Staff Report
City Council
Item No. 3.J
Meeting Date: June 10, 2026
From: John A. Corella - Director of Public Works
Title: Approval of Final Map and Subdivision Agreement for Broadway Cove (formerly Nirvana Estates) Tract No. 38091 under development by subdivider SH AA Nirvana, LLC (Shea Homes).
RECOMMENDATION:
For the City Council to:
1. Approve the Final Map of Tract No. 38091; and,
2. Accept the dedications offered on the map for public street and public utility easement purposes; and,
3. Approve the Subdivision Agreement for Tract No. 38091 and authorize its execution by the Mayor and City Clerk.
BACKGROUND:
Tentative Tract No. 38091(Tract) and Planned Unit Development 22-002 (PUD) were approved by the City Planning Commission on September 20, 2023, for a 101-lot residential community. The development is located on the south side of East Palm Canyon, abutting the west side of the West Cathedral Channel (Vicinity Map attached). This development was once known a “Tesoro” and most recently as “Nirvana Estates” and is now being developed as “Broadway Cove”, by SH AA Nirvana, LLC (Shea Homes).
The development will have interior private streets, open space lots, recreation lots, and a
3.82-acre Lot “K” set aside for restricted open space and for Coachella Valley Multiple Species Habitat Conservation Plan area. The conditions of approval of the Tract and PUD include mitigation measures to protect burrowing owls, desert tortoises, nesting birds and bighorn sheep, as well as conditions to minimize impacts of outdoor lighting on night sky, and to protect against rockfall from the adjacent slopes.
The Covenants, Conditions and Restrictions (CC&Rs) drafted for the development and other required recorded covenants provide that the Owner and/or the Homeowners Association (HOA) will provide maintenance for the interior private streets and open space and recreation lots, as well as for the maintenance of the East Palm Canyon Drive public street frontage, including street lights, interior storm drains, retention basins and utilities.
Please note that Shea Homes has granted an access easement and utility easement across the Tract to provide access and utility service to a vacant hillside residential parcel adjoining the subdivision. The adjoining parcel remains under ownership of the former owner of the Tract.
DISCUSSION:
The subdivider, Shea Homes, has prepared a Final Map for the entire Tract and has executed a Subdivision Agreement (Agreement) (attached) which covers the obligations to complete the required public and private street, drainage, water and sewer improvements, respectively. Shea Homes has posted sufficient Surety Bonds guaranteeing faithful performance of the Agreement, and for payment for labor and materials.
Shea Homes has also posted a cash bond to guarantee placement of all required final survey monuments, lot corners and centerline ties. In addition, a Quimby Park fee of $1,099,019 has been paid in accordance with Chapter 9.106 of the Municipal Code.
This Tract has been annexed into the City Community Facilities District, and thus the lot buyers will be taxed annually for their proportionate share of the financial impact of the Tract on City services.
All conditions of the Tentative Map have been met, and the Final Map meets the requirements of the State Subdivision Map Act and City codes.
Staff therefore recommend that the City Council approve the Final Map, accept the dedications as offered on the Final Map, and approve the execution of the Subdivision Agreement by the Mayor and City Clerk.
ENVIRONMENTAL ANALYSIS:
When the tentative map was approved, the Planning Commission approved a Mitigated Negative Declaration and a Mitigation Monitoring Reporting Program.
FISCAL IMPACT:
Approval and recordation of the Final Map will allow construction of 101 new single-family residences. Ordinarily, the construction and occupancy of single-family units would likely cause further fiscal constraints in the ability of the city to meet expected demands for public services from the buyers and residents of this development. This is because City General Fund revenue expected from this tract is not likely to offset the actual costs of providing this development with such services as Fire, Paramedic, Police, and other services.
With this development previously annexed into the Community Facilities District for Services, and with the Homeowners Association responsible for maintenance of the public street frontage and street lights, it is expected that the financial impact on the City will be minimal.
FIVE-YEAR STRATEGIC PLAN:
Goal B - COMMUNITY INVESTMENT
Objective: Cathedral City roads, gateways, public spaces, and other infrastructure are well planned, designed, constructed and maintained.
ATTACHMENTS:
1. Vicinity Map of Tract No. 38091
2.Subdivision Agreement for Tract No. 38091 (without bond forms)