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HomeMy WebLinkAboutOrdinance 1219 and Resolution 2011-02 - Ponderosa Homes II Inc. / MSA ConsultingCITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: APPROVAL OF A CHANGE OF ZONE FROM SERVICE INDUSTRIAL (S.I.) TO PLANNED RESIDENTIAL 5 UNITS PER ACRE (PR-5) AND A TENTATIVE TRACT MAP TO CREATE 15 NEW RESIDENTIAL LOTS ON THE NORTH SIDE OF PICASSO DRIVE WITHIN THE GALLERY RESIDENTIAL DEVELOPMENT, LOCATED ON THE NORTHWEST CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE. SUBMITTED BY: Tony Bagato Principal Planner APPLICANT: Ponderosa Homes II, Inc. Pam Hardy 6671 Owens Drive Pleasanton, CA 94588 CASE NOS: C/Z 10-276 AND TT 36335 DATE: January 13, 2011 MSA Consulting, Inc. Marvin Roos 34200 Bob Hope Drive Rancho Mirage, CA 92270 CONTENTS: Draft Ordinance Exhibit A, Change of Zone Exhibit Draft Resolution Legal Notice Plans RECOMMENDATION Waive further reading and: 1) Pass Ordinance No. 1219 to second reading, approving a Change of Zone from Service Industrial (S.I.) to Planned Residential 5/acre (PR-5); 2) Adopt Resolution No. 2011-2 , Tentative Tract Map 36335, subject to conditions attached. Staff Report Case Nos: C/Z 10-276 and TT 36335 January 13, 2011 Page 2 of 5 Planning Commission Recommendation The project was presented and approved by the Planning Commission on November 16, 2010. No comments were received for the public hearing and the project was approved on a unanimous vote of 5-0. Executive Summary Acceptance of the recommendation of the Planning Commission and staff will approve a change of zone from Service Industrial (S.I.) to Planned Residential 5 units per acre (PR-5) and a tentative tract map to create 15 new residential lots on the north side of Picasso Drive as an expansion of The Gallery residential development located on the northwest corner of Gerald Ford Drive and Portola Avenue. The Gallery is an existing single-family development with 241 lots that was previously subdivided between 2004 and 2005. The new lots and homes will match the existing development standards and will be compatible with the adjacent homes. BACKGROUND A. Property Description: The Gallery community is located on the northwest corner of Gerald Ford Drive and Portola Avenue, across the street from the newly completed Riverside County Sheriff Station. The 3.4-acre property is located on the north side of Picasso Drive adjacent to the existing residential community. Access to the new lots is through the entry gates located on Gerald Ford Drive and Dinah Shore Drive. The lots are part of a separate parcel that will be added into the existing community. B. General Plan and Zoning: RM / R-HO Residential Medium Density / High Density Overlay, and Service Industrial (S.I) zoning. The proposed Housing Element update to the General Plan includes these 3.4 acres as part of a 33.71-acre parcel, upon which 235 residential units will be constructed. The proposed Housing Element update to the General Plan has been approved by the City Council, and is currently under review by the State Department of Housing and Community Development. C. Adjacent Zoning and Land Use: North: S.I. / Vacant Land owned by Ponderosa Homes South: P.R. 5 / Single-family Homes within The Gallery East: P.R. 5 / Single-family Homes within The Gallery West: PCD / Vacant Land GAPlanning\Tony Bagato\Word Files\Formats\Staff Reports\TT\36335 CZ 10-276 Ponderosa Homes\City Council Staff Report.doc Staff Report Case Nos: C/Z 10-276 and TT 36335 January 13, 2011 Page 3 of 5 D. TT 31490: On September 21, 2004, the Planning Commission approved a Negative Declaration of Environmental Impact and a tentative tract map subdividing 84.32 acres into 240 single-family lots for a new residential community known as The Gallery. Ponderosa Homes has phased the project and recording of the final maps. As of today, 150 of the 240 lots have been recorded and are provided for in Phase 1 of the project. Thirty of the 150 lots have been purchased and are owned by homeowners. Last year, Ponderosa Homes sold 58 of the remaining undeveloped residential lots to D.R. Horton who has began construction of homes as well. The remaining 90 lots will be recorded and developed at a later time in separate phases. Project Description The applicant is requesting approval of a change of zone from Service Industrial (S.I.) to Planned Residential 5 units per acre (PR-5) and a tentative tract map to create 15 new residential lots as an expansion of The Gallery residential community. The 15 lots will range in size from 8,549 square feet to 14,686 square feet. Access to the new lots will be provided through the main entrance of the existing community, located on Gerald Ford Drive. A second access is provided for on Dinah Shore Drive, north of the new lots. The applicant will use the same home designs that were previously approved for the community. Analysis The application for the change of zone and tentative tract map are consistent with the existing residential community. The new lots will complete the north end of this community, providing a separation for a future residential development to the north by the same applicant. The findings for approval are included in the staff report and staff is recommending that the Council approval of the project as proposed, subject to the conditions attached. In order to meet the requirements of the proposed Housing Element update to the General Plan, 235 housing units must be developed on a 33.71 acre parcel that subsumes the 3.4 acres in this tract map. Subdividing the 3.4 acres into 15 lots, as is proposed here, means that a total of 220 residential units will need to be developed on the remaining 30.31 acres. This equates to an average density of 7.26 dwelling units per acre. Assuming that the Housing Element update is approved in its current form, the developer will be required to design a project with this 7.26 dwelling unit/acre density on the remaining 30.31 acres. Findings of Approval That the density of the proposed subdivision is consistent with applicable general GAPlanning\Tony Bagato\Word Files\Fonnats\Staff Reports\TT\36335 CZ 10-276 Ponderosa Homes\City Council Staff Report.doc Staff Report Case Nos: C/Z 10-276 and TT 36335 January 13, 2011 Page 4 of 5 and specific plans; • The proposed density of five units per acre is consistent with the General Plan Land Use Designation of Residential Medium Density of 4-10 units per acre. Provided that the remainder of the developer's 33.71 acres is developed with a density of 7.26 (or more) dwelling units per acre, the proposed subdivision will be consistent with the updated Housing Element of the General Plan. The density is also consistent with the specific approved project known as The Gallery by Ponderosa Homes. There is no specific plan for this area. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans; The design and improvements of the new subdivision have been reviewed by Planning and Public Works for consistency with the General Plan. The lot sizes and drainage patterns meet all requirements of the General Plan. All streets are existing and are also in conformance with the General Plan. The residential community is already developed with the necessary improvements for streets and drainage in conformance with the General Plan. 3. That the site is physically suitable for the type of development; • The project area totaling 3.40 acres is located adjacent to an existing residential community that has been designed and constructed for this type of development. No obstacles to development of the existing subdivision were experienced and, due to the proximity and similarity of the proposed development, it's reasonable to conclude that the site is physically suitable for it. 4. That the site is physically suitable for the proposed density of development; The existing community is approved for 240 units on 84 acres, totaling 2.86 units per acre. The new density is 4.44 units per acre which is consistent with the proposed density of five (5) units per acre. The infrastructure, soils, and terrain serving this proposed subdivision will adequately support a density of 4.44 units per acre. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; • The previous subdivision of 240 units was approved with a Negative Declaration of Environmental Impact in accordance with CEQA. All previous impacts were identified and mitigated as part of the previous approval. The new 15 lots will be subject to a Class 32 categorical exemption from CEQA since they are located G:\Planning\Tony Bagato\Word Files\Formats\Staff Reports\TT\36335 CZ 10-276 Ponderosa Homes\City Council Staff Report.doc Staff Report Case Nos: C/Z 10-276 and TT 36335 January 13, 2011 Page 5 of 5 adjacent to an existing development with infrastructure and improvements, and since the total project size is less than five acres. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; • The design of the new 15 lots will be in compliance with all grading requirements and the properties will be developed in accordance with the Uniform California Building Code. 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The new lots are located within a private residential community and will not impact any public easements as part of the subdivision. Environmental Review The application is a Class 32 categorical exemption for purposes of CEQA and no further documentation is necessary. Fiscal Analysis Approval of the Tentative Tract Map will allow the construction of new homes resulting in revenue to the General Fund from Building Permit fees and a slight increase in property tax revenue. There will also be a nominal increase in the cost of providing services to these fifteen new residences. Submitted by: Department Head: C� Tony Bagato Lauri Aylaian Principal Planner Director of Community Development CITY COUNCILA� ON APPROVED — A DF,NiFD Appr al: RECEIVED OTHER MEETI C D TE AYES: )rk'� 1777771 7c Jo . Wohlmuth, City Manager NOES: ABSENT• ABSTAIN: G 1 VERIFIED BY: � G GAPlanning\Tony Bagato\Word FilesTormats\Staff Reports\T136335 CZ 10-"iWR* dwFt)1Y Wilt Ca �' k's Office ORDINANCE NO. 1219 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 SERVICE INDUSTRIAL (S.I.) TO PLANNED RESIDENTIAL 5 (P.R.-5) EXHIBIT "A" ATTACHED. CASE NO. C/Z 10-276 WHEREAS, the Planning Commission by its Resolution No. 2537 has recommended approval of Case No. Change of Zone 10-276; and WHEREAS, the City Council of the City of Palm Desert, California, DOES HEREBY ORDAIN, AS FOLLOWS: SECTION 1: That a portion of Ordinance No. 107 referencing Section 25.46.1 of the Zoning Ordinance, the Zoning Map (Chapter 35.46 of the Palm Desert Municipal Code) is hereby amended to read as shown on the attached Exhibit "A". SECTION 2: That 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 13t" day of January 2011, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JEAN M. BENSON, MAYOR ATTEST: RACHELLE KLASSEN, CITY CLERK CITY OF PALM DESERT, CALIFORNIA 35THAVE � S.1. �, Nil -u PICASSO DR MICHEaNGELO LN 1 - KANDINSKYWY ~ \ \��- .� l 'Po Proposed cz lu S.L TO - � �-------_i---- --- --�- �-_`� ���., � i (��� ,C.` , P.R.5 �K��F�E w y 13 �,4 I TOR Case No. CZ 10-276 Ciry COUNCIL CHANCE OF ZONE ORDINANCE NO. EXHIBIT A Date:. 1113/2011 RESOLUTION NO. 2011-2 A RESOLUTION OF CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING A CHANGE OF ZONE FROM SERVICE INDUSTRIAL (S.I.) TO PLANNED RESIDENTIAL 5 UNITS PER ACRE (PR-5) AND A TENTATIVE TRACT MAP TO CREATE 15 NEW RESIDENTIAL LOTS ON THE NORTH SIDE OF PICASSO DRIVE WITHIN THE GALLERY RESIDENTIAL DEVELOPMENT LOCATED ON THE NORTHWEST CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE. CASE NOS: C/Z 10-276 AND TT 36335 WHEREAS, the City Council of the City of Palm Desert, California, did on the 13t" day of January 2011, hold a duly noticed public hearing to consider the request by Ponderosa Homes II, Inc. for approval of the above noted; and WHEREAS, the Planning Commission by its Resolution No. 2537 has recommended approval of Case No. Change of Zone 10-276; 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. 10-26, the Director of Community Development has determined that the project will not have a negative impact on the environment and is a Class 32 Exemption from CEQA, 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 the recommendation to the City Council of said request: That the proposed Change of Zone from SI to PR-5 is consistent with the General Plan Medium Density Residential designation and that the proposed Tentative Tract Map is consistent with the proposed zone change and the existing residential community known as The Gallery. 2. That the proposed Change of Zone and Tentative Tract Map will not be detrimental to the public health, safety or general welfare, for be materially injurious to the surrounding properties or improvements in the City of Palm Desert. FINDINGS FOR APPROVAL: 1. That the density of the proposed subdivision is consistent with applicable general and specific plans; • The proposed density of five units per acre is consistent with the General Plan Land Use Designation of Residential Medium Density of 4-10 units per acre. Provided that the remainder of the developer's 33.71 acres is developed with a density of 7.26 (or more) dwelling units per acre, the proposed subdivision will be RESOLUTION NO. 2011-2 consistent with the updated Housing Element of the General Plan. The density is also consistent with the specific approved project known as The Gallery by Ponderosa Homes. There is no specific plan for this area. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans; The design and improvements of the new subdivision have been reviewed by Planning and Public Works for consistency with the General Plan. The lot sizes and drainage patterns meet all requirements of the General Plan. All streets are existing and are also in conformance with the General Plan. The residential community is already developed with the necessary improvements for streets and drainage in conformance with the General Plan. 3. That the site is physically suitable for the type of development; • The project area totaling 3.40 acres is located adjacent to an existing residential community that has been designed and constructed for this type of development. No obstacles to development of the existing subdivision were experienced and, due to the proximity and similarity of the proposed development, it's reasonable to conclude that the site is physically suitable for it. 4. That the site is physically suitable for the proposed density of development; The existing community is approved for 240 units on 84 acres, totaling 2.86 units per acre. The new density is 4.44 units per acre which is consistent with the proposed density of five (5) units per acre. The infrastructure, soils, and terrain serving this proposed subdivision will adequately support a density of 4.44 units per acre. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; The previous subdivision of 240 units was approved with a Negative Declaration of Environmental Impact in accordance with CEQA. All previous impacts were identified and mitigated as part of the previous approval. The new 15 lots will be subject to a Class 32 categorical exemption from CEQA since they are located adjacent to an existing development with infrastructure and improvements, and since the total project size is less than five acres. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; • The design of the new 15 lots will be in compliance with all grading requirements and the properties will be developed in accordance with the Uniform California Building Code. 2 RESOLUTION NO.2011-2 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. • The new lots are located within a private residential community and will not impact any public easements as part of the subdivision. 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 City Council in this case. 2. That the City Council does hereby approve C/Z 10-276 and TT 36335, subject to conditions attached. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council, held on this 13th day of January 2011, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: RACHELLE KLASSEN, City Clerk City of Palm Desert, California JEAN M. BENSON, Mayor K RESOLUTION NO. 2011-2 CONDITIONS OF APPROVAL CASE NOS. C/Z 10-276 AND TT 36335 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development/Planning, as modified by the following conditions. 2. Construction of a portion of the project shall commence within two (2) years from the date of the final approval unless a time extension 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 an limitations set forth herein which are in addition to all Palm Desert 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 or structure contemplated by this approval, the applicant shall first obtain permits and/or clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Sunline Transit Authority Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building & 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. The project shall be subject to all applicable fees at time of issuance of building permits. 7. 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.). 8. Lots less than 10,000 square feet in area shall comply with the following development standards: Front Yard: 20 feet to garage, 15 feet to dwelling or side entry garage Side Yard: 5 feet minimum, 14 feet combined n RESOLUTION NO. 2011-2 Street Side: 10 feet on corner lots Rear Yard: 20 feet minimum All other development standards shall comply with Palm Desert Municipal Code Section 25.16.050 and 25.56. 9. Lots that are 10,000 square feet in area or larger shall comply with the following development standards: Front Yard: 20 feet to garage, 15 feet to dwelling or side entry garage Side Yard: 6 feet minimum, 16 feet combined Street Side: 10 feet on corner lots Rear Yard: 20 feet minimum All other development standards shall comply with Palm Desert Municipal Code Section 25.16.050 and 25.56. 10. The applicant shall provide a bus pullout and pad for future shelter. If the bus service on Gerald Ford Drive does not exist at the time of building permit issuance for the final phase of the project, then the condition will be reexamined by the City to determine if the need for public transit facilities still exists. DEPARTMENT OF PUBLIC WORKS: Prior to recordation of the Tract Map and any permits: 1. The tract map shall be submitted to the Director of Public Works for review and approval. 2. A Declaration of Annexation incorporating the new lots/owners into the existing Homeowners Association and CC&R's shall record concurrently with the final map. 3. Waiver of access to Cortesia Way shall be granted on the final map. 4. The applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55. 5. Drainage fees shall be paid in accordance with Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653. Prior to the issuance of grading permits the applicant shall: 6. Submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil or landscape plans must be reviewed for approval prior to work commencing. 7. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of grading permit, the 5 RESOLUTION NO. 2011-2 Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Public Works Department. 8. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. 9. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 10. Submit a site -specific geotechnical study. The geotechnical report shall be prepared by a registered civil engineer or certified engineering geologist. 11. Submit a landscape plan concurrently with the precise grading plan for review and approval. Applicants are advised to use the City of Palm Desert Design Guide when designing plans. Landscape plans must meet the following criteria: a. Must be water efficient in design and meet the City of Palm Desert's Water Efficient Landscape Ordinance. b. Planting plans must show location of proposed and existing utilities. c. Must match approved civil plans. d. All specs and details must be site specific. e. Applicants must have CVWD approval of their irrigation plans prior to City approval. f. Applicants must have a stamp or signature from the County Agricultural Commissioner before City approval. 12. Identify all proposed and existing utilities on the precise grading plan. 13. Storm drain/retention area design and construction shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works. 14. Pad elevations, as shown on the tentative map, are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. IIIy01Fi[M0[S[ P I 73-5io FRED WARINO DRIv F. PALM DESERT, CALIFORNIA 9226o-2578 TEL: 760 346-o61 i FAX: 760 341-7098 in(oOlpal—lese—olg CITY OF PALM DESERT LEGAL NOTICE CASE NOS. C/Z 10-276 AND TT 36335 NOTICE IS HEREBY GIVEN that a public hearing will be held before the Palm Desert City Council to consider a request by PONDEROSA HOMES II, INC. for approval of a Change of Zone from Service Industrial (S.I.) to Planned Residential 5 units per acre (PR- 5) and a Tentative Tract Map to create 15 new residential lots on the north side of Picasso Drive within The Gallery residential development located on the northwest corner of Gerald Ford Drive and Portola Avenue. SAID public hearing will be held on THURSDAY, JANUARY 13, 2011 AT 4:00 P.M. in the Council Chamber at the Palm Desert Civic Center, 73-510 Fred Waring Drive, Palm Desert, California, at which time and place all interested persons are invited to attend and be heard. Written comments concerning all items covered by this public hearing notice shall be accepted up to the date of the hearing. Information concerning the proposed project 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 City Council at, or prior to, the public hearing. PUBLISH: Desert Sun Rachelle Klassen, City Clerk January 2, 2011 Palm Desert City Council MINUTES ALMDESERT A \ _ COMMISSION NOVEMBER 16,2010 NONE Vlll. PUBLIC HEARINGS Chair Limont stated that anyone who challenges any hearing matter in court may be limited to raising only those issues he, she or someone else raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. A. Case No. C/Z 10-276 AND TT 36335, Ponderosa Homes II (Pam Hardy) / MSA Consulting (Marvin Roos), Applicants Recommendation of approval for a Change of Zone from Service Industrial (S.I.) to Planned Residential-5 units per acre (PR 5) and a Tentative Tract Map to create 15 new residential lots on the north side of Picasso Drive within The Gallery residential development, located on the northwest corner of Gerald Ford Drive and Portola Avenue. Principal Planner Tony Bagato orally presented his staff report and Power Point presentation to the commissioners, outlining the applicants' desire to have the zoning changed to allow them to build homes on the north side of Picasso Drive. The entire project was approved before the 2004 update of the General Plan. Therefore, the designation of this portion of the parcel must now be changed to reflect residential rather than industrial. The site is 3.4 acres that will be divided up into 15 lots. As part of the project, the area north of Gerald Ford has been slated as Residential Medium / High Density Overlay which allows four to twenty units per acre. The lots are similar in size to the 240 lots that are already there. The home designs have already been approved by the Architectural Review Committee. These homes will match existing homes and will conform to existing CC & R's. Mr. Bagato also wanted to state for the record that there is a modification on Page 6 of the Conditions of Approval, as shown on the handout passed to each commissioner before the meeting. This change reflects a condition modification pertaining to the grading permit and requesting that the final WQMP be recorded with the County of Riverside and confirmed with Public Works. Mr. Bagato entertained questions of the Planning Commission. 3 MINUTES PALH%ITJP\ ► ► • llll • ► \ • _ 1l i 1 1 Commissioner Tanner asked if these 15 new homes will also be part of The Gallery Homeowner's Association (HOA), since they are part of the current CC & R's. Mr. Bagato indicated that they would, that this new tract is just an extension of The Gallery. Commissioner De Luna asked a technical question about point 5, Page 4; it speaks of a `Negative Declaration of Environmental Impact' and then down further it says 'Mitigated Declaration'. She wanted clarification, is it mitigated or negative? Mr. Bagato answered that since the original project was approved under a Mitigated Negative Declaration, it is exempt under Class 32 (CEQA) because this is an expansion of the original proposal. For this purpose, Class 32 for CEQA doesn't apply here because the streets are already in as are the utilities, and also since the project is less than five acres. Commissioner Schmidt asked Mr. Bagato if he knew how many homes are built in the entire project, not lots sold, but existing homes. Mr. Bagato said that 130 of the 150 have been recorded and 30 of the 150 have been built. She clarified that 30 of the 150 lots have been purchased and are owned by the homeowners. Mr. Bagato stated that that was correct. Commissioner De Luna quickly asked if there was a time frame that Ponderosa had to start construction. Mr. Bagato stated no, but that they had a phased map and as the developer continues to go, they will record another phase and that will give them another two years. Commissioner Schmidt wanted to clarify that the project would have phased out if they did not receive this new zoning. Mr. Bagato indicated that was incorrect. Hearing no further questions, Chair Limont declared the Public Hearing open and asked the applicant if they needed to speak. Pam Hardy of Ponderosa Homes, 6671 Owens Dr., Pleasanton, CA began by thanking the Commission for their time and consideration. She indicated that she and Mr. Bagato have discussed all amendments and conditions and are in agreement with all. She went on to clarify that Ponderosa Homes had built the 30 afore -mentioned homes and sold the additional 58 lots to D.R. Horton. She is not aware of how many homes that they (D.R. Horton) have completed, but there are more than 30 households on the site. Ponderosa Homes is proud to be part of 2 MINUTES PAL 1P 11ffi 1 1 Palm Desert and happy that the economy is picking up and they are able to move forward. Anticipating a possible question of why are utilities already laid out for homes that haven't been constructed, she indicated that it is much more efficient to lay out utilities on a double -sided street at one time. She made herself available for Commission questions. Having no questions, Chair Limont closed the public hearing and asked for commissioner comments. Commissioner Campbell indicated that she was pleased to see this development coming and motioned for approval. Action: Commissioner Campbell moved and Commissioner De Luna seconded the motion to approve C/Z 10-276 and TT 36335. The motion carried for approval 5-0. Commissioner Campbell moved and Commissioner De Luna seconded adopting Planning Commission Resolution No. 2537, recommending approval of C/Z 10-276 and TT 36335. B. Case No. CUP 10-297, The Ritz at Barkingham Palace, Applicant Approval and Amendment of a Conditional Use Permit to operate an upscale boarding and grooming facility for dogs and cats in a Service Industrial zone located at 34-550 Spyder Circle, APN: 694-240-001 Commissioner De Luna recused herself and exited the Council Chamber. Planner Missy Grisa orally presented her staff report to the Planning Commission regarding an amendment to the conditions agreed to by applicant. The applicant is requesting to be allowed more dogs and cats at their facility. The applicant noticed a typo on the original application stating that they would board 25 dogs and 10 cats. They are requesting to board 75 dogs and 25 cats. The building was originally The Glass Block store. The building has its own parking lot. The applicant still intends to use the inside of the facility completely for the cats and dogs. The only time that staff would be outside would be to walk two dogs at a time. An amended floor plan shows where they want to put an indoor artificial turf area for play 61 PLANNING COMMISSION RESOLUTION NO.2537 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, RECOMMENDING OF APPROVAL FOR A CHANGE OF ZONE FROM SERVICE INDUSTRIAL (S.I.) TO PLANNED RESIDENTIAL 5 UNITS PER ACRE (PR-5) AND A TENTATIVE TRACT MAP TO CREATE 15 NEW RESIDENTIAL LOTS ON THE NORTH SIDE OF PICASSO DRIVE WITHIN THE GALLERY RESIDENTIAL DEVELOPMENT LOCATED ON THE NORTHWEST CORNER OF GERALD FORD DRIVE AND PORTOLA AVENUE. CASE NOS.: C/Z 10-276 AND TT 36335 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 16th day of November 2010, hold a duly noticed public hearing to consider the request by Ponderosa Homes II, Inc. 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. 10-26, the Director of Community Development has determined that the project will not have a negative impact on the environment and is a Class 32 Exemption from CEQA, 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 the •�• recommendation to the City Council of said request: That the proposed Change of Zone from SI to PR-5 is consistent with the General Plan Medium Density Residential designation and that the proposed Tentative Tract Map is consistent with the proposed zone change and the existing residential community known as The Gallery. 2. That the proposed Change of Zone and Tentative Tract Map will not be detrimental to the public health, safety or general welfare, for be materially injurious to the surrounding properties or improvements in the City of Palm Desert. FINDINGS FOR APPROVAL: 1. That the density of the proposed subdivision is consistent with applicable general and specific plans; • The proposed density of five units per acre is consistent with the General Plan Land Use Designation of Residential Medium Density of 4-10 units per acre. Provided that the remainder of the developer's 33.71 acres is developed with a density of 7.26 (or more) dwelling units per acre, the proposed WAW PLANNING COMMISSION RESOLUTION NO.2537 subdivision will be consistent with the updated Housing Element of the General Plan. The density is also consistent with the specific approved project known as The Gallery by Ponderosa Homes. There is no specific plan for this area. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans; The design and improvements of the new subdivision have been reviewed by Planning and Public Works for consistency with the General Plan. The lot sizes and drainage patterns meet all requirements of the General Plan. All streets are existing and are also in conformance with the General Plan. The residential community is already developed with the necessary improvements for streets and drainage in conformance with the General Plan. 3. That the site is physically suitable for the type of development; • The project area totaling 3.40 acres is located adjacent to an existing residential community that has been designed and constructed for this type of development. No obstacles to development of the existing subdivision were experienced and, due to the proximity and similarity of the proposed development, it's reasonable to conclude that the site is physically suitable for it. 4. That the site is physically suitable for the proposed density of development; • The existing community is approved for 240 units on 84 acres, totaling 2.86 units per acre. The new density is 4.44 units per acre which is consistent with the proposed density of five (5) units per acre. The infrastructure, soils, and terrain serving this proposed subdivision will adequately support a density of 4.44 units per acre. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; • The previous subdivision of 240 units was approved with a Negative Declaration of Environmental Impact in accordance with CEQA. All previous impacts were identified and mitigated as part of the previous approval. The new 15 lots will be subject to a Class 32 categorical exemption from CEQA since they are located adjacent to an existing development with infrastructure and improvements, and since the total project size is less than five acres. 6. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; ■ 2 PLANNING COMMISSION RESOLUTION NO.2537 • The design of the new 15 lots will be in compliance with all grading requirements and the properties will be developed in accordance with the Uniform California Building Code. ... 7. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The new lots are located within a private residential community and will not impact any public easements as part of the subdivision. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Palm Desert, California, as follows: That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby recommend approval of C/Z 10- 276 and TT 36335, subject to conditions attached. PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert Planning Commission, held on this 16th day of November 2010, by the following vote, to wit: AYES: LIMONT, TANNER, CAMPBELL, SCHMIDT AND DeLUNA NOES: ABSENT: ABSTAIN: ATTEST: LAURI AYLAIAN, Secretary Palm Desert Planning Commission .. Nv'-'�a - CONNOR LIMONT, Chairperson 3 PLANNING COMMISSION RESOLUTION NO.2537 CONDITIONS OF APPROVAL CASE NOS. C/Z 10-276 AND TT 36335 DEPARTMENT OF COMMUNITY DEVELOPMENT: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development/Planning, as modified by the following conditions. 2. Construction of a portion of the project shall commence within two (2) years from the date of the final approval unless a time extension 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 an limitations set forth herein which are in addition to all Palm Desert 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 or structure contemplated by this approval, the applicant shall first obtain permits and/or. clearance from the following agencies: Coachella Valley Water District (CVWD) Public Works Department Sunline Transit Authority Evidence of said permit or clearance from the above agencies shall be presented to the Department of Building & 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. The project shall be subject to all applicable fees at time of issuance of building permits. 7. 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.). w M ■ 0 PLANNING COMMISSION RESOLUTION NO.2537 8. Lots less than 10,000 square feet in area shall comply with the following development standards: .� Front Yard: 20 feet to garage, 15 feet to dwelling or side entry garage Side Yard: 5 feet minimum, 14 feet combined Street Side: 10 feet on corner lots Rear Yard: 20 feet minimum All other development standards shall comply with Palm Desert Municipal Code Section 25.16.050 and 25.56. 9. Lots that are 10,000 square feet in area or larger shall comply with the following development standards: Front Yard: 20 feet to garage, 15 feet to dwelling or side entry garage Side Yard: 6 feet minimum, 16 feet combined Street Side: 10 feet on corner lots Rear Yard: 20 feet minimum All other development standards shall comply with Palm Desert Municipal Code Section 25.16.050 and 25.56. 10. The applicant shall provide a bus pullout and pad for future shelter. If the bus service on Gerald Ford Drive does not exist at the time of building permit issuance for the final phase of the project, then the condition will be reexamined V•• by the City to determine if the need for public transit facilities still exists. ■.. DEPARTMENT OF PUBLIC WORKS: Prior to recordation of the Tract Map and any permits: 1. The tract map shall be submitted to the Director of Public Works for review and approval. 2. A Declaration of Annexation incorporating the new lots/owners into the existing Homeowners Association and CC&R's shall record concurrently with the final map. 3. Waiver of access to Cortesia Way shall be granted on the final map. 4. The applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55. 5. Drainage fees shall be paid in accordance with Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653. 5 PLANNING COMMISSION RESOLUTION NO.2537 Prior to the issuance of grading permits the applicant shall: 6. Submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil or landscape plans must be reviewed for approval prior to work commencing. 7. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with County's Recorder Office and a conformed copy shall be provided to the Public Works Department. 8. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. 9. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 10. Submit a site -specific geotechnical study. The geotechnical report shall be prepared by a registered civil engineer or certified engineering geologist. C_] 11. Submit a landscape plan concurrently with the precise grading plan for review and approval. Applicants are advised to use the City of Palm Desert Design Guide when designing plans. Landscape plans must meet the following criteria: a. Must be water efficient in design and meet the City of Palm Desert's Water Efficient Landscape Ordinance. b. Planting plans must show location of proposed and existing utilities. c. Must match approved civil plans. d. All specs and details must be site specific. e. Applicants must have CVWD approval of their irrigation plans prior to City approval. f. Applicants must have a stamp or signature from the County Agricultural Commissioner before City approval. 12. Identify all proposed and existing utilities on the precise grading plan. 13. Storm drain/retention area design and construction shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works. ■ C PLANNING COMMISSION RESOLUTION NO.2537 14. Pad elevations, as shown on the tentative map, are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. 7 CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM To: Tony Bagato, Principal Planner From: Christina Canales, Assistant Engineer Date: September 30, 2010 Subject: Conditions of Approval- TTM 36335 Ponderosa Homes Public Works has reviewed tentative tract map 36335 dated August 23, 2010. The conditions of approval are as follows: Prior to recordation of the Tract Map and any permits: 1. The tract map shall be submitted to the Director of Public Works for review and approval. 2. A Declaration of Annexation incorporating the new lots/owners into the existing Homeowners Association and CC&R's shall record concurrently with the final map. 3. Waiver of access to Cortesia Way shall be granted on the final map. 4. The applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55. 5. Drainage fees shall be paid in accordance with Section 26.49 of Palm Desert Municipal Code and Palm Desert Ordinance Number 653. Prior to the issuance of grading permits the applicant shall: 6. Submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil or landscape plans must be reviewed for approval prior to work commencing. 7. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. 8. Provide the City Engineer with evidence that a Notice of Intent (NOI) has been filed with the State Water Resources Control Board. Such evidence shall consist of a copy of the NOI stamped by the State Water Resources Control Board or the Regional Water Quality Control Board, or a letter from either agency stating that the NOI has been filed. 9. Submit a PM10 application to the Department of Public Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 10. Submit a site -specific geotechnical study. The geotechnical report shall be prepared by a registered civil engineer or certified engineering geologist. 11. Submit a landscape plan concurrently with the precise grading plan for review and approval. Applicants are advised to use the City of Palm Desert Design Guide when designing plans. Landscape plans must meet the following criteria: a. Must be water efficient in design and meet the City of Palm Desert's Water Efficient Landscape Ordinance. b. Planting plans must show location of proposed and existing utilities. c. Must match approved civil plans. d. All specs and details must be site specific. e. Applicants must have CVWD approval of their irrigation plans prior to City approval. f. Applicants must have a stamp or signature from the County Agricultural Commissioner before City approval. 12. Identify proposed utilities on the precise grading plan. 13. Storm drain/retention area design and construction shall be contingent upon a drainage study prepared by a registered civil engineer that is reviewed and approved by the Department of Public Works. 14. Pad elevations, as shown on the tentative map, are subject to review and modification in accordance with Chapter 27 of the Palm Desert Municipal Code. Esiablished in 1918 as a public agency v ATE4 ITle Coachella Valley Water District kT lovapao Directors: Officers: Patricia A. Larson, President Steven B. Robbins, General Manager -Chief Engineer Peter Nelson, Vice President Julia Fernandez, Board Secretary Tellis Codekas Franz W. De Klotz Redwine and Sherrill, Attorneys Russell Kitahara September 21, 2010 Tony Bagato Department of Community Development City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 Dear Mr. Bagato: File: 0163.1 RECEIVED 0421.1 0721.1 ,OMMUNITY DEVELOPMENT DEPARTMENT CITY OF PALM DESERT Subject: Change of Zone 10-276/Tentative Tract Map No. 36335 This area lies on the sandy area in the northern portion of Palm Desert and is considered safe from regional stormwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps, which are in effect at this time by the Federal Emergency Management Agency (FEMA). Drainage from this area is contributory to the Mid -Valley Stormwater Project. The city may require mitigation measures to be incorporated into the development to prevent flooding of the site or downstream properties. These measures may include on -site retention of water from the 100-year storm, dedication of right-of-way for regional flood control facilities or other participation in the financing of regional flood control facilities. This project lies within the Study Area Boundary of the Coachella Valley Water Management Plan (September 2002). The District will provide domestic water and sanitation service to this area and such service will be subject to the satisfaction of terms and conditions established by the District and exercised from time to time, including but not limited to fees and charges, water conservation measures, etc. The District may need additional facilities to provide for the orderly expansion of its domestic water and sanitation systems. These facilities may include pipelines, wells, reservoirs, booster pumping stations, lift stations, treatment plants and other facilities. The developer may be required to install these facilities and provide land and/or easements on which some of these facilities will be located. These sites shall be shown on the tract map as lots and/or easements to be deeded to the District for such purpose. Tony Bagato Department of Community Development City of Palm Desert 2 September 21, 2010 This notice of domestic water and sanitation service availability can only be used and relied upon for the specific property for which it was issued and shall expire three (3) years from date of issuance. Domestic water and sanitation service remains at all times subject to changes in regulations adopted by the District's Board of Directors including reductions in or suspensions of service. Plans for grading, landscaping and irrigation systems shall be submitted to the District for review. This review is for ensuring efficient water management. The project lies within the Upper Whitewater River Subbasin/Mission Creek Subbasin Area of Benefit. Groundwater production within the area of benefit is subject to a replenishment assessment in accordance with the State Water Code. All water wells owned or operated by an entity producing more than 25 acre-feet of water during any year must be equipped with a water -measuring device. A District Water Production Metering Agreement is required to ensure District staff regularly read and maintain this water - measuring device. If you have any questions, please call Tesfaye Demissie, Stormwater Engineer, extension 2605. Yours veryta4y, Mark L. Johnson Director of Engineering cc: Mike Mistica County of Riverside, Dept of Environmental Health Water Engineering Section 4080 North Lemon Street, 2nd floor Riverside, CA 92501 cc: Ponderosa Homes, Inc. 6671 Owens Drive Pleasanton, CA 94588 mxhiengisw 1WSEPTChange of Zone 10-276 040629-4 INTEROFFICE MEMORADUM City of Palm Desert TO: TONY BAGATO, PRINCIPAL PLANNER FROM: FRANKIE RIDDLE, SENIOR MANAGEMENT ANALYST SUBJECT: C/Z 10-276 / TT 36335 DATE: SEPTEMBER 29, 2010 The submitted change of zone and tentative tract map has been reviewed to determine the need for a bus shelter/stop at the project location and inclusion of required trash/recycling enclosure(s) for each project. Bus Shelter: After reviewing the plans it has been determined that this project may need to be conditioned with a requirement for a bus shelter and/or turnout. However, if service is not provided in the area at the time of construction, then the condition will be reexamined by the City to determine if the need for public transit facilities still exists. Trash Enclosures: The plan does not appear to reflect a trash enclosure; however, single-family residential units are not required to have trash enclosures unless there is a clubhouse or other such building. If this project includes a clubhouse or other such facility, the plan must provide for a trash/recycling enclosure that is consistent with the Palm Desert Municipal Code Chapter 8.12. If there are condos or townhouses, a small enclosure or closet type system will be required for trash/recycle containers. Burrtec 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 Burrtec at (760) 340-6445 regarding this issue. RECEIVED DLE '()MM NiTYDEVEb)I'ME:`i"i -DEPARTMENT FRANK SENIOR MANAGEMENT ANALYST CITY °FRA1''"i''E`ERT cc: Mark Greenwood, G+f-Engireef. 0"� eW60 C W O C- 4" S Russell Grance, Director of Building and Safety CITY OF PALM DESERT COMMUNITY DEVELOPMENT / PLANNING REQUEST FOR COMMENTS/CONDITIONS OF APPROVAL DATE: AUGUST 31, 2010 TO: PUBLIC WORKS BUILDING & SAFETY ✓FIRE MARSHAL-- Vt> cmv"x-v+ _ SHERIFF DEVELOPMENT SERVICES CVWD APPLICANT: Ponderosa Homes II, Inc. / Pam Hardy REPRESENTATIVE: MSA Consulting, Inc. / Marvin Roos, Bruce Kassler r- ASSESSOR PARCEL NUMBER(s): 694-130-012, 694-250-058, ?,4 NO-047 ­ "' -- PROPERTY ADDRESS: 73-596 Picasso Lane f f CASE NO(s): C/Z 10-276 / TT 36335 By PROJECT REQUEST: APPROVAL OF A CHANGE OF ZONE FROM SERVICE INDUSTRIAL (S.I) TO PLANNED RESIDENTIAL 5 UNITS PER ACRE (P.R.5). AND A TENTATIVE TRACT MAP FOR 15 NEW SINGLE-FAMILY LOTS WITHIN THE EXISTING PONDEROSA HOMES DEVELOPMENT KNOWN AS THE GALLERY. The attached data was prepared by the applicant and is being forwarded to you for comments and recommended conditions of approval. The City is interested in the probable impacts on the environment (including land, air, water, minerals, flora, fauna, noise, objects of historical or aesthetic significance) and or recommended conditions of approval based on your expertise and area of concern. ALL COMMENTS AND RECOMMENDED CONDITIONS OF APPROVAL MUST BE SUBMITTED TO THIS OFFICE PRIOR TO 5:00 P.M. ON THURSDAY SEPTEMBER 30, 2010. Should you have any questions regarding this project, please contact the project planner for the case described above. Project Planner: Tony Bagato, Principal Planner Phone: (760) 346-0611 ext 480 Email: tbaaato@citvofyalmdesert.com City of Palm Desert, 73-510 Fred Waring Drive, Palm Desert, CA 92260 GAPlanning\Tony BagatoMord Files\Formats\Staff Reports\TT\36335 CZ 08-31\Request for Comments and Conditions.DOC C Bagato, Tony El From: Szymanski, Sam Sent: Friday, September 03, 2010 2:27 PM To: Bagato, Tony Subject: C/Z 10-276 / TT 36335 Tony, I have no comments regarding the proposed change of zone (C/Z 10-276) from SI to PR5 or the proposed tentative tract map (TT 36335). Ms Sam Szymanski Plan Check Manager City of Palm Desert 760-776-6420 sszvmanski @ cityof pal mdesert.org Together Everyone Achieves More "TEAM" CITY OF PALM DESERT COMMUNITY DEVELOPMENT / PLANNING REQUEST FOR COMMENTS/CONDITIONS OF APPROVAL DATE: AUGUST 31, 2010 TO: PUBLIC WORKS BUILDING & SAFETY FIRE MARSHAL _ SHERIFF DEVELOPMENT SERVICES CVWD APPLICANT: Ponderosa Homes II, Inc. / Pam Hardy REPRESENTATIVE: MSA Consulting, Inc. / Marvin Roos, Bruce Kassler ASSESSOR PARCEL NUMBER(s): 694-130-012, 694-250-058, 694-260-047 PROPERTY ADDRESS: 73-596 Picasso Lane CASE NO(s): C/Z 10-276 / TT 36335 PROJECT REQUEST: APPROVAL OF A CHANGE OF ZONE FROM SERVICE INDUSTRIAL (S.I) TO PLANNED RESIDENTIAL 5 UNITS PER ACRE (P.R.5). AND A TENTATIVE TRACT MAP FOR 15 NEW SINGLE-FAMILY LOTS WITHIN THE EXISTING PONDEROSA HOMES DEVELOPMENT KNOWN AS THE GALLERY. The attached data was prepared by the applicant and is being forwarded to you for comments and recommended conditions of approval. The City is interested in the probable impacts on the environment (including land, air, water, minerals, flora, fauna, noise, objects of historical or aesthetic significance) and or recommended conditions of approval based on your expertise and area of concern. ALL COMMENTS AND RECOMMENDED CONDITIONS OF APPROVAL MUST BE SUBMITTED TO THIS OFFICE PRIOR TO 5:00 P.M. ON THURSDAY SEPTEMBER 30, 2010. Should you have any questions regarding this project, please contact the project planner for the case described above. Project Planner: Tony Baaato, Principal Planner Phone: (760) 346-0611 ext 480 Email: tbaaato@cityofpalmdesert.com City of Palm Desert, 73-510 Fred Waring Drive, Palm Desert, CA 92260 GAPlanning\Tony Bagato\Word Files\Formats\Staff Reports\TT38335 CZ 08-31\Request for Comments and Conditions.DOC