insure the future survival of these dune species. b. No riparian habitat present on site. c. No wetlands habitat present on site. d. No migratory fish or wildlife present on site. e. No local policy or ordinance protecting biological reserves other than that delineated in item (a) above. f. See (a) above. The dune species of concern are not migratory in nature. The site has been designated for development with mitigation fees within the Coachella Valley Fringe-Toed Lizard Habitat Conservation Plan. V. CULTURAL RESOURCES a-d. The cultural resource study performed as part of the North Sphere Specific Plan found no evidence of any cultural, archeological or historical significance on this site. In addition, state law requires that should any evidence be found during construction, construction must cease and the site cleared. VI. GEOLOGY AND SOILS a (I-iv). The area is subject to earthquakes and seismic shaking. Various studies have concluded that with proper building design, which is required by the Uniform Building Code, people will not be exposed to substantial adverse effects. �� INITIAL STUDY PP 03-19 MITIGATION MEASURES The City of Palm Desert grading and building permits procedures required detailed geotechnical reports addressing grading specifications and the settlement and expansive characteristics of on site soils. All structures must be designed to UBC requirements to insure that buildings are constructed within the acceptable level of risk set forth herein for the type of building and occupancies being developed. b. Development will reduce blow sand erosion, which is common in this area. There is no topsoil present. c. See mitigation measure above. d. See mitigation measure above. e. Sandy soil is capable of supporting septic tanks but they will not be used, as sewers are available. VII. HAZARDS AND HAZARDOUS MATERIALS a. Site and immediate area are not subject to routine transport, use or disposal of hazardous materials. b. Project will not create health hazards or potential health hazards. c. There is no school within 1/4 mile of the site. d. The site has not been identified on the list of hazardous materials sites. e. Site is not within two miles of a public airport. f. No private airstrip in area. g. Project will not interfere with city's emergency response or evacuation plan. h. Project will not increase the fire hazard in area with flammable brush, grass or trees. VIII. HYDROLOGY AND WATER QUALITY While any development results in the use of water and therefore reduces the amount otherwise available for public water supplies, the Coachella Valley Water District assures that there is a sufficient water supply to accommodate this growth. In addition, 3 INITIAL STUDY PP 03-19 the Coachella Valley Water District plans to construct additional water facilities in the Palm Desert area to accommodate current and future development. a. Project will be required to comply with Palm Desert Master Plan of Drainage and the grading ordinance. b. Project will use water provided by CVWD and will not interfere with groundwater recharge. c, d, e. Water will be redirected to drainage facilities designed and constructed to accept the water from the site. f. Project will not substantially degrade water quality. g. Site is not within a 100-year flood hazard. h. See (g). I. Area is not subject to flooding. j. Area is flat desert land not subject to seiche, tsunami or mudflow. IX. LAND USE AND PLANNING a. The site is zoned for the proposed use. b. Project is consistent with the General Plan and zoning. c. Property is not subject to habitat conservation plan or natural community conservation plan, other than that discussed in Section IV (a1). X. MINERAL RESOURCES a. No known mineral resources. b. No locally important mineral resource recovery site delineated on local general plan. XI. NOISE a, b, c, d. L! INITIAL STUDY PP 03-19 Construction of the project will increase ambient noise level. The increase is not expected to create an annoyance to adjacent residential properties. All uses on the site will be required to comply with the city noise ordinance. MITIGATION MEASURES Strict adherence to construction hours and days will be required. Additional measures to mitigate traffic and operational noise will be required. Noise levels will be mitigated so that the General Plan Noise Element limits are not exceeded. e&f. Project is not within two miles of a public airport or in vicinity of a private airstrip. XII. POPULATION AND HOUSING a-c. The proposed project is for an office/industrial building. No new residents from the project. XIII. PUBLIC SERVICES The property is presently vacant and serves no productive use. A commitment to urban uses was made as the area surrounding the study area has been developed, and the general plan and zoning maps designated for a planned community development. Infrastructure improvements (i.e., streets, utilities) will be installed by the developer. The proposed land use would increase the economic productivity of the land in terms of land efficiency and greater economic return generated from these uses, versus the current state of the land. Fire and Police Protection Police and Fire service has indicated that they can service the proposed project. Schools The project will be required to pay school mitigation fees per state law at time of building permit issuance. Parks The project will not impact parks. Other Public Facilities Libraries and other public facilities are adequate to serve the project. N'� INITIAL STUDY PP 03-19 XIV. RECREATION The industrial project will not increase the use of current parks or recreational facilities within the area. XV. TRANSPORTATION/TRAFFIC a-b. As part of the conditions of approval the applicant shall be required to provide road improvements as provided by the Circulation Element of the General Plan. Except for additional vehicular movements discussed above, the project should not generate additional demands on existing transportation systems. The proposed circulation systems have sufficient capacity to accept any additional traffic produced by the proposed residential project. The project will not deteriorate LOS on Gerald Ford Drive. Principal access to the project area will be via Portola Avenue, which is designed to handle vehicular traffic for this type of use. c. Project will not change air traffic patterns. d. Street design and intersections will be designed to meet all city standards and the project will not include incompatible uses. e. Emergency access will be acceptable. f. There will be a demand for additional parking facilities, which will be supplied by the project on site in compliance with city code. g. Off street sidewalks will be provided for pedestrians and bicyclists. Street improvements will minimize traffic hazards to motor vehicles. XVI. UTILITIES AND SERVICE SYSTEMS a. Project will not exceed limits. b. CVWD has indicated ability to serve this project. c. Construction of said facilities are currently under review. They will occur with or without this project. d. See (b) above. e. See (b) above. 0 INITIAL STUDY PP 02-20 AND DA 97-2 AMENDMENT 1 f. Landfill space is available in the immediate area and long term will be available at Eagle Mountain. g. City will enforce these statutes through Environmental Conservation Department. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a. See IV (a). b. None. ',�► •['TiL� 7 (� ENVIRONMENTAL CHECKLIST FO� ( 1. Project Title: C��4 �/�NA' 2. Lead Agency Name and Address: C/ 7"�f Of-� �qGry! t�'SE,eT .13 •sio i.�E� ,���1tt/ r pAC/!? ��'_Fie T ; ,��'A 2ZlOb 3. Contact Person and Phone Number: � A/Y , /7G1�) �'•l!G • ��// 4. Project Location: .S'D!/7�1�T C�'.�Pit�%'R Of-" F�iQN.L� ,SiNATi$q d- %4��°..Te��4' 5. Project Sponsar's Name and Address: �, }ff?� /�'J�-'Y,�/2 - ��% i.'��?.�� � O, . � � 6. General Plan Designation: L''�i' �. zoning: �• C. %� � 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheet(s) if necessary.) � eSE�/�.�PG Au�c,/ .�.�lE r. C�N�f D� x'�t/f t� ,o,r�c.�l►,,L ,�,¢ .�PG�'L'/SF_ �it/ .�Nl� r�i1:��7�/E �_.�G' T FG� %SQ - --l�L�L T iP.�i'LI.�yTi/�G ;AEt^�� T_ 9. Surrounding Land Uses and Setting: (Briefly describe the project's surroundings.) �,�t�• ��iL�.crTl�G ��y�r� - �PE�'i NT�iG � � �8,�'� - r�.�c,•��c..ir j � T-- - se�'� � �',c�� o�s'� 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): �//LT�i�,�; �ri�,/G �,.L'.��.5 _ �'i��,�PA�TZI�NT �j/1✓� ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ ❑ 0 ❑ a ❑ Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utitities ! Service Systems CTTY (STANDARD)VSACUTB�2005122628.1 ■ ■ ■ ■ ■ ■ Agriculture Resources Cultural Resources Hydrology ! Water Quality Noise Recreation Mandatory Findings of Significance Page 1 of 15 ❑ ❑ D ❑ ❑ Air Quality Geology / Soils Land Use / Planning Population / Housing Transportation / Tra�c FORM "J" DETERMINATION (To be cor� .ed by the Lead Agency): On the basis of this initial evaluation: � (� I find that the proposed project COIILD NOT have a significant effect on the environment, and a NEGATIVE � DECLARATION will be prepared. �, � I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATNE DECLARATION will be prepared. � I find that the proposed projec6 MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACf REPORT is required. � I find that the proposed project MAY have a"potentially significant" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards> and 2) has been addressed by mitigation measures based on the eazlier analysis as described on attached sheets. An ENVIRONMENTAL IlvIPAC"T REPORT is required, but it musi analyze only the effects that remain to be addressed. � I find that although the proposed project could have a significant effect on the environment, because all gotentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATNE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. �� : � � Signature � - c.vy Printed Name �� � Date � �'iT3/ G'C .�iR�/j9 ?.�"��•�'7" For EVALUATION OF ENVIRONMENTAL IMPACTS: A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A"No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A"No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a"Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). CI'CY (STANDARD)4SANTB12005�22628.1 Page 2 of 15 � � FORM "J" Earlier analyses may be us� rhere, pursuant to the tiering, program EIR, �.ier CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: / i a) Earlier Analyses Used. Identify and state where they are available for review. b) c) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. Supporting Information Sources. A source list should be attached, and other sources used or individuals contacted shouid be cited in the discussion. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies shoald nornnally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Mitigation Measures. For effects that are "L.ess than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. The explanation of each issue shauld identify: � a) b) the significance criteria or threshold, if any, used to evaluate each question; and the mitigation measure identified, if any, to reduce the impact to less than significance. � SAMPLE QUE5TION Issues: AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, tress, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? C1TY (STANDARD)1SACUTB�2005122628.1 Less Than Significant Potentially With Less Than 5ignificant Mitigation Significant Impact Incorporated Impact ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Page 3 of 15 ❑ ❑ ❑ No Impact �l � � � FORM "J" i. _ .. ( ` � Issues: � AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources aze significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepazed by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Fazmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Fazmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Fazmland, to non- agricultural use? AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution contro! district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an appiicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? CITY (STANDARD)\SACUT6�2005122628.1 Poten[ially Significant Impact � .�ss �� Signiiicant W ith Mitigation Incorporated Less Than Significant No Impact Impact ❑ ❑ ❑ ,� ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Page 4 of 15 ❑ � ❑ � ❑ � ❑ � 0 ►� FORM "J" t \ l ( Issues: d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? BIOLOGICAL RESOURCES. Would the project: a) b) c) d) e) Have a substantial adverse effect, either directly or through habitat mod�cations, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, palicies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Have a substantial adverse effect on federally protected wedands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through d'uect removal, filling, hydrological interruption, or other means? Interfere substantialiy with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? CTTY {STANDARD)�.SAC.VTB�2005�22628.1 � . �ess T1�an Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact ❑ ❑ ❑ ❑ ❑ ❑ ❑ Ci � �❑ � Page 5 of 15 ❑■ �� ❑� �❑ � � C � C � No Impact � � ! �� ��� ►. 1_� FORM "J" �.. �. _.., i Issues: � Conflict with the provisions of an adopted Habitat Conservation Flan, Natwal Community Conservation Plan. or other aQproved local, regional, or state habitat conservation plan? CLTL'TLJRAL RFSOURCES. Would the groject: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or ind'uecdy destroy a unique paleontotogical resource or site or uni.que geologic feature? d) Disturb any human remains, including those interred outside of forma] cemeteries? GEOLOGY AND SOILS. Would the project: a) F�cpose people or stivctures to potential substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a known earthquake fault, as detineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial sail erosion or the loss of topsoil? CITY (STAI�DARD}�SACVT6�2005122628.1 t` ..,ess Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 0 0 ❑ � ❑ ❑ ❑ ❑ ❑ ❑ ❑ o ❑ ❑ ❑ ❑ ❑ ,� ❑ �.. ❑ {� o l�C ❑ � ❑ � ❑ ❑ ❑ �, 0 0 ❑ �$( ❑ o o i� ❑ ❑ ❑ � Page 6 of 15 FORM "J" C C_ ` Issues: � c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading,subsidence,liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18 1 B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or altemative waste water disposal systems where sewers are not available for the disposal of waste water? HAZARDS AND HAZARD�US MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upsetand accident conditions involving the re3ease of hazardous materials into the environment? c} Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? CITY (STANDARD)1SACUTB12005122628.1 ( ...ess Than Significant Potentially With Less Than Significant Mitigation Significant Impaci Incorporated Impact o ❑� o ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ a Page 7 of I S No Impact �C ❑ � ❑ � ❑ � ❑ � ❑ � ❑ �, FORM "J" � l ". t , ,- Issues: e) For a project located within an airport land use plan or, where such a plan has not been adogted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? � For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater rechazge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-ezisting neazby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? CiTY (STAyD�RD)1SANTB12005�22628.1 Potentially Significant Impact ❑ ( Jess Than Significant With Mitigation Incorporated ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Page 8 of 15 Less Than Significant Impact ❑ No Impact � ❑ � ❑ � ■ ►�' ❑ � ❑ 119. � � FORM "J" . ±- � Issues: d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e} Create or conuibute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? � Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazazd azea as mapped on a federal Flood Hazard Boundary or F1ood Insurance Rate Map or other flood hazard delineation map? � h) Place within a l0U-year flood hazard �- area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failnre of a levee or dam? j) Facgose people or structures to inundation by seiche, tsunami, or mudflow? L�1ND USE AND PLANNING. Would the project: a) Physically divide an established community? � ��ss Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact o ❑ ❑ �C ❑ ❑ ❑ D ❑ ❑ ❑ ❑ ❑ ❑ a ❑ ❑ ❑ ■ �i O � ❑ � ❑ � o �C ❑ � n . � CiTY �STANDARD)1SACUTB12005122628.1 Page 9 of l5 FORM "J" C_. C- � lssues: b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or aoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? MINERAL RESOURCFS. Would the project: a} Result in the loss of availability of a known mic�ral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standazds of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? C1TY (STAiVDARD}1SACUTB�2005122628.1 �� ress Than Significant Potentialiy With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact � ❑ ❑ ❑ ❑ a ❑ ❑ � � ❑� �' ❑ ❑ ❑ ❑ 0 0 Page 10 of I S ❑ �, ❑ � ��� �� � � ❑ � ❑ � � :/ FORM "J" � � .... ij r'._ Issues: e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airpoR or public use airport, would the project expose peaple residing or working in the project azea to excessive noise levels? � For a project within the vicinity of a private airstrip, would the project expose people residing or working inthe projectareato ezcessive noise levels? POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an azea, either directly (for example, by proposing new homes and businesses) or ind'uectly (for example, through extension of road or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Disglace substantial numbers of people, necessitating the construction of replacement housing elsewhere? PUBLIC SERVICFS. Would the project: a) Result in substantial adverse physical impacts associated with the provision of new or physically al[ered govemmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance ob}ectives for any of the public services: Fire protection? CiTY (STANDARD)�SACUTBl2U05�22628.1 Potentially Significant Impact ❑ � ❑� l. ;ss Than Significant With Mitigation Incorporated ❑ C � ❑ ❑ ❑ ❑ ��� � Page 1 I of 15 �� ❑� Less Than Significant Impact ❑ � �� No Impact � ►. ►� ❑ � ❑ �Y ❑� ��� �� ►�� ��� � � C (,, Issues: Police protection? Schools? Parks? Other public facilities? RECREATION. Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which have an adverse physical effect on the environment? TRANSPORTATION / TRAFFTC. Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Ezceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traff'ic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? CffY (STANDARD)1SACUTBlZQ05�22628.1 � .ess Than Significant Potentially W ith Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact o a o �C ❑ ❑ ❑ � 0 0 0 � L7 ❑ ❑ �. ❑ ❑ ❑ � 0 0 ❑ � ❑ 0 0 �' a ❑ ❑ � D ❑ ❑ C� o ❑ ❑ � Page 12 of 15 FORM "J" � � � \ `, . Issues: e) Result in inadequate emergency access? fl Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? UTILTTIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause sign�cant environmental effects? c) Require or resuit in the construction of new storm water drainage facilities or expansion of existing facilities, the conshvction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? In making this determination, the City shall consider whether the project is subject to the water supply assessment requirements of W ater Code Section 10910, et• sea. (SB 610), and the requirements of Government Code Section 664737 (SB 221}. CI'TY (STANDARD)ISACVTB�2005122628.1 '` .CSS TI13S1 Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ o o �(' ❑ o ❑ �C ❑ ❑ ❑ � ❑ ❑ O 1� O O O � ❑ O 0 �' � � ❑ � Page l 3 of I S FORM "J" C.^ i l � �. Issues: e} Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? � Be served by a landfill with sufticient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? MANDATORY FINDIIVGS OF SIGNIFICANCE a) Does the project have the potential to substantially 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; substantially reduce the number or restrict the range of an endangered, rare or threatened species; or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term environmental goals to the disadvantage of long- term environmental goals? c) Dces the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) CtTY (STANDARD}\SACI{TB�2005�22628.1 Page 14 of IS Potentially Significant Impact ❑ �� �ss �� significanc With Mitigation Incorporated ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Less Than Significant Impact O No Impact � D I�. ❑ � 0 � ❑ � ❑ � FORM •7„ ' �- \ i� , Issues: d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either d'uectly or indirecdy? C[TY lSTANDARD)tiSAC1TT8�2005122628.1 � ,.ess Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact ❑ ❑ ❑ � Page 15 of I S FORM "J" ��. � ENVIRONMENTAL IMPACT ASSFSSMENT � (STAFF RECOIVIII�NDATION FOR INTERNAL USE ONL7n 1. Name or description of project: �*�T���� 2. Project Location — Identify strcet sp�y�,y^T C�PNr�� OF �yP,/jYt/� SvNIp�T,�i� address and cross streets or attach a /�it/Y7 R�ie TLI,�!' �it�iti/lJ�E . map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadtangle name): 3. Entity or person undertaking projec� a. � � rY G� ��c'�Y! ���'�eT- 7�.�y ����-a s. other (Private) ( I ) Name: (2) Address: 4. Staff Determination: The City's staff, having undertaken and completed an Iaitial Study of this project in accordance with the City's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" for the purpose of aseertaining whether the pmposed project may have a significant effect on the environment, has reached the following conclusion: a. ]� The project could not have a significant effect on the environment; therefore, a Negative Declaration should be adopted. I� b. ❑ The Initial Study identified potentially significant effects on the environment but revisio� in the � project plans or proposals made by or agrced to by the applicant would avoid the effects, or mitigate tb,e effects W a point where clearly no significant effects would occur; therefore a Mitigated Negative Declaration should be adopted. c. ❑ The project may have a sign�cant effect on the environment; therefore, an Environmental Impact RepoR will be requiretl. �� Date: !� ,3 �Q Staff: � / // f� SA 121594.11CfI'Y�2005 I._����Y l � CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM TO: Department of Community DevelopmentlPlanning Attention: Tony Bagato FROM: Phil Joy, Associate Transportation Planner SUBJECT: TT 33719 Catavina DATE: April 13, 2006 The following are conditions of approval for the project; 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 Map; and (c) the aforementioned landscaping shall be the responsibility of the property owners association. Landscaping plans shall be submitted for review simultaneously with grading plans. 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. �- DESIGN PLANS � 8. Storm draiNretention 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 sta�t 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. 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. Waiver of access to Frank Sinatra Drive and Portola Avenue, 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 including the following. • .Dedication of 75' of right-of-way on Portola Avenue for; 9' half center median, 42' of pavement width, and 24' of parkway for an 8' sidewalk-minimum 4' from curb. • Construct interim median at project entry on Portola Avenue to restrict exiting left tum movements. � • Project shall pay for one fourth of the signalized intersection at Frank Sinatra and Portola Avenue. . 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. (. C 17. All public improvements shall be inspected by the Department of Pubtic 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 oompleted. 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, Storm water 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 Eliminatian System (NPDES) General Construction Permitfor storm water discharges associated with construction. Developer must contact Riverside County Flood Control District for informational materials. SPECIAL CONDITIONS 23. The "limited use area" identified in the visual sight analysis for the entryway shall be shown on the landscape plan, filed concurrently with the grading plan. � ti Phil Joy � c:wuewon�siconaruo�,s a,opaovennuaPsirr a3»9 car��N,a aona�s a � F'�,wi c.���. � � � � �y� ��� � �.�,r... Tom Tisdale Fire Chief Proudty serving the unincorporated areas of Riverside Cou�ry and the ciNes of: Banning 4 Beaumont d Calimesa a Canyon Lake a Coachella 0 Desert Hot Springs � Indian Wells O lndio � Lake Elsinore O La Quinta � Moreno Valley � Palm Deseh 0 Perris 0 Rancho Mirage � San Jacinto ¢ Temecuta Board of Supervisors Bob Buster Dislrict 1 John Tavaglione District 2 Jim Venable Disvict 3 Roy Wilson oistnct a Tom Mullen District 5 �;. RIVERSIDE� JUNTY FIRE DEPARTMENT In cooperation with the California Department of Forestry and Fire Protection 210 West San Jacinto Avenue • Perris, Califomia 92570 •(909) 940-6900 • FAX (909) 940-6910 1��CEIVED Covc Firc Marshal's Of�'icc 73710 Frc:d Waring Drive # 102 Palm Dcsert CA 92260 (760) 346-1 x70 TO: j('q�Ci �d .,� _ V 1Z1�i ry C�- DEC 0 1 2a,�5 C01d1dUNITY DEVELOPMENT DEPARTMENT CITY OF PAL.N DESERT DATE: ���3c�e�� REF: ��� -a� -�3� c.Z �5 -� -� �� as-a s If circled, conditions annly to proiect ��I �' � 4. S � 7. 8. � 10. With respect to the conditions of approval regarding tlie above referenced project, the fire department recommends the fotlowing fire protection measures be provided in accordance with City Municipal Code, NEPA, CFC, and CBC or any recognized Fire .Protection Standards: The Fire Department is required to set a minimum fire flow far the remodel or construction of all buildin�s ner UFC article 87. A fire flow of 1500 gpm for a 1-hour duration at 20 psi residual pressure must be available before any combustible material is placed on the iob site. Provide or show there exists a water system capable of providing a gPm flow of: 1500 gpm for single family dwellings 2500 gpm for multifamily dwellings 3000 �um for commercial buildin�s The required fire tlow shall be available from a wet barrel Super Hydrant (s) 4"x 2%:" a 2'h", located not less than 25' nor more than: 2Q0' from any portion of a single family dwelling measured via vehicular travelway 165' irom any portian of a multifamily dwefling measured via vehicular travelway 150' from any portion of a commercial bailding measured via vehicular travelwav Water Ptans must be approved by t6e Fire Marshat and include verification that the water system will produce the reauired fire flow. Please be advised the proposed project may not be feasible siucc the existin� water mains will not meet the required fire flow. �� < 11. Instail a complete NFPA 13 tire sprinkler system. This applies to :�II buildings with a 3000 square foot tota! cumulative tloor area. The Fire Marshal shall approved the locations of af! post indicator valves and fire department connections. All valves and connections sl�all not be tess than 25' from the building and within 50' of an approved hvdrant. Exemoted are one and two familv dweltings. t2. All valves controliing the water supply for automatic sprinkfer systems and Water-flow switches shali be monitored and alarmcd per CBC Chapter 9. �`l t 1n 1.yoY,�� �� t�l�� 13. Install a fire alarm system as reauired bv the UBC Chaater 3. 14. Install portable fire eatinguishers per NFPA 10, but not less than one 2A l OBC extinguisher per 3000 square feet and not over 75' walking distance. A"K" type fire extinguisher is required in all commercisl kitchens. 15. Install a Hood/Duct automatic fire extinguishing system per NrPA 96 in all pubtic and private cooking operations except singl�f�mily residential usage. 16. Install a dust col{ecting system per CFC Chapter 7b if conducting an operation that uroduces airborne oarticles. (� All building shall be accessible by an atl-weather roadw�y extending to wit!►in 150' of all portions of the exterior walfs of the first story. The roadway shall not be less than 24' of unobstructed widtl� �nd l3' 6" of vertical clearance. Where parallel parking is required on both sides of the street the roadway must be 36' wide and 32' wide with parking on one side. Dead-ead roads in excess of 150' shall be provided with a minimum 45' radius turn-around 55' in industrial devefopments. � Whenever access into private property is controlled through use of gates, barriers or other means provisions sfial{ be made to install a "Knox Boz" key over-ride system to a11ow for emergency vehicle access. Minimum gate. width shall be 16" with a minimum vertic�l clearance of 13'6". �i A dead end single access over 500' will require a secondary �ccess, sprinklers or other mitigative measures approved by the Fire Marshal. Under no circnmstance shall a dead end over 1300' be accepted. / _. .. _ i � .- ( � A second access is required. This can be accomplished by two main access points from a main roadway or an emergency gate from an adioining develo�ment. 21. This project may require licensing by a state or county agency, to facilitate plan review the applicant shatt prepare and submit to the Fire Marshal a letter of intent detailing the proposed usage and oCcupanCY tVDe. 22. Afl buildings sfisll fiave ifluminated addresses of a size approved by the citv. 23. AU fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately to the Fire Marshal for �pprov�l prior to consti'llction. � Conditions subject to change with adoption of new codes, ordinances, taws, or when buitding permits are not obtained within twelve months. 2S. All efevators shall be minimum �urnev size;, AI! questions regarding the meaning of these conditions should be referred to the Fire Marshal's Of'fice at (760) 346-1870 in Palm Desert. Location: 73710 Fred Warin� Drive #222. Palm Desert CA 92260 Other: ) ��,�,�.n` �c �.P `''�'�rvi*7 l���crl �P7 i �a2 �/S.cn c._. CY`�rnhc�S'[/�:�a9� �L7�, V-.� � c�y�'� �� �� �T'-� 2� �('�Yl� ��./'1 Ci i T CCI•►-� ,�). ;�tt � �.Lt�v 7�f►.��-Q A�LZ� C'JP c�cn. � � o, s��r� _ ���'c `�� �s-� n� !�� j ��r Sy� �c�r�i,�-j � �-`� Sincerely, David A. Avila Fire Marshal � ( ,_ � , Steve ; . Canlon� Pat . Monday, November 28� 200510:17 AM to; Smilh. Steve Subj�ct: Conditi�ons of Approvai k x� Offk:e of Energy Managemen� C-- In ADDITION to ihe mtnimum energy e�cie�c.y standards set fath in the current edidon of Titte 24 Calif. Administradve Code (CAC} tlte projec� shall inoorpor'ats the fdlawb'�g energy efflciency features. 1) Ar+chitectural desipn for energy cons�ervation shall incorporate structural overt�anss, or an�titectural projections, for shadinp ot aq easbem, southsm and w�t� fscktg glazing. Whero shsding by architectur� design is unfessible h these iocatlons. giazinp shaN cortsist of ths following: a) Thertnal break desipn window andlor door frames. b) U fsctor of .40 or less (NFRC t�ested) c) SHC3C value ai 0.35 or less (NFRC tested) 2) AU vented att� sh�ll have a radiant be�rier roof sheathing installed per TiUe 24 CAC 2005 edition. 3) All Aat or low sloped exterior root aurfaces ah� have a Cool Roaf reflectiva caatlng. 4) a) b} c) d) e) 9� HVAC equipment minimum s�ds: Fuel typs: AN hsatin� shall bs by na�ual gas. Fumece etfldency to be a mMfmum AFUE retlng of 8096 SEER: 14.0 minimum EER : 11.5 minim�n HSPF: 8.0 minimum. Dud insuletlon shaN bs R-6 or bsKer. Alt duds shaq be pressuro �ated tor leakage cwnformir�p 5i Ener'AY Star APP�(anc�s. a) Dishwashers b) Ref�iperataa c} Clothes Weshers d) qothes Dryors ( Must be e) Celling fans � Exhaust far�s to curterrt standards in TiUe 24 CAC 2005 editi�on. if provided by the developer� all ths fdiawing applierxxs shail be Enengy Star reted: Natural Oas ony) 8) �i�ir�9: Lighdn9 in all laundry rooms, u�lky rooms� mec:henic� rooms, dosets and garages shell be fluorescent contrdled by a manual - ai� automatic - off ocxxipancy sensor. AH common area landscape Itgh�ng shaU be fluores�e�t. 7) AN oommon area public poola snd spas shaH have soler water hea�ng conform�g to cuRent Plumbing Code and Solar Energy Code standanis. Natural gas heaters tor the common area public pools and spsa are peRnitted with a AFUE ot .9296 minimum. �. . � , �_ CITY OF PALM DESERT BUILDING & SAFETY DEPARTMENT INTEROFFICE MEMORANDUM To: From: Date: SubJect: Francisco Urbina, Associate Pla�ner Sam Srymanski, Senior Plans Examiner November 15, 2005 GPA 05-03, CZ 05-04 & PP 05-25 I have reviewed the information provided and have the following comments: 1. Project must conform to the following reference codes: 2001 2001 2001 2004 2005 2001 2001 CALIFORNIA BUILDING CODE (Based on 1997 UBC) CALIFORNIA MECHANICAL CODE (Based on 2000 UMC) CALIFORNIA PLUMBING CODE (Based on 2000 UPC) CALIFORNIA ELECTRiCAL CODE (Based on 2002 NEC) CAL{FORNIA ENERGY CODE CALIFORNlA BUILDING STANDARDS ADMINfSTRATIVE CODE CALIFORNIA FIRE CODE 2. An approved automatic fire sprinkler system shall be installed in every building (except R3 occupancies) where the total accumulation of gross floor area is 3000 square feet or more. (Reference City of Palm Desert Ordinance 1054) 3. Alf contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm desert Municipal Code, Title 5. 4. All contractors and/or owner-builders must submit a valid Certificate of Worker's Compensation Insurance coverage prior to the issuance of a building permit per Califomia Labor Code, Section 3700. 5. Address numerals shail comply with Palm Desert Ordinance No. 1006. You may request a copy of the Ordinance at the Buiiding Department. ... : � E'' .��. �� � _r. ��. November 7, 2005 r PALI�� �ESERT POLICE DEPAl��1v1ENT Served by the Riverside County Sheriff s Department Bob Doyle, Sheriff-Coroner 73520 Fred Waring Drive Palm Desert, CA 92260 (760)836-1600 Fax(760)836-1616 City of Palm Desert Planning Department 73510 Fred Waring Dr. Palm Desert, CA 92260 ATTN: Francisco Urbina, Associate Planner RE: GPA OS-03, CZ OS-04 & PPOS-25 Dear Mr. Urbina, k, 1 � ,,,, � RECEIVED tiL`� 0 8 2005 COMMUNITY DEVELOPMENT DEPA$TMEIZT CITY OF PALM DESERT Thank you for the opportunity to comment on the plan to subdivide 18.67 acres into 1581ots for single fazruly detached and attached units at the southwest corner of Portola Ave., at Frank Sinatra Dr. The following issues of concem related to public safety and law enforcement are presented: 1. Exterior Lighting: I recommend landscape lighting along the length of the exterior walls in all azeas along the public roadways. This could deter any potential thieves from attempting to climb over the walls during darkness and could help prevent vandalism to the walls. 3. Exteriar WalUFence: The exterior wall should be a minimum of six feet high and should not have any landscaping boulders or trees placed close enough to the wall that would allow a potential thief the assistance for climbing. The exterior wa11 should have landscaping of the type, and situated in locations, to maxunize observation while providing the desired degree of aesthetics. An example of this would be the Bougainvillea that has green foliage with red flowers but also has thorns throughout the bush that would deter climbing over it. These plants along the wall could also prevent gaffiti. 4. Exterior Gates: Both gated entrances should have Knox box key systems installed on the outside of each gate to allow police and fire department access in the event of an emergency response. The builder should also consider installing a security camera system that records vehicle traffic entering and or leaving the main gates. This could assist Pa1m Desert Police track suspects involved in criminal activity within the complex. 5. Common Area: The cornmon pazk area should be well lit during darkness to deter any would be thieves from hiding in these parks in an attempt to watch unsuspecting victims in the area. The Community Recreation Center should also remain well lit during the evening hours to deter anyone from using the pool at night when it is closed. C. , �- - Page 2 6. Construction: Ezterior Fence: Prior to construction of the complex, a material storage area should be established along the perimeter of the property and enclosed by a six (6) foot chain link fence with locking gates to mirLm»e theft of materials and/or equipment. "No Trespassing" signs should be clearly mounted on all outward facing fence areas. All expensive appliances should be installed in the units only after a11 doors and windows are installed and locked to prevent theft of these appliances. Equipment, Staffing, and Supervision: It is recommended that a list of serial and/or license numbers of equipment stored at the location be maintained both at the site and at any off-site main office. The public and non-essential employees should have restricted access to the construction azeas. Current emergency contact information for the project and construction superviso� should be kept on file with the Palm Desert Police Department. A list of construction employee's names who aze permitted to be on the construction site in the evening hours should be kept with the construction supervisor in the event deputies check the site and locate unauthorized personnel or trespassers at night. The employment of a security guard should strongly be considered during the evening hours to prevent theft of materials. Lighting and Storage: The developer and/or builder's nazne, address, and phone number should be conspicuously posted at the construction site. Visibility into the construction site should not be intentionally hampered by equipment or storage of constntction materials. Any stored construction material should be stored near as possible to the center of the site and should be kept at a minirnum height to allow view into the site from the roadway. The construction site should be well lit during hours of darkness to prevent intruders and all entrances and exits should be cleazly mazked and locked when not in use. Should the Planning Department, developer, or construction staffhave any questions regarding the above law enforcement and public safety concerns, they may contact Deputy Robert Bishop at (760} 836-1671, between the hours of 8:00 AM and 5:00 PM, Monda.y through Friday. Res�ye tfully Submitted, / � epu B op ID # 2759 Palm Desert Police Department J��fltp +c :o ���II���is� � �ewiwouMes r ��� o � »� �. . ,r ►At,110laE11T v • u a�r� .� +o ,Mpo �,o RECEIVED :; � November 2, 2005 �µ. l Desert Sands Unified School District 47-850 Dune Palms Road • I.a Quiats. Callfornia 9�253 •(760) 777-4Z00 Francisco J. Urbina, Associabe Planner City of Palm Desert 73-510 Fred Waring Drive Palm Dese.r� CA 92'Lb0-2578 Nov a s 2oa� COM:�UNITY DEVELOPMENT DEPARTMENT C1TY OF PALM DESERT Reqnest for Comments: GPA 05-03, CA 05-04 & PP 0�25. Catavina at Palm Desert Subdivide 18.67 acres inbo 1581ofis for single family detached and attached units. Dear Mr. Urbina, This is in response ta your request for input on the above ,���.���..ced project and its eff�ect on public schools. All actions toward residential development will potentially result in an unpact on our school system. School overcrowding is a District wide concern for Desert Sands Unified School District The DistricYs ability bo meet the educational needs of the public with new schools has been seriously impaired in recent years by local, stabe and federal budget cuts that have had a devastating unpact on the financing of new schools. As you are aware, there is a school mitigalion fee that is currently collecbed on all new development at the time building permits are issued. Please feel free to call me if you have further questions. Thank you. Sincerely, 1 ��%�'�' Peggy Davis, Director Facilities Services PD/sm �� � INTEROFFICE MEMORADUM City of Palm Desert TO: FRANCISCO URB{NA, ASSOCIATE PLANNER FRt�M: FRANKIE RIDDLE, SENIOR MANAGEMENT ANALYST SUBJECT: PP 05-25, GPA 05-03, CZ 05-04: CATAVINA AT PALM DESERT DATE: NOVEMBER 10, 2005 The precise plan has been reviewed to determine the need for a bus shefteristop at the project location and inclusion of required trash/recycling enclosure for each project. Bus Shelter: After reviewing the Precise Plans it has been determined that this project will not be conditioned with a� requirement for a bus shelter and tumout. Trash Enclosures: The plans addressing the community commercial to residential medium density, planned residential, and maximum density do not appear to reflect a trash enclosure(s). The single-family residential units do not required this condition unless there is planned a clubhouse or other central/community facility. The plan(s) must provide for a trash/recyc{ing enclosure that is consistent with the Palm Desert Municipal Code. The construction of trash enclosures shall be consistent with PDMC, Chapter 8.12. Waste Management of the Desert must review and approve the plans prior to final approval by the City, since its vehicles will be servicing the complex and the responsible agency to determine trash capacity for the complex. They should also assist in determining the location of enclosure to meet the circulation needs of the disposal (waste) trucks. The Applicant may contact Jennifer at Waste Management of the Desert at (760) 340-6445 regarding this issue. FRANKIE R�lT3DLE � SENIOR MANAGEMENT ANALYST cc: Mark Greenwood, City Engineer Amir Hamidzadeh, Director of Building and Safety � � r. PALM DESERT REDEVELOPMENT AGENCY MEMORANDUM TO: FRANCISCO URBINA, ASSOCIATE PLANNER FROM: L�AURI AYLA{AN, REDEVELOPMENT MANAGER DATE: NOVEMBER 10, 2005 SUBJECT: CATAVINA AT PALM DESERT CASE NOS. GPA 05-03, CZ 0504, TT 33719 AND PP 05-25 I have reviewed the materials that you provided for the proposed Catavina at Palm Desert project, and have discussed them with Dave Yrigoyen, Director of Redevelopment/Housing, and with Janet Moore, Housing Authority Administrator. From the standpoint of an adjacent property owner, the Redevelopme�t Agency takes no exception to the proposed change in use from commercial to residential. We do not anticipate that it wi11 adversety impact our plans for future development on our neighboring property. However, the creation of 158 additional market rate homes is of great concem to us. Since this land was not zoned for residences, the Agency's plan for production of affordable housing does not presently include plans for production of any units associated with the subject parcel. A change in the General Plan and re-zone to residential use will result in a consequent demand to produce fifteen percent of the 158 units at an affordable rate. This requirement should be passed on to the devetoper as either a requirement for actual production of the units as part of their proposed development, or a requirement for payment of fees sufficient for the Agency to produce the additional affordable housing units. For your information, recent projects undertaken by the Redevelopment Agency are costing close to $200,000 per unit for construction of new mu{ti-family dweflings and close to $250,00 per unit for single-family dwellings. These numbers don't include land costs. The Redevelopment Agency prefers, as first course, that the developer produce the affordable units rather than pay in-lieu fee. Please contact me if you have questions or concerns regarding the information provided herein, or if you would like to further discuss this issue. mh cc: Dave Yrigoyen, Qirector of Redevelopment/Housing Janet Moore, Housing Authority Administratvr G:tRDA�Maria HuM\WPDATAVIYLAIAMmemoskxbina111005.doc �� �.. un ine TNAN3/I A6fNCY �� . MfMBFRS: Desert Hot Spiings Palm Spiings Cothedral City Rancho Mlragt Palm Desert lndlon Wells La Quinto Indlo Coachello R)verside County TODAYY MODEI FOR TOMORROW S WORLD November 14, 2005 RECEIVED Mr. Francisco J. Urbina, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 RE: Tentative Tract Map #33719 Dear Mr. Urbina: Nov � s 200� COMMUNITY DEVELOPME:VT DEPART�IENT CITY OF PAL�f DESEBT This letter responds to your request for comments regarding the proposed residential development located on the comer of Portola Avenue and Frank Sinatra Drive. The SunLine Transit Agency (SunLine) staff has reviewed the tentative tract maps and offers our suggestions be{ow. Based on further review, SunLine is not requesting inclusion of transit amenities in the proposed development at this time as we currently do not offer transit service to the proposed project site. SunLine recommends that sidewalks be constructed in alf areas fronting the project site to ensure that future residents are able to access services that are offered in the neighbofiood. As you may be aware, we are currently conducting a study to examine existing routes and to determine how best to improve transit service offered in the community. Although SunLine currently offers service on some segment of Country Club Drive, this route will be realigned based on further evaluation and depending on the resu{ts of the on-going study. Please feel free to contact me at 760-343-3456, ext. 119., if you have any concems or questions regarding this letter. Sincerely, � �.-� V ( Eunice Lovi Director of Planning EVamp cc: C. Mikel Oglesby, General Manager 32-SOS tlorry Olfver Troi►, Thousand Palms, Califoinio 92176 Phone 760-343-3456 Fax 760-343-3845 www.sunitne.org �ATEq ��STR1C� / � i - F / � \ , ESTABLISHED IN 1918 AS A PUBLIC AG► _Y COACHELLA VALLEY WATER DISTRICT POST OFFiCE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (760} 398-2651 • FAX (760) 398-3711 OFFICERS; OIRECT�AS: JOHN W. McFADOEN, PRESIDEN7 STEVEN B. ROBBINS. GETER NELSON, VICE PRESIDENT GENERAL MANA6ER-CHIEF EN6INEER 7fLLfS CODEKAS MARK BEUHLEfl. ASST.GENERAL MANAGER FUSSELL KITAHARA JULIA FEEiNANOEZ. SECRETARY PATRICIA A. LARSON November 14� ZOOS DAN PARKS, ASSL TO GENERAL MANAGER R,E C�EIVED REOWINE AND SHERRlLL, ATTORNEYS File: 0163.1 NdV Z i � 0421.1 0721.1 COMMUN C� QF pALM DESERTARTME^fT Francisco Urbina Department of Community Development City of Pa1m Desert 73-510 Fred W'aring Drive Palm Desert, CA 92260 Gentlemen: Subject: General Plan Amendment No. OS-03, Change of Zone No. OS-04 Tentative Tract Ma� No. 33719 and Precise Plan No. OS-25 This azea lies on the sandy area in the Northern portion of Pa1m Desert and is cansidered safe from regional stormwater flows except in rare instances. This area. is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time by the Federal Emergency Management Agency. Drainage from this area is contributory to the Mid-Va11ey 5tormwater Project. The city may require mitigation measures to be incorporated in�o the development to prevent flooding of the site or downstream properties. These measures may include on-site retention of water from the 100-year storm, dedication of right-of-way for regional flood control facilities or other participation in the financing of regional flood control facilities. Since the stormwater issues of this development are local drainage, the District does not need to review drainage design further. The District will furnish domestic water and sanitation service ta this area in accordance with the cunent regulations of this District. These regulations provide for the payment of certain fees and chazges by the subdivider and said fees and charges are subject to change. Additional domestic water pipelines will have to be installed by the subdivider in order for the District to provide service to all parcels. TRUE CONSERVATION USE WATER WISELY ( _. The Gas Compan�• � A � Sempra Energy'ut�aty November 14, 2005 City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 Attention: Re: Dear: RECEIVED NOV 211005 COkt�ivNf9'Y DSVELOPMENT DLPARTM$NT CM'Y OF PALA[ DESEFtT Francisco J. Urbina, Associate Planner Southern California Gas Company 1981 W. Luqonia Avenue Redlands, CA 92374-9720 Mailmq Address: PO Box 3003 Redlands, CA 92373-0306 Case Numbers: GPA OS-03, CZ 05-04, TT33719 and PP 05-25 Mr. Urbina Thank you for the opportunity to review your plans for the above-referenced project. We have no comments or recommendations to submit on this particular development project. If you need any additional information, please call Gertman Thomas at (909) 335-7733. Sincerely, 1� Bry willcie Technical Services Supervisor r,... � � _. � �y 2005 Supplemettt ta General Plan Guidelines Ezhibit A: Sample Request to the NAHC for Triba! Contact information , ' LOCAL GOVERNMENT ' 'TRIB�,I_. CONSULTATION LIST ItE(�UEST ',, , N�►1'1NE A�IERICAN HERlTAOE COIiAMISSiON 915 CAPiTOL MALL� ROOM 364 S�ACRAMENTO, CA 95814 ta�s� f�-aosz (916) 657-5390 - Fau Projact ntie: �'f7�Ti1`'�///ji�i ' . �., ,�31.. - - , �-: �`r.�� �ocal �iovemmorWL+a�d Ap�ncy; t�l7`y Cf� 1�/..�i% T�,�'lt`.�a Person: �G3VS� ,�'��J�n¢� Pt,one• —�7G� � � •dG// X �/,BC street Address: _�:!"X� F.�1J /�„�/}��N �y,p Fax: �����''' G4/ ? cny: i�� ,�7��r- zp: 9�.'z'�� ProJact Locatbn: County: �i��.l�5/D� [.ocal Actton typs: ____ General Plan � General Plan Amendment _... Pre-ptannirig Outreach Act(vity Project Qescription: CitY/Cammunity: ��/Yl ��2T � ,..` General Plan qement _, Speciflc Plan ,_._ Speci�c Plan Amendment Recommendation to the City Councii for approval of a General Plan Amendment from Comrnuni� Commercial to Medium Density 4-10 du/acre, Change of Zone from General Commercia{ to Planned Residentia! 9, precise plan of design, tentative tract map, and a Nega#ive Declaration of Environmental Impact for a 159-unit single-famiiy residential project on 98.67 acres located at the southeast corner of Frank Sinatra Drive and Portola Avenue. NAHC (!se On/y Date Received; Date Campleted Native American Tribal Con,ultauon �is�s are on�y appiicable for consulting with Califom;a Native Ameriqn tribes per Govemment Cafe Sedion 65352.3. 41 � March 15, 2006 Mr. Tony Bagato Assistant Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 �.. ����I�TED iir:�\ � � ��tii� '�bi'4ti'11'i'`.' DE�'EI.OP',4E�T DEP�RT,liEtiT •,;�CY' 0? P�1L�t UESERT Re: Proposed General Pian Amendment #GPA05-03, Chad Meyer Dear Mr. Bagato: nnoRONco BAND OF MfSSION iNDIANi �,soveaekH w►na+ Thank you for your letter of March 7, 24�6 addressed to Tribal Chairman Maurice Lyons conceming the above referenced project in relation to Govemment Code §65352.3 (SB18). 1 have been asked to respond to the request for consultation. Because the Morongo Band of Mission Indians (the "Tribe") has no knowledge of any specific cultural resources on the site, and the site appears to have no known resources based on the information you submitted, there is technically nothing on which to consult. SB18 consultation triggers when a city is processing a general or specific plan and it must follow a notification procedure and request consultation with the affected tribes. Consultation, however, is based upon cultural resources as defined in the Pubic Resources Code and those resources must either be on the California Historical Register (CHR) or eligible for the Register. Since the Tribe is not aware of any resources on the site, and the site itself appears to have none, there is nothing on which to consult. That notwithstanding, the Tribe would like to request that the City voluntarily consider imposing the following conditions on the project: o ff human remains are encountered during grading and other construction excavation, work in the immediate vicinity shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5. o In the event that Native American cultural resources are discovered during proJect developmenticonstruction, all work in the immediate vicinity of the find shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the overal! project may continue during this assessment period. If significant Native American cultural resources are discovered that require a Treatment Plan, the developer or his archaeologist 245 N. MURRAY STREET. SUITE C - BANNING, CA 42220 - 9i1-849-8807 - fnx 951-922-814b , t March 15 2006 Mr. Tony Bagato City of Palm Desert Page 2 of 2 ,, _. � shall contact the Morongo Band of Mission Indians ("Tribe")'. lf requested by the Tribe, the developer or the project archaeologist shall, in good faith, consult on the discovery and its disposition (e.g. avoidance, preservation, return of artifacts to tribe, etc.). As you know, the first condition is merely a reiteration of State law and the second condition is consistent with State law that makes it illegal to knowingly destroy an archaeological site. Therefore, the Tribe does not believe the City would be averse to imposing these conditions. The Tribe has no objection if the City has some other wording for these types of standard conditions but they should have the same salient points as in the above stated conditions. The Tribe thanks the City for following the SB18 process and for voluntarily considering the comments of the Tribe. Again, because there is technically nothing on which to consult, the consultation process is complete. Thank you for contacting the Tribe. If you have any questions, please contact me at (951) 755-5206 or Britt wilson@morongo.org Si rely, . Britt W. Wilson Project Manager/Cultural Resources Coordinator ' The Morongo Band of Mission Indians realizes that there may be additional tribes claiming cultural affi{iation to the area; however, Morongo can only speak for itself. The Tribe has no objection if the archaeologist wishes to consult with other tribes and if the city wishes to revise the condition to recognize other tribes. ; . .... ��►111"t v 1 lA 56310 Kighway 371, Suite B Post Office Box 391670 Anza, California 92539 BAl`ID OF GA� ��lILLA ~A sovExEYan r��on� �,�C�IVED ��,;=. � � � 2cos March 9, 2006 City of Pal� Desert Tony Bagato, Assistant Planaer 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 Re: GPA 05-03, C/Z 05-04,PP 05-25 and TT33719 Applicant: Chad Meyer Dear Mr. Bagato: '�O�t'dL:rITY DE'�'ELOPKE�T DEPARTSfE:�T t'ITY CF PaL)1 DESERT In review of your recent correspondence regardinq a General Plan Amendment, the Ramona Band of Cahuilla Indians does want to consult with the City of Palm Desert ia accordance with Government Code section 65352.3. We are requestinq the Archaeoloqical survey report and the records search report developed in support of this project. We are aware that the project is within the traditional use area of the Cahuilla people and we are extremelp concerned about Native American sites that are in or near the project area. We are also aoncerned that extensive excavation could uncover Native American artifacts that may have significant sacred, religious and cultural value. We feel that it is necessarp to recommend that a Native American Monitor, assigned by the Ra�aona Band, be included in any further field study and durinq the construction phase of this project. The cost of the Monitor should be made a part of the project develapment budqet. We recoa�mend that Native American Monitoring be included for all projects that will require excavatian. While the proposed project may not include construction at this time our recom�aendation should be applfed for future use. We would like an opportunitp to review all of the informatioa prior to making final comments. If you pou may contact Mr. Joseph Hamilton, Co-Chairman o Bnvironmental Coordinator at (951) 763-4105 Sincerely, � ,� Joseph Hamilton, Co-Chairman Tel: (951) 763-41 O: Fax: (951) 763--�32� F.-mail: admin@ramonatribe.con developed cultural have additional questions r Mr. Anthonp Larqo, (.�^� �_,;- AGUA CALIENTE� BAhD OF CAHUILLA IhDiAnS TRIBAL HISTORIC PRESERVAT(ON OFFICE March 27, 2006 Tony Bagato, Assistant Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92240 RECEIVEI ��� 2 9 ZOU6 COMMUNII'Y DEVELOP'�ii\T DEPART�iEAT CI?Y OF PALH DESERT Re: Request for SB 18 (Government Code 65352) Consultation for Case No. GPA 05-03, C2 05-04, PP 05-25 and TT 33719, Letter dated March 17, 2006 Mr. Bagato: The Agua Galiente Band of Cahuilla Indians appreciates your efforts to inciude the Tribai Historic Preservation Office (THPO) in your project, pursuant to SB 18. Once the SB 18 process is initiated, Indian Tribes have 90-days to request formal consuitation. The proposed project location is not within the Reservation boundaries however, it is within the Tribe's Traditional Use Area. Because of this, I request copies of any cultural resource documentation that might have been generated in connection with these efforts for my review before I provide comments pursuant the SB 18 consultation process. Additionally, please provide a copy of the tentative tract map, and the Negative Decla�ation of Environmental Impact. If you have questions or require additional information, please call me at 760-883-1368. You may also email me at rbeqav crDa4uacafiente.net. Cordially, � Ri hard M. Begay Director of Historic Prese tio AGUA CALIENTE BAND aF CAHUILLA fNDIANS C: Agua Caliente Cultural Register P:1THP01coRespondence120061external projeetsltraditional use area�pd_GPA 3_27_06.doc 650 EAST TAHqUlTZ CANYON WAY� SUITE D, PALM SPRINGS, CA 92262 T 760/325/3400 F 760/32516952 AGUACALIENTE.ORG AGUA CALIEhTE� �AhD � 4F CAHUILLA II�D{AhS TRiBAL HIS70RIC PRESERVATION OFFICE November 29, 2005 RE C E IVED Francisco J. Urbina, Associate Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 t��c� 01 2005 i;OMMUNITY DEVELOPMENT DEPAItTMENT CITY OF PALM DESEIiT Re: Catavina at Palm Desert, GPA 05-03, CZ 05-04, TT33719 and PP 05-25, Riverside County, California Dear Mr. Urbina: I am in receipt of your "Request for Comments and Conditions of ApprovalA dated October 28, 2005. The Agua Caliente Band of Cahuilla Indians appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in you� project. The information on the praject referenced above has been compared to data in the Agua Caliente Cultural Register. Register data indicates that the proposed location is not within Reservation boundaries. However, it is on lands included within the Tribal Traditional Use Area. Because of this, the Agua Caliente THPO �equests the following: 1. Based on the project location within the Traditional Use Area, the Agua Caliente THPO requests copies of any cultural resou�ce documentation that might be generated in connection with these efforts for permanent inclusion in the Agua Caliente Cultural Register. 2. Experience has shown that there is always a possibility of encountering buried cultural resources during construction related excavatians. Given that, the Agua Cafiente THPO requests that an Approved Cultural Resource Monitor(s) be present during any survey andlor any ground disturbing activities. Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a Qualified {Secretary of the Interior's Standards and Guidelines) Archaeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Cultural Resource Coordinator. Please contact our offices for further information about Approved Cultural Resource Monitors. Again, the Agua Caliente Tribe appreciates your interest in our cultural heritage. If you have questions or require additional information, please do not hesitate to ca{I me at 1(760) 883- 1368 or at e-mail rbeqavnu.aquacaliente.net. Cordially, Rict �ard M. Begay, PO, D tor Historic Preservation Offrce C: Agua Caliente Tribal Council Gary Stopp, Chief of Staff Tom Davis, Chief Planning Officer Agua Caliente Gultural Register P�1THP01correspondence�20051extemal projectsltraditional use arealCatvina�d_11_28_05.doc 650 EAS7 TAHQUITZ CANYON WAY, $UITE D, PALM SPRINGS� CA 92262 T 760/325/3400 F 760/32516582 AGUACALIENTE.ORG r h November 22, 2005 �� ARCHITECTURAL REVIEW COMMISSiON ACTION CASE NO.: PP 05-25 APPLICANT (AND ADDRESS); CHAD MEYER, P.O. Box 810, La Quinta, CA 92247 NATURE OF PROJECTIAPPROVAL SOUGHT: Request preliminary approval of revised elevations for a new 159-unit residential subdivision. Catavina LOCATION: Southwest comer of Portola and Frank Sinatra ZONE: PC3 Upon reviewing the plans and presentations submitted by staff and by the applicant, the Architectural Review Commission granted preliminary approval of architecture only. Date of Action: November 22, 2005 Vote: Motion carried 5-0-0-2 with Commissioners Van Vfiet and LambeH absent. (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. CONTINUED CASES: In order to be placed on the next meeting's agenda, new or revised plans must be submitted not later than 9:00 a.m. the Monday eight days prior to the next meeting. /_ •1 , ` � � ARCHITECTURAL REViEW COMMISSION NOVEMBER 22, 2005 MINUTES The other tower should be lowered as weil, but the two towers shouldn't be the same height. Gary McGuire, applicant, was present and asked about the parking lot trees and wondered if they were required to have one tree for every three stalls. Mr. Knight stated that they are required to have one tree for every three staNs in the entire parking lot. Commissioner Gregory commented that he thought that that was too many trees. The building won't be visible at all. Commissioner Vuksic suggested having one tree for every fourth stafl. Mr. Knight disagreed because if you have a double-Ioaded parking aRangement, it doesn't work because then peopie would have to walk into the tree. We try to center them in the parking space so people can walk around them. We're looking for 50% coverdge. Action: Commissioner Gregory moved, seconded by Commissioner Vuksic for preliminary approval subject to, (1) lowering both towers proportionally so that the Wells Fargo tower has an equal amount of area on the top and bottom of the signage, (2) architect will submit a site-line study to show that the roof-mounted equipment is screened completely from view from Monterey Avenue, (3) tile insets on the south and east elevations shall be inset 12", and (4) subject to approvai by the Landscape Manager. Motion carried 5-0-0-2 with Commissioners Van Vliet and Lambell absent. Action: Commissioner Hanson moved, seconded by Commissioner Vuksic to add Case No. PP 05-25 to the agenda. Motion carried 5-0-0- 2 with Commissioners Van Vliet and Lambell absent. � 3. CASE NO.: PP 05-25 APPLICANT lAND ADDRESSI: CHAD MEYER, P.O. Box 810, La Quinta, CA 92247 NATURE OF PROJECT/APPROVAL SOUGHT: Request pre4iminary approval of revised elevations for a new 159-unit residential subdivision. Catavina LOCATION: Southwest comer of Portola and Frank Sinatra ZONE: PC3 G:PlanninglDonna Quaive�wpdocsWgmin1AR051122.MIN 10 . � �.. � � ARCHfTECTURAL REVIEW COMMISSION NOVEMBER 22, 2005 MINUTES _ Action: Commissioner Hanson moved, seconded by Commissioner Vuksic for preliminary approvai of architecture on1y. Motion carried 5-0- 0-2 with Commissioners Van Vliet and Lambeil absent. VI. ADJOURNMENT The meeting was adjourned at 1:45 p.m. STEVE SMITH PLANNING MANAGER G:PlanninglDonna Quaive►lwpdocslAgmin\AR051122.MIN 11 �/' , '` C{TY OF �lf�! DES�R1 73'S � � FRED WARING DRIVE PALM DESERT, CALIFORI3fA 92260-2578 rE�: 760 346—o6�c Fnx:76e 34i-7oq8 infoC�palm-deun.org October 25, 2005 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO.: PP 05-25 APPLiCANT IAND ADDRESSI; CHAD MEYER, P.O. Box 810, La Quinta, CA 92247 NATURE OF PROJECT/APPROVAL SOUGHT: Request preliminary approval of a new 159-unit residential subdivision. LOCATION: Southwest corner of Portola and Frank Sinatra ZONE: PC3 Upon reviewing the plans and presentations submitted by staff and by the applicant, the Architectural Review Commission continued the request to allow the architect to retum with revised plans and elevations. - Date of Action: October 25, 2005 Vote: Motion carried 6-0-0-1 with Commissioner Gregory absent. (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Buiiding and Safety. CONTINUED CASES: In order to be placed on the next meeting's agenda, new or revised plans must be submitted not later than 9:00 a.m. the Monday eight days prior to the next meeting. G, ronwaraamrue (. . � ARCHITECTURAL REV{EW COMMISSION OCTOBER 25, 2005 MINUTES Action: Commissioner Hanson Vuksic for approval by minute Commissioner Gregory absent. moved, seconded by Commissioner motion. Motion carried 6-0-0-1 with � 5. CASE NO.: PP 05-25 APPLICANT (,AND ADDRESS); CHAD MEYER, P.O. Box 810, La Qui�ta, CA 92247 NATURE OF PROJECT/APPROVAL SOUGHT: Request pre{iminary approval of a new 159-unit residentiaf subdivision. LOCATION: Southwest comer of Portola and Frank Sinatra ZONE: PC3 Mr. Smith stated that the site is an odd-shaped property at the southwest comer of Portola and Frank Sinatra. Adjacent to the west, there is the Santa Rosa golf course and Desert Willow gotf course is on the other side of the street. Mr. Urbina stated that they're all going to be two-story homes with a central recreation area. The main entrance will be on Portola. Beth Adams, designer, was present and gave an overview of the proposed project. The idea behind the site plan is to create six and eight-unit clusters of homes with rear-loaded garage courtyards to take the garages off the front elevations. This will be Califomia desert cottage-styfe architecture. There are four single-family plans ranging in square footage from 1,250 to 1,390 square feet. There are finro paired unit plans that are 1,350 square feet. Each plan has two different elevations. The primary difference in the elevations are the roof forms, the entry forms and the detailing. The houses are simple in form. They have twastory and one-story masses. Often there is a decorative wing wail that wili come off the one-story or two-story mass. Sometimes these wing walls help to create a courtyard space, which will serve as an outdoor room for the homeowner. The detaiiing of the homes helps to enhance the desert cottage look. The exteriors will be stucco with recessed windows, which wiN provide shadow lines. There wiil be accent windows, which can be recessed up to 12" to create very dark shadow lines. One style will have wood headers with a curved stucco sill on the bottom. There's iron detailing on the second-story balconies. There are exposed rafter tails and wood beams supporting any G:PlanninglDonna QuaiverlwpdocsWgminWR051025.MIN � ARCHITECTURAL REVIEW COMMISSION OCTOBER 25, 2005 MINUTES ��: cantilevered elements. The roof material will be per style. One style will have a barrel concrete roof tile and another style will have a flat concrete roof tile. The colors are not necessarily the typical La Quinta white stucco. They're a tittle more contemporary with deeper, richer earth tones. They'll vary from a light sand color to a rusted terra cotta. Mr. Urbina asked if some of the homes are going to be attached townhome-type units while others wou{d be comp{etefy detached. Ms. Adams stated that there are single-family homes that are completely detached. There are some that are paired housing, which are two units with a shared wall. Mr. Urbina asked about the design of the perimeter wall. Wiii it be stucco, have inlaid tile, articulation, pilasters, offsets? Mr. Chad Meyer, applicant, was present and stated that the exterior wall will be stucco with stone accents. It will be linea� with offsets and no curves. Mr. Urbina commented that when a project has a long wall, the City likes to see offsets to break it up. Mr. Meyer stated that there will be offsets in the wall with fountains at the comer and the main entry. Mr. Urbina asked about the type of recreation that the applicant envisions at the south end of the property. Mr. Meyer stated that it could be an open field or possibly volleyball cou�ts or something of that nature. We're trying to shy away from having a tennis court. We may make this area a park. Commissioner Vuksic asked the designer what she meant by recessed windows. Ms. Adams stated that they have all of the windows so that they're aligning them with the inside flush with the 2 x 4 wall, which allows a 2'/z" recess on all the windows. Commissioner Vuksic asked if they're using nail-on windows. Ms. Adams stated that they're vinyl windows. The commission commented that vinyi windows don't work very well in the desert, however, Mr. Meyer stated that he's used them here before and they work just fine. The Titie 24 requirements have pushed him into using vinyl. Commissioner Vuksic stated that he has a concem that the more visible elevations (front and rear) have 2 x 4 walls and windows in them with 2"- 2'/z" of reveal and that doesn't seem like enough. I Iook at these elevations that are very nice and I see the shadow lines on them, which are substantial, and I don't see that when I look at the plans. The nailer detail for the side elevations is good, but the front and rear needs more recess. It's Spanish architecture and it needs to look like the walls have some mass to them. The elevations made the recesses look deep, but the p{ans show chunks of building that are popping out and then there's a window in it and the window is only 2'/" inset and I think that it's got to be 12" inset or even 18" inset. You've got to create that kind of powerful change in plane in your G:Planning\Donna Quaive�lwpdocslAgmin1AR051025.MIN g � (�_ ARCHITECTURAL REVIEW COMMISSION OCTOBER 25, 2005 MINUTES (� elevations. Ms. Adams stated that they have created those recesses in accent areas so that those windows can actuaily pop out and give you the deep recesses. Commissioner Vuksic stated that this is the same thing that we say to every single-famity residenbai project. This is a normal standard. The elevations look reatly good, and you're really ciose but iYs that level of quality that you need. Commissioner Hanson asked the applicant how much they're marketing these units for, price-wise. The appiicant stated that they're trying to market these units in a very affordabie way. We're trying to start them in the high $300,000's to the mid-$400,000's. Commissioner Hanson stated that they've got to put some deep recesses in the windows. We ask every developer to do the same thing. Commissioner Vuksic commented that he likes the fact that they're using tiles that have a notch in them that make them look like two-piece tiles and asked if they're using blended colors. Ms. Adams stated that they have flecks of different colors in them. Commissioner Vuksic asked about the material that's going to be used on the fascias. Ms. Adams stated that they're going to be stucco and there won't be any wood fascia boards. Mr. Drell asked about the recessing of the windows on the front and rear elevations. Commissioner Hanson stated that the major window (i.e. great room window) should have a deep recess and perhaps the element that's above the door. Commissioner Vuksic commented that it has to look good and it doesn't mean that every window has to be recessed, but you're going to have to use your best judgement. Commissioner Hanson's idea that you're really going to notice it on a big window is right. Commissioner Vuksic encouraged them as architects to use your judgement and don't try to do the minimum. Make it look good. Commissioner Van Vliet asked about the side yard setbacks. Ms. Adams stated that they're typically 8' from building to building and the typical building height is about 22'6", but on the side elevations the massing breaks down on the sides so you're not experiencing a cavemous situation. One wall may be two stories, but on the other building next to it more often it will be a one-story element. The only time that you'il have two buildings next to each other that are both twa stories is in one situation where (if the floor plans are flipped) two of the houses will be next to each other. Mr. Urbina asked if it would hefp to have a color rendering of a street scape. Mr. Drell asked if he meant that he wanted a perspective. Mr. G:PlanninglDonnaQuaiverlwpdocslAgmin1AR051025.MIN lfl �� ., ARCHITECTURAL REVIEW COMMISSION OCTOBER 25, 2005 MINUTES �� Urbina stated that he doesn't necessarity need a perspective, but would like something that shows us that there will be a variation in roof heights, colors, etc... Mr. Drell stated that a street scape showing the elevations is probabiy what you would like. The exhibits only show the elevations in isolation. Mr. Urbina thought that having a color rendering of a st�eet scape would help sell the project to the planning commission. Mr. Drell stated that this is a different sort of project. The attemative is that they couid attach them. You shouldn't penatize them for detaching them. Commissioner Van V1iet stated that they are tall buildings close together. Mr. Drelf stated that they're tall in our experisnce, but in most other communities they're not that tall. Commissioner Van Vliet stated that they are in our community. They're not in someone else's community. Mr. Dreil stated that our community is changing. Commissioner Vuksic asked if the headers are wood. Ms. Adams stated that they are a°true" wood materiai. Commissioner Vuksic asked if it's the same material as the sills. Ms. Adams stated that the siNs have been changed to a curved stucco sill. Commissioner Van Vliet asked if the stucco will be a shot finish or a smooth finish. Ms. Adams stated that it will be a sand finish. Mr. Meyer stated that the color coat will be troweled on. Mr. Urbina asked about the lot sizes. Mr. Meyer stated that they range from 1,950 up to 5,800 square feet. The average lot size is 2,200 square feet. These are patio-type homes so even though you have a lot, it's maintained by the homeowner's associatian. Mr. Meyer stated that this is the same product that they're doing in La Quinta. Commissioner Hanson commented that they should make their project in Palm Desert better because we don't want the same thing that La Quinta has. Mr. Urbina asked if they're going to have any decorative pavement. Mr. Meyer stated that they're going to use decorative paving at the entry and there are areas with pavers in the alleys between the homes to give some refief to the trees. Commissioner Lopez asked about the entry o� Frank Sinatra and wondered if there was going to be a median strip between the lanes. Will the gates touch each other when they're closed or will there be a median in between them? Mr. Meyer stated that he isn't sure how the gates will work at this point. Commissioner Lopez asked about the trash locations for the units as well as the recreational area. Mr. Meyer stated that the trash locations will be on the side of the homes and they'll be screened. Commissioner Lopez commented that the pool site design looks great but here in the desert during the winter the sun angle comes in low from the south. When you look at your swimming pool G:Planni�gl�onna QuaiverlwpdocsWgmin1AR051025.M1N :1 f f.a^�. �t—. � '` . ARCHiTECTURAL REVIEW COMMISSION OCTOBER 25, 2005 MINUTES area and you're pointed north, there are a lot of trees in the area that are going to obstruct sun from low angie during the winter months. The landscape architect needs to look at this. Action: Commissioner Vuksic moved, seconded by Commissioner Lopez to continue the request to allow the architect to retum with revised plans and elevations. Motion carried 6-0-0.1 with Commissioner Gregory absent. C. Miscellaneous 1. CASE NO.: PP ! CUP 01-22, TPM 30342 APPLICANT (AND ADDRESS): ART JORDAN, 6150 N. 16"' Street, Suite 200, Phoenix, AZ 85016 NATURE OF PROJECT/APPROVAL SOUGHT: Review of exterior colors for the University Commerce Center. LOCATION: 75-450 Gerald Ford ZONE: PCD Action: Commissioner Hanson moved, seconded by Commissioner Vuksic for approval by minute motion. Motion carried 6-0-0-1 with Commissioner G�egory absent. VI. ADJOURNMENT The meeting was adjoumed at 1:35 p.m. STEVE SMfTH PLANNfNG MANAGER G:PfanninglDonna �uaiverlwpdocsWgmin1AR051025.MIN 12