Desert Hot Springs City Council
January 18, 2022

City of Desert Hot Springs
AGENDA

REGULAR MEETING OF THE CITY COUNCIL
and the City Council Serving as the Successor Agency to the Former Redevelopment Agency Board
Tuesday, January 18, 2022
4:00 PM - Closed Session
5:30 PM - Presentations
6:00 PM - Regular Session

VIA VIDEO-CONFERENCE
Desert Hot Springs, California, 92240
Public Participation
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In the subject line, please indicate:
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Page
CLOSED SESSION - 4:00 P.M.

CALL TO ORDER

ROLL CALL

PUBLIC COMMENTS
At this time, item(s) on the Closed Session agenda may be discussed during Public Comments. PLEASE STATE YOUR NAME FOR THE RECORD.

CLOSED SESSION:

1. CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION
(Paragraph (1) of subdivision (d) of Section 54956.9)
Name of case: Nadine Garcia, et al. v. City of Desert Hot Springs, et al.; 4th District Court of Appeal – Division 2; Case No. E075523

2. CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED

LITIGATION
Initiation of litigation pursuant to paragraph (4) of subdivision (d) of Section 54956.9: One Potential Case

3. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
(Gov Code 54957(b)
Title: City Manager
RECESS
PRESENTATIONS - 5:30 P.M.

CALFIRE Update
Mike Beverlin, Division Chief
REGULAR SESSION - 6:00 P.M.

CALL TO ORDER

ROLL CALL

INVOCATION

PLEDGE OF ALLEGIANCE

CITY ATTORNEY REPORT ON CLOSED SESSION

APPROVAL OF AGENDA
At this time the City Council may amend the order of the agenda, approve the Consent Calendar, remove items from the Consent Calendar for separate discussion and action, and add Urgency Items.

Urgency Items ("Added Starters"): The Brown Act, which governs public meetings, permits the City Council to take action on any item that does not appear on the agenda only if 2/3 of the City Council (if all are present) or all members of the City Council (if fewer than all members are present) determine there is a need to take immediate action on the item, and the need to take immediate action came to the City Council's attention after the agenda was posted.

PUBLIC COMMENTS
At this time, pursuant to the Brown Act, any person may comment on matters of general interest within the subject matter jurisdiction of the City Council, NOT listed on the agenda. Under the Brown Act, the City Council should not take action on or discuss matters raised during Public Comment portion of the agenda that are not listed on the agenda.

Comments are limited to the first ten (10) speakers at three (3) minutes per speaker. Speakers may not yield their time to others without consent of the

Mayor. All comments are to be directed to the City Council and shall be devoid of any personal attacks. Members of the public are expected to maintain a professional, courteous decorum during public comments.

Please complete and submit a "speaker card" to the City Clerk. You will be asked to STATE YOUR NAME AND CITY OF RESIDENCE FOR THE RECORD.

CITY MANAGER REPORT

MAYOR AND COUNCIL MEMBER REPORTS
PUBLIC HEARINGS:

4. GHA Enterprises, Inc. Rancho Descanso Specific Plan Amendment (SP-21-3), Development Permit (DP 21-18), and Tentative Tract Map No. 38200 (TM 21-5): An Application to Amend and Develop 76 New Single-Family Homes Within the Aventura Palms II Specific Plan Erick Becerril, Community Development Director
Recommendation:
1) Staff Report
2) Entertain questions of Staff from the City Council;
3) Open Public Hearing;
4) Take testimony from Applicant;
5) Take public testimony for those in favor;
6) Take public testimony from those opposed;
7) Take public testimony from those in a neutral position; 8) Opportunity for Applicant rebuttal;
9) Close the Public Hearing
10) City Council discussion and questions to Staff; and 11) Adopt “A Resolution of the City of Desert Hot Springs, California, 1) Adopt the Mitigated Negative Declaration; 2) Approve Rancho Descanso Specific Plan Amendment No. SP 21-3, Amending the Aventura Palms II Specific Plan in the City; 3) Approve a Development Permit No. 21-18; 4) Approve Tentative Tract Map No. 38200 and; 5) Adopt an Ordinance Adding Chapter 17.240." Staff Report - SR-22-013 - Pdf
9 - 840

5. General Plan Amendment No. 21-2, Zone Change No. 21-1, Zoning Ordinance Amendment No. 21-2, and Adoption of a General Plan Update EIR Addendum
Erick Becerril, Community Development Director
Recommendation:
1) Staff Report;
2) Entertain Questions of Staff from City Council;
3) Open the Public Hearing;
4) Take Testimony from Applicant;
5) Take testimony from those in favor of the project;
6) Take testimony from those opposed to the project;
7) Take testimony from those in a neutral position;
8) Opportunity for Applicant Rebuttal
9) Close the Public Hearing;
841 - 972

10) City Council discussion and questions to Staff; and, 11) Concur in recommendation of the Planning Commission on December 14, 2021 that the City Council approve General Plan Amendment No. 21-2, Zone Change No. 21-1, Zoning Ordinance Amendment No. 21-1, and Adoption of a General Plan Update EIR Addendum.

Staff Report - SR-22-001 - Pdf

6. Ordinance Amending Chapter 17.180 "Marijuana Facilities Operation and Location" Text in Order to Harmonize the Text With the Approved Land Use Tables Adopted by Ordinance 712 in May 2020 While Updating the Zoning for the 2020 General Plan Amendment Erick Becerril, Community Development Director
Recommendation:
1) Staff Report;
2) Entertain questions of Staff from the City Council;
3) Open Public Hearing;
4) Take public testimony of those in favor;
5) Take public testimony of those in opposition;
6) Take public testimony of those neutral;
7) Close the Public Hearing;
8) City Council discussion and questions to Staff; and
9) Concur in recommendation of the Planning Commission on December 14, 2021 that the City Council introduce for First Reading and read by title only “An Ordinance of the City Council of the City of Desert Hot Springs, California, amending Chapter 17.180 "Marijuana Facilities Operation and Location" text in order to harmonize the text with the approved Land Use Tables adopted by Ordinance 712 in May 2020 while updating the zoning for the 2020 General Plan Amendment." Staff Report - SR-22-016 - Pdf
973 - 1010

7. Ordinance Amending Chapter 17.84 "Development Agreements" Text in Order to Harmonize the Text with the Approved "Review Authority" Table 17.64.01 Adopted by Ordinance 712 in May 2020 While Updating the Zoning for the 2020 General Plan Amendment Erick Becerril, Community Development Director
Recommendation:
1) Staff Report;
2) Entertain questions of Staff from the City Council;
3) Open Public Hearing;
4) Take public testimony of those in favor;
5) Take public testimony of those in opposition;
6) Take public testimony of those neural;
7) Close the Public Hearing;
8) City Council discussion and questions to Staff; and
9) Concur in recommendation of the Planning Commission on December 14, 2021 that the City Council introduce for First Reading and read by title only: "An Ordinance of the City Council of the City of Desert Hot 1011 -
1105

Springs, California, amending Chapter 17.84 "Development Agreements" text in order to harmonize the text with the approved "Review Authority" Table 17.64.01 adopted by Ordinance 712 in May 2020 while updating the zoning for the 2020 General Plan Amendment."
Staff Report - SR-22-015 - Pdf

8. An Ordinance 1) Adding Section 16.24.095 "SB9 Parcel Map Standards" and 2) Amending Certain Sections of Chapter 17.08 "Residential Districts" in Order to Comply With Senate Bill 9 Erick Becerril, Community Development Director
Recommendation:
1) Staff Report;
2) Entertain questions of Staff from the City Council;
3) Open Public Hearing;
4) Take public testimony of those in favor;
5) Take public testimony of those in opposition;
6) Take public testimony of those neutral;
7) Close the Public Hearing;
8) City Council discussion and questions to Staff; and
9) Introduce for First Reading and read by title only: "An Ordinance of the City Council of the City of Desert Hot Springs, California, 1) Adding Section 16.24.095 "SB9 Parcel Map Standards" and 2) Amending Certain Sections of Chapter 17.08 "Residential Districts" in order to comply with Senate Bill 9."
Staff Report - SR-22-002 - Pdf
1107 -
1138
ADMINISTRATIVE CALENDAR:

9. Award of Grant Funds from the California Department of Cannabis Control
Daniel Porras, Assistant City Manager
Recommendation:

Authorize the City Manager to execute an agreement between the City and the California Department of Cannabis Control for acceptance of $822,160.00 in grant funds from the Local Jurisdiction Assistance Grant Program.

Staff Report - SR-22-009 - Pdf
1139 -
1159

10. 2022 Tour de Palm Springs
Daniel Porras, Assistant City Manager
Recommendation:

Staff is recommending that the City Council:
1) Approve the proposed 2022 route through the City limits; and 2) Consider funding the in-kind City estimated cost range between $7,309 - $9,746 for manual traffic control staffing of intersections.

Staff Report - SR-22-011 - Pdf
1161 -
1166

11. Habitat for Humanity Funding Request
Doria Wilms, Deputy City Manager
Recommendation:

Consider a funding request in the amount of $200,000.00 from Habitat for Humanity for the construction of two low-to-moderate income homes in the City.

Staff Report - SR-22-010 - Pdf
1167 -
1170

12. Resolution Urging the State of California to Consider Cannabis Cultivation Tax Reform
Scott Matas, Mayor, and Russell Betts, Council Member
Recommendation:

Consider adopting "A Resolution of the City Council of the City of Desert Hot Springs, California, urging the State of California to consider cannabis cultivation tax reform.

Staff Report - SR-22-014 - Pdf
1171 -
1174

13. Resolution In Support of Net Energy Metering
Scott Matas, Mayor, and Gary Gardner, Mayor Pro Tem
Recommendation: Consider adopting "A Resolution of the City Council of the City of Desert Hot Springs, California, in support of Net Energy Metering."
Staff Report - SR-22-017 - Pdf
1175 -
1178

14. Appointment of a Delegate and Alternate Delegate for the 2022 Southern California Association of Governments (SCAG) Annual General Assembly
Jerryl Soriano, City Clerk
Recommendation:

Appoint a delegate and alternate delegate for the 2022 SCAG Annual General Assembly on May 5, 2022.

Staff Report - SR-22-003 - Pdf
1179

PUBLIC COMMENTS
Opportunity is given to those members of the public who have NOT addressed the City Council on an item which is NOT on the agenda. Comments are limited to three (3) minutes per speaker. PLEASE STATE YOUR NAME AND CITY OF RESIDENCE FOR THE RECORD.

ADJOURN

UPCOMING MEETING DATES
*Please refer to the City website calendar at www.cityofdhs.org for meeting locations and the most up to date information.

February 1 City Council Regular Meeting 6:00 p.m.

February 8 Planning Commission 6:00 p.m.

February 10 Public Safety Commission 6:00 p.m.

February 15 City Council Regular Meeting 6:00 p.m.
________________________________________________________________________________________

NOTICES
In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the Office of the City Clerk at City Hall during normal business hours at 11999 Palm Drive, Desert Hot Springs, CA 92240.

If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda at 11999 Palm Drive, Desert Hot Springs, CA 92240.

Americans with Disabilities Act
In an effort to comply with the requirements of Title 2 of the Americans with Disabilities Act of 1990, the City of Desert Hot Springs requires that any person in need of any type of special equipment, assistance, or accommodation(s) in order to communicate at a City public meeting, must inform the City Clerk a minimum of 72 hours prior to the scheduled meeting to enable the City to make reasonable arrangements.

SR-22-013
City of Desert Hot Springs
City Council

AGENDA ITEM REPORT
To: City Council
Date: January 18, 2022
Department: Community Development
Prepared by: Patricia Villagomez, Assistant Planner
Subject: GHA Enterprises, Inc. Rancho Descanso Specific Plan Amendment (SP-21- 3), Development Permit (DP 21-18), and Tentative Tract Map No. 38200 (TM 21-5): An Application to Amend and Develop 76 New Single-Family Homes Within the Aventura Palms II Specific Plan
RECOMMENDATION:
1) Staff Report
2) Entertain questions of Staff from the City Council;
3) Open Public Hearing;
4) Take testimony from Applicant;
5) Take public testimony for those in favor;
6) Take public testimony from those opposed;
7) Take public testimony from those in a neutral position; 8) Opportunity for Applicant rebuttal;
9) Close the Public Hearing
10) City Council discussion and questions to Staff; and 11) Adopt “A Resolution of the City of Desert Hot Springs, California, 1) Adopt the Mitigated Negative Declaration; 2) Approve Rancho Descanso Specific Plan Amendment No. SP 21-3, Amending The Aventura Palms II Specific Plan in the City; 3) Approve a Development Permit No. 21-18; 4) Approve Tentative Tract Map No. 38200 and; 5) Adopt an Ordinance Adding Chapter 17.240." BACKGROUND:

The original applicant Seastar Communities, in 2005 filed an application for a General Plan Amendment (GPA No. 03-05), a Zoning Map Amendment (ZMA No. 08-05), a Tentative Tract Map (TTM No. 31744), and a Specific Plan (SP No. 02-05) to redesignate the project’s site General Plan and Zoning Map land use designations from Residential Low Density (R-L 0-5 dwelling units per acre) to Residential Medium Density/Specific Plan (R-M/SP, 0-8 dwelling units per acre with a Specific Plan overlay). The development standards and guidelines were proposed for a private age-restricted (55 and older) community of up to 115 single family residential lots plus 16 lettered lots for roadways, landscaping, common areas, and storm water retention.

On December 12, 2006, the Planning Commission recommended to the City Council for approval. On March 20, 2007, the City Council approved the Aventura Palms II Specific Plan.

Item Number: 4.

SR-22-013
DISCUSSION:

On August 25, 2021, the applicant GHA Rancho Descanso, LLC submitted a Specific Plan Amendment (SP 21-3), Development Permit (DP 21-18), and a Tentative Tract Map (TM 21-5). The proposed project is an amendment to the Aventura Palms II Specific Plan. The proposed project will now be known as Rancho Descanso Specific Plan. The Rancho Descanso Specific Plan is a 17.83-acre development that will be a non-age restricted single-family residential subdivision with 76 residential lots ranging from a minimum of 6,600 square feet to a maximum of 9,913 square feet with the average lot size of 7,210 square feet, including a .25-acre common open space park and a .55-acre dual use on-site retention basin.

On December 14, 2021, the Planning Commission recommended to the City Council for approval of the Specific Plan Amendment No. 21-3, Development Permit No. 21-18, Tentative Tract Map No. 21- 5, and an Ordinance adding Chapter 17.240.

SETTING
The Zoning, General Plan Land-Use designations, and current land uses for surrounding properties are as follows:

Table 1: Surrounding Land Uses

Zoning & General Plan
Designations Current Land-Use
North Residential Medium Density
(R-M)
Vista Montana
Mobile Home Park
West Mixed-Use Corridor
(MU-C) Vacant Land
South Residential Low Density
(R-L) Single-Family Homes
East Unincorporated Riverside County Single-Family Homes

SPECIFIC PLAN DEVELOPMENT STANDARDS
The proposed development will be a residential private, gated community of 76 single family lots for individual detached structures on 17.83 acres. Staff has provided an analysis of the elements of the project with the development standards of the approved Specific Plan, below in Table 2.

Table 2: Aventura Palms II VS. Rancho Descanso
Standard Aventura Palms II Rancho Descanso
Total Lots 115 76
Age Restriction 55 and older All Ages
Minimum Lot Size 3,500 sq. ft. 6,600 sq. ft.

Maximum Lot Size 7,449 sq. ft. 9,913 sq. ft.

Average Lot Size 4,078 sq. ft. 7,332 sq. ft.

Minimum Dwelling Size 1,200 sq. ft. 1,747 sq. ft.

Maximum Dwelling Size 1,200 sq. ft. 2,258 sq. ft.

Enclosed Garage 2 Car - 400 sq. ft. 2 Car – 400 sq. ft.

Item Number: 4.

SR-22-013
Standard Aventura Palms II Rancho Descanso
3 Car – 719 sq. ft.

Minimum Lot Width Primarily 50 ft. To be
measured from the building
setback line, except for
unusual lot configurations
Primarily 60 ft. To be
measured from the building
setback line, except for corner
and end lots.

Minimum Lot Depth Primarily 70 ft., with exception
of unusual lot configurations.

Primarily 110 ft., with exception
of unusual lot configurations.

Front Yard Setback 15 ft from Living Area
20 ft. from Garage
20 ft. behind back of curb
Side Yard Setback Interior 5ft.

Corner 10 ft.

Interior 5 ft.

Corner 10 ft.

Rear Yard Setback 10 ft. 10 ft.

Distance Between Structures 10 ft. 10 ft.

Building Lot Coverage 50% 50%
Number of Stories 2 1
Maximum Building Height 25 ft. (Architectural such as
chimneys, etc. not to exceed
30 ft.
25 ft. (Architectural such as
chimneys, etc. not to exceed
25 ft.

ARCHITECTURAL
The proposed 76 homes have a desert contemporary Mediterranean design utilizing stucco exterior finishes with an accent trim, clay roof tiles (s-type), and hip and gable roofing. The general color scheme will range from off-white to medium earth tones. The contrasting darker accents and pops of color to compliment the desert environment and blend in with surrounding homes. The floor plans for all the homes feature open-flow common spaces, including a great room, dinning areas, and gathering spaces with optional fireplaces. The front entries are covered and recessed for protection from elements. A gated courtyard entry is optional. Models are staggered so that specific models are not repeated on adjacent lots to vary the architecture along the street frontages. Each model also has a reversed plan and options for two or three car garages and optional gated courtyards.

Staff has provided a table outlining each proposed model, the allocation of interior floor space and the architectural elements/exterior finishes, which can be found below in Table 3. Each house will provide for off-street covered parking within an enclosed garage.

Table 3: Architectural Plans/ Model Analysis
Architecture Design
Plan(s)/Models Square Feet Architecture
Plan
1A,1B
Four (4) Bedroom
Optional Den
2 car garage
Total 1747 sq. ft.

Stucco finish w/ accent trim
Pitched concrete tile roof
Hip & Gable Roof
Optional gated courtyards
Plan
2A, 2X
Four (4) Bedroom
Optional Den
Optional 3 car garage
Stucco finish w/ accent trim
Pitched concrete tile roof
Hip & Gable Roof
Item Number: 4.

SR-22-013
Total 1965 sq. ft. Optional gated courtyards
Plan
2Y
Five (5) Bedroom
Optional Den
2 car garage
Total 2180 sq. ft.

Stucco finish w/ accent trim
Pitched concrete tile roof
Hip & Gable Roof
Optional gated courtyards
Plan
3 Five (5) Bedroom
Optional Den
2 car garage
Total 2258 sq. ft.

Stucco finish w/ accent trim
Pitched concrete tile roof
Hip & Gable Roof
Optional gated courtyards
Plan
3X
Five (5) Bedroom
Optional Den
Optional 3 car garage
Total 2097 sq. ft.

Stucco finish w/ accent trim
Pitched concrete tile roof
Stone veneer accents
Optional gated courtyards

LANDSCAPE
Landscaping plants, materials and irrigation systems will be installed by the project developer and maintained in accordance with the project’s master landscape plan guidelines or any other changes that may be periodically approved by the homeowners; association as established for all common areas with approved landscape plans. Consistent with the emphasis placed by the City on water conservation, the plant species selected for this project are desert hardy with irrigation systems that comply with the City-adopted recommendations of the Mission Springs Water District (MSWD). Table 4 below will provide a breakdown of some of the proposed landscape:

Table 4: Landscape Plan
Biological Name Common Name Size
Acacci Smallii Sweet Acacia 24’’ Box
Acacia Willardiana Palo Blanco 24’’ Box
Cercium Praecox Sonoran Palo Verde 24’’ Box
Bougainvillea SP. Barbara Pride 5 Gallon
Cassia Nemophila Green Cassia 5 Gallon
Lantana SP. Trailing Purple 5 Gallon
Agavi Americana Century Plant 15 Gallon
Hesperalo Paviflora Red Yucca 15 Gallon
Nolina Nelsonii Blue Nolina 15 Gallon
The desert landscape will be lush and colorful while being water efficient. The established natives and desert-adapted plants need much less water than tropical or subtropical shrubs and trees, shallowrooted annuals, non-native perennials, ground covers and especially lawns.

Wall/Fencing Plan
The maximum height of the project’s perimeter walls will be six (6) feet, with seven (7) foot high pilasters spaced intermittently along the north and east street frontages. Limited additional wall heights provide for retention of adjoining slopes to the west and south. The walls within the front and side yard setbacks shall not exceed four (4) feet in height. The boundary walls along the two public street bounding the project shall be a decorative block, a sack finish, and pilasters. The project will also include tubular steel fencing along portions of the stormwater retention basin.

Item Number: 4.

SR-22-013
The perimeter sidewalks along the Camino Campesino and Avenida Descanso frontage will be built adjacent to the curb and will be five (5) feet wide and occur within a ten (10) foot parkway. Along the frontage of the planned stormwater retention basin a block wall and tubular steel fence will be constructed. The parkway of these streets will be enhanced with desert trees, shrubs, groundcovers and boulder materials behind the sidewalk. The project entry will set the tone as an upscale residential community featuring desertscape plantings. A decorative wrought iron vehicle entry and pedestrian gate will transition into the project. All gates will be equipped with a Knox box for emergency access for public safety. The wall plan for the individual homes will be a tan precision block of a max height of 6 feet to match the perimeter walls.

LIGHTING
The lighting shall be limited to the minimum height, number and intensity of the fixtures needed to provide security and identification, taking every reasonable measure to preserve the community’s night skies, including restricting ambient lighting to the subject site. The exterior lighting for the Rancho Descanso project will implement the City’s dark sky protective Ordinance, which specifies the maximum light pole heights, light emission intensities, and light fixture types designed to provide security and to minimize ambient light illuminating to adjacent properties.

PHASING PLAN
The construction phasing plan has been designed to minimize construction traffic conflicts with sales traffic to the model homes parking area utilizing Lot 6 as a temporary parking lot, and for newly occupied homes. The opening of the model homes will occur first in the project and after partial street widening improvements and striping for Camino Campesino. The project’s internal roads, the posting of off-site traffic control signs for the Avenida Descanso/Camino Campesino intersection, construction of the six (6) foot high perimeter site decorative block walls, decorative gate, and installation of perimeter street and gated entry landscaping will continue following the grand opening of the sales office and model homes. The model homes will be on Lots 5 – 8 while lot 6 will be a temporary parking lot. A breakdown of the proposed phasing plan is shown below in Table 5.

Table 5: Phasing Plan
Phase Lot Numbers Total per Phase Cumulative Total
1 & Model Homes Lot Nos. 5-8, 1-3, 55 &
56 (Lot 6 – Temp
Parking)
8 8
2 Lot Nos. 57-60 & 73-
76 8 16
3 Lot Nos. 66-72 7 23
4 Lot Nos. 10-13, 36-37,
& 52-53
8 31
5 Lot Nos. 38-41, & 48-
51 8 39
6 Lot Nos. 42-47, & 64-
65 8 47
7 Lot Nos. 14-19, & 34-
35 8 55
8 Lot Nos. 20-23, & 30-
33 8 63
Item Number: 4.

SR-22-013
Phase Lot Numbers Total per Phase Cumulative Total
9 Lot Nos. 4, 6, 9, 24-29,
54, & 61-63
13 76

CIRCULATION
The gated community of Rancho Descanso will be composed of internal streets providing 18-foot travel lanes in each direction and concrete curb and gutter. The development will also provide sidewalks along the west side of Avenida Del Cielo between the entry gates on Camino Campesino and along the east side of Avenida De Solidad.

The future Camino Campesino will serve as the sole direct public access street serving this tract and will be developed along the street’s south half. The project entry will be designed as a decorative transition from the public street into the private, gated community.

NOTICING REQUIREMENT
The project was noticed to neighboring owners within a 300-foot radius of the project site on January 6th, 2022 and was advertised in the Desert Star Weekly on January 7th, 2022 per state noticing requirements. No public comments have been received as of this writing.

FISCAL IMPACT:

The applicant has paid all application fees related to the Specific Plan Amendment, Development Permit, and Tentative Tract Map for entitlements. Additionally, the proposed development will be subject to all Building Permit fees and property taxes.

ENVIRONMENTAL ANALYSIS:

An Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared for the development of the Rancho Descanso Specific Plan Amendment (No. 1 to the Aventura Palms II Specific Plan), Tentative Tract Map, and Development Permit.

The document conforms to the requirements of the California Environmental Quality Act (CEQA), Public Resources Code Section 2100 et. seq. In accordance with the provisions of the “CEQA”, an Initial Study has been prepared and which as determined that development of the proposed project would not have a significant impact on the environment, with the implementation of mitigation measures. A draft Mitigated Negative Declaration (MND) is proposed and contains certain measures for Cultural Resources and Biological resources. The draft Mitigated Negative Declaration was circulated for comments (October 19th, 2021 and ended on November 18th, 2021) State Clearing House No. 2021100365. No Comments have been received up to the time of this report was prepared.

OPTIONAL:

SPECIFIC PLAN APPROVAL FINDINGS
Under Section 17.128.070 of the Desert Hot Springs Municipal Code, a Specific Plan may only be adopted only if all of the following findings are made:

1.The proposed plan is consistent with the General Plan; Item Number: 4.

SR-22-013
The proposed Specific Plan Amendment is consistent with the General Plan as it proposes single family residential development of a unit density of 5 units per acre, as allowed by the site’s Residential Low Density General Plan land use designation. The project contributes to the General Plan’s stated residential goal of preserving and enhancing the predominantly low-density residential character of the City and contributes to the goal of providing a variety of housing types. Staff has identified no inconsistencies between the proposed Specific Plan and the General Plan. Staff recommends this finding.

2.The proposed plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
The proposed Specific Plan Amendment provides for development of housing development, including provisions for public and private improvements to address vehicular circulation, including emergency services, as well as drainage, air quality and other environmental factors. The proposed Specific Plan Amendment implements General Plan economic goals through the establishment of policies and regulations supporting housing development. Staff has concluded that the proposal would not be detrimental to the public interest, health, safety, convenience or welfare of the City. Staff recommends this finding.

3.The subject property is physically suitable for the requested land use designation(s) and the anticipated land use development(s);
The proposed Specific Plan Amendment on a vacant 17.83-acre site is to establish and support the development of single-family dwellings. The site is generally flat and rectangularly-shaped to allow for development according to the Specific Plan’s standards and guidelines. Public streets fronting the property boundaries of the site provide adequate access, and no physical constraints to the proposed development have been identified. Staff believes the subject parcel is physically suitable for the requested land use designation and anticipated development. Staff recommends this finding.

4.The proposed plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood; The proposed Specific Plan Amendment will ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood as it proposes single family detached residences, which is consistent with existing development around the vicinity and proposed development in the vicinity. Staff recommends this finding.

5.The proposed plan will contribute to a balance of land uses so that local residents may work and shop in the community in which they live.

The proposed Specific Plan Amendment will convert 17.83 acres of residential land to allow for a residential development. The Specific Plan Amendment will create housing opportunities for the Desert Hot Springs community. Staff believes that the proposed Specific Plan Amendment will contribute to a balance of land uses, within which local residents may both work and shop. Staff recommends this finding.

DEVELOPMENT PERMIT FINDINGS
Item Number: 4.

SR-22-013
Under Section 17.92.060 of the Desert Hot Springs Municipal Code, the Development Permit may only be approved only if all of the following findings are made:

1.The proposed use is permitted within the subject land use district and complies with all of the applicable provisions of this Zoning Ordinance, including prescribed development standards and design guidelines;
The proposed single-family residential development which is specifically labeled as a “Permitted Use” within the table of permitted uses (Table 17.08.01, Desert Hot Springs Zoning Code) for properties with R-L Zoning designation. The proposed development of the site and the project is consistent with the development standards and design guidelines, in reference to density, setbacks, height, open space, and architecture. Staff recommends this finding.

2.The Project Site is physically suitable for the type and intensity of the land use being proposed.

The proposed Specific Plan Amendment for the development of a 17.83 acres site is for a residential development that is consistent with the Zoning and General Plan land-use designations and is consistent with other development in the vicinity. The allowable building coverage is 50% for the SP/RL zoning district. The project’s building footprint only proposes to cover approximately 47% of the site.

Therefore, the project is of less intensity that what is allowed in the SP Development Standards. Staff recommends this finding.

3.The proposed development would be compatible with existing and future developments within the land use district and general area.

A Single-Family Dwelling is specifically allowed as a “P” (Use is Permitted by Right) within the R-L zone. The proposed development site is located in a partially developed area of the City and surrounding county lands. Development to the north, south and east is comprised of single-family homes with about 80% of lots developed with homes. Lands to the immediate west and extending to Palm Drive are vacant. Staff recommends this finding.

4.There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use is not detrimental to public health and safety.

The subject site is proposed to be developed with 76 single-family units and includes all public services and utilities installed and available. The proposed single-family residential development will not create an extraordinary demand for water, sanitation or other public utilities and services that would result in any detriment to public health and safety. Staff recommends this finding.

5.There are adequate public access and roadway capacity to serve the subject proposal.

The City has added a condition that the applicant/developer shall be required to construct full street improvements. The improvements shall include construction of asphalt concrete pavement, curb/gutter, sidewalk, streetlights, catch basins, storm drains, and fully landscaped and irrigated along the property frontage. The completion of the installation will be required prior to the development getting occupancy.

This will help mitigate the addition traffic, and to improve safety for its patrons (vehicular, bicycle, and pedestrian traffic) when entering and exiting the site. The developer will also be required to make street improvements, cur/gutter/sidewalks, streetlights, ADA ramps, ADA paths of travel, etc. to help improve safety on and off-site. Staff recommends this finding.

Item Number: 4.

SR-22-013

6.There are no significant harmful effects upon environmental quality and natural resources.

Based on the Mitigated Negative Declaration, the project will not have any significant impacts that cannot be conditioned or mitigated prior to construction, during construction, and/or prior to the business becoming operational and as a part of the attached conditions of approval and the mitigation measures outlined in the draft initial study and mitigated negative declaration for the project. All impacts have been mitigated or will be mitigated at the appropriate times during construction and/or prior to completion of the project. Staff recommends this finding.

7.Any negative impacts of the proposed use can and shall be mitigated; Based on the Mitigated Negative Declaration, the project will not have any significant impacts that cannot be conditioned or mitigated prior to construction, during construction, and/or prior to the business becoming operational and as a part of the attached conditions of approval and the mitigation measures outlined in the draft initial study and mitigated negative declaration for the project. All impacts have been mitigated or will be mitigated at the appropriate times during construction and/or prior to completion of the project. Staff recommends this finding.

8.That the proposed use is consistent with the General Plan; The proposed project is located within the SP/R-L land use designation which is currently vacant and surround by single-family development. The proposed development of single-family units is consistent with the City’s General Plan. There are no inconsistencies between the proposed project and the City’s General Plan Goals & Polices. The proposed project will also be subject to the implementation of Conditions of Approval and will be required to comply the mitigation measures outline in the Mitigated Negative Declaration. Staff recommends this finding.

9.That the proposed site, size, design, and operational characteristics of the planned use are not detrimental to the public interest, health, safety, convenience, or welfare of the City; The location, size and design of the proposed single-family residential development are comparable to other developments in the area. The developer will also be required to make street improvements, add bicycle lanes, cur/gutter/sidewalks, streetlights, ADA ramps, ADA paths of travel, etc. to help improve safety on and off-site. The Project will not have any significant impacts that cannot be conditioned or mitigated prior to construction, during construction, and/or prior to final occupancy and as a part of the attached conditions of approval and the mitigation measures outlined in the draft initial study and mitigated negative declaration for the project. All impacts have been mitigated or will be mitigated at the appropriate times during construction and/or prior to completion of the project. The proposed multifamily residential development will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. Staff recommends this finding.

ATTACHMENTS:

Exhibit 1 - Draft Conditions of Approval
Exhibit 2 - Draft Specific Plan Amendment
Exhibit 3 - Rancho Descanso Booklet
Exhibit 4 - Tentative Tract Map 38200
Exhibit 5 - Resolution
Exhibit 6 - Ordinance
Item Number: 4.

SR-22-013
Exhibit 7 - Draft Mitigated Negative Declaration
Exhibit 8 - Consolidated Appendices
Exhibit 9 - Noise Impact Analysis
Exhibit 10 - Original Aventura Palms II Specific Plan
Item Number: 4.

1 DRAFT CONDITIONS OF APPROVAL
MEETING DATE: January 18th, 2022
TITLE: Aventura Palms II Specific Plan Amendment
CASE NO: Specific Plan Amendment No. SP-21-3, Development Permit No. 21-18, & Tentative Tract Map No. 21-5
PREPARED BY: Patricia M. Villagomez, Associate Planner
Project Specific Conditions

1. The Specific Plan Amendment, Development Permit, and Tentative Tract Map is for the development of 76 new single-family dwellings with associated improvements.

2. The applicant/developer shall obtain all necessary Building and Engineering permits.

3. The Rancho Descanso Specific Plan Amendment project site shall be in conformance with the approved Environment Documentation including but not limited to the Mitigated Negative Declaration.

Administrative Conditions

4. Applicant/developer shall indemnify, protect, hold harmless and defend, with counsel selected by the City, the City and any agency or instrumentality thereof, and/or any of its officers, employees and agents from any and all claims, actions, or proceedings, including those involving environmental issues, against the City to attack, set aside, void, annul, and/or seek monetary damages resulting from an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the entitlement application. City shall promptly notify both the Applicant/developer and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves its right to take any and all action the City deems to be in the best interest of the City and its citizens in regard to such defense.

5. All development on the Project Site shall be in compliance with all applicable Item Number: 4.

2 provisions of the City’s Municipal Code as well as all applicable provisions of the adopted Building and Fire Codes. All new construction shall obtain a building permit and comply with the requirements of the Planning, Building, and Fire Departments.

6. No Certificate of Occupancy (C of O) shall be granted until all Conditions of Approval have been completed and approved by the Planning, Engineering, Building, and Fire Departments unless otherwise identified herein.

7. The development of the project on the Project Site shall be in substantial compliance with the exhibits contained in the project file for SP 21-3, DP 21-18 & TM 21-5 and incorporated herein by this reference.

8. Within fifteen (15) days of final approval (expiration of the appeal period) by the Planning Commission, the applicant/developer shall submit in writing, a statement indicating that he/she has read and agrees to the conditions imposed herein. This approval shall become void, and any privilege, permit, or other authorization granted under these entitlements if compliance with this condition has not been undertaken within the specified time limits.

9. The applicant/developer shall deliver within 5 (five) working days to the Community Development Department a cashier’s check, money order, or other acceptable form of payment made payable to “Riverside County” in the amount of $2,548.00 plus $50.00 for processing fee to enable the City to file a Notice of Determination required pursuant to California Code of Regulations Section 15075. Any additional fees that may be attributed to the required filing of environmental documents shall be paid by the applicant/developer. If applicant/developer has not delivered to the Community Development Department the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)). (Added by Staff)

10. The applicant/developer shall pay all established service, permit, impact, public art, and other applicable fees required by the City. Note: The Transportation Unified Mitigation Fee is collected by the City of Desert Hot Springs on behalf of the Coachella Valley Association of Governments. Questions on the calculation of this fee should be addressed to them at (760) 346-1127. The School District Fees are imposed by the Palm Springs Unified School District and questions should be addressed to them at (760) 416-6159.

Planning Conditions
Item Number: 4.

3 11. The City, and any agency or instrumentality thereof, and/or any of its officers, employees and agents, including the Community Development Department, shall not under any circumstances whatsoever be responsible for ensuring compliance with Property Owner Association requirements, which requirements are private in nature. The City, and any agency or instrumentality thereof, and/or any of its officers, employees and agents is not responsible for ensuring that the Property Owners Association has approved an application/project before the City approves an application and/or issuance of permits.

12. The applicant/developer shall maintain the Project Site after the start of construction and until the Project is completed, free of weeds, debris, trash or any other offensive, unhealthful and dangerous material. If after five (5) days’ notice by certified mail, the applicant/developer does not comply with the before mentioned criterion, the City may either cancel building or grading permits and/or enter the Project Site with City staff and remove all subject violations, bill the applicant/developer and/or put a lien on the Project Site.

13. All walls and trash enclosures shall have a decorative wall surface and a decorative cap that are consistent with the overall architecture of the project. The use of rolled concrete on any exterior walls or trash enclosures is specifically prohibited. The trash enclosure shall be constructed per City Standards.

Standard Landscaping/Parking Conditions

14. All new development shall comply with Mission Springs Water District’s Water Efficient Landscaping Guidelines (guidelines are available at www.mswd.org). This policy requires outdoor water conservation practices within MSWD’s service area, specifically: (1) the creation of landscape plans featuring the use of California native desert friendly plants; and (2) the preparation of irrigation plans detailing water efficient irrigation technology systems (e.g., drip irrigation, evapotranspiration irrigation controllers, etc.) appropriate to an arid desert climate.

15. The applicant shall prepare a Final Landscape Construction and Irrigation Plan that is prepared by a licensed landscape architect subject to the following:
a. Approval from the Planning Department
b. Approval and inspection from Mission Springs Water District c. A plant landscape legend, including a specific symbol for each plant species used, size (i.e., caliper, gallon, box, or brown trunk height, and/or quantity) and whether it is deciduous or evergreen.
d. Provide the total percentage of evergreen trees of all trees not including palm trees as evergreen.

Item Number: 4.

4 e. Clear indication where landscaping will be used to screen mechanical, electrical, and irrigation equipment.
f. A detail showing planter design adjacent to walkways and driveways that is designed to prevent soil and/or decomposed granite from flowing onto walkways and driveways. There shall be a minimum two-inch vertical separation between the pavement and the soil.
g. Plant and tree installation and staking details.
h. Details on how vines will be attached to the structural elements. i. Install a row of trees and ground cover across the rear property line.

16. Site landscaping shall comply with the City Guidelines and Water Conservation policies regardless of whether the items are illustrated on the Construction Landscape Plans:
a. Plants and trees shall be primarily of drought tolerant species compatible with the desert environment.
b. Projects shall minimize the use of turf.
c. At least fifty percent (20%) of the trees shall be evergreen species. d. All trees in parking lots shall be centered between parking spaces to provide optimal shading.
e. All single trunk trees shall be double staked and multi-trunk trees shall be staked appropriate to the species of tree.
f. Arbor guards shall be installed around trees in turf areas. g. Projects located along major arterials and/or streets shall comply with the street tree requirements of the Design Guidelines.
h. Planter areas shall be surrounded by a concrete mow strip or other hard surface.
i. All ground-mounted equipment, such as mechanical, electrical, and irrigation equipment (backflow preventers), shall be located within a landscape planter.

This equipment shall not be located within a turf area and shall not be visible from public view.
j. Any drain that terminates in a planter shall have a splash guard. k. All palm trees shall have a brown trunk height of twenty (12) feet. l. The site shall have a maximum of twenty-five percent (25%) fifteen (15) gallon trees and all other trees shall be twenty-four (24) inch box or greater. m. All trees twenty-four (24) inch box or greater shall be verified as to size by the project planner who shall ensure that each tree has diameter of three (3) inches five (5) inches from the ground level.
n. All changes of species made by the Mission Springs Water District shall have concurrent approval from the Community Development prior to final approval.

Item Number: 4.

5 17. Parking spaces adjacent to any planter shall have a width totaling eleven (11) feet, or the landscape finger or planter curb be an extra foot wide to protect the landscaping.

18. Wheel stops within the parking lot are prohibited unless required for ADA compliance.

19. All redwood headers are specifically prohibited from use on the project site.

Standard Graffiti Conditions

20. The applicant/developer and/or successor(s) in interest shall be responsible for the removal of any graffiti vandalism from the project site (exterior building surfaces and/or exterior walls/fences) within 48-hour after discovering the graffiti vandalism or receipt of notice from the City of the same. The Applicant/developer shall contact the City’s Graffiti Hot Line at 888-562-3822 within 48 hours of discovering the graffiti vandalism.

21. The applicant/developer and/or successor(s) shall apply (and maintain) a protective coating or graffiti resistant materials acceptable to the City’s Public Works and/or Community Development Department, to provide for the effective and expeditious removal of graffiti on all exterior building elevations and/or project walls and/or replacement of defaced screening panels.

22. The Applicant/developer and/or successor(s) in interest hereby agrees to allow the City and/or its agents to enter the property for the purpose of removing or painting over graffiti vandalism, if the applicant/developer and/or successor(s) in interest fail to remove the reported graffiti vandalism within the 48 hours of discovering the graffiti or receipt of notice from the City.

23. The applicant/developer and/or successor(s) in interest shall, to the extent feasible, have designed a building structure visible from any public or quasi-public place in such a manner to consider prevention of graffiti, including, but not limited to the following:
a. Use of additional lighting;
b. Use of non-solid fencing;
c. Use of landscaping designed to cover large expansive walls such as ivy or similar clinging vegetation; or
d. Use of architectural design to break up long, continuous wall or solid areas.

Lighting Conditions
Item Number: 4.

6 39. The applicant shall submit an exterior Lighting Plan in compliance with all relevant sections of the DHSMC; include a photometric analysis, to the Planning Department for review and approval prior to issuance of a building permit. The Lighting Plan shall also identify the following:
a. Exterior lighting shall be energy-efficient and shielded or recessed so that direct glare and reflections are contained within the boundaries of the Project Site and shall be directed downward and away from adjoining properties and the public right-of-way.
b. All lighting outdoor lighting including fixture shall direct lighting downward. c. The type of fixtures, including height, material, and color. d. The total height of all freestanding lighting fixtures shall not exceed 18 feet. e. That all concrete fixture bases will have a decorative finish. At a minimum, a trowel finish shall be provided.
f. That the bolts connecting the light fixture to the base shall be covered. g. The lighting on-site shall provide 100-foot face recognition

40. Applicant/developer shall adhere to the City’s light standard and identify all light fixtures (wall mounted and pole lights) on the site plan.

Building & Safety Conditions

42. Project shall comply with the adopted California Building Standards Code (Title 24, California Code of Regulations) and other adopted City Ordinances which include the following:
a. CA Building Code
b. CA Plumbing Code
c. CA Mechanical Code
d. CA Electrical Code
e. CA Fire Code
f. CA Green Building Standards Code
g. CA Energy Code

43. As applicable, automatic fire sprinkler systems shall be installed in all new construction as per Chapter 9 of the California Building code and per City Ordinance. Design and type of system shall be based upon the requirements of the California Building Code, the California Fire Code and the requirements of the Fire Department.

Item Number: 4.

7 44. The requirements of the Department of Environmental Health Services and the Air Quality Management District shall be satisfied prior to the issuance of any permit if hazardous materials are stored and/or used.

45. Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall obtain a Temporary Use Permit and comply with the City of Desert Hot Springs requirements.

46. All perimeter/boundary walls shall be designed and constructed so that the outer/exterior face of the wall is as close as possible to the property line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the property line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case-by-case basis for extenuating circumstances.

47. All property lines, easement lines, etc. shall be located and/or relocated in such a manner as to not cause any existing structure to become non-conforming with the requirements of the latest adopted edition of the Building Code, or any other applicable law, ordinance, or code.

48. If hazardous substances are used and/or stored, a technical opinion and report, identifying and developing methods of protection from the hazards presented by the hazardous materials may be required. This report shall be prepared by a qualified person, firm, or corporation and submitted to the Building Department.

This report shall also explain the proposed facility's intended methods of operation and list all of the proposed materials, their quantities, classifications, and the effects of any chemical (material) inter-mixing in the event of an accident or spill.

Police Department Conditions

49. The applicant/developer shall comply with all applicable federal, state and City laws and regulations.

50. All traffic, parking and security for events are subject to Police Department approval. Additional Conditions and requirements may apply.

51. The applicant/developer shall incorporate all aspects of Crime Prevention through Environmental Design for visual surveillance, access control and territorial reinforcement.

52. The applicant and operator shall at all times implement the Utilize Crime Item Number: 4.

8 Prevention Through Environmental Design (C.P.T.E.D) throughout the project, as follows:

CPTED Principle #1 – Natural Surveillance
"See and be seen" is the overall goal when it comes to CPTED and natural surveillance. A person is less likely to commit a crime if they think someone will see them do it. Lighting and landscape play an important role in Crime Prevention Through Environmental Design.

CPTED Principle #2 - Natural Access Control
Natural Access Control is more than a high block wall topped with barbed wire.

Crime Prevention Through Environmental Design or CPTED utilizes the use of walkways, fences, lighting, signage and landscape to clearly guide people and vehicles to and from the proper entrances. The goal with this CPTED principle is not necessarily to keep intruders out, but to direct the flow of people while decreasing the opportunity for crime.

CPTED Principle #3 – Territorial Reinforcement
Creating or extending a "sphere of influence" by utilizing physical designs such as pavement treatments, landscaping and signage that enable users of an area to develop a sense of proprietorship over it is the goal of this CPTED principle.

Public areas are clearly distinguished from private ones. Potential trespassers perceive this control and are thereby discouraged.

CPTED Principle #4 – Maintenance
CPTED and the "Broken Window Theory" suggests that one "broken window" or nuisance, if allowed to exist, will lead to others and ultimately to the decline of an entire neighborhood. Neglected and poorly maintained properties are breeding grounds for criminal activity. We will work with you to develop a formal CPTED based maintenance plan to help you preserve your property value and make it a safer place.

53. Prior to issuance of building permits, the site plan shall indicate all perimeter walls and fences to be of a design to prevent or discourage scaling & graffiti.

54. Prior to issuance of building permits, that landscape plan shall include drought tolerant “hostile vegetation” shall be used when possible under windows and around the fence line.

55. Prior to issuance of building permits, the plans shall be approved to indicate the location and type of all gate control and access equipment and/or systems (e.g.

Knox box, keypad, radio control, etc.) Prior to issuance of occupancy permits, the applicant will provide all access equipment, materials, codes, etc. to the City of Desert Hot Springs Police Department.

56. Any private security service that uses security guards with uniforms shall assure to the satisfaction of the City of Desert Hot Springs Police Department that the Item Number: 4.

9 uniforms are sufficiently different in appearance from any uniform of the Police Department, Riverside County Sheriff or other local police department.

Engineering Conditions

57. The applicant/developer shall annex to Community Facilities District No. 2010-1 for the maintenance of:
a) Landscape/hardscape
b) Streetlights
c) Drainage Basins/Storm Drain Facilities
d) Prior to the issuance of a Certificate of Occupancy

58. The applicant/developer shall pay five thousand dollars ($5,000) cost for the City’s consultant to annex the Community Facilities District No. 2010-1 and the City fee for processing the request, prior to the issuance of an occupancy permit.

59. The applicant/developer shall pay five thousand dollars ($5,000) cost for the City’s consultant to annex to PTAX2 and the City fee for processing the request, prior to the issuance of an occupancy permit.

60. The applicant/developer shall submit the following items for approval from the Engineering Department:
a) Grading Plans with the street address for each lot and/or building foot prints
b) Storm Drain/Drainage Plans
c) Street Improvements Plans
d) Street Signage and Stripping Plans
e) Street Lighting Plans
f) Hydrology Report
g) Water Quality Management Plan
h) Composite Utility Plans
i) (Sewer and Water Plans – Submit to Mission Springs Water District)

61. The applicant shall dedicate 30 feet of right of way on the west side of Avenida Descanso. Street dedications of easements shall be by Tract Map or by separate document.

62. The applicant shall dedicate 30 feet of right of way on the south side of Camino Campesino. Street dedications of easements shall be by Tract Map or by separate document (added by Staff)

63. The applicant shall merge the 3 APN’s 656-400-049, 656-080-016, and 656-080- 014. The parcels shall be merged by Tract Map or by separate document.

64. Prior to the installation of any improvements in the public right of way (ROW), an encroachment permit shall be obtained from the City Public Works Department.

Item Number: 4.

10 65. A soil compaction report shall be prepared and submitted to the City Building Department for approval prior to issuance of any building permit.

66. There shall be no encroachment into public rights of way for construction trailers, equipment, trash bins, portable toilets, or materials; all of which shall be kept onsite. Construction access to the site shall be by an approved driveway, entry, or curb cut; no asphalt ramps or curb jumping is permitted.

67. At no time shall any adjacent streets for the project be allowed to be used for construction staging, storage or other such construction related activities. Access by heavy equipment shall be limited to the minimum number of trips essential to completing the construction. Any damage to the existing public roadways, sidewalks or other infrastructure shall be repaired or replaced by the Applicant’s contractor at his own expense, as directed by the Public Works Manager.

68. The applicant/developer shall submit an owner-and contractor-signed PM10 Dust Control Implementation Plan in accordance with the standards and codes of the City and the South Coast Air Quality Management District (SCAQMD). Plans shall be submitted for review and approval by the Public Works Department prior to the issuance of any grading and/or applicable building permits. Any site that is greater than 10 acres shall concurrently process a PM10 Dust Control Implementation Plan with the SCAQMD. For further information contact the SCAQMD at:

South Coast Air Quality Management District (SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765
(800) CUT-SMOG (288-7664)
www.aqmd.gov

69. The applicant/developer shall comply with the National Pollution Discharge Elimination System (NPDES) requirements per the California Regional Water Quality Control Board (RWQCB) regulations. The Applicant/Developer shall submit a Project Specific Stormwater Pollution Prevention Plan (SWPPP) to comply with the California General Permit for Stormwater Discharges Associated with the Construction Activity, prior to the issuance of a grading permit. For projects larger than 1 acre, the Applicant/Developer shall obtain all required permits from the California Regional Water Quality Control Board (RWQCB) and submit a copy of the Notice of Intent (NOI) and the Waste Discharge Identification Number (WDID#) to the City’s Public Works Department prior to the issuance of the any grading permit.

For further information contact the RWQCB at:

California Regional Water Quality Control Board (RWQCB), Colorado River Basin Region,
73-720 Fred Waring Drive #100
Item Number: 4.

11 Palm Desert, CA 92260
(760) 346-7491
www.waterboards.ca.gov/colorariver

70. The on-site driveways and parking areas shall be improved with asphalt or concrete paving, permeable pavers, curbs, gutters, and appurtenances as shown generally on the approved site plan. The thickness of pavement shall be determined by the applicant’s engineer based upon “R” value tests taken of the soils and appropriate traffic indices to be determined by the applicant’s engineer, all subject to approval by the City Engineer.

71. All on-site paving, curbs and gutters, sidewalks, ramps and other site work shall be constructed to City standards, subject to the improvement plans approved by the City Engineer.

72. The applicant/developer shall comply with section 8.08 Recycling and Diversion of Waste from Construction and Demolition of the Municipal Code and file a Plan with the City’s Building Department prior to the start of any construction.

73. The applicant/developer shall comply with all recommendations for off-site improvements as per Traffic Impact Analysis dated August 23, 2021:
a) Construct Camino Campesino as a two-lane roadway from Avenida Descanso (easterly Project site boundary) to Palm Drive. b) Palm Drive and Camino Campesino. Install stop control on the westbound approach. Provide one shared westbound left/right lane. c) Project Driveway and Camino Campesino. Install stop control on the northbound approach. Provide one shared northbound left/right lane.

Provide one eastbound through/right lane. Provide one westbound left/through lane.
d) All street improvements shall include construction of asphalt concrete pavement, curb/gutter, sidewalk, streetlights, catch basins, storm drains, and fully landscaped and irrigated along the property frontages. e) Improvements shall include all necessary removal of existing street improvements in order to construct required street improvements per City Engineer.
f) Improvements shall include removal and construction of existing street improvements that are severely damaged and/or not in compliance with City Standards along Avenida Descanso per City Engineer.
g) All sidewalks, ramps, and landings shall be compliant with the Americans with Disability Act.

74. All street improvements shall include the energized of streetlights and installation of irrigation and landscaping.

75. The minimum grade on all proposed streets shall be 0.50% unless approved in advance, in writing, by the City Engineer.

Item Number: 4.

12 76. The applicant/developer shall submit a project specific Hydrology Report, using Riverside County Flood Control and Water Conservation District’s Hydrology Manuel for City review and approval.

77. No nuisance water shall escape the site onto public streets.

78. The applicant/developer shall provide on-site storm water retention basin(s) or system(s) designed to the satisfaction of the City Engineer. Each retention basin shall include a sufficient number of underground vertical drywells designed to eliminate standing water in the basin. The retention basin shall be sized to retain all post-development storm water runoff within the limits of the project based on a 100-year storm event of 24-hour duration and shall completely drain/percolate any storm event within 72 hours. All upstream runoff from adjacent properties that has historically been directed onto the proposed project may be considered to pass through the project with the exception of historical retention that occurred on-site.

The retention basin shall be designed with a maximum depth of 5 feet and maximum side slopes of 3:1 and shall not be used for purposes other than for the collection of storm water, nuisance water and well blow-off water. Alternate methods may be provided with the approval of the City Engineer. a) Any other facilities required in the drainage/hydrology study shall be designed and installed as detailed in Section 15.68, Flood Plain Management, and Section 15.72 Floodplain Construction of the Desert Hot Springs Municipal Code.
b) All retention basins/systems shall be located on site; off-site retention basins/systems are specifically prohibited.
c) Retention Basin Vehicular Access - Vehicular access shall be provided for maintenance of the retention basins to the satisfaction of the City Engineer.

The City Engineer shall determine the need and/or design of such access.

The grading of a “road” to the bottom shall comply with health and safety standards and shall meet the requisite design requirements including geometries and capacity of the basin(s). Maintenance of retention basins and drainage system shall be the responsibility of the Applicant/property owner/operator.

79. The design of the on-site grading, street improvements and the storm drainage improvements shall be coordinated with all adjacent projects to the satisfaction of the City Engineer.

80. The applicant/developer shall prepare and submit a Project Specific Preliminary and Final Water Quality Management Plans pursuant to the Whitewater River Region Water Quality Management Plan for Urban Runoff.

81. The proposed driveways shall be a radius driveway per City of Desert Hot Springs Standard No. 210.

Item Number: 4.

13 82. All overhead utilities less than 92kv, located within the project boundaries, bordering the project and/or fronting the project shall be undergrounded.

83. If not all the public improvements are completed before the applicant/developer applies for a Certificate of Occupancy, the applicant/developer may submit an engineer’s estimate with approved improvements plans and shall file an improvement agreement with security to guarantee completion of public improvements as follows:
a. A faithful performance security in an amount deemed sufficient by the City Engineer to cover up to 100% of the total estimated cost of all required improvements, including bonding requirements for grading as outlined in the Municipal Code.
b. A labor and material security to cover up to 50% of the total estimated cost of all required improvements.
c. If the required project improvements are financed and installed pursuant to special assessment proceedings, upon the furnishing by the contractor of the faithful performance and labor and material security required by the special assessment act being used, the City may reduce the improvement security of the Applicant/Developer by an amount corresponding to the amount of the security furnished by the contractor.
d. Notwithstanding the above, the Applicant/Developer may satisfy the requirement for security of certain improvements by providing proof that same has been posted with another public agency subject to the approval of the City Engineer.

84. Security may be one of the following types subject to the approval of the City Engineer and City Attorney as to form:
a. Bonds - All bonds shall be executed by a surety company authorized to transact business as a surety, and have an agent for service in California, together with an acceptable policy holder’s rating. The bond(s) shall contain the nearest street address of the institution providing the bond(s). b. Cash Deposits - In lieu of the faithful performance and labor and material bonds, the developer may submit cash deposits or negotiable bonds of a kind approved for securing deposits of public monies under the conditions hereinafter described.
c. Disbursements from cash deposits shall be made in compliance with a separate agreement between the developer and the City. A bookkeeping fee of 1% of the total amount deposited with the City for each cash deposit shall be submitted with each security. Disbursements from a cash deposit Item Number: 4.

14 in any instance shall not be permitted unless and until authorized in writing by the City Engineer.

85. All improvement agreements shall be approved by the City Attorney and City Council. Security for the agreement shall be approved by the City Attorney and Finance Director.

Tentative Tract Map Conditions

86. The applicant/developer shall submit the following for City approval. a. The Final Map
b. Title Report prepared within the last 60 days
c. Closure Calculations
d. Soils Report
e. A subdivision Guarantee indicating all those parties who must sign the map. (If applicable, articles of incorporation identifying the signature authority)

87. The Tract Map shall be prepared in accordance with Chapter 16.24 Subdivision Maps of the Municipal Code.

88. An Environmental Constraint sheet shall be filed concurrently with the Tract Map.

89. The applicant must submit all clearances from utilities if needed.

90. Dedicate 30 feet of right of way on the west side of Avenida Descanso. Street dedications of easements shall be by Tract Map or by separate document.

91. Tentative Tract Map No. 38200 is part of Development Permit No. 21-18 (DP 21- 18), all public improvements show on the DP 21-18 shall be part of TTM 38200 including but not limited to all onsite grading, storm drain, retention basin systems, site improvements, and all off site street improvements.

92. Prior to the approval of the Final Map by the City, the owner shall complete all public improvements as shown in DP 21-18. The owner may file an improvement agreement with security to guarantee completion of any incomplete public improvements as shown DP 21-18. The security guarantee shall be as follows:
a. A faithful performance security in an amount deemed sufficient by the City Engineer to cover up to 100% of the total estimated cost of all required improvements.
b. A labor and material security to cover up to 50% of the total estimated cost of all required improvements.
c. A monumentation security in an amount stipulated by the City Engineer to cover the cost of placing lot corners and other related monuments.

Item Number: 4.

15 93. Security may be one of the following types subject to the approval of the City Engineer and City Attorney as to form:
a. Bonds – All bonds shall be executed by a surety company authorized to transact business as a surety, and have an agent for service in California, together with an acceptable policy holder’s rating. The bond(s) shall contain the nearest street address of the institution providing the bond(s). b. Cash Deposits – In lieu of the faithful performance and labor and material bonds, the developer may submit cash deposits or negotiable bonds of a kind approved for securing deposits of public monies approved by the City’s Administrative Services Director.

94. All improvement agreements shall be approved by the City Council and the City Attorney.

Environmental/Tribal Mitigation Conditions

95. The applicant/developer shall implement all mitigation measures and monitoring program requirements outlined in the Environmental Documents.

96. If the project involves any ground disturbance applicant/developer shall hire a paleontological monitor and shall be responsible for payment of all related expenses. If paleontological resources are encountered, adequate funding shall be provided to collect, curate and report on these resources to ensure the values inherent in the resources are adequately characterized and preserved.

97. The applicant/developer shall provide the consulting tribes the following; a. Cultural resources inventory of the project area (by a qualified archaeologist) prior to any development activities in the area. b. Copy of the records search with associated survey reports and site records from the information center.
c. Copies of any cultural resource documentation (report and site records) generation in connection with this project.

98. The applicant/developer shall have an approved Cultural Resource/Tribal Monitor on site during any ground disturbing activities (including archeological surveys).

Should buried cultural resource be encountered, the Monitor may request that desiccative construction halt and the Monitor shall notify a Qualified Archeologist to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and each of the consulting Tribal Preservation Office’s.

99. In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist, and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project proponent shall then inform the Riverside County Coroner and the City of Desert Hot Springs Item Number: 4.

16 immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether the remains are those of a Native American. If human remains are determined as those of Native American origin, the applicant shall comply with the state relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097).

The coroner shall contact the NAHC to determine the most likely descendant(s).

The MLD shall complete his or her inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The Disposition of the remains shall be overseen by the most likely descendant(s) to determine the most appropriate means of treating the human remains and any associated grave artifacts. The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. The County Coroner will notify the Native American Heritage Commission in accordance with California Public Resources Code 5097.98. According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052) determined in consultation between the project proponent and the MLD. In the event that the project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply and the median and decision process will occur with the NAHC (see Public Resources Code Section 5097.98(e) and 5097.94(k)).
100. Prior to grading permit issuance: If there are any changes to project site design and/or proposed grades, the Applicant shall contact the consulting tribes to provide an electronic copy of the revised plans for review. Additional consultation shall occur between the City of Desert Hot Springs, Applicant and interested tribes to discuss the proposed changes and to review any new impacts and/or potential avoidance/preservation of the cultural resources on the Project. The Applicant will make all attempts to avoid and/or preserve in place as many as possible of the cultural resources located on the project site if the site design and/or proposed grades should be revised in consult with the City of Desert Hot Springs. In specific circumstances where existing and/or new resources are determined to be unavoidable and/or unable to be preserved in place despite all feasible alternatives, the developer shall make every effort to relocate the resource to a nearby open space or designated location on the property that is not subject any future development, erosion or flooding.
101. Archaeological Monitoring: The Developer, the City and the consulting tribe(s) shall develop an archaeological monitoring plan to address details, timing and responsibilities of all archaeological activities that will occur at the project site, when it is determined by either the city or the consulting tribe(s) to be necessary.

Details of the plan may include:
a. Project grading and development scheduling;
Item Number: 4.

17 b. The development of a rotating or simultaneous schedule in coordination with the applicant and the Project Archeologist for designated Native American Tribal Monitors from the consulting tribes during grading, excavation and ground disturbing activities on the site: including the scheduling, safety requirements, duties, scope of work, and Native American Tribal Monitors’ authority to stop and redirect grading activities in coordination with all Project archaeologists;
c. The protocols and stipulations that the Developer, City of Desert Hot Springs, the consulting tribes and Project archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation;
d. Archaeological Monitoring Plan shall take into account the potential impacts to undiscovered buried archaeological and cultural resources and procedures to protect in place and/or mitigate such impacts.
102. Treatment and Disposition of Cultural Resources: In the event that Native American cultural resources are inadvertently discovered during the course of grading for this Project. The following procedures will be carried out for treatment and disposition of the discoveries:
a. Temporary Curation and Storage: During the course of construction, all discovered resources shall be temporarily curated in a secure location onsite or at the offices of the project archaeologist. The removal of any artifacts from the project site will need to be thoroughly inventoried with tribal monitor oversite of the process; and
b. Treatment and Final Disposition: The landowner(s) shall relinquish ownership of all cultural resources, including sacred items, burial goods, and all archaeological artifacts and non-human remains as part of the required mitigation for impacts to cultural resources. The applicant shall relinquish the artifacts through one or more of the following methods and provide the City of Desert Hot Springs with evidence of same:
i. Accommodate the process for onsite reburial of the discovered items with the consulting Native American tribes or bands. This shall include measures and provisions to protect the future reburial area from any future impacts. Reburial shall not occur until all cataloguing and basic recordation have been completed;
ii. A curation agreement with an appropriate qualified repository within Riverside County that meets federal standards per 36 CFR Part 79 and therefore would be professionally curated and made available to other archaeologists/researchers for further study. The collections and associated records shall be transferred, including title, to an appropriate curation facility within Riverside County, to be accompanied by payment of the fees necessary for permanent curation:

Item Number: 4.

18 iii. For purposes of conflict resolution, if more than one Native American tribe or band is involved with the project and cannot come to an agreement as to the disposition of cultural materials, they shall be curated at the Western Science Center or Agua Caliente Cultural Museum.
iv. At the completion of grading, excavation and ground disturbing activities on the site a Phase IV Monitoring Report shall be submitted to the City of Desert Hot Springs documenting monitoring activities conducted by the project Archaeologist and Native Tribal Monitors within 60 days of completion of grading. This report shall document the impacts to the known resources on the property; describe how each mitigation measure was fulfilled; document the type of cultural resources recovered and the disposition of such resources; provide evidence of the required cultural sensitivity training for the construction staff held during the required pregrade meeting; and, in a confidential appendix, include the daily/weekly monitoring notes from the archaeologist. All reports produced will be submitted to the consulting tribes and Eastern Information Center and interested tribes.
103. Project shall have “Super Compliant” Architectural Coatings:
a. Prior to Building permit issuance the applicant shall submit evidence, such as emissions estimates, coating use estimates and manufacturers specifications for VOC content, or other evidence that indicates VOC emissions during architectural coating activities would not exceed SCAQMD CEQA significance thresholds.
b. Prior to Building permit issuance the applicant shall prepare a Coating Restriction Plan (CRP), consistent with SCAQMD guidelines. The project applicant/developer shall include in any construction contracts and/or subcontracts a requirement that Project contractors adhere to the requirements of the CRP. The CRP shall include a requirement that all interior and exterior residential and non-residential architectural coatings used in Project construction meet the SCAQMD “super compliant” coating VOC content standard of less than 10 grams of VOC per liter of coating.

The CRP shall also specify the use of high-volume, low-pressure spray guns during coating applications to reduce coating waste. 104. The project shall use Tier IV Construction Equipment. To reduce construction equipment emissions of NOx, diesel particulate matter, and other pollutants, the applicant shall:
a. Use electric-powered and liquefied or compressed natural gas equipment instead of diesel-powered equipment to the maximum extent feasible. b. All construction equipment with a rated power-output of 50 horsepower or greater shall meet U.S. EPA and CARB Tier IV Final Emission Standards for NOx. This may be achieved via the use of equipment with engines that have been certified to meet Tier IV emission standards, or through the use of equipment that has been retrofitted with a CARB-verified emission control Item Number: 4.

19 strategy (e.g., selective catalytic reduction) capable of reducing exhaust NOx emission to levels that meet Tier IV standards.
c. The City may grant an exemption from these requirements in the event an applicant can factually document that the specific equipment needed to construct a project is not reasonably available (e.g., the specific Tier IV equipment needed is not available within Riverside County within the scheduled construction period).
105. Protocol focused surveys for sensitive plant and wildlife species shall be carried out by a qualified biologist if suitable habitat for any such species is present on the project site and has a potential for impact. Some aspects of the proposed Project may warrant periodic updated surveys for certain sensitive taxa, particularly if the Project is proposed to occur over a protracted time frame, or in phases, or if surveys are completed during periods of drought. Project permitting and approval requires compliance USFWS, CDFW, and CVMSHCP regulations for any impacts to special status plant or animal species.
106. Nesting Bird Avoidance: If vegetation removal is scheduled during nesting season (February 1 - September 1), focused surveys for active nests shall be conducted by a qualified biologist no more than three days prior to the beginning of projectrelated activities (e.g., excavation, grading and vegetation removal). Surveys shall be conducted in proposed work areas, staging and storage areas, and soil, equipment, and material stockpile areas. For passerines and small raptors, surveys shall be conducted within a 250-foot radius surrounding the work area (in non-developed areas and where access is feasible). For larger raptors, such as those from the genus Buteo, the survey area shall encompass a 500-foot radius.

Surveys shall be conducted during weather conditions suited to maximize the observation of active nests and shall concentrate on areas of suitable habitat. If nests are encountered during any preconstruction survey, a qualified biologist shall determine if it is feasible for construction to continue as planned without impacting the success of the nest, depending on conditions specific to each nest and the relative location and rate of construction activities. Any active nest(s) within a Project Site shall be monitored by a qualified biologist during construction if work occurs directly adjacent to the pre-determined nest avoidance buffer. If the qualified biologist determines construction activities have potential to adversely affect a nest, construction activities will be halted within. 107. If riparian habitat or other sensitive natural communities are impacted by projectrelated activities, a habitat restoration and revegetation plan will be developed pursuant to U.S. Army Corps of Engineers and/or California Department Fish & Wildlife guidelines. Habitat restoration and revegetation plans will include, at a minimum: (a) the location of restoration sites and assessment of appropriate reference sites; (b) the plant species to be used, sources of local propagules, container sizes, and seeding rates; (c) a schematic depicting the mitigation area; (d) a local seed and cuttings and planting schedule; (e) a description of the irrigation methodology; (f) measures to control exotic vegetation on site; (g) Item Number: 4.

20 specific success criteria; (h) a detailed monitoring program; (i) contingency measures should the success criteria not be met; and j) identification of the party responsible for meeting the success criteria and providing for conservation of the mitigation site in perpetuity. Monitoring of restoration areas should extend across a sufficient time frame to ensure that the new habitat is stablished, self-sustaining, and capable of surviving drought. For Projects with CVMSHCP Conservation Areas, habitat revegetation, restoration, and conservation will be vetted via coordination with the appropriate resource agencies and the Coachella Valley Conservation Commission (CVCC) through the Joint Project Review (JPR) process to ensure the Project aligns with the goals and policies of the CVMSHCP. 108. Assess and Minimize Temporary Construction Noise Levels To ensure that the project implements appropriate construction noise controls, the applicant shall assess potential construction noise levels and minimize substantial adverse impacts by implementing feasible construction noise control measures that reduce construction noise levels at sensitive receptor locations, including nearby residences. Such measures include:
a. construction management techniques. This may include:
i. providing advance notice of construction activities to nearby noisesensitive receptors ii. Siting staging areas away from noise-sensitive land uses, iii. monitoring construction;
b. construction equipment controls. This may include:
i. ensuring equipment has mufflers,
ii. use of electric hook-ups instead of generators);
iii. use of temporary sound barriers (equipment enclosures, berms, walls, blankets, or other devices) when necessary;
c. preparation of a plan, procedures, or other mechanisms to receive track, respond, and resolve construction noise complaints, including designation of an on-site appointee to handle such complaints, and report back to City staff; and
d. require monitoring construction noise levels if complaints are received to verify the need for additional noise controls.

Fire Department Conditions
109. Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the water system shall be submitted to the fire department for review and approval.

The water system shall be capable of delivering the required fire flow. Based on the plan/application, the largest proposed building is less than 3,600 square feet, assuming construction type 5A with fire sprinklers, therefore the minimum required fire flow is 500 gallons per minute at 20 psi for 30-minute duration. Fire hydrant location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

Item Number: 4.

21 110. Fire Department Access: Emergency vehicle access is proposed and required for the southeast part of the tract. Access roads shall be capable of sustaining 60,000lbs. over two axels in all-weather conditions. Approved vehicle access, either permanent or temporary, shall be provided during construction. CFC 503.1.1, 3310.1 and 503.2.1
111. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal.

Ref. CFC 503.4.1
112. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1 113. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshall for review and approval prior to installation. Ref. CRC 313.2
114. Gate Access: Electric gates installed cross the fire access road shall be provided with Knox key switches. Electric gate operators shall also be connected to a remote signal receiver compatible for use with the preemption devices on the Riverside County fire apparatus. The gate shall automatically open upon receiving a remote signal from the fire apparatus and remain in the fully open position for a minimum of 30 seconds. Manually operated gates shall be equipped with approved Knox equipment. Ref. CFC 506.1
115. Addressing All residential dwellings shall display address numbers visible from the street. Ref. CFC 505.1
116. Strategic Planning Review: This case will also be reviewed by Riverside County Fire Department Strategic Planning for the cumulative impact on the Fire Department’s ability to provide an acceptable level of service. Additional requirements may be conditioned by Strategic Planning to mitigate these impacts.

Questions for Strategic Planning can be addressed to:

[email protected]
Water Service
Water service is currently available for the project subject to the following conditions of service:
117. The developer shall comply with all rules, laws, ordinances, guidelines, and regulations of the District at the time that any new water service application is submitted.
118. The point of connection for the tract shall be the existing 8’’ water mains located in Camino Campesino and Avenida Descanso.

Item Number: 4.

22 119. The developer shall design, and construct looped 8’’ water mains to serve all lots within the subdivision with domestic, fire, and irrigation to District standards at no expense to MSWD.
120. The developer shall furnish a fire flow letter from fire marshal indicating the fire flow requirements and fire hydrant spacing for the subdivision. 121. Fire hydrants shall be located at all intersections in accordance with MSWD standards, and as required to meet fire marshal requirements. 122. All lots shall be furnished with a 1’’ water service located within 4’ of the lot line with back of the meter box located at the right-of-way per MSWD standards. 123. The developer shall submit fire flow calculations to the District indicating the required fire flow, velocities and pressure for each lot. These calculations shall be based on a current fire hydrant flow test which can be ordered through the MSWD Engineering Department.
124. The developer must submit signed Fire Marshal approved hydraulic calculations to the District showing the fire sprinkler demand in gallons per minute (GPM) including 5 GPM for domestic use and the minimum pressure required at the meter. These calculations shall be based on a current fire hydrant flow test which can be ordered through the MSWD Engineering Department and will be used to confirm the water meter size required to meet the water capacity needs. 125. The developer is required to apply for water service and submit payment of District fees, charges, and deposits. The water meter and connection fees will be based on the actual meter sizes as determined by item 8 above. All fees are subject to change based on the time of application for services from the District. 126. MSWD requires all District facilities be constructed within the public right-of-way or recorded and dedicated easements. Easements for both water and sewer shall be a minimum of 32 feet in width and shall allow paved access to all District facilities. 127. MSWD shall be included as signatory on the final tract map accepting all dedicated easements and/or right of ways as easements for water and sewer facilities.

Sewer Service
Sewer service is available for the proposed project provided the following conditions of service are completed:
128. The developer shall comply with all rules, laws, ordinances, guidelines, and regulations of the District at the time the sewer service application is submitted.

Item Number: 4.

23 129. The point of connection for this subdivision shall the existing 8’’ sewer in Avenida Descanso.
130. The developer shall design and construct an 8’’ VCP sewer mains and appurtenances in accordance with MSWD standards at no cost to the District. 131. Sewer service shall be a 4’’ VCP sewer lateral stubbed to the right-of-way for each lot.
132. The developer shall comply with all the District standards, specifications and conditions, and have final approval of all design plans by the District Engineer or his/her designee, and the District General Manager.
133. The developer/property owner shall complete an application for sewer service with payment of all applicable fees, charges and deposits at the time of application (i.e., multi-family, residential, commercial sewer connection fees per current MSWD fee schedules).

Landscape
As applicable per City requirements:

All new and rehabilitated residential and commercial development shall comply with the Mission Springs Water District’s Water Efficient Landscaping Guidelines (guidelines are available at www.mswd.org). This policy requires outdoor water conservation practices within the MSWD service area, specifically: (1) the creation of landscape plans featuring the use of California native desert friendly plants; and (2) the preparation of irrigation plans detailing water efficient irrigation technology systems (e.g., drip irrigation, evapotranspiration irrigation controllers, etc.) appropriate to an arid desert climate. For additional details regarding plan check and inspection fees, please contact Engineering Department via email at [email protected] or (760) 329-6448 ext. 127.

END
Item Number: 4.

RANCHO DESCANSO

SPECIFIC PLAN
In the City of Desert Hot Springs
October 14, 2021
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
Amendment No. 1
PREPARED FOR:

GHA RANCHO DESCANSO, LLC
GHA Enterprises, Inc.
30875 Date Palm Drive, Suite C-2
Cathedral City, CA 92234
Tel.: (760) 739-9200
Email: jcriste@terranova planning.com
PREPARED BY:

TERRA NOVA PLANNING & RESEARCH, INC.®
42635 Melanie Place, Suite 101
Palm Desert, CA 92211
Tel.: (760) 341-4800
Desert Hot Springs, California
APPROVED BY THE CITY COUNCIL ON:
(Date)
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1

Item Number: 4.

RANCHO DESCANSO

SPECIFIC PLAN
Amendment No. 1

CITY OF DESERT HOT SPRINGS
11999 Palm Drive
Desert Hot Springs, CA 92240
City Council
Scott Matas, Mayor
Russell Betts, Mayor Pro Tern
Jan Pye, Council Member
Gary Gardner, Council Member
Roger Nunez, Council Member
Planning Commission
Robert Griffith, Chairperson
Richard Duffle, Vice Chairperson
James Nindel, Commissioner
Requita Grant, Commissioner
Ted Mayrhofen, Commissioner
City Staff
Luke Rainey, City Manager
Doria Wilms, Deputy City Manger
Daniel Porras, Assistant City Manager
Juan Carrillo, Principal Planner
Patricia Villagomez, Associate Planner
Daniel McVey, Assistant Planner

PROJECT TECHNICAL TEAM
Terra Nova Planning & Research, Inc. • 42635 Melanie Place, Ste 101 • Palm Desert, CA 92211 Len Nobel Company - P.O. Box 1660 Irvine, CA 926+23
Heitec Consulting • 777 E. Tahquitz Way, Ste 309 • Palm Springs, CA 92262 C2 Collaborative, Landscape Architecture - 100 Avenida Miramar, San Clemente, CA 92672 CRM TECH • 1016 E. Cooley Drive, Suite A & B • Colton, CA 92324 WOOD• 1845 Chicago Avenue, Ste D • Riverside, CA 92507
Trames Solutions, Inc.• 4225 Oceanside Blvd. #354H • Oceanside, CA 92056 Sladden Engineering • 45090 Golf Center Parkway, Ste F • Indio, CA 92201 Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs i October 14, 2021
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs ii October 14, 2021
Table of Contents
Table of Contents................................................................................................................................ i List of Tables..................................................................................................................................... iii List of Exhibits................................................................................................................................... iii List of Appendices............................................................................................................................. iii 1 SPECIFIC PLAN PURPOSE .................................................................................................... 1

1.1 Purpose, Intent, Authority and Requirements ........................................................................ 1

1.1.1 Purpose and Intent of this Specific Plan..................................................................... 1

1.1.2 Authority for Specific Plans......................................................................................... 2

1.1.3 Requirements for Specific Plans ................................................................................ 2

1.2 Overview of History of Previous General Plan/Zoning Designation ....................................... 3

1.3 Specific Plan to Serve as a Regulatory Plan.......................................................................... 3

1.4 Relationship of the Specific Plan to the General Plan, Zoning, Subdivision, and Other Ordinances...................................................................................................................................... 3

1.5 Relationship of the Specific Plan to Neighboring Plans and Those of Other Jurisdictions .... 3

1.6 Required Entitlements for Plan Consistency.......................................................................... 9 2 SUMMARY.............................................................................................................................. 11

2.1 Project Description ............................................................................................................... 11

2.2 Relationship to the Region ................................................................................................... 11

2.3 Site Location and Relationship to Vicinity ............................................................................ 12

2.4 Tentative Tract Map 38200 .................................................................................................. 12

2.5 Environmental Setting .......................................................................................................... 12

2.5.1 Planning Area Information........................................................................................ 12

2.5.2 Physical Site Conditions........................................................................................... 13

2.6 Environmental Review.......................................................................................................... 13

2.7 Phasing ................................................................................................................................ 16 Project Objectives ................................................................................................................ 18

2.7.1 Statement of Project Objectives ............................................................................... 18

2.7.2 Manner of Implementation of Project Objectives...................................................... 18 3 LAND USE REGULATIONS................................................................................................... 19

3.1 Statement of Intent............................................................................................................... 19

3.2 Applicability .......................................................................................................................... 19

3.3 Specific Development Standards ......................................................................................... 19

3.3.1 Permitted, Conditional, Accessory and Prohibited Uses .......................................... 25

3.3.2 Minimum Lot Sizes and Dimensions ........................................................................ 25

3.3.3 Setbacks, Lot Coverage, Building Height, Separation.............................................. 25

3.3.4 Parking Requirements - Non-Residential Uses........................................................ 26

3.3.5 Parking Requirements - Non-Residential Uses........................................................ 28

3.3.6 Landscaping and Irrigation Requirements................................................................ 28

3.3.7 Outdoor Mechanical Equipment ............................................................................... 36

3.3.8 Temporary and/or Special Uses............................................................................... 36 4 DESIGN GUIDELINES ........................................................................................................... 37

4.1 Statement of Purpose/Intent................................................................................................. 37

4.2 Design Review Process ....................................................................................................... 37

4.3 Architectural Concept........................................................................................................... 37

4.3.1 Site Design ............................................................................................................... 39

4.3.2 Building Massing/Scale ............................................................................................ 39 Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs iii October 14, 2021

4.3.3 Building Colors, Materials and Textures................................................................... 40

4.3.4 Roof, Windows, Doors and Garage Doors ............................................................... 40

4.3.5 Walls - Guidelines and Regulations.......................................................................... 40

4.3.5.1 Project Perimeter....................................................................................... 41

4.3.5.2 Grading Plan, Erosion Control, SWPPP / NPDES / PM10 ........................ 44

4.3.5.3 Retaining Wall Guidelines.......................................................................... 44

4.3.6 Signage - Guidelines and Regulations ..................................................................... 45

4.3.7 Lighting..................................................................................................................... 45

4.4 Landscape Concept ............................................................................................................. 46

4.4.1 Overall Concept/Theme............................................................................................ 46

4.4.2 Guidelines................................................................................................................. 46

4.4.3 Project Entry and Emergency Vehicle Access ......................................................... 46

4.4.4 Street Frontage......................................................................................................... 47

4.5 Irrigation ............................................................................................................................... 47 5 PROJECT INFRASTRUCTURE............................................................................................. 49

5.1 Community Circulation ......................................................................................................... 49

5.1.1 Public and Private Street Standards......................................................................... 49

5.1.2 Transportation Components and Improvements ...................................................... 50

5.2 Public Services..................................................................................................................... 50

5.2.1 Water Plan................................................................................................................ 50

5.2.2 Sewer Plan ............................................................................................................... 51

5.2.3 Storm Drainage ........................................................................................................ 51

5.3 Solid Waste Disposal ........................................................................................................... 51

5.4 Dry Utilities Plan and Description......................................................................................... 51

5.4.1 Electricity .................................................................................................................. 51

5.4.2 Natural Gas .............................................................................................................. 51

5.4.3 Telephone................................................................................................................. 52

5.4.4 Cable Service ........................................................................................................... 52

5.4.5 Development Standards........................................................................................... 52 6 IMPLEMENTATION MEASURES........................................................................................... 53

6.1 Entitlements for Implementation........................................................................................... 53

6.2 Project Phasing .................................................................................................................... 53

6.3 Subsequent Development Entitlements ............................................................................... 53 7 RELATIONSHIP OF THE SPECIFIC PLAN'S ENVIRONMENTAL DOCUMENT TO SUBSEQUENT DISCRETIONARY PROJECTS.................................................................... 54

7.1 Projects Exempt from Additional Environmental Documentation......................................... 54

7.2 Projects Requiring Additional Environmental Documentation.............................................. 54 8 LAND USE PLAN ................................................................................................................... 55

8.1 Development Policies........................................................................................................... 55

8.2 Description of Planned Land Use......................................................................................... 57

8.3 General Development Standards......................................................................................... 57 9 SPECIFIC PLAN ADMINISTRATION..................................................................................... 58

9.1 Specific Plan Amendment Procedures................................................................................. 58

9.1.1 State Requirements.................................................................................................. 58

9.1.2 Local Requirements.................................................................................................. 58

9.2 Interpretations ...................................................................................................................... 58

9.3 Definitions............................................................................................................................. 58 10 SPECIFIC PLAN ENFORCEMENT ........................................................................................ 60 11 DEFINITIONS ......................................................................................................................... 61 Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs iv October 14, 2021
List of Tables
Table 2.1 Rancho Descanso Proposed Project Phasing Plan...................................................... 16 Table 3.1 Development Standards Comparison Adventura Palms II Vs. Ranch Descanso Specific Plans ................................................................................................................27 Table 3.2 Conceptual Master Landscape Palette......................................................................... 28 Table 4.1 Guidelines For Sustainability Rancho Descanso...........................................................48 List of Exhibits
Exhibit 1: Regional Location Map ................................................................................................... 4 Exhibit 2: Project Vicinity Map ........................................................................................................ 5 Exhibit 3: Project Location Map ...................................................................................................... 6 Exhibit 4: Project Site Aerial View................................................................................................... 7 Exhibit 5: Composite General Plan Land Use and Zoning Map ..................................................... 8 Exhibit 6: Specific Plan Subdivision Map TTM 38200 .................................................................. 14 Exhibit 7: Master Site Plan............................................................................................................ 15 Exhibit 8A: Single Family Elevations (Typical)................................................................................ 22 Exhibit 8B: Single Family Elevations (Typical)................................................................................ 23 Exhibit 9: Single-Family Materials and Color Boards.....................................................................24 Exhibit 10: Master Landscape Palette............................................................................................. 30 Exhibit 11: Landscape Plan - Entry................................................................................................. 31 Exhibit 12: Landscape Plan – Park ................................................................................................. 32 Exhibit 13: Landscape Plan - Residences....................................................................................... 33 Exhibit 14: Landscape Plan – Sales Office ..................................................................................... 34 Exhibit 15: Lighting Plan and Fixtures............................................................................................. 35 Exhibit 16: Wall and Fences Plan ................................................................................................... 42 Exhibit 17: Wall and Fence Materials.............................................................................................. 43 Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 1 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
1 SPECIFIC PLAN PURPOSE

1.1 Purpose, Intent, Authority and Requirements

1.1.1 Purpose and Intent of this Specific Plan
The purpose of this Specific Plan is to ensure the development of a high quality, private, gated residential community, "Rancho Descanso” through development regulations and design guidelines.

The intent of this specific plan and its regulations is to provide development criteria to guide the project developer(s), the City and project property owners in the design, maintenance, and enhancement of the residential community with descriptive text and exhibits setting forth the basis for the overall development of the property. The components provided in this section are further defined through the development land use regulations contained within Section 3.0.

Formation of this specific plan has been derived from studies prepared by Project planners, civil engineers, traffic engineers, architects, landscape architects and other consultants. The plan addresses development-related issues in the form of proposed physical improvements, guidelines to accommodate requests for future modifications, technical data, and implementation procedures and regulations.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 2 October 14, 2021

1.1.2 Authority for Specific Plans
The authority to prepare, adopt and implement specific plans is granted to the City by the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). For specific plans, the Planning Commission must conduct a public hearing before it can recommend its adoption to the City Council. The City may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution. In the subject case, the Rancho Descanso Specific Plan will become the zoning ordinance for the Project and the City Council will adopt this Specific Plan by ordinance.

1.1.3 Requirements for Specific Plans
Specific plans are required if a project proposes deviation from the development standards of the underlying land use designation, however, not exceeding the permitted density of dwelling units. The original (2006) Aventura Palms II Specific Plan proposed a unit density in excess of "ResidentialLow" ("R-L) allowing 0-5 dwelling units per acre. The applicant processed the Specific Plan along with a General Plan Amendment and Change of Zone to "Residential- Medium/Specific Plan" ("RM/SP") with a maximum density of 8 dwelling units per acre. Since the original Specific Plan’s approval, the City has adopted a new General Plan, which designates the subject property as “Specific Plan”. The City Zoning Ordinance has also been revised and assigns the “Specific Plan” zoning district to the subject property. There are no established residential densities for development within an approved specific plan area.

This Project proposes a unit density of 5 units per acre. The original Aventura Palms II Specific Plan allowed individual lot sizes to be as small as 3,300 square feet. This revised Rancho Descanso Specific Plan and associated tentative tract map provide lots ranging from a minimum of 6,600 square feet to a maximum of 9,913 square feet. Average residential lot size will be 7,210± square feet.

This amended Specific Plan will serve as the comprehensive guidelines for development of the property as a gated residential community with private streets and common area amenities, and the companion application for design review will illustrate how the creative application of distinctive design standards as proposed will be implemented.

California Government Code Section 65451 sets forth the requirements for specific plans as follows:
"A Specific Plan shall include a text and/or a diagram or diagrams which specify all of the following in detail:

1.) The distribution, location and extent of the uses of land, including open space, within the area covered by the plan;

2.) The proposed distribution, location and extent and intensity of major components of public and private transportation and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan;

3.) Standards and criteria by which improvements will proceed, and standards for the conservation, development and utilization of natural resources, where applicable.

4.) A statement of the relationship of the Specific Plan to the General Plan.” Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 3 October 14, 2021

1.2 Overview of History of Previous General Plan/Zoning Designation The current General Plan designation and zoning for this site is Specific Plan (SP) as shown on Exhibit 5 (“Composite General Plan Land Use and Zoning Maps:”). This previous designation for the subject property was R-L (Low Density Residential), the same as the adjacent Aventura Palms project to the south and east. The 2006 Specific Plan was necessitated by the inconsistency between the then-prevailing land use designation and the desire to provide 7,200 square foot lots. The density under the proposed specific plan is consistent with the adjacent Aventura developments. No development has occurred on this site. The proposed specific plan amendment will result in larger and more marketable single family lots in a gated community.

1.3 Specific Plan to Serve as a Regulatory Plan
The specific plan must be consistent with the City general plan. The specific plan is a regulatory plan which will serve as the zoning for the property. Development plans and/or agreements, tentative tract maps and/or parcel maps, and any other development approval must be consistent with the specific plan. Phases of the Project found consistent with the Specific Plan will be deemed consistent with the City’s General Plan.

1.4 Relationship of the Specific Plan to the General Plan, Zoning, Subdivision, and Other Ordinances
In accordance with the City of Desert Hot Springs General Plan and Zoning Ordinance, the subject property is designated “Specific Plan”. Therefore, no General Plan Amendment or Change of Zoning is required to revise the subject Rancho Descanso Specific Plan.

Exhibit 5 depicts the general plan/zoning designation on and around properties surrounding the project area and their existing uses.

1.5 Relationship of the Specific Plan to Neighboring Plans and Those of Other Jurisdictions
The City of Desert Hot Springs is located in one of the most popular "sunbelt” areas of the desert southwest and is the fastest growing city in the Coachella Valley. Desert Hot Springs is that much more attractive due to relatively lower real estate costs in the Coachella Valley, more scenic vistas, cleaner air, slightly lower temperatures and more hours of daylight. New employment opportunities, new schools and community amenities, and a less frenetic and less urban lifestyle, also attract many to this community. The Project has been designed to accommodate the broad and growing interest in living in the City.

Similar to the adjoining Vista Montaña project to the north and the Aventura Palms community along the south, Rancho Descanso will offer its residents an exceptional neighborhood lifestyle opportunity within a gated community and common park and open space amenities. Since the Project will be gated and private, common areas (private streets, curbs, gutters, landscape areas, lighting, utility infrastructure) will be constructed by the project developer and maintained by the homeowners' association, thereby representing a significant economic savings to the City. As a gated community, it is anticipated that there will be an elevated level of safety within the Project, thereby also reducing the need for patrols by the City's public safety personnel.

In addition to City approvals, permits will also be required for the work by the Mission Springs Water District ("MSWD") for extensions and connections of water and sewer lines and relate infrastructure to the site, as well as the Southam California Gas Company for gas, Frontier Communications for telephone and Spectrum for cable service.

Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Regional Location Map
Desert Hot Springs, California 1
Source: Google Maps, 2021

C O A C H E L L A V A L L E Y
Project
Site

09.21.21 4

Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Vicinity Map
Desert Hot Springs, California
Project
Site
Pierson Blvd.

Indian Canyon Dr.

Palm Dr.

Mountain View Rd.

Hacienda Ave.

Dillon Rd.
2 Source: ESRI, 2021

09.17.21 5

Item Number: 4.

Exhibit
3 Rancho Descanso Specific Plan
Project Location Map
Desert Hot Springs, California

PROJECT
SITE
Source: Google Earth, 2021

9.17.21 6
Item Number: 4.

Exhibit
4 Rancho Descanso Specific Plan
Project Site Aerial View
Desert Hot Springs, California
Source: Google Earth, 2021

9.17.21 7
Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Composite General Plan Land Use Map and Zoning Map
Desert Hot Springs, California 5
Project
Site
Project
Site
Source: City of Desert Hot Springs, 2020

9.17.21 8

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 9 October 14, 2021

1.6 Required Entitlements for Plan Consistency
Section 17.128.070 of the Zoning Ordinance specifies "findings" according to the following:
“A Specific Plan may be adopted only if all of the following findings are made:

1. The proposed plan is consistent with the General Plan;

2. The proposed plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;

3. The subject property is physically suitable for the requested land use designation(s) and the anticipated land use development(s);

4. The proposed plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood; and

5. The proposed plan will contribute to a balance of land uses so that local residents may work and shop in the community in which they live."
Section 17.128.080 of the Zoning Ordinance specifies:
"No public works project, tentative map or parcel map, or other land use entitlement may be approved, adopted or amended within an area covered by a Specific Plan, unless found consistent with the adopted Specific Plan."
In fulfillment with these requirements, concurrent applications will be required to implement the Rancho Descanso Specific Plan as proposed, including entitlement requests for tentative tract map.

Since the Specific Plan establishes development criteria, such as whether two story structures are permitted, it is not dependent upon zoning regulations or conditional use permits.

The planning and permitting process is coordinated with the environmental review process established by the California Environmental Quality Act ("CEQA") and local provisions for implementing CEQA according to the City of Desert Hot Springs Zoning Ordinance. Every development project not exempted from CEQA must be analyzed by the lead agency to determine the potential environmental effects of the project. The City of Desert Hot Springs serves as the lead agency and in addition to City review, CEQA and local implementation measures require review and comments by other "responsible" and "trustee" agencies, which include local districts, public utilities serving the project area, Indian Tribal entities and other state and federal agencies as needed.

The Rancho Descanso Specific Plan is defined as a "project" by CEQA and, as such, an analysis is required to evaluate the impacts associated with the development of the project. The companion Tentative Tract Map No. 38200 conforms with the proposed Rancho Descanso Specific Plan for density and minimum lot size requirements.

To the extent that this Specific Plan is consistent with the City's General Plan and the environmental work completed for the General Plan, limited additional assessment is needed. Updated special studies prepared for this Specific Plan Amendment include Cultural Resources Assessment (archeology), traffic, preliminary geotechnical investigation, biological resources study with companion focused surveys, a conceptual drainage analysis/hydrology study, and air quality and greenhouse gas (GHG) impact analyses.

The mitigation measures set forth in the special studies and the Specific Plan CEQA analysis will reduce any identified significant impacts to a level of insignificance. The recommended mitigation measures, if any, will be incorporated into the project design and conditions of approval.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 10 October 14, 2021
Market conditions ultimately will determine the number and mix of residential floor plans offered per lot to be sold. Variability of building elevations will be achieved within proximity of each other to avoid monotony with contrasting building facades, colors, materials, and reverse floor plans. Exhibit 4 is an aerial photograph of the site, Exhibit 3 presents the location map, Exhibit 2 presents the vicinity map, and Exhibit 6 shows the proposed subdivision layout.

The City requires detailed site plan review through its Design Review process. Full architectural details including exterior elevations of proposed housing and the common areas amenities, wall designs, the drive entries, floor plans, colors, materials, textures and conceptual landscaping are included for concurrent processing.

The initial step in the City's review process entails informal review of the Project with members of the City staff, with the Planning Department serving as the coordinating department. City staff, along with representatives from servicing agencies outside of the City such as Desert Valley Disposal, the Mission Springs Water District and other service providers review the proposal based on City codes and regulations of the respective agencies.

Following the informal staff review of the development proposal is the public hearing process. A hearing is conducted at the Planning Commission level, the recommending body to the City Council.

Another public hearing is conducted with the City Council. Interested members of the public may comment on the proposed development at either stage, during the public hearings or by submitted written or electronic communications. Prior to adoption of the Specific Plan, a finding of consistency with the City's General Plan must be made.

After adoption of the Specific Plan, work is initiated on the development of working plans, detailed drawings in preparation for submittal of the final tract map. Following approval of the final map, the Planning Department will coordinate with other City departments in their evaluation of the working drawings submitted for building permits to assure conformance with the Specific Plan and City codes.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 11 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
2 SUMMARY

2.1 Project Description
The proposed 17.83± acre development will be a single-family residential subdivision" with 76 residential lots with an average lot size of 7,210± square feet, and ranging from a minimum of 6,600 square feet to a maximum of 9,913 square feet. Lots are optimally oriented to capture dramatic mountain views and to enhance solar energy gain for roof-top solar. A 0.25-acre common open-space park and 0.55± acre dualuse on-site retention basin are also planned for this subdivision.

Rancho Descanso will implement the goals and objectives previously established within the City of Desert Hot Springs General Plan. The Project proponent will deliver a traditional community environment that will be a safe, attractive and environmentally sensitive neighborhood consisting of a variety of detached single-story homes with multiple sizes of up to four bedrooms, two and three baths, and a fifth bedroom/3rd car garage option in some models. Generous backyards are typically 30 feet deep or more.

Both two- and three-car garages will also be offered. Architecture will be of a Mediterranean derivation with stucco walls and tiles roofs.

Interior streets are private and no thru-traffic will occur allowing the streets to serve pedestrians and bicyclists with safe travel throughout Rancho Descanso. Homes are oriented to frame views of natural features and manmade focal points, creating an exciting yet relaxing pedestrian experience. All of these efforts help to create a strong sense of community and neighborhood identity.

2.2 Relationship to the Region
The Project site is located in the City of Desert Hot Springs ("the City"), Riverside County, California. The property (APN 656-080-014 and -016) is located in the southeast portion of the City, north of the existing gated Aventura Palms residential community (APN 656-400- et al), approximately 250 feet north of the intersection of Camino Aventura and Avenida Descanso, starting approximately 400 east of Palm Drive and bounded along the east side by Avenida Descanso. The site is located on vacant land and was originally envisioned as being a part of the adjacent Aventura Palms tract (Tract 22287-1) on this Project's south boundary. The configuration of the Rancho Descanso project results in the deletion of a previously planned central amenity open space area in a portion of Aventura Palms that was originally anticipated to serve both Aventura Palms and the Rancho Descanso project site. Exhibit 3 depicts the immediate site location and the surrounding neighborhood at the southern portion of the Desert Hot Springs community including the adjoining Vista Montana and Aventura Palms projects.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 12 October 14, 2021
The Project site is well located for convenient access to a variety of local amenities and services. The site is located within one mile of the Bubbling Wells Elementary School, the Desert Hot Springs Middle School, and the City Library. It is also located within two miles of full-service neighborhood shopping.

The Mission Springs Park and the Desert Hot Springs Soccer Park are located less than a half-mile to the north of the Project site.

2.3 Site Location and Relationship to Vicinity
The Project is bounded on the west by undeveloped (vacant) land (APN 656-080-008), on the east by largely built out single-family detached residential (APN 656-112-020 through -033), separated by Avenida Descanso), and along the north by the gated Vista Montana residential community of manufactured homes (APN 656430-017 through -035), separated by the 30-foot wide north half street dedication (but not improved) of the Camino Campesino alignment.

The Project is located approximately one-half mile north of the Dillon Road/Palm Drive intersection, approximately 4.5 miles north of the Interstate 10/Palm Drive/Gene Autry Trail intersection, and 1.75 miles south of the Pierson Boulevard/Palm Drive intersection, that is considered the center of the City's central business district. To facilitate after-hour programs occasionally offered to the general public at their facilities, Palm Springs Unified School District public school facilities are also available within one mile of the Project site.

Public safety services are provided by the City Police Department and on contract with the Riverside County Fire Department. In addition to public safety services, the City also interactively participates with the Riverside County Sheriff Department and the California Highway Patrol and other agencies for mutual aid/reciprocal response. Contributing their fair share to the community, the Rancho Descanso community will participate in all applicable public safety taxes.

2.4 Tentative Tract Map 38200
Exhibit 6 shows the proposed tract layout, including the 0.25-acre community park and the 0.55 acre accessible retention basin, which combined offer about 0.80± acres of on-site open space amenities.

2.5 Environmental Setting
As indicated in the initial environment assessment (“EA”) and reflected in the companion special studies, the project site currently is undeveloped and approximately the south half of the site has previously been disturbed. The north one-half of the site is a creosote scrub community typical of stabilized sand fields.

As indicated in the CEQA Initial Study and project special studies, no sensitive cultural, paleontological or biological resources have been identified on the site. The site is located in a seismically active zone influenced by strands of the San Andreas Fault Zone and is subject to strong groundshaking. The site is located outside of a FEMA-mapped 100-year flood zone The site is located approximately 350 feet east of the paved section of Palm Drive, a major arterial roadway serving the area and the heart of Desert Hot Springs.

2.5.1 Planning Area Information
The general plan land uses designations for surrounding properties includes R-M for the adjacent Vista Montaña project to the north, R-L to the south, and R-L to the east. Lands to the west, including lands west of Palm Drive are designated Mixed-Use Corridor (MU-C). Please refer to Exhibit 5 depicting the general plan/zoning designation for the Project site and surrounding lands.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 13 October 14, 2021

2.5.2 Physical Site Conditions
The Project site currently is vacant and undeveloped. The south half of the site has previously been disturbed, while the north one-half of the site is vegetated by a creosote scrub community typical of stabilized sand fields. No sensitive cultural, paleontological or biological resources have been identified on the site. The site is located in a seismically active zone associated with the San Andreas Fault Zone, and is subject to strong groundshaking.

The site is located outside of a FEMA-mapped 100-year flood zone The site is located approximately 350 feet east of the paved section of Date Palm Drive, a major arterial roadway serving the area and the heart of Desert Hot Springs and a potential source of substantial traffic noise.

2.6 Environmental Review
Updated special studies prepared for this Specific Plan Amendment include Phase 1 Cultural Resources Assessment (archeology), traffic, preliminary geotechnical investigation, biological resources study with companion focused surveys, a conceptual drainage analysis/hydrology study and air quality and greenhouse gas (GHG) impact analyses. An Initial Study/Mitigated Negative Declaration was prepared for the Rancho Descanso Specific Plan in accordance with the California Environmental Quality Act (CEQA and the City Rules to Implement CEQA. All potential project impacts can be reduced to levels of insignificance. See City’s Draft CEQA Initial Study/Mitigated Negative Declaration.

Environmental benefits associated with the Rancho Descanso Specific Plan include private streets that enhance in-project safety and eliminate neighborhood through-traffic. The project also includes on-site stormwater retention facilities that will intercept and retain Project runoff and that will also be improved as usable passive open space for bird-watching, dog-walking and other outdoor enjoyment.

As noted above, Rancho Descanso will be well located for convenient access to a variety of local amenities and services. Vehicular tris can be replaced by walking and bicycling. In addition to reduced number of motor vehicle trips, the Project should shorten many of those trips. The site is located within one mile of an elementary and middle school, and the City Library, and within two miles of full-service neighborhood shopping.

Item Number: 4.

Rancho Descanso Specific Plan
Tentative Tract Map 38200
Desert Hot Springs, California
Source: Heitec Consulting, 2021
Exhibit
6 10.7.21
14 Page 64 of 1179
Item Number: 4.

Exhibit
7a
Rancho Descanso Specific Plan
Master Site Plan
Desert Hot Springs, California

10.7.21 15 Page 65 of 1179
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 16 October 14, 2021

2.7 Phasing
The construction phasing has been designed to minimize construction traffic conflicts with sales traffic to the model homes parking area (using Lot 6 as a temporary parking lot) and for newly occupied homes.

The opening of the model homes will occur early in the Project and after partial street widening improvements and striping for Camino Campesino. The Project's internal roads, the posting of off-site traffic control signs for the Avenida Descanso/Camino Campesino intersection, construction of the sixfoot high perimeter site decorative block walls and decorative gates, and installation of perimeter street and gated entry landscaping will continue following opening of the sales office and models.

When prospective buyers approach the project site along Camino Campesino, they will enter the Project sales office and models west of the main entry gate.

The new model homes will be on Lots 5, 6 ,7 and 8 (using Lot 6 as a temporary parking lot). The proposed project phasing plan for Rancho Descanso is presented in Table 2.2.

TABLE 2.1
Rancho Descanso
Proposed Project Phasing Plan

PHASE LOTS & RELATED IMPROVEMENTS TOTAL

PER PHASE

CUMULATIVE
TOTAL
Phase I1
Model
Homes
Lots 5-8, 1-3, 55-56 (Lot 6 - temporary parking
lot) Camino Campesino street widening and
striping improvements, including private
roadways; posting of off-site traffic control
signs; perimeter block walls and gates;
common park, installation of landscaping along
Camino Campesino and gated entry areas.
8 8
Phase 2 Lots 57-60, and 73-76 8 16
Phase 3 Lots 66-72 7 23
Phase 4 Lots 10-13, 36-37, 52-53 8 31
Phase 5 Lots 38-41, 48-51 8 39
Phase 6 Lots 42-47, 64-65 8 47
Phase 7 Lots 14-19, 34-35 8 55
Phase 8 Lots 20-23, 30-33 8 63
Phase 9 Lots 4, 6, 9, 24-29, 54, and 61-63 13 76
Item Number: 4.

Exhibit
7b
Rancho Descanso Specific Plan
Master Phasing Plan
Desert Hot Springs, California

10.7.21 17 Page 67 of 1179
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 18 October 14, 2021
Project Objectives
The Specific Plan includes all components as required by California law and includes additional information, such as design concepts, guidelines and standards necessary to assist the City's implementation of the Specific Plan.

2.7.1 Statement of Project Objectives
• Provide a comprehensive land use plan that identifies the minimum and maximum development options, and which designates proposed land use areas, roadways, private facilities, and standards for interior residential streets within the Specific Plan area; • Establish design guidelines, develop regulations, use standards and procedures to control future project enhancements and provide appropriate architectural themes for the project area; • Develop a project that ensures the public's health, safety and welfare; • Provide access patterns which minimize traffic conflicts; and • Plan and construct capital improvements for water, sewer, drainage, grading, utilities and streets to adequately service the project.

2.7.2 Manner of Implementation of Project Objectives
The subdivision exhibit prepared for the companion application for the tentative tract map presents the land use plan and denotes the locations and development standards of the project entry, the emergency vehicle access, the private roadways and private (common area) facilities. Once built out, Project management and maintenance will be the responsibility of the Rancho Descanso Homeowners’ Association.

The various exhibits contained within this Specific Plan demonstrate how the Project's design guidelines are implemented, including appropriate architectural themes and also addresses the regulations, use standards and procedures to control future project enhancements. In observance of applicable codes subject to approval by the City as the lead agency and other responsible agencies, this Project design ensures that the public's health, safety and welfare are protected with a layout that minimizes traffic conflicts. Section 5.0 summarizes capital improvements proposed for this Project for water, sewer, drainage, grading, utilities and streets to assure that the Project is adequately served.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 19 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
3 LAND USE REGULATIONS

3.1 Statement of Intent
The establishment of these Specific Plan regulations is to insure that development and maintenance of this Project as described within is understandable and consistent with the Specific Plan criteria established and approved by the City of Desert Hot Springs. The purpose for the establishment of these regulations is to implement the objectives of the City's General Plan and to provide a consistent approach to planning, building designs, streetscape treatments, entry treatments, signage, walls, colors, materials, textures, lighting, landscaping and other design elements that will endure for the life of the project. This Specific Plan shall be incorporated into subsequent site development permits and the subdivision map submitted to the City for approval unless it is demonstrated that certain Specific Plan criteria are not applicable, appropriate or feasible under the circumstances.

3.2 Applicability
These regulations shall apply to all aspects of this Project as defined within this Specific Plan in setting forth particular design guidelines and development standards. Where there may be a conflict between this Specific Plan and the conditions of approval for this Project, the conditions of approval shall prevail.

The Zoning Ordinance shall apply in instances of conflict, lack of clarity, or for regulations not addressed within either this Specific Plan or the conditions of approval.

3.3 Specific Development Standards
The proposed development will be a residential community of 76 single-family lots for individual detached residential structures on nearly 17.83± gross acres as a private, gated and walled enclave.

The Project entrance is proposed along the north lot line and mid-block of Camino Campesino.

Secondary/emergency vehicle access is to be provided from Avenida Descanso immediately north of the on-site stormwater retention basin. Both Avenida Descanso and Camino Campesino frontages will be bounded by a six-foot decorative block wall, five-foot wide sidewalks and parkway landscaping.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 20 October 14, 2021
A quarter-acre private park and a one-half acre landscaped multi-use retention basin are planned, with the park immediately opposite the entry from Camino Campesino and will be planted with shade trees and other appropriate landscaping (see Master Landscape Plan). The retention basin will be similarly landscape consistent with the basin’s stormwater retention function.

The subdivision will provide private single-family lots that are an average of 7,210 square feet, and ranging from a minimum of 6,600 square feet to a maximum of 9,913 square feet. The new homes will include modem conveniences and embody Mediterranean architectural styles reflective of the desert environment.

The following specific development standards are proposed for this Project:

A. Minimum residential lot areas shall be 6,600 square feet; B. Homes will range from 1,747± to 2,258± square feet, excluding garages, covered patios and accessory structures;
C. All garages shall be front accessed and the variety of elevations and thoughtful landscape treatments will enhance the appearance of the street setting; D. A minimum of two (2) motor vehicle parking spaces within a garage with minimum dimensions of 20 feet by 20 feet, plus a minimum of one (1) space in a driveway located in front of the garage entry shall be provided. A minimum of two (2) garage parking spaces shall be available at all times for motor vehicle parking, and the parking or storage of motor vehicles and other vehicles and materials outside of the garage structure shall be prohibited. A garage space intended for the parking of a single motor vehicle shall be a minimum of 10 17 feet of unobstructed area;
E. The parking or storage of inoperable or unregistered motor vehicles, recreational vehicles and trailers shall be prohibited in driveways, and all such storage shall comply with applicable City laws;
F. The designated driveway leading to the garage entry shall be paved Portland concrete or another all-weather surface. As measured from the face of curb, minimum garage driveway widths shall be 18 feet;
G. Minimum lot width for interior, corner and reverse corner lots shall be 50 feet as measured at the building setback line, except on knuckle or flag lots where the lot width may be a minimum of 35 feet. With exception of unusual lot configurations, minimum lot depths shall be 70 feet; H. Dwellings will be limited to single-story and shall not exceed a maximum building height of 25 feet. Architectural features such as chimneys, copulas and bell towers may exceed the height limit not exceeding a maximum of 30 feet and 10% of the total building footprint; I. Accessory buildings may be permitted in a side or rear yard, limited to a maximum height of eight feet and not exceeding 120 square feet floor area, and shall observe the same building setbacks as the main building;
J. Integrated solar panel devices are required pursuant to California State law and other applicable codes;
K. In order to minimize visibility from interior streets, where possible, all roof- mounted exhaust pipes shall be vented to the rear side of the roof ridge; L. Architectural features will include, but not be limited to, white vinyl windows (or other acceptable colors), deep eaves, sand-finished stucco walls with contrasting facia and trim, variegated concrete tile, and roof plane variations;
M. Numerical street addresses shall be effectively display and illuminated in accordance with provision of this Specific Plan and in conformance with the City Building Code and in a prominent readable location on all dwellings, with contrasting characters no less than four (4) inches in height;
N. Satellite dishes or TV antennas may not be wholly visible from a public or private street except that it may project above a legally established fence or wall by not more than three (3) feet, but not to exceed 10 feet in overall height as measured from the overall grade of the lot; Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 21 October 14, 2021
O. Masonry walls shall generally be six (6) feet in height along the side and rear property lines of each home. Maximum wall height within front yard and side street setbacks shall not exceed four (4) feet. Decorative wrought iron/tubular steel may be integrated into portions of the masonry wall subject to homeowners' association approval when visible from more than one property;
P. Roof materials shall be concrete tile. Please see Exhibit 9 of this Specific Plan; Q. All properties shall maintain minimum sight clearance for vehicular and pedestrian safety.

Hedges, walls, and other structures or obstructions shall maintain a clear area. Unless determined to not interfere with safe line-of-sight by the City's Department of Public Safety, no obstructions greater than four (4) feet above the established curb grade shall be permitted (measured as a triangle formed by the comer property lines with the base measured 20 feet from the apex of the triangle), and;
R. Building and wall heights shall be measured from finish grade.

Also, see Section 3.3.3 for building setbacks, lot coverage, building height, and separation information.

Modification of this Project's design review standards shall be subject to approval by the City in accordance with Section 9.1 of this Specific Plan. These design review standards shall be enforced by the homeowners' association and are required for all structures, and for significant modifications to yard landscaping visible from private streets.

Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Single-Family Elevations (Typical)
Desert Hot Springs, California 8a

9.17.21 22 Page 72 of 1179
Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Single-Family Elevations (Typical)
Desert Hot Springs, California 8b

9.17.21 23 Page 73 of 1179
Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Single-Family Materials and Boards
Desert Hot Springs, California 9

9.17.21 24 Page 74 of 1179
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 25 October 14, 2021

3.3.1 Permitted, Conditional, Accessory and Prohibited Uses Permitted Uses:

A. Single family detached structures;
B. Accessory buildings, uses or structures;
C. Home occupations - subject to the provisions contained within Section 17.108 of the City of Desert Hot Springs Zoning Ordinance;
D. The keeping of domestic animals - subject to the applicable regulation of the City of Desert Hot Springs.

Prohibited Uses:

All uses not specified herein shall be prohibited, unless the City of Desert Hot Springs determines, on a case-by-case basis, that a particular use is similar in nature to those specified.

3.3.2 Minimum Lot Sizes and Dimensions
Rancho Descanso residential lots will average 7,210± square feet, with a minimum lot size of 6,600 square feet and a maximum of 9,913 square feet. A 0.25-acre common open-space park is also planned for this subdivision. With exception of unusual lot configurations, the vast majority of the lots will measure 120 feet deep and 60 feet wide. These dimensions will measure from the building setback line (except on cul-de-sac or "knuckle" or "elbow" lots or flag lots, where the lot width may be a minimum of 35 feet).

To accommodate additional side yard distance adjoining side yard streets, if it is not feasible to correspondingly widen the comer or reverse comer lots, the building footprint of the model will be reduced to meet the individual side yard providing a minimum street side yard setback of 10 feet.

3.3.3 Setbacks, Lot Coverage, Building Height, Separation A. Minimum front yard building setbacks shall be 20 feet for habitable portions of the structure and a minimum of 20 feet for street-facing garage openings when equipped with overhead garage doors All garage doors shall be equipped with automatic openers; B. Minimum side yard building setbacks shall be 5 feet adjacent interior property lines and 10 feet adjacent street side yards; side yard setbacks shall be landscaped; C. Minimum rear yard building setbacks shall be 10 feet as measured to a vertical support member of an attached structure (i.e., a patio cover) or to the main dwelling; D. Swimming pools and spas, whether above- or below-ground, shall be located a minimum distance of five feet from a property line and five feet from any main structure; E. Maximum building site coverage shall be 50%;
F. Dwellings will be single-story and not exceed a maximum building height of 25 feet; architectural features such as chimneys, copulas and bell towers may exceed the height limit but not exceed a maximum of 30 feet and 10% of the total building footprint; G. The minimum distance between residential dwelling structures shall be 10 feet as measured from the nearest vertical structural member;
H. Ground-mounted mechanical equipment shall not be visible from other properties or from public or private streets or other common areas;
I. Unroofed porches, steps. and terraces may project not more than 6 feet into a required front yard. provided that the height. including railings, shall not exceed 6 feet above the finish grade at the property line;
J. Covered patios attached to a main structure may not be located closer than 10 feet from the vertical support member to the rear property line, provided that the required side yard shall not be reduced to less than 5 feet and covered patios shall cover not more than 50% of the rear yard.

A covered patio not attached to a main structure is deemed an accessory structure, and; Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 26 October 14, 2021
K. Architectural projections including oriel or bay windows, eaves, awnings, louvers, and similar shading devices, sills, belt courses, cornices. copulas. and similar features; flues and chimneys may encroach into required front, rear and side yards a maximum distance of 2 feet provided that the minimum distance between an architectural projection and a side property line wall shall not be less than 3 feet.

3.3.4 Parking Requirements - Non-Residential Uses
Parking spaces for the model home sales area shall comply with the City of Desert Hot Springs Parking Ordinance unless otherwise approved by the City for this Specific Plan.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 27 October 14, 2021
Table 3.1
Development Standards Comparison
Aventura Palms II Vs. Ranch Descanso Specific Plans
Item Aventura Palms II SP Rancho Descanso SP
Minimum Lot size 3,500 S.F. 6,600 S.F.

Maximum Lot Size 7,449 9,313 SF.

Average Lot Size 4,078 7,332 S.F.

Minimum dwelling size 1,200 S.F. 1,700 S.F.

Motor vehicle parking 2 (enclosed garage) 2 (enclosed garage) Garage dimensions
(interior)
20 X 20 ft. 20 X 20 ft.

Garage S.F. 400 S.F. 400 S.F.

Driveways 18 ft. wide 18 ft. wide
Min. lot width Primarily 50 ft. To be
measured from the building
setback line, except for
unusual lot configurations.

Primarily 60 ft. To be measured
from
the building setback line, except for
corner and end lots.

Min. cul-de-sac
(knuckle/elbow) width
35 ft. 35 ft.

Min. lot depth Primarily 70 ft., with
exception of unusual lot
configurations.

Primarily 110 ft., with exception of
unusual lot configurations.

Min. front yard bldg.
setback
15 ft. for habitable portions;
20 ft. for garage openings
when equipped with
overhead garage doors; 18
ft. if equipped with sectional
- roll-up
garage doors.
20 ft. behind back of curb.

Min. interior side yard
bldg. setback
5 ft. 5 ft.

Min. side street yard
bldg. setback
10 ft. 10 ft.

Min. rear yard bldg.
setback
10 ft. 10 ft.

Min. distance between
bldgs.
10 ft. 10 ft.

Max. grade break height
and slope
Not provided. Max. slope height: 6 feet
Max. slope: 2:1
Max. building lot
coverage
50% 50%
Max. number of stories 2 1
Max. bldg. height 25 ft. (Architectural features
such as chimneys, etc. not
exceeding a height limit of
30 ft. and 10% of the total
building footprint).
25 ft. (Architectural features such
as chimneys, etc. not exceeding a
height limit of 25 ft. and 10% of the
total building footprint).

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 28 October 14, 2021

3.3.5 Parking Requirements - Non-Residential Uses
Parking spaces shall comply with the City of Desert Hot Springs Parking Ordinance unless otherwise approved by the City for this Specific Plan.

3.3.6 Landscaping and Irrigation Requirements
Landscaping plants, materials and irrigation systems will be installed by the project developer and maintained in accordance with the project’s master landscape plan
guidelines or any other changes that may be periodically approved by the homeowners’ association as established
for all common areas and private lot front yards and street common areas with approved landscape plans. Consistent
with the emphasis placed by the City on water
conservation, the plant species selected for this project are desert hardy with irrigation systems that comply with the City-adopted recommendations of the Mission Springs
Water District (“MSWD”). See Table 3.2 below and Exhibits 10 through 15 of this Specific Plan. The landscape areas will additionally incorporate landscape boulders throughout the site. The materials selected for the site were chosen for aspects of low maintenance, and yet providing an inviting visual treatment.

Table 3.2: Conceptual Master Landscape Palette
Biological Name Common Name Size Form WUCOLS
Trees
Acacia aneura Mulga 24” Box Standard L
Acacci smallii Sweet acacia 24” Box Vertical Multi L
Acacia willardiana Palo blanco 24” Box Standard L
Cercium praecox Sonoran palo verde 24” Box Multi-low branch L Washingtonia filfera California fan palm 14’ BTH M
Shrubs
Bougainvilela sp. Variety “o la la” 5 Gal Per plan M
Bougainvillea sp. Barbara Karst 5 Gal Per plan M
Caesalpinia pulcherrima Barbados pride 5 Gal Per plan L Carissa sp. Boxwood beauty 5 Gal Per plan M
Cassia nemophila Green cassia 5 Gal Per plan M
Euphorbia rigida Gopher plant 5 Gal Per plan L
Lantana sp. Gold mound 5 Gal Per plan L
Lantana sp. Trailing purple 5 Gal Per plan L
Leucophyllum Lynn’s legace sage 5 Gal Per plan M
Desert Accent Plants
Agave americana Century plant 15 Gal Per plan L
Agavi deserti Desert agavi 15 Gal Per plan L
Dasylirion wheeleri Desert spoon (grey) 15 Gal Per plan L Hesperalo paviflora Red yucca 15 Gal Per Plan L
Nolina nelsonii Blue nolina 15 Gal Per plan L
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 29 October 14, 2021
Irrigation
Desert landscapes can be lush and colorful while being waterefficient. And established natives and desert-adapted plants need much less water than tropical or subtropical shrubs and trees, shallow-rooted annuals, non-native perennials, ground covers and especially lawns. But even these drought-tolerant plants need supplemental water during the summer months and other times of the year. And water needs to be delivered where it’s needed rather than sprayed across gravel, asphalt or concrete. Rock and gravel are also important components of a drought-tolerant landscape, adding structure and beauty without increasing demand for water.

Irrigation Components
There are a wide range of irrigation emitters ranging from highvolume spray emitters for lawns to micro-drip emitters that water just the root zones of plants. The Rancho Descanso Specific Plan limits the installation of turf; use of artificial turf is not restricted. Most irrigation systems are on timers that turn valves on and off at specific times and duration, allowing the development of independent watering zones for trees, another for shrubs and yet another for smaller perennials and annuals.

Components are matched to the need and should be of quality construction so they last and require minimum maintenance.

The Project landscape plan design is based on a water budget, which helps size systems and ensure appropriate pressure is delivered to the landscaped areas. Drip irrigation will be the dominant approach to watering the Project landscape. Beyond the meter, a system shutoff valve will be installed that does not disrupt supplies to the balance of the property. One or more timers and the valves they activate will allow control of zones by time of day and duration in all common landscaped areas.

Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Master Landscape Palette
Desert Hot Springs, California 10

10.7.21 30 Page 80 of 1179
Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Landscape Plan - Entry
Desert Hot Springs, California 11

10.7.21 31

Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Landscape Plan - Park
Desert Hot Springs, California 12

10.7.21 32 Page 82 of 1179
Item Number: 4.

Rancho Descanso Specific Plan Exhibit
Landscape Plan - Residence
Desert Hot Springs, California 13

10.7.21 33 Page 83 of 1179
Item Number: 4.

Exhibit Rancho Descanso Specific Plan
Landscape Plan - Sales Office
Desert Hot Springs, California 14

10.7.21 34 Page 84 of 1179
Item Number: 4.
15 Exhibit Rancho Descanso Specific Plan
Lighting Plan and Fixtures
Desert Hot Springs, California

10.7.21 35 Page 85 of 1179
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 36 October 14, 2021

3.3.7 Outdoor Mechanical Equipment
There will be no roof-mounted mechanical equipment on Project homes. All outdoor mechanical equipment shall be pad-mounted and screened from view from others residences, from the street or common area park. Mechanical equipment shall be confined within an area not exceeding three (3) feet of the primary residential structure. As directed by the Fire Department, additional restrictions may apply.

3.3.8 Temporary Uses
Temporary and/or special uses shall be subject to those as defined and the permitting requirements of the City in residential zones in accordance with the Zoning Ordinance, Chapter 17.136 and subject to homeowners' association approval.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 37 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
4 DESIGN GUIDELINES

4.1 Statement of Purpose/Intent
The design guidelines are intended to establish standards that implement the objectives of the City's General Plan and to provide a consistent approach to planning, building designs, streetscape treatments, entry treatments, signage, walls, colors, materials, textures, lighting, landscaping and other design elements that will endure for the life of the project.

4.2 Design Review Process
Chapter 17.80 of the Zoning Ordinance, titled "Design Review" shall govern all structures, signage, streetscapes, exterior lighting and landscaping as proposed in this Specific Plan including amendments that represent substantial changes to this Specific Plan prior to Project build-out. Following Project buildout, unless otherwise required by this Specific Plan, further amendments and changes will be subject to homeowners' association approval, and subject to clarification by the City, if required.

4.3 Architectural Concept
The Rancho Descanso project entry and common area park are illustrated in Exhibits 11 and 12 respectively, including conceptual landscaping. These illustrations identify the project's drive approach from future Camino Campesino. The entry sets the tone as an upscale residential community. The project entry features lush decorative desertscape plantings incorporating drive aisles, landscape medians, signage, decorative block walls. Although on a smaller scale, the visual characteristics of the emergency/secondary vehicle access are consistent with those of the project entry.

The exterior elevations of the individual homes are designed with the desert environment in mind. All materials are selected for their ability to withstand the extreme temperatures in the desert. The building materials that best withstand this environment are stucco, stone, other masonry materials and treated metal.

All floor plans and exterior elevations styles will utilize these materials well, including the floor plans and exterior elevations presented within this Specific Plan. Three floor plans with garage and 5th bedroom options give variation to the front elevations. There are also gated entry courtyard options which add block walls and iron gates to the front of the home. Each plan has two elevation styles. There are eight color schemes which lead to a dynamic street scene and will exemplify the desired design objectives.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 38 October 14, 2021
The variety in architecture will provide a varied street scene accentuated by varying architectural planes to relieve monotony. Exhibit 8A through 8B present the exterior elevation options for the residential plans proposed. Thoughtful consideration has been given to the rear elevations that will be visible from surrounding public streets providing architectural layout and articulation.

All of these architectural styles incorporate stucco and stone in various configurations appropriate to the style, including soft arches and numerous details and trims in contrasting stucco. Exhibits 8A through 8B show typical architectural stylistic features, identified as Mediterranean derivations.

The choices of colors selected also adhere to these various styles of architecture as well, and have been chosen to provide a color and texture palette for each home that complements the surrounding desert environment and blends into an enduring composition balanced in color, texture and light value.

Exhibit 9 shows selected building color palettes and material board schemes.

The six (6) floor plans offer square footages ranging from 1,747± to 2,258± square feet (habitable portions only) according to the following:

Plan 1 (single story): 1,747 S.F.

Plan 2 (single story): 1,965 S.F.

Plan 2X (single story) 1,965 S.F.

Plan 2Y (single story): 2,180 S.F.

Plan 3 (single story): 2,258 S. F.

Plan 3X (single story): 2,097 S.F.

The floor plans for all homes feature open, flowing common spaces, including great room plans with optional fireplaces, where the kitchen, dining area and gathering areas are open to each other. This caters to a casual lifestyle with larger-feeling spaces. The floor plans have been designed with living and common open areas located in the rear portions of the homes, thereby making better interactive use of the rear yards as an extension of the indoor living area for outdoor entertainment purposes. The kitchens have been designed with abundant counter space and pantries and creative islands. The floor plans have been designed with flex rooms to accommodate the varying needs of the diverse demographic of homebuyers.

The front entries are covered and recessed for protection from the elements. Gated courtyard entry options are available. Upon entering, passing through the entry hallway, the view opens up into the living space and rear yard beyond. The bedrooms offer different configurations, some with dens/offices, providing an appealing choice of options for residents to select, with walk- in closets for all master bedrooms. The single-story floor plans offer four bedrooms and two and three baths with double sinks in the master baths and compartmentalized for privacy. The full bathrooms include a bathtub with a shower combination. Some plans offer fifth bedroom options and all plans feature flex rooms with a den/office option in lieu of a bedroom.

For all floor plans, laundry facilities are conveniently located as part of the home and are offered within closable recesses or within a laundry room. Two-car enclosed parking garages provide for traditional side-by-side arrangement with easy access through interior entries as well as side entries leading to the side yards. Both 3-car garages and tandem 3rd car parking are also available.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 39 October 14, 2021

4.3.1 Site Design
Rancho Descanso has been designed to provide visual linkage between existing surrounding developments and to enhance it, so as to create a cohesive overall effect. The project entry drive is designed for safe and attractive entry into the community. The traffic circulation, thoughtful parkway landscaping and the common park serve as decorative offsets. The circulation plan of this gated community serves only residents. It provides convenient access but also slows down internal traffic consistent with a pedestrian-oriented community; this reduces the need for internal sidewalks.

The following factors have been incorporated into the Project's design to a "human scale" at a pedestrian level: (1) the variation of single-story building heights, setbacks and lot coverages internally consistent and providing visual interest discernable at a distance through building massing, (2) incorporating a readily distinguishable entrance, (3) landscape massing, (4) the use of color, (5) the delineation of building to appear low profile, (6) providing visual and textural interest discernable through building detailing, materials, colors, overhangs, recesses, and pop-outs to create shadow patterns reflective of Mediterranean architectural styles, (7) window popouts for both close-in and distant visual interest for solar control, and (8) specifying that any new building additions complement and elaborate the overall visual theme of the Project
To make the development more enjoyable, the natural environment is complemented with the planting of drought-tolerant plants with street trees and shade trees to provide residents and visitors protection and, at the same time, allowing maximum air flow. The buildings have been designed with distinctive architectural features, including covered areas that serve as sun shelters and sun control devices, wide cornice projections and other traditional methods found in semi- arid climates.

4.3.2 Building Massing/Scale
In order to maintain a comfortable feeling and to not overwhelm residents and visitors, the massing and scale of new monument and/or wall signage, and residential structures have been designed to accentuate an inviting "village" look, at a "human scale". Buildings have been designed exclusively as one-story homes that avoid overwhelming the street while still maintaining a sense of variation and design to elaborate the sense of "village" consistent with the architectural style.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 40 October 14, 2021
Height changes incorporate the opportunity for design variation. Similarly, lower building elevations line the project's perimeters to be more "neighbor friendly" and to minimize overseeing the yard areas of existing projects and the obstruction of scenic vistas. In addition to efforts to preserve views, visual and environmental effects of new structures on existing neighbors and other new structures within the Project have been considered as for shading or reflectance. Architectural methods of screening and minimizing wind impacts on areas best suited for outdoor entertainment have been considered as well.

As shown in the illustrations of planned residential architecture the buildings incorporate various design details on the larger portions of buildings intended to maintain a proportionate sense of scale that is complementary of the proper scale in consideration of the building mass. Additionally, the aggregate effect of new lower-profile homes is in harmony with the overall scale of the Project.

4.3.3 Building Colors, Materials and Textures
The general color scheme shall range from off-white to medium earth tones and grays. Contrasting darker accents and pops of color compliment the desert environment and blend in with surrounding homes.

Stucco exteriors will be machine applied with a sand finish. Perimeter walls for the Project will be sack finish (mortar) washed slumpstone, with tubular steel used for areas requiring fenestration. Property line walls separating lots will be precision block with integral color.

Hip and gable roof designs or combinations thereof consistent with the general architectural theme will be to applied to all residential buildings. Selected s-curve and flat tile roofing materials for pitched roofs consisting of cement tile with integral color.

4.3.4 Roof, Windows, Doors and Garage Doors
Low emission glass will be installed in all home glazing. Entry doors and garage doors will be a panelized metal style or a simulated natural wood appearance. All homes will have sectional garage doors with panels. As measured to the face of the garage doors, a minimum 20-foot building setback will be required for garage door openings equipped with overhead garage or sectional roll-up doors.

4.3.5 Walls - Guidelines and Regulations
The maximum height of the Project's perimeter walls will be six feet, with 7’ high pilasters spaced intermittently along the north and east street frontages. Limited additional wall heights provide for retention of adjoining slopes to the west and south. Walls within front and sideyard setbacks shall not exceed four (4) feet in height. Boundary walls along the two public streets bounding the Project shall be decorative block and a sack finish and pilasters. The Project also calls for the use of tubular steel fencing along portions of the stormwater retention basin. Wall and fence materials and colors are set forth in Section 4.3.3 above. Also see Section 4.3.5.1 below.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 41 October 14, 2021

4.3.5.1 Project Perimeter
Perimeter sidewalks along the Camino Campesino and Avenida Descanso frontage will be built adjacent to the curb and will be five (5) feet wide and occur within a 10-foot parkway. Along the frontage of the planned stormwater retention basin a block wall and tubular steel fence will be constructed. The parkway of these streets will be enhanced with desert hardy trees, shrubs, groundcovers and inert (boulders, stone, gravel) materials behind the sidewalk. The landscape plants will include native, desert tolerant varieties integrated into a decorative landscape plan for the Camino Campesino and Avenida Descanso frontages.

The Project entry will set the tone as an upscale residential community featuring desertscape plantings.

Other features that are characteristic in one or both of these areas will include landscape medians at the entry, signage, decorative block, pilasters and integrated tubular steel fencing features. A decorative wrought iron vehicle entry and pedestrian gates will transition into the Project. Exhibit 11 shows the entry elevations, plan view and colors and materials.

Other perimeter walls that border the adjacent projects to the west and south will consist of similar materials but without pilasters, and be maintained in a manner intended to enhance this Project and its neighbors.The emergency vehicle access gate connecting to Avenida Descanso will consist of decorative tubular steel matching that of associated basin fencing. All gates shall be equipped with "Knox" boxes for emergency access for public safety purposes according to the requirements of the City Department of Public Safety. Exhibit 6 (and others) present the view of the EVA connecting the internal street network with Avenida Descanso.

Item Number: 4.

16 Exhibit Rancho Descanso Specific Plan
Wall and Fence Plan
Desert Hot Springs, California

10.7.21 42 Page 92 of 1179
Item Number: 4.

Exhibit
17 Rancho Descanso Specific Plan
Wall and Fence Materials
Desert Hot Springs, California

10.7.21 43 Page 93 of 1179
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 44 October 14, 2021

4.3.5.2 Grading Plan, Erosion Control, SWPPP / NPDES / PM10 Grading Plan: All internal roads will be rough graded in a single phase. Pads will be established initially for the model homes, and the sales lot guest parking areas paved with a temporary asphaltic surface with parking lot striping applied.

Erosion Control: Various soil stabilization measures will be implemented after grading of any of the building pads has been completed to minimize water or wind erosion, in accordance with an erosion control plan and/or landscape plan prepared for this purpose.

All disturbed areas shall be treated to prevent wind and erosion control for the tern that the area will remain undeveloped, even though it may remain undeveloped for several years. Wherever feasible, final landscape and irrigation shall be installed.

NPDES / SWPPP / PM10: Since the Coachella Valley experiences periods of moderate to heavy wind conditions, windblown dust and sand are a concern with grading operations, especially those sites in excess of one acre. Because of health concerns, the South Coast Air Quality Management District ("SCAQMD"), in conjunction with the Environmental Protection Agency, has instituted a plan in the valley to mitigate PM10 (small particle dust).

The City of Desert Hot Springs also participates in the National Pollutant Discharge Elimination System ("NPDES”) program to ensure that all construction materials, chemicals, fuels, paints, concrete, et cetera, are contained onsite during construction activities as stipulated in the Storm Water Pollution Prevention Program ("SWPPP") prepared for the Project.

Basic requirements for mitigation of PM10 shall include pre-watering prior to grading activities as well as ongoing watering of the site and/or other treatments (determined to be appropriate by the contractor and City) in accordance with the approved PM10 plan prepared for this site. A dust control plan shall be submitted to the City for approval prior to approval of a grading permit or the initiation of site disturbance.

4.3.5.3 Retaining Wall Guidelines
On-site manufactured slopes, retaining walls, or a combination of both may be required within the Project to provide a north-south grade between lot rows 54 through 60 and 45 and 53, and between lot rows 36 through 44 and 27 through 35, where a 5 to 6-foot grade break is planned as shown on TTM 38200.

Final grade control as outlined above will be selected and applied to the Final Tract Map 38200.

There is apparently an existing retaining wall along the south perimeter of the Vista Montana HOA, which is co-terminus with the future north right-of-way line of Camino Campesino. Final design and engineering of this street will determine whether and to what extent this retaining wall will affect roadway design.

If final engineering should determine that retaining walls are necessary, the anticipation that they would be limited for purposes of creating level building pads and implementing methods necessary to construct this project according to this Specific Plan. For any retaining walls required, their visible portions will be finished to architecturally integrate with the garden walls proposed throughout the project, and they will conform with the City's development standards and permitting requirements.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 45 October 14, 2021

4.3.6 Signage - Guidelines and Regulations
The signage for the project entrance on Camino Campesino will be decorative and accentuate a desirable theme complementary of the Project and the City and convey a sense of arrival and celebration. The entry signage may be backlite or spot-lite, individually cut letter signs or externally illuminated respective of the City's protective dark sky ordinance, and be wall-mounted and/or a monument style including the project name including a range of street addresses or a single address if recommended by the City's Public Safety Department, shall be reflected.

If designed as a monument style, placement shall be perpendicular and visible to approaching vehicular traffic. If wall-mounted, entry signs will be situated on both sides of the project entrance. Entry signs will comply with the specifications for permanent "Neighborhood Identification" signage as described in the City Municipal Sign Ordinance {which provides options of either wall-mounted and/or monument signs).

Two signs are allowed per major entrance with a maximum of 30 square feet, a maximum height of five feet, and shall not be located within five feet of the adjacent street right-of-way or within a comer visibility cutoff area. Development of the project theme and signage will be consistent and complementary to the City, and subject to City review and approval.

Freestanding signs shall be placed in raised planters whenever possible so as to minimize the potential of motor vehicles striking them. The design and vertical location of either the wall-mounted or freestanding monument signage will be raised sufficiently above finished grade to accommodate the undisturbed vertical growth of low landscape shrubs and vines around the signs, so as to enhance the "natural" appearance, ambiance, and setting of the development. All proposed project signage, including all entry monumentation, secondary, directional signage and building-mounted will be subject to separate building permit approval according to Section 17.44.040 of the Municipal Sign Ordinance, and will be thematically reflective of the project's building architecture.

The identification of each residential structure address will be required. Internally illuminated numerical street addresses shall be displayed in prominent readable locations with contrasting colors no less than four (4) inches in height, subject to the satisfaction of the Public Safety Department.

Appropriate directional signage will be posted throughout the project area that advises residents, visitors and emergency response personnel of project addressing, amenities and emergency evacuation routes.

Directional community signage will architecturally integrate with the project's theme and, without being overpowering or distractive of scenic vistas, be designed to be read at a generally greater distance to accommodate residents and visitors with poor vision to accommodate "9-1-1”, emergency response, and located so as to minimally interfere with vehicle traffic flows.

In accordance with Section 17.44.040 of the Municipal Sign Ordinance, a project sign program will be filed with the Project application and shall be processed concurrently with the Project application. The purpose of the program will be to assure that the components of this sign program as herein described are consistent with the objective of integrating signs with buildings and landscape designs to form a unified architectural statement.

4.3.7 Lighting
Lighting shall be limited to the minimum height, number and intensity of the fixtures needed to provide security and identification, taking every reasonable measure to preserve the community's night skies, including restricting ambient lighting to the subject site only. Exterior lighting for Rancho Descanso will implement the City's dark sky protective ordinance, which specifies maximum light pole heights, light emission intensities, and light fixture types designed to provide security and to minimize ambient light illuminating adjacent properties.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 46 October 14, 2021
Subject to City approval, project lighting will utilize only approved lenses (prismatic, directional, etc.), hoods or hood-like features on light poles, bollards, address identification lighting, common area lighting, landscape lighting, and exterior lighting at resident front, rear and side doors. Exterior wall illumination shall be used at adjacent walls rather than surface wall-mounted lighting when possible. Light sources shall not be directed skyward and shall be arranged to reflect light away from adjoining properties.

Ground lighting shall be low voltage. Up-lighting in landscaping will be discouraged, and low-level lights and lighting diffused off wall surfaces is encouraged. Examples of acceptable lighting are presented in Exhibit 15, which includes landscape lighting fixtures mounted on top of black finish cast aluminum.

4.4 Landscape Concept
As set forth in Section 3.3.5 of this Specific Plan and consistent with the emphasis placed by the City on water conservation, Rancho Descanso has selected a landscape palette that implements the guidelines recently adopted by the Mission Springs Water District which includes desert-hardy plant species. Additionally, native landscape boulders will be incorporated into the landscape design throughout the site, with these elements reflected in the project entry.

4.4.1 Overall Concept/Theme
The landscaping of the site will incorporate native plants and trees and desert-hardy non-natives to present a memorable lush appearance reflective of the distinctive inviting architecture of the buildings.

The provision of tree canopy shaded areas in the park and parkways will be achieved by the generous planting of trees as well as to serve as another means to differentiate and define various areas of the site. Exhibits ?? and ?? illustrate the overall concept/theme from a plan view perspective for the project area, including details of individual landscape areas.

For purposes of providing generous shade and solar protection when mature, landscaping for individual lots include a minimum of one (1) 15-gallon street tree per each individual lot frontage, and a minimum of one (1) additional 15-gallon street tree for each comer lot with side yard street frontage. There will also be a minimum of one 15-gallon secondary front yard tree with a smaller mature canopy per lot (in addition to the above-mentioned street tree per lot). Other landscape planting requirements and irrigation requirements and specifications as normally required by the City will apply to the Project.

Additionally, native boulders, cobble and gravel will be incorporated into the site landscaping, including around the project entrance, to add a natural appearance to integrate with the desert scenery. Section

3.3.5 further elaborates on the irrigation methods proposed.

4.4.2 Guidelines
Reflective of the types of plants that thrive in the Coachella Valley, Exhibit 10 presents the Plant Legend for Rancho Descanso that includes the varieties and sizes of proposed landscape plants, ground covers, and other materials to be used throughout the site.

4.4.3 Project Entry and Emergency Vehicle Access
The main access to Rancho Descanso is planned at mid-property frontage along the future Camino Campesino on the north side of the Project. The project entry will serve as the primary vehicular and pedestrian ingress and egress into the development and will be used exclusively for this purpose.

Additionally, a 20-foot wide paved emergency vehicle access (EVA) road is planned at the southeast corner of the site extending from Avenida Descanso along the north side of the planned stormwater detention basin. Both main entrance and EVA gated entries will be decorative wrought iron and be equipped with "Knox" boxes according to public safety specifications.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 47 October 14, 2021

4.4.4 Street Frontage
Rancho Descanso will have full street frontage on Avenida Descanso and the future Camino Campesino. In accordance with the City's local street collector standard, the parkways along these streets will be enhanced with extensive landscape areas surrounding the project entry area, and the resident/guest exit gates. A six-foot decorative block wall with integrated wrought iron features and pilasters will serve as a visually pleasing backdrop along the project perimeter landscape area, with decorative desert acclimated trees, shrubs, groundcovers, and boulders in the foreground thereby reinforcing a park setting. All landscape areas will be irrigated with state-of-the-art conservation elements, and designed for ease of maintenance and to minimize over-spray in areas not intended.

4.5 Irrigation
For water conservation purposes, only automatic and drip irrigation systems will be permitted for landscaped areas, median islands, with automatic sprinkler systems for lawn areas. Landscape irrigation systems will be designed according to proven application methods and rates to minimize or eliminate potential runoff, and to operate at times when water evaporation is minimal due to the effects of wind and intense heat. The irrigation systems will be permanent, underground, automatically controlled, and adequate for establishing and maintaining plant materials while minimizing water requirements. Emphasis will be to install durable irrigation equipment with components that are easy to maintain, repair, or replace when necessary. Pop-up heads will be situated in such a manner so as to minimize overspray onto paved surfaces and non-plantable areas, and parking areas. Consideration will be given to minimize breakage due to incidental foot traffic damage and vandalism and to reduce maintenance costs for irrigation heads placed adjacent trails, walkways, streets, driveways, and paved parking areas.

The final landscape plan will provide for appropriate screening of various cable and electrical boxes where applicable, with the proposed planting plan subject to specific review during the Design Review process. Measures for the overall maintenance of Rancho Descanso, including the maintenance of the irrigation systems, are addressed within the Guidelines for Sustainability, Table 4.1 as established for the Project. Irrigation plans and equipment will be subject to review by the Public Works Director prior to installation.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 48 October 14, 2021
TABLE 4.1

GUIDELINES FOR SUSTAINABILITY

RANCHO DESCANSO

TASK BY CATEGORY RESPONSIBILITY FREQUENCY
General direction/policy: To provide general
direction and implementing policies consistent with
the Conditions, Covenants, and Restrictions of
Rancho Descanso, as may be amended.

Developers and
subsequently HOA
Board of Directors.

HOA Board of
Directors meet
quarterly or more
often as
determined.

On-site residential educational opportunities:

Scheduling and notification to Rancho Descanso
residents of HOA issues.

Administrative staff
and assigned
volunteers.

Daily (or as
determined by
the HOA Board
Day of Directors). -to-day operations: Administrative functions.

Scheduling of use of park
Coordination for use by Rancho Descanso residents
and select community groups and private parties.

Staff Activities
Coordinator.

Site safety and security: To identify unsafe
situations on site and surrounding the site that may
lead to accidents; to safeguard residents, visitors,
staff, and volunteers from hostilities and site security after hours.

Assigned
administrative staff,
volunteers, and/or
contract security
company utilizing
installed security
systems.

Building and wall maintenance and repair:

Coordination of routine cleaning of walls, prompt
graffiti removal, and for the making of repairs.

Assigned
administrative staff or
volunteers utilizing
handymen or trade
contractors.

Daily for regular
cleaning and
using contractors
and volunteers
as deemed
necessary.

Grounds, landscape maintenance: Keeping debris
picked-up and swept, irrigation systems working,
and repair/replacement of common landscape
areas.

Assigned staff,
volunteers, or
contract landscape
maintenance
personnel.

Daily.

Road, lighting, signage, gate maintenance:

Coordinating any needed sidewalk and/or road
repairs/re-sealing, gates, storm water retention
facilities and basins.

Assigned
administrative staff.

Daily as needed;
advertising as
directed by the
HOA Board of
Community liaison/community outreach: Keeping Directors. in contact with the City of Desert Hot Springs,
surrounding HOA neighbors, community
organizations, groups in promoting Rancho
Descanso, and to identify and to maintain good
community relations, including advertising and
promotions.

Assigned
administrative staff
serving in the
capacity as a
community liaison
representative.

Maintenance of individual homes: Roofs, building
exteriors, painting, private sewer and water lines,
private yard landscaping, irrigation and trimming.

Individual home
owner according to
the adopted CC&R's.

Daily as needed.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 49 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
5 PROJECT INFRASTRUCTURE

5.1 Community Circulation
The community circulation network for Rancho Descanso will be composed of internal streets providing 18-foot travel lanes in each direction and concrete curb and gutter. The Specific Plan also provides for internal sidewalks along the west side of Avenida del Cielo between the entry gates on Camino Campesino and along the east side of Avenida de Solidad. These will provide enhanced pedestrian access to the on-site stormwater detention basin/open space area in the southeast corner of the Project. These elements are elaborated in greater detail in the following sections.

5.1.1 Public and Private Street Standards
The future Camino Campesino will serve as the sole direct public access street serving this tract and will be developed along the street's south half according to the City's “Local Collector" street standard as specified in Figure MI-8,a city of City General Plan Cross Sections". This 60-foot wide standard specifies a 12-foot travel lane in each direction and a 10-foot wide parkway behind the curb providing a five-foot public sidewalk. In conjunction with construction of this Project, the existing south half of Camino Campesino will be widened and improved with curb and gutter and sidewalk. The City has agreed to improve the north half of this street.

The project entry is designed as a decorative transition from the public street into the private, gated community. The entry drive aisle will include a center landscaped island with two drive lanes in and two lanes exiting the Project. A landscape bulb initiates the center landscape median, containing the project's entry signage mounted on a decorative stone veneer monument, with signage facing both east and west. This island will be capped by landscape bulbs, terminating as an 18-foot diameter circular landscape bulb before the turnaround area for refused entry. The project entry and exit gates are situated immediately south of the turnaround area.

The vehicle gate openings are separated by a decorative pilaster entry structure, which also includes a separate pedestrian gate. The remote transponder/card reader is located on the center median island approximately 40 feet from the Camino Campesino face of curb. In total, the project entry gates are located approximately 100± feet south of the Camino Campesino face of curb. Exhibit 11 presents the detailed project entry area from a plan view perspective.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 50 October 14, 2021
The City of Desert Hot Springs contracts with the Riverside County Fire Department. Although the City does not have adopted private street standards, the Riverside County Fire Department has historically approved 32, 36 and 40-foot wide standards (as measured from face-of-curb to face-ofcurb), that are proposed as the most common roadway standards in this Project. These standards accommodate parallel parking on each side of the two-way drive aisles if streets are 36 feet in width or more, and parking on one side only if less than 36 feet, but no less than 28 feet. The 36-foot standard is proposed for all project interior streets with the exception of the planned EVA road, which will have a paved width of 30 feet.

Setting a quality image of openness and order, tree lined streets will be planted along all private street perimeters and home yards, and reflective of the predominant pedestrian orientation of the Rancho Descanso community.

5.1.2 Transportation Components and Improvements
Public transportation in the City of Desert Hot Springs is served by bus transportation by the Sunline Transit Agency, which connects to other Coachella Valley communities that is within their service area.

Currently there are two (2) regular bus stops within the immediate vicinity of the project site. One bus stop is located close by, along the east side of Palm Drive; that stop is along the front of the Vista Montana gated community. The second bus stop is relatively closer on the south side of Camino Aventura, just east of Palm Drive. When developed, the City's "local collector" street standard for the Camino Campesino and Avenida Descanso frontage will have a five-foot wide sidewalk along the south and west rights-of-way, respectively. Bus stops will be well within a five-minute walk time.

5.2 Public Services
The entire Project will be rough graded in one phase to be followed by soil stabilization measures to minimize wind and water erosion. On-site sewer and water systems will be built during the first phase and stubbed-out to approximate locations to accommodate future homes. As addressed in Section

5.4 below, public utility providers report that all dry utilities are within proximity of the site for ease of connection.

5.2.1 Water Plan
Water facilities for the City are provided by the Mission Springs Water District ("MSWD"). An existing 8-inch water line is located parallel within the Avenida Descanso right-of-way to serve the site, subject to verification of sufficiency for anticipated project capacity requirements and possible provisions of a looped on-site distribution and hydrant system to be located in accordance with the City Fire Department recommendations. Fire hydrants located closest to and in the vicinity of the Project site include the following:
• Within the Vista Montana HOA located a distance of approximately 80 feet north of the project site, approximately 150 feet west of the Avenida Descanso frontage; • Within the Aventura Palms HOA on the north side of El Dorado Place a distance of approximately 385 feet west of the Avenida Descanso frontage; • Within the Vista Montana HOA located a distance of approximately 200 feet west of the Avenida Descanso frontage, and;
• Within the Vista Montana HOA located on Pecos Road on the west side of the Avenida Descanso frontage, south of El Dorado Place.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 51 October 14, 2021
If determined by the City Fire Department, a secondary connection may be necessary to reinforce reliability or improve fire flows. The on-site water facilities will be maintained by the MSWD.

5.2.2 Sewer Plan
In addition to water, sanitary sewer facilities for the City are provided by the MSWD. Connection to the sanitary sewer will be from the southeast comer of this project site into a sanitary sewer line in Avenida Descanso. This line will continue south from the project site on Avenida Descanso to Camino Aventura and continue east to Avenida Manzana where .it will connect to a 12-inch gravity sewer main. The on-site sewer facilities will be maintained by the MSWD.

5.2.3 Storm Drainage
The lotting pattern and street layout for Rancho Descanso has been designed to accept interior runoff and to convey these flows to the on-site retention basin planned in the southeast corner of the Project.

Historically, storm flows historically across the subject property are not evident and appear to be limited to sheet flows from the north, northwest and northeast. While already limited, these off-site flows have been substantially intercepted and diverted by upstream development. Therefore, there appear to be no off-site, tributary flows that must be passed through the Project.

The proposed drainage design follows the existing pattern to the southeast. The retention basin is sized to retain the incremental increase in runoff from development. Residential lot runoff will flow to adjoining streets and surface drain to the retention basin. Runoff exceeding the retention basin storage capacity will discharge to Avenida Descanso and the historic drainage path. The on-site retention basin and associated facilities will be maintained by the Rancho Descanso Homeowners' Association.

5.3 Solid Waste Disposal
The City of Desert Hot Springs contracts for municipal waste pick-up and disposal services with Desert Valley Disposal ("DVD”) with typical trash pick-up once weekly for individual residential dwellings located within subdivisions. No community dumpsters or waste bins will be provided.

5.4 Dry Utilities Plan and Description
As addressed below, public utility providers report that all dry utilities are within proximity of the site for ease of connection. Electricity and telephone service are all available in accordance with the State Public Utility Commissions rules and regulations.

5.4.1 Electricity
The Southern California Edison Company serves the City of Desert Hot Springs and will provide electricity for this Project. The nearest facilities are located immediately adjacent to the project site.

Service will be extended to the site from this point of connection.

5.4.2 Natural Gas
The Southern California Gas Company serves the City of Desert Hot Springs and will provide natural gas service for this Project from an existing 2-inch line located in Avenida Descanso that runs immediately adjacent the site.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 52 October 14, 2021

5.4.3 Telephone
Frontier Communications serves the City of Desert Hot Springs and will provide telephone service for this Project. During the final design of the Project, Frontier expects to serve the Project from facilities that are immediately adjacent the project site.

5.4.4 Cable Service
Adelphia Cable serves the City of Desert Hot Springs and will provide television cable service for this Project with service extended to the site from their facilities that are immediately adjacent the project site (from the north, east and south).

5.4.5 Development Standards
Placement of all utilities shall conform with all local requirements and be in accordance with the regulations of the State Public Utilities Commission. All new utilities lines associated with this Project will be underground.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 53 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
6 IMPLEMENTATION MEASURES

6.1 Entitlements for Implementation
Approval by the City of Desert Hot Springs will be required for the following entitlement requests necessary to implement this Project:
• Specific Plan;
• Tentative Tract Map;
• Design Review (site layout, building floor plans and exterior elevations, perimeter walls, entry areas, common area amenities, landscape elements, etc.).

6.2 Project Phasing
As presented in Section 2.0, construction phasing has been designed to minimize construction traffic conflicts with sales traffic to the model homes parking area (using Lot 6 as a temporary parking lot} and for newly occupied homes. When prospective buyers approach the project site, they will enter the sales complex through a temporary, decoratively landscaped entry area at the extreme northwest corner of the site. New residents will enter the subdivision through the new formal entry mid-way between the project west boundary and Avenida Descanso. The park common area amenities will be constructed and operational coinciding with the occupancy permit for the first completed home.

The three new model homes will be on Lots 6, 7 and 8. As noted, site development and improvements will proceed in one Phase 1.

6.3 Subsequent Development Entitlements
Tentative Tract Map No. 38200 has been developed concurrent with the subject Rancho Descanso Specific plan. As noted, the Specific Plan and TTM 38200 provide for 76 residential single-family lots, one common area park and one common area stormwater detention basis. No additional entitlements are required to build out this Project.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 54 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
7 RELATIONSHIP OF THE SPECIFIC PLAN'S ENVIRONMENTAL DOCUMENT TO

SUBSEQUENT DISCRETIONARY PROJECTS

7.1 Projects Exempt from Additional Environmental Documentation This Specific Plan incorporates all portions of the site with the various uses as described, with its entire contents addressed within the accompanying environmental studies and documentation.

Subsequently, if built-out according to this Specific Plan description with no substantial modification, no further environmental review will be necessary.

7.2 Projects Requiring Additional Environmental Documentation Amendments requesting substantial intensification of use or substantial changes to all or portions of the site or development plan from that as originally permitted by this Specific Plan may require additional environmental documentation to determine if the proposed changes will have significant environmental impacts, thereby requiring additional environmental documentation. Amendments would apply according to a "Project" as defined under State of California Government Code Section 65931.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 55 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
8 LAND USE PLAN

8.1 Development Policies
The following presents the relevant General Plan goals and policies and how they are addressed in the Rancho Descanso Specific Plan.

Land Use
GOAL LU-2: PROVIDE A VARIETY OF HOUSING TYPES AND DENSITIES TO

ACCOMMODATE EXISTING AND FUTURE RESIDENTS
Policy LU-1.1: Balanced Growth. Support development and growth that balance residential, commercial, industrial, and open space uses in a manner that meet the needs of the community without overburdening community resources and infrastructure.

Response: The Rancho Descanso Specific Plan will be a private gated single family community with private streets and open space that will be maintained by the community and provide another quality housing opportunity in the City.

Policy LU-1.3: Compatibility. Require that new development be visually and functionally compatible with established residential neighborhoods, industrial and commercial areas, and natural desert habitat areas.

Response: Rancho Descanso will be compatible with and a complement to surrounding residential neighborhoods. With comparable lots and superior privacy and on-site open space, the Project will provide new level of housing opportunity in this part of the City.

Policy LU-1.6: Infill Revitalization. Encourage revitalization of underutilized and vacant infill properties within the City closest to available infrastructure and community services.

Response: The Project replaces and fills in a missing gap between Aventura Palms to the south and Vista Montana to the north. It is already well served by existing infrastructure and will also result in improvements to that portion of Camino Campesino bounding the Project on the north.

Policy LU-2.8: Specific Plans. Update or rescind specific plans that are outdated and do not meet the community goals.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 56 October 14, 2021
Response: The subject Project and associated Specific Plan and tract map are meant to address and replace the now obsolete Aventura Palms II Specific Plan approved in 2006. The Rancho Descanso project does a better job of meeting the City’s need for quality residential development and associated community amenities, including additional street improvements.

GOAL LU-10: PROVIDE A HIGH QUALITY OF LIFE FOR THE COMMUNITY THROUGH THE

PROVISION OF PARKS AND RECREATIONAL SERVICES AND THE

PRESERVATION OF THE NATURAL DESERT LANDSCAPE
Policy LU-10.1: Public Services. Parks and Open Space. Preserve, protect, and maintain open space, parks, and recreation facilities as critical spaces in Desert Hot Springs, recognizing that such uses contribute to the high quality of life in the City. Promote land use decisions that provide for conservation of open space.

Policy LU-10.2: Private and Common Open Space. Require the provision of adequate private and common open space for all residential unit types and densities.

Response: Rancho Descanso will provide an above average quality private, gated single family community that will diversify the City housing stock and provide important and valuable on-site common arks open space for use of the residents. The Project boundaries and interior will use a desert landscape plant palette that will complement the surrounding desert environment.

Policy MI-1.5: Roadways in Planning Communities. Require—as appropriate—that roadways and other transportation facilities within planned communities be installed and maintained as private rights-of way. Require—as appropriate—that private roadways be developed in accordance with the standards with the City’s adopted design standards and guidelines.

Response: Rancho Descanso will provide public and private street improvements that are consistent with roadway classifications set forth in the City General Plan. The Project will also extend improvements to Camino Campesino, which is currently unimproved from Palm Drive on the west to Avenida Descanso on the east.

Policy H-1.1 Range of Residential Types. Implement land use policies and standards that allow for a range of residential densities and products that will enable households of all types and income levels the opportunity to find suitable ownership or rental housing.

Response: Rancho Descanso will provide 76 units of single-family dwellings on lots averaging approximately 6,600 square feet and ranging from 6,300 to 9,300 square feet. It will provide the City with much needed mid-market housing within a gated community, thereby adding to the diversity of housing stock in the City.

Policy H-3.1 Residential Development Standards. Review and adjust as appropriate residential development standards, regulations, ordinances, departmental processing procedures, and residential fees related to rehabilitation and construction that are determined to be a constraint on the development of housing.

Response: Rancho Descanso has been developed as a Specific Plan of Land Use (Specific Plan) and thereby helps to implement the goals and policies of the City General Plan. It also provides for flexibility in development standards that may not otherwise be available through the City Zoning Ordinance.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 57 October 14, 2021
Policy OS-3.6 Landscaping. Require climate-appropriate landscaping for new development, and limit turf to be used as accent only.

Response: The Rancho Descanso Specific Plan provides a drought-tolerant landscape palette and plan for this development. Areas of rear yard turf are limited and non-play areas of the community park will be planted tin native and appropriate non-native tree, shrub and groundcover species.

Policy OS-3.10: Site Drainage. Require that new development incorporate features into site drainage plans that reduce impermeable surface area, increase surface water infiltration, and minimize surface water runoff during storm events. Such features may include additional landscape areas, parking lots with bio-infiltration systems, permeable paving designs, and stormwater detention basins.

Response: Rancho Descanso will provide reduced impermeable area with narrow streets and limited sidewalks. On-site streets will serve as surface conveyances for Project runoff to the on-site stormwater retention basin, which is designed to provide bio-infiltration of stormwater.

Policy OS 7.4: Street Trees. Encourage new public street tree plantings in established neighborhoods, and require all new development to provide climate-appropriate street trees.

Response: Rancho Descanso will provide one or more street tree per residential lot shown in the Project landscape plan. Native Washingtonia filifera (desert fan) palms will serve as iconic street trees along both Avenida Descanso and Camino Campesino.

8.2 Description of Planned Land Use
The proposed development will be a residential community not exceeding 76 lots for individual detached single-family homes on approximately 17.83 acres as a private, gated and walled enclave with private open space.

8.3 General Development Standards
The development standards contained within the City of Desert Hot Springs Zoning Ordinance will be generally applicable to this Specific Plan. Applicable standards have been included so that this Specific Plan is self-contained. The standards identified herein shall supersede the zoning ordinance and will include considerations for uses, permitted, conditionally permitted, prohibited uses, building orientation, setbacks, architecture, lighting, landscaping, signage and parking. These standards are intended to be consistent with the Desert Hot Springs General Plan goals, policies and objectives.

Other provisions not included herein will be guided by the City of Desert Hot Springs regulations.

As described in more detail earlier in Section 4.0, the specific development standards for this Project address the minimum square footage of residential lots as proposed within this Specific Plan.

Additionally these specific development standards address minimum residential building square footage, architectural concept, swimming pool and spa setbacks, principal and accessory building and wall heights and methods of measurement and lot coverage percentage, vehicle parking (both legal and illegal), acceptable driveway surfaces and their widths, acceptable lot widths and depths, acceptable locations of mechanical equipment and exhaust pipes, architectural projection limits, acceptable methods of property addressing and the locating of satellite dishes, acceptable building and roof materials, colors and textures, proper methods of maintaining sight clearance, and more.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 58 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
9 SPECIFIC PLAN ADMINISTRATION

9.1 Specific Plan Amendment Procedures
Requests for interpretation or amendments of various aspects of this Project shall be forwarded to the City Planning Director. Requests for minor amendments or interpretations may be responded to by the Planning Director, subject to appeal to the Planning Commission and/or City Council.

Requests for significant amendments to this Specific Plan shall be processed via the same steps and reviewing bodies of the City of Desert Hot Springs as originally approved, subject to City staff recommendations, unless otherwise changed or exempted by the City of Desert Hot Springs.

9.1.1 State Requirements
The authority to prepare, adopt, implement and amend specific plans is granted to the City by the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457). For specific plan amendments, the State of California requires that the Planning Commission must conduct a public hearing before it can recommend its adoption to the City Council. The City Council adopts specific plan amendments by ordinance.

9.1.2 Local Requirements
Sections 159.64.050 and 159.64.060 of the Zoning Ordinance specify the procedures for Planning Commission and City Council approval, approval with modifications (amendments), or disapproval of specific plan proposals based upon findings as specified in Zoning Ordinance Section 159.64.070.

9.2 Interpretations
Requests for interpretations of the Specific Plan shall be directed to the Planning Director by the homeowners' association (upon its institution) and forwarded to the Planning Department. If interpretations of relatively minor aspects of the Specific Plan can not be resolved on a staff level, such requests for interpretation shall be directed to the Planning Commission with possible recommendation for action to the City Council. Such interpretations shall be subject to the City's uniform fee schedule currently in effect.

9.3 Definitions
Amendment: Alteration, adjustment, change, modification, revision, pertaining to an amendment proposal of this Specific Plan.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 59 October 14, 2021
Local Requirements: Requirements and/or conditions as mandated by the City of Desert Hot Springs.

Specific Plan: A plan consisting of text, maps and other documents and exhibits regulating development within a defined area of the City, consistent with the City of Desert Hot Springs General Plan and the provisions of California Government Code Section 65450 et seq; a regulatory document that provides detailed guidance and standards for a specific area or project. A specific plan details the overall development scheme, establishes development standards and guidelines that future projects in the plan area will follow, and identifies the public facilities and infrastructure required to support the development of the Project.

State requirements: Requirements and/or conditions as mandated by the State of California.

See other definitions in Section 11.0.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 60 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
10 SPECIFIC PLAN ENFORCEMENT
Subject to City approval, a set of conditions, covenants and restrictions ("CC&R's") will serve as the primary regulatory mechanism, unless superseded by the Zoning Ordinance and other application laws of the City, County, State, and Federal governments.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 61 October 14, 2021

CITY OF DESERT HOT SPRINGS

RANCHO DESCANSO

SPECIFIC PLAN
11 DEFINITIONS
Terms used within this document are defined according to the following:

Architectural elements: All wall structures and pilasters will consist primarily of block materials and be decorative, minimize the use of include wood elements, and may incorporate various architectural elements consistent with the project's overall architectural design, colors, materials and textures. As the project is completed, wall plan designs and their construction standards will be subject to homeowners' association approval, and all applicable permitting requirements of the City unless otherwise approved as part of this Specific Plan.

Accessory or ancillary building or structure: A structure, other than a garage, detached or attached to a principal structure on the same lot, incidental to the principal building, and not designed for human habitation.

Ancillary use: A use incidental to and customarily associated with a specific principal use, located on the same lot or parcel.

Antenna: A device for transmitting or receiving radio, television, or any other transmitted signal.

Architectural elements: Various architectural elements that are incorporated within the project that are consistent with the project's overall architectural design; architectural elements reminiscent of an traditional design characterizing the various elements comprising the exterior and interior images of the project.

Architectural projections: Architectural projections including eaves, awnings, louvers, and similar shading devices, sills, belt courses, cornices, copulas, and similar features; flues and chimneys may not project into a required yard more than five (5) feet, provided that the distance between an architectural projection and a side property line shall not be less than three (3) feet.

Awning: A roof-like cover that is attached to and projects from the wall of a building for the purpose of shielding from the elements, and/or also as a decorative architectural design feature.

Building: Any structure having a roof supported by columns or walls.

Building area: The net portion of the lot remaining after deducting all required setbacks from the gross area of the lot.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 62 October 14, 2021
Building coverage: The percentage of lot area which may be covered by all the footprints of buildings or structures on a lot.

Building height: The building height is the vertical distance from the finished grade to the highest point of the structure, excluding chimneys and vents.

C.F.: Cubic feet.

City: The City of Desert Hot Springs.

City Council: The City of Desert Hot Springs City Council.

Combination residence/office use: A structure used for a residence and an office where no major external structural alterations or additions are made and no on-site advertising is permitted or advertising intended to attract customers to said structure.

Community care facility: Consistent with Health and Safety Code (Section 1267.8) the intermediate care facility shall include provisions for developmentally disabled habilitative-nursing or congregate living.

Conditional Use/Development Permit: A discretionary entitlement which may be granted under the provisions of the City of Desert Hot Springs Zoning Ordinance, and which when granted authorizes a specific use to be made of a specific property, subject to compliance with all terms and conditions imposed on the entitlement.

Conditionally permitted use: Any use as specified as such within this Specific Plan.

County: The County of Riverside.

Density: The number of dwelling units per gross acre for residential uses.

Designated driveway: An approved all-weather paved surface occupying the area of land extending from the public or private street to the garage vehicle entry; the driveway width correlating to the general width of the garage vehicle entry opening.

Design: Including the planning and engineering of the following: street alignments, grades and widths, drainage and sanitary facilities and utilities, including alignment and grades thereof, location and size of all required easements and rights-of-ways, emergency vehicle accesses, lot size and configuration, traffic access, lands to be dedicated for public streets, buildings and other such specific physical requirements.

Detached: Any building or structure that does not have a wall or roof in common with any other building or structure.

Development: The placement or erection of any solid material or structure; change in the density or intensity of use of land, including but not limited to, subdivision pursuant to the Subdivision Map Act (commencing with Section 66410 of the Government Code), and any other division of land, including lot splits.

Dwelling: A structure or portion thereof designed for residential occupancy.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 63 October 14, 2021
Dwelling unit: One or more rooms including bathroom(s) and a kitchen, designated as a unit for occupancy by one (1) family or for living and sleeping purposes.

Easement: A grant of one or more property rights by the property owner for the use by the public, a corporation or another person or entity.

Encroachment: To advance beyond the usual or proper limits.

Family: An individual, or two (2) or more persons related by blood, marriage, or legal adoption, or a group of not more than six (6) persons who are not related living together as a single housekeeping unit.

Frontage: The side of a lot abutting a street (the front lot line), except the side of a corner lot.

Front wall: The nearest wall of a structure to the street upon which the structure faces, but excluding cornices, canopies, eaves, or any other architectural embellishments.

Garage: An enclosed building, or a portion of an enclosed building used for the parking of vehicles.

General Plan: The City of Desert Hot Springs General Plan as adopted by the City Council, who may amend the Plan from time to time, hereafter referred to as the ”General Plan”.

Grade: The degree of rise and descent of a sloping surface.

Gross acreage: The total area within the lot lines of a lot or parcel of land before public streets, easements or other areas to be dedicated or reserved for public use are deducted from such lot or parcel, and does not include adjacent lands already dedicated for such purposes.

Gross floor area: The area included within the surrounding exterior finish wall surface of a building or portion thereof, exclusive of courtyards.

Habitable portions: Interior portions of a residential structure including supporting wall structures surrounding the interior portions reserved as the living areas.

Kitchen: Any room, all or part of which is designated and/or used as pantry and for refrigeration, cooking and preparation of food.

Landscaping: An area devoted to or developed and maintained predominantly with native or exotic plant materials including lawn, groundcover, trees, shrubs and other plant materials, and also including accessory decorative outdoor landscape elements, such as pools, fountains, paved or decorated surfaces (excluding driveways, parking, loading, or storage areas, and sculptural elements.

Land use zoning district: A portion of the City of Desert Hot Springs within which certain uses of land and structures are defined, and regulations are specified.

Lot: A parcel, tract or area of land established by plat, subdivision, or as otherwise permitted by law, to be used, developed or built upon. The classification of lots are:
• Corner lot: A lot located at the intersection of two or more streets at an angle of not more than 15 degrees. If the angle is greater than 135 degrees, the lot shall be considered an "interior lot."
Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 64 October 14, 2021
• Interior lot: A lot abutting only one street.
• Reverse comer lot: A comer lot, the rear of which abuts the side of another lot. • Through lot: A lot having frontage on two generally parallel streets, with only one primary access.

Lot coverage: Portions of lot occupied by habitable and non-habitable vertical building structures, expressed as square feet and/or percentage of building coverage ratio to lot size.

Lot depth: The average distance between the front and rear lot lines or between the front line and the intersection of the two side lines, if there is no rear line.

Lot frontage: The portion of the lot contiguous to the street.

Lot line: Any boundary of a lot. The classification of lot lines are:
• Front: On an interior lot, the line separating the parcel from the street. On a comer lot, the shorter lot line abutting a street (If the lot lines on a comer lot are equal in length, the front lot line shall be determined by the City of Desert Hot Springs Director or Building Official). On a through lot, the lot line abutting the street providing the primary access to the lot. • Interior: Any lot line not abutting a street.
• Rear: A lot line, not intersecting a front lot line, which is most distant from and most closely parallel to the front lot line. In the case of an irregularly shaped lot or a lot bounded by only three lot lines, a line within the lot having a length of 10 feet, parallel to and most distant from the front lot line shall be interpreted as the rear lot line for the purposes of determining required yards, setbacks, and other provisions of the City of Desert Hot Springs Zoning Ordinance.
• Side: Any lot line which is not a front or rear lot line.

Lot width: The horizontal distance between the side lot lines, measured at right angles to the lot depth at a midway point between the front and rear lot lines.

Median: A paved or planted area separating a street into two (2) or more lanes of opposite direction of travel.

Net site area: The total area within the lot lines or a lot or a parcel of land after public street easements or other areas to be dedicated or reserved for public use are deducted from such lot or parcel.

Nonconforming structure: A structure which conformed to applicable laws when constructed but does not conform to provisions of the City of Desert Hot Springs Zoning Ordinance.

Nonconforming illegal structure: A structure, lot or use which does not conform to applicable laws when constructed or initiated, and does not conform to the provisions of the City of Desert Hot Springs Zoning Ordinance.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 65 October 14, 2021
Nonconforming lot: A lot, the area, frontage or dimensions of which do not conform to the provisions of the City of Desert Hot Springs Zoning Ordinance.

Nonconforming use: A use complying with applicable laws when established but does not conform to the provisions of the City of Desert Hot Springs Zoning Ordinance.

Open space: Part of the development dedicated for landscaping purposes that is available for passive or active recreation.

Parcel: A lot or area of land established by plat, subdivision, or as otherwise permitted by law, to be used, developed or built upon; under one ownership that has been legally subdivided or combined and is shown as a single parcel on the latest equalized assessment roll.

Parking Ordinance: The City of Desert Hot Springs Parking Ordinance.

Parkway: The area of a public street that lies between the curb and the adjacent property line or physical boundary definition such as fences or walls, which is used for landscaping and/or passive recreational purposes.

Permitted use: Any use allowed as specified within this Specific Plan.

Planning Commission: The City of Desert Hot Springs Planning Commission.

Planning Department: The City of Desert Hot Springs Planning Department.

Principal use: The primary or predominant use of any lot, building or structure.

Prohibited use: Any use not allowed as specified within this Specific Plan.

Public right-of-way: A strip of land acquired by reservation, dedication, prescription or condemnation and intended to be occupied by a road, trail, water line, sanitary sewer and/or other public uses.

Recreational vehicle: A vehicle towed or self-propelled on its own chassis or attached to the chassis of another vehicle and designed or used for recreational or sporting purposes. The term recreational vehicles includes, but is not limited to: travel trailers, pick-up campers, camping trailers, motor coach homes, converted trucks or buses, boats and boat trailers, and all terrain vehicles.

Recycling: The process by which waste products are reduced to raw materials and transformed into new products, including automobiles.

Residential care facility: A family home, group care facility, or similar facility for 24 hour non-medical care of persons in need of personal services, supervision or assistance essential for sustaining the activities of daily living of for the protection of the individual.

Review authority: The person, committee, homeowners' association, or commission or city council of the City of Desert Hot Springs.

S.F.: Square feet.

Separation: A point, line, or means of division; and intervening space; an area located between two points of reference.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 66 October 14, 2021
Servant's quarters: Living quarters, having no kitchen facilities, located on the same premises with a main building and occupied for the sole and occasional use of servants serving the primary residents on the same premises.

Setback: A placing of a building side relative to an adjoining property line.

Shed: A typically small ancillary building used for storage of garden or shop equipment and clearly incidental to the primary residential use.

Signs: Any structure, housing, device, figure, statuary, painting, display, message placard or other contrivance, or any part thereof, which is designed, constructed, created, engineered, intended, or used to advertise, or to provide data or information in the nature of advertising, for any of the following purpose: to designate, identify, or indicate the name of the business of the owner or occupant of the premises upon which the advertising display is located; or, to advertise the business conducted, services available or rendered, or the good produced, sold, or available for sale, upon the property where the advertising display is erected.
• A-frame sign: A freestanding sign usually hinged at the top, or attached in a similar manner, and widening at the bottom to form a shape similar to the letter "A". • Awning, canopy or marquee sign: Any nonelectric sign that is printed on, painted on, or attached to an awning, canopy or marquee and is only permitted on the vertical surface or flap.
• Construction sign: A temporary sign erected on the parcel on which construction is taking place, limited to the duration of the construction, indicating the names of the architects, engineers, landscape architects, contractors, or similar artisans, and the owner, financial supporters, sponsors and similar individuals or firms having a major role or interest with respect to the structure or project.
• Directional sign: Signs limited to directional messages, principally for pedestrian or vehicular traffic, such as "one way", "entrance", or “exit”
• Directory sign: A sign for listing interior project directions and range of addresses. • Freestanding sign: A sign which is supported by one or more uprights, braces, poles, or other similar structural components that is not attached to a building or buildings. • Height of sign: The greatest vertical distance measured from the existing grade at the midpoint of the sign support(s) that intersect the ground to the highest element of the sign. • Identification sign: A sign that describes the type of use of a building. • Monument sign: An independent structure supported from grade to the bottom of the sign with the appearance of having a solid base.
• Nonconforming sign: A legally established sign which fails to conform to current regulations. • Open house sign: A temporary on-site sign posted to indicate a salesperson is available to represent the property subject to sale, lease, or rent.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 67 October 14, 2021
• Political sign: A temporary sign directly associated with national, state, county or local elections.
• Portable sign: A sign that is not permanently affixed to a structure or the ground. • Real estate sign: An on-site sign pertaining to the sale or lease of the premises. • Sign area: The entire face of a sign, including the surface and any framing, projections, or molding, but not including the support structure. Individual channel-type letters mounted on a building shall be measured by the area enclosed by four straight lines outlining each word or grouping of words.
• Sign program: A coordinated program of one or more signs for an individual building or buildings within this Specific Plan.
• Temporary sign: A sign intended to be displayed for a limited period of time. • Vehicle sign: A sign which is attached to or painted on a vehicle which is parked on or adjacent to any property, the principal purpose of which is to attract attention to a product sold or an activity on the property.
• Wall sign: A sign painted on or fastened to a wall and which does not project more than 12 inches from the building or structure.
• Window sign: Any sign that is applied or attached to a window or located in such a manner that it can be seen from the exterior of the structure.

Slope: The degree of deviation of a surface from the horizontal, usually expressed in percent or degrees.

Small lot subdivision: Limited lot size subdivision (3,500 square foot minimum lot size) for single family detached dwellings.

Specific Plan: A plan consisting of text, maps and other documents and exhibits regulating development within a defined area of the City, consistent with the City of Desert Hot Springs General Plan and the provisions of California Government Code Section 65450 et seq; a regulatory document that provides detailed guidance and standards for a specific area or project. A Specific Plan details the overall development scheme, establishes development standards and guidelines that future projects in the plan area will follow, and identifies the public facilities and infrastructure required to support the development of the project.

Storage: A space or place where goods, materials and/or personal property is put for more than 24 hours.

Story: That portion of a building included between the surface of any floor and the surface of the floor next above it, or if there is no floor above it, then the space between such floor and the ceiling above it.

Street: Any public or private thoroughfare, which affords a primary means of access to abutting property.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 68 October 14, 2021
Structure: Anything constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground.

Temporary use: A use established for a specified period of time, with the intent to discontinue the use at the end of the designated time period.

Use: The purpose (type and extent) for which land or a building is arranged, designed or intended, or for which either land or a structure is occupied or maintained.

Variance: A discretionary entitlement which permits the departure from the strict application of the development standards contained within this Specific Plan as applicable under the City of Desert Hot Springs Zoning Ordinance.

Yard: An open space on a parcel of land, other than a court, unobstructed and unoccupied from the ground upward, except for projections permitted by this Specific Plan.

Yard, front: An area extending across the full width of the lot between the front lot line or the existing or future street right-of-way and a structural setback line parallel thereto. On comer lots, the shortest street frontage shall be the front yard.

Yard, interior side: An area extending from the required front yard or, where there is no required front yard, from the front lot line to the required rear yard or, where there is not required rear yard, to the rear lot line and from the interior side lot line to a setback line parallel thereto.

Yard, rear: An area extending across the full width of the lot between the rear lot line and a setback line parallel thereto.

Yard, street side: An area extending from the required front yard or, where there is no required front yard, from the front lot line to the rear lot line, and from the side street lot line, or the existing or future side street right-of-way (whichever is greater) to a structural setback line parallel thereto.

Zoning Ordinance: The City of Desert Hot Springs Zoning Ordinance.

Item Number: 4.

Rancho Descanso, LLC
Rancho Descanso Specific Plan, Amd. No. 1
City of Desert Hot Springs 69 October 14, 2021
Item Number: 4.

HEI

C O N S U L T I N G
TEC

DESERT HOT SPRINGS

PROJECT TEAM

OWNER DEVLOPER

GHA ENTRPRISES INC

GHA RANCHO DESCANSO LLC
30875 DATE PALM DRIVE, SUITE C2
CATHEDRAL CITY, CA 92234
TEL. 760.969.1400

ARCHITECT

LEN NOBEL COMPANY
PO BOX 16606
IRVINE, CA 92623
TEL. 949.559.4303
CONTACT: LEN NOBEL

LANDSCAPE ARCHITECT

CS COLLABORATIVE
100 AVENIDA MIRAMAR
SAN CLEMENTE, CA 92673
TEL. 949.366.6624
CONTACT: JACK HAYDEN

CIVIL ENGINEER

HEITEC CONSULTING
777 EAST TAHQUITZ CANYON WAY
PALM SPRINGS, CA 92262
TEL. 760.360.9060
CONTACT: JOEL ERWIN

SHEET INDEX

ARCHITECTURAL
A-1 TYPICAL STREETSCAPE EXAMPLES
A-2 PLAN ONE FLOOR PLAN
A-3 PLAN ONE ELEVATION “A”
A-4 PLAN ONE ELEVATION “B”
A-5 PLAN ONE SECTIONS & ROOF PLANS
A-6 PLAN TWO FLOOR PLAN
A-7 PLAN TWO ELEVATION “A”
A-8 PLAN TWO ELEVATION “B”
A-9 PLAN TWO SECTIONS & ROOF PLANS
A-10 PLAN TWO X FLOOR PLAN
A-11 PLAN TWO X ELEVATION “A”
A-12 PLAN TWO X ELEVATION “B”
A-13 PLAN TWO X SECTIONS & ROOF PLANS
A-14 PLAN TWO Y FLOOR PLAN
A-15 PLAN TWO Y ELEVATION “A”
A-16 PLAN TWO Y ELEVATION “B”
A-17 PLAN TWO Y SECTIONS & ROOF PLANS
A-18 PLAN THREE FLOOR PLAN
A-19 PLAN THREE X FLOOR PLAN
A-20 PLAN THREE/THREE X ELEVATION “A”
A-21 PLAN THREE/THREE X ELEVATION “B”
A-22 PLAN THREE/THREE X SECTIONS & ROOF PLANS
A-23 ARCHITECTURAL COLOR SCHEMES ELEVATIONS
A-24 ARCHITECTURAL COLOR SCHEMES 1THRU 4
A-25 ARCHITECTURAL COLOR SCHEMES 5 THRU 8

LANDSCAPE
L-1 COVER SHEET
L-2 CONCEPTUAL OVERALL SITE PLAN
L-3 ENTRY ENLARGEMENT PLAN
L-4 NEIGHBORHOOD PARK ENLARGEMENT PLAN
L-5 ENLARGEMENT MODEL PLAN 3R & TEMPORARY

SALES PARKING LOT
L-6 ENLARGEMENT PLAN 1 & 2XR
L-7 CONCEPTUAL MASTER PLANTING LEGEND
L-8 CONCEPTUAL WALL AND FENCE PLAN
L-9 WALL AND FENCE SCHEDULE
L-10 CONCEPTUAL MASTER LIGHTING PLAN
L-11 LIGHT FIXTURE SCHEDULE
CIVIL
SH-1 EXISTING SITE PLAN
SH-2 TENTATIVE TRACT MAP 38200
Sh-3 CONCEPTUAL GRADING PLAN
SH-4 SITE PLAN SHEET 1 OF 3
SH-5 SITE PLAN SHEET 2 OF 3
SH-6 SITE PLAN SHEET 3 OF 3
SH-7 SET BACK TABLE
SH-8 LOT COVERAGE TABLE
SH-9 SITE PHOTAGRAPHS
October 13, 2021
Item Number: 4.

October 13, 2021 SHEET A-1
Item Number: 4.

October 13, 2021 SHEET A-2
Item Number: 4.

October 13, 2021 SHEET A-3
Item Number: 4.

October 13, 2021 SHEET A-4
Item Number: 4.

October 13, 2021 SHEET A-5
Item Number: 4.

October 13, 2021 SHEET A-6
Item Number: 4.

October 13, 2021 SHEET A-7
Item Number: 4.

October 13, 2021 SHEET A-8
Item Number: 4.

October 13, 2021 SHEET A-9
Item Number: 4.

October 13, 2021 SHEET A-10
Item Number: 4.

October 13, 2021 SHEET A-11
Item Number: 4.

October 13, 2021 SHEET A-12
Item Number: 4.

October 13, 2021 SHEET A-13
Item Number: 4.

October 13, 2021 SHEET A-14
Item Number: 4.

October 13, 2021 SHEET A-15
Item Number: 4.

October 13, 2021 SHEET A-16
Item Number: 4.

October 13, 2021 SHEET A-17
Item Number: 4.

October 13, 2021 SHEET A-18
Item Number: 4.

October 13, 2021 SHEET A-19
Item Number: 4.

October 13, 2021 SHEET A-20
Item Number: 4.

October 13, 2021 SHEET A-21
Item Number: 4.

October 13, 2021 SHEET A-22
Item Number: 4.

October 13, 2021 SHEET A-23
Item Number: 4.

October 13, 2021 SHEET A-24
Item Number: 4.

October 13, 2021 SHEET A-25
Item Number: 4.

October 13, 2021 SHEET L-1
RANCHO

DESCANSO

CONCEPTUAL LANDSCAPE DESIGN

09.28.2021
Item Number: 4.

October 13, 2021 SHEET L-2
MODEL

COMPLEX

NEIGHBORHOOD
PARK

OPEN SPACE/

RETENTION BASIN

CAMINO CAMPESINO

RANCHO DESCANSO RANCHO ENTADA

AVENIDA DE PAZ

AVENIDA DE NUVES

EL DORADO PLACE

A V E N I D A D E S O L E D A D

A V E N I D A D E C I E L O

A V E N I D A D E S C A N S O

09.28.21 DESERT HOT SPRINGS, CA
L-2

RANCHO DESCANSO - CONCEPTUAL OVERALL SITE PLAN
0 25’ 50’ 100’
Scale: 1”= 50’-0”
Item Number: 4.

October 13, 2021 SHEET L-3 RANCHO ENTADA

CAMINO CAMPESINO

CAMINO CAMPESINO

A STREET

B STREET

C STREET

EL DORADO PLACE

D S T R E E T

A V E N I D A D E S C A N S O
KEYMAP

ENTRY PLAN

A STREET

RANCHO DESCANSO
LEGEND
Entry Monument/Idenification Sign
Shade Tree
Entry Gate
4 3
2 1 Call Box
Palm Trees in Landscaped Median
2 1
3 1 3 2
5 4 5
5 ENTRY ELEVATION

09.28.21 DESERT HOT SPRINGS, CA
L-3

RANCHO DESCANSO - ENTRY ENLARGEMENT PLAN
0 5’ 10’ 20’
Scale: 1”= 10’-0”
Item Number: 4.

October 13, 2021 SHEET L-4
LEGEND
Event Lawn
DG Path
Privacy Wall
5 4
3 2
1 NEIGHBORHOOD PARK PLAN
SCALE: 1”=10’-0” CAMINO CAMPESINO

A STREET

B STREET

C STREET

EL DORADO PLACE

D S T R E E T

A V E N I D A D E S C A N S O
KEYMAP

A STREET
Shade Accent Tree
10’ Landscape Screen Hedge with Shade Trees
2 1
5 4
3 RANCHO DESCANSO

09.28.21 DESERT HOT SPRINGS, CA
L-4

RANCHO DESCANSO - NEIGHBORHOOD PARK ENLARGEMENT PLAN
0 5’ 10’ 20’
Scale: 1”= 10’-0”
Item Number: 4.

October 13, 2021 SHEET L-5
MODEL PLAN 3R & TEMP PARKING LOT
SCALE: 1”=10’-0”
PLAN 3R

CAMINO CAMPESINO
LEGEND
ID Sign
Accent Planting
Temp Parking Lot
Formal Garden in Rock Gravel Bed
6 5
2 1 Covered Patio with Dining Area
Pool and Lounge Seating
Play Lawn

CAMINO CAMPESINO

A STREET

B STREET

C STREET

EL DORADO PLACE

D S T R E E T

A V E N I D A D E S C A N S O
KEYMAP
2 1
4 3 7
3 5 6 7
4 S A L E S
OFFICE

RANCHO DESCANSO

09.28.21 DESERT HOT SPRINGS, CA
L-5
RANCHO DESCANSO - E N L A R G E M E N T M O D E L P L A N 3 R & T E M P. S A L E S PA R K I N G L OT 0 5’ 10’ 20’
Scale: 1”= 10’-0”
Item Number: 4.

October 13, 2021 SHEET L-6

CAMINO CAMPESINO

A STREET

B STREET

C STREET

EL DORADO PLACE

D S T R E E T

A V E N I D A D E S C A N S O
KEYMAP
LEGEND
Shade Tree
Formal Garden in Rock Gravel Bed
Covered Patio with Dining Seating
Play Lawn with Hammock
6 5
2 1 Decor Pot with Sculptural Plant
Outdoor Family Gathering Area
Open Turf
4 3
1 2
4 3 7
7 6
5 1

AVENIDA DE SOLEDAD

09.28.21 DESERT HOT SPRINGS, CA
L-6
RANCHO DESCANSO - ENLARGEMENT MODEL PLAN1 & 2XR
0 5’ 10’ 20’
Scale: 1”= 10’-0”
PLAN 2XR
PLAN 1
MODEL PLAN 1 & 2XR
SCALE: 1”=10’-0”

RANCHO DESCANSO
Item Number: 4.

October 13, 2021 SHEET L-7

SYMBOL BOTANICAL NAME COMMON NAME SIZE FORM WUCOLS

SYMBOL BOTANICAL NAME COMMON NAME SIZE FORM WUCOLS

SYMBOL BOTANICAL NAME COMMON NAME SIZE SPACING WUCOLS

SYMBOL BOTANICAL NAME COMMON NAME SIZE SPACING WUCOLS

SYMBOL BOTANICAL NAME COMMON NAME SIZE SPACING WUCOLS
TREE SCHEDULE:

PALMS SCHEDULE:

SHRUB SCHEDULE:

GROUNDCOVER SCHEDULE:

Desert Accents
Shrubs
Groundcover
Acacia aneura
Acacia smallii
Acacia willardiana
Cercidium praecox
Washingtonia filifera
Mulga
Sweet Acacia
Palo Blanco
Sonoran Palo Verde
California Fan Palm
24” Box
24” Box
24” Box
24” Box
14’ BTH
Standard
Vertical-Multi
Standard
Multi-Low
Branch
-
L
L
L
L
M
Agave americana
Agave deserti
Dasylirion wheeleri
Hesperaloe parviflora
Nolina nelsonii
Century Plant
Desert Agave
Desert Spoon (Grey)
Red Yucca
Blue Nolina
15 gal
15 gal
15 gal
15 gal
15 gal
L
L
L
L
L
Per plan
Per plan
Per plan
Per plan
Per plan
VINE SCHEDULE:

Bougainvillea ‘Barbara Karst’
Bougainvillea ‘oh la la’
Caesalphinia pulcherrima
Carissa m. ‘Boxwood Beauty’
Cassia nemophila
Euphorbia rigida
Lantana m. ‘Gold Mound’
Lantana m. ‘Trailing Purple’
Leucophyllum ‘Lynns Legacy’
Hybrid Bermuda ‘Old-Line Tifdwarf
Barbara Karst Bougainvillea
Bougainvillea
Barbados Pride
Boxwood Beauty
Green Cassia
Gopher Plant
Lantana
Lantana
Lynn’s Legacy Sage
Old-Line Tifdwarf Bermuda
15 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
Sod
-
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
Per plan
M
M
L
M
M
L
L
L
M
M
IRRIGATION NOTE:

All planting areas shall have a fully automatic irrigation system. Utilization water conserving features such as low-precipitation rate heads; low-flow micro sprays or drip irrigation, water sensors and multi-program controllers with weather station capability and drip circuit features. “Water Efficient Landscapes” irrigation system, scheduling and water use WELO calculations shall be designed to meet the requirements of the specifications of the Coachella Valley Water District (CVWD) and city of Desert Hot Springs.

09.28.21 DESERT HOT SPRINGS, CA
L-7

RANCHO DESCANSO - CONCEPTUAL MASTER PLANTING LEGEND
0 15’ 30’ 60’
Scale: 1”= 30’-0”
Item Number: 4.

October 13, 2021 SHEET L-8

CAMINO CAMPESINO

A V E N I D A D E S C A N S O

EL DORADO PLACE

RANCHO DESCANSO RANCHO ENTADA

AVENIDA DE PAZ

AVENIDA DE NUVES

A V E N I D A D E S O L E D A D

A V E N I D A D E C I E L O

09.28.21 DESERT HOT SPRINGS, CA
L-8

RANCHO DESCANSO - CONCEPTUAL WALL AND FENCE PLAN
0 25’ 50’ 100’
Scale: 1”= 50’-0”
LEGEND
Entry Wall with Decor Pilaster
Privacy Wall
Tubular Steel View Fence
Item Number: 4.

October 13, 2021 SHEET L-9
Privacy Wall
• 6’ ht. maximum
• CMU Block with Running Bond Pattern. Refer to block colors. • 2” Thick Wall Cap. Color to match wall block.

PRECISION BLOCK COLORS
Gray Wheat
Entry Wall with Decor Pilaster
• 6’ ht. Slump Block Wall with Sacked finish
• Brick Wall Cap.
• 7’ ht. Slump Block Pilaster. Cap to match the wall.
6’ ht. 6”

BLOCK WALL COLORS
Natural Gray
Slump Block
Tular Steel View Fence
• 5’ ht. Tublar steel Fence
6’ ht.
5’ ht.

PAINT COLOR
SW 7048
Urban Bronze
SW 7034
Status Bronze

09.28.21 DESERT HOT SPRINGS, CA
L-9

RANCHO DESCANSO - WALL AND FENCE SCHEDULE
Item Number: 4.

October 13, 2021 SHEET L-10

CAMINO CAMPESINO

EL DORADO PLACE

A V E N I D A D E S C A N S O

RANCHO DESCANSO RANCHO ENTADA

AVENIDA DE PAZ

AVENIDA DE NUVES

A V E N I D A D E S O L E D A D

A V E N I D A D E C I E L O

09.28.21 DESERT HOT SPRINGS, CA
L-10

RANCHO DESCANSO - CONCEPTUAL MASTER LIGHTING PLAN
0 25’ 50’ 100’
Scale: 1”= 50’-0”
LEGEND
Pathway Light
Tree Uplight
Sign Uplight
Palm Tree Ring Light
Item Number: 4.

October 13, 2021 SHEET L-11
Pathway Light
Medium-sized wall wash light in 1 or 3 LED.

Available in brass construction. RGBW
capable with Luxor® ZDC systems.

Quick Facts
■ Brass construction
■ Natural or antique brass
finishes
■ Cree® integrated LEDs
■ ProAim™ adjustability
■ Tamper-resistant features
■ Color temperature filters
■ Compatible with Luxor
technology
■ Phase and PWM dimmable
■ Input voltage: 10-15V

2.2" (56 mm)

6.7" (170 mm)
30º
PB Up Light DESIGNER PLUS

PROJECT
CATALOG #
TYPE
NOTES
LED Up Lights
Tree Uplight Sign Light Palm Tree Ring Light

09.28.21 DESERT HOT SPRINGS, CA
L-11

RANCHO DESCANSO - LIGHT FIXTURE SCHEDULE
Item Number: 4.

October 13, 2021 SHEET SH-1
HEI
C O N S U L T I N G TEC w w w . h e i t e c i n c . c o m Suite 309
777 East Tahquitz Canyon Way
Palm Springs, California 92262
Phone: 760.340.9060
Item Number: 4.

October 13, 2021 SHEET SH-2
6 5 4 3 2 1
7 8
9 10
11 12
13 14
15 17
16 18 19 20 21 22 23 24 25 26 RETENTION BASIN
35 34 33 32 31 30 29 28 27
36 37 38 39 40 41 42 43 44
53 52 51 50 49 48 47 46 45
54 55 56 PARK 57 58 59 60
61 62
63 64
65 66
67 68
69 76 75 74 73 72 71 70
LOT K

LOT I OPEN SPACE
LOT J
LOT L
LOT M
LOT N
LOT O
HEI
C O N S U L T I N G TEC w w w . h e i t e c i n c . c o m Suite 309
777 East Tahquitz Canyon Way
Palm Springs, California 92262
Phone: 760.340.9060
Item Number: 4.

October 13, 2021 SHEET SH-3
6 5 4 3 2 1
7 8
9 10
11 12
13 14
15 17
16 18 19 20 21 22 23 24 25 26 RETENTION BASIN
35 34 33 32 31 30 29 28 27
36 37 38 39 40 41 42 43 44
53 52 51 50 49 48 47 46 45
54 55 56 PARK 57 58 59 60
61 62
63 64
65 66
67 68
69 76 75 74 73 72 71 70
LOT I
SCALE:

H: V:

OF SHTS
1"=50' N/A
HEI
C O N S U L T I N G TEC w w w . h e i t e c i n c . c o m Suite 309
777 East Tahquitz Canyon Way
Palm Springs, California 92262
Phone: 760.340.9060
Item Number: 4.

October 13, 2021 SHEET SH-4
SCALE:

H: V:

OF SHTS
1"=100' N/A
HEI
C O N S U L T I N G TEC w w w . h e i t e c i n c . c o m Suite 309
777 East Tahquitz Canyon Way
Palm Springs, California 92262
Phone: 760.340.9060
Item Number: 4.

October 13, 2021 SHEET SH-5
SCALE:

H: V:

OF SHTS
1"=40' N/A
HEI
C O N S U L T I N G TEC w w w . h e i t e c i n c . c o m Suite 309
777 East Tahquitz Canyon Way
Palm Springs, California 92262
Phone: 760.340.9060
Item Number: 4.

October 13, 2021 SHEET SH-6 SCALE:

H: V:

OF SHTS
1"=40' N/A
HEI
C O N S U L T I N G TEC w w w . h e i t e c i n c . c o m Suite 309
777 East Tahquitz Canyon Way
Palm Springs, California 92262
Phone: 760.340.9060
Item Number: 4.

October 13, 2021 SHEET SH-7
Tentative Tract Map 38200

SET BACK TABLE

LOT FRONT BACK RIGHT LEFT LOT FRONT BACK RIGHT LEFT LOT FRONT BACK RIGHT LEFT 1 20.00 33.30 8.00 5.00 29 20.00 31.20 5.00 5.00 57 20.00 33.30 10.00 6.00 2 20.00 31.20 13.00 6.00 30 20.00 30.50 5.00 5.00 58 20.00 31.20 7.00 6.00 3 20.00 30.50 5.00 5.00 31 20.00 31.20 5.00 5.00 59 20.00 30.50 6.00 7.00 4 20.00 31.20 5.00 5.00 32 20.00 30.50 5.00 5.00 60 20.00 31.20 6.00 7.60 5 20.00 30.50 5.00 5.00 33 20.00 33.30 7.00 6.00 61 20.00 33.30 7.00 6.00 6 30.00 49.20 5.00 6.20 34 20.00 31.20 5.00 5.00 62 20.00 31.20 9.00 10.00 7 20.00 21.20 10.60 5.00 35 20.00 31.20 7.00 11.60 63 20.00 30.50 5.00 5.00 8 20.00 23.30 6.00 7.00 36 20.00 30.50 7.00 5.00 64 20.00 31.20 5.00 5.00 9 20.00 20.50 5.00 5.00 37 30.00 33.30 7.00 5.00 65 20.00 33.30 5.00 8.00 10 20.00 21.20 5.00 5.00 38 20.00 31.20 7.00 6.00 66 20.00 31.20 10.00 9.00 11 20.00 23.30 7.00 6.00 39 20.00 30.50 5.00 5.00 67 20.00 30.50 5.00 5.00 12 20.00 21.20 5.00 5.00 40 20.00 33.30 7.00 6.00 68 20.00 31.20 5.00 5.00 13 20.00 20.50 5.00 5.00 41 20.00 30.50 5.00 5.00 69 20.00 31.20 7.00 12.50 14 20.00 20.50 5.00 5.00 42 20.00 33.30 7.00 6.00 70 30.00 48.50 13.60 6.00 15 20.00 21.20 5.00 5.00 43 20.00 31.20 5.00 5.00 71 20.00 31.20 5.00 5.00 16 20.00 20.50 5.00 5.00 44 20.00 31.20 11.32 7.00 72 20.00 31.20 5.00 5.00 17 40.00 29.20 7.60 8.50 45 20.00 30.50 5.10 5.00 73 20.00 33.30 6.00 7.00 18 20.00 24.70 12.90 6.00 46 20.00 33.30 6.00 7.00 74 20.00 30.50 5.00 5.00 19 20.00 25.30 6.00 7.00 47 20.00 31.20 5.00 5.00 75 20.00 33.30 6.00 7.00 20 20.00 23.90 5.00 5.00 48 20.00 30.50 5.00 5.00 76 20.00 31.20 6.00 13.00 21 20.00 23.50 5.00 5.00 49 20.00 31.20 5.00 5.00
22 20.00 24.50 9.00 10.00 50 20.00 33.30 6.00 7.00
23 20.00 24.10 5.00 5.00 51 20.00 31.20 5.00 5.00
24 20.00 25.10 5.00 5.00 52 20.00 30.50 5.00 5.00
25 20.00 25.50 10.00 9.00 53 20.00 31.20 5.30 5.00
26 20.00 25.40 5.00 5.00 54 20.00 30.50 10.80 10.00
27 20.00 31.20 5.00 8.20 55 20.00 31.20 7.00 8.00
28 20.00 33.30 6.00 7.00 56 20.00 31.20 12.00 12.00

SET BACKS PER LINEAL FOOT SET BACKS PER LINEAL FOOT SET BACKS PER LINEAL FOOT AS OF: 10/13/2021
Item Number: 4.

October 13, 2021 SHEET SH-8
Tentative Tract Map 38200

LOT COVERAGE TABLE

LOT PLAN LOT AREA COVERED COVERAGE LOT PLAN LOT AREA COVERED COVERAGE LOT PLAN LOT AREA COVERED COVERAGE 1 1 7,011 2,554 36% 32 3 7,200 3,098 43% 63 3 7,200 3,098 43% 2 2 7,200 2,655 37% 33 1 7,200 2,554 35% 64 2X 7,200 2,837 39% 3 3 7,200 3,098 43% 34 2Y 7,200 2,837 39% 65 1 7,200 2,554 35% 4 2X 7,200 2,837 39% 35 2 7,185 2,655 37% 66 2 7,200 2,655 37% 5 3 7,200 3,098 43% 36 2 6,931 2,655 38% 67 3 7,200 3,098 43% 6 2Y 9,076 2,837 31% 37 3 7,200 3,098 43% 68 2Y 7,200 2,837 39% 7 2X 6,600 2,837 43% 38 1 7,200 2,554 35% 69 2 7,315 2,655 36% 8 1 6,600 2,554 39% 39 3 7,200 3,098 43% 70 3 9,913 3,098 31% 9 3 6,600 3,098 47% 40 1 7,200 2,554 35% 71 2X 7,200 2,837 39% 10 2Y 6,600 2,837 43% 41 3 7,200 3,098 43% 72 2Y 7,200 2,837 39% 11 1 6,600 2,554 39% 42 1 7,200 2,554 35% 73 1 7,200 2,554 35% 12 2Y 6,600 2,837 43% 43 2X 7,200 2,837 39% 74 3 7,200 3,098 43% 13 3 6,600 3,098 47% 44 2 7,238 2,655 37% 75 1 7,200 2,554 35% 14 3 6,600 3,098 47% 45 3 7,358 3,098 42% 76 2 7,011 2,655 38% 15 2X 6,600 2,837 43% 46 1 7,200 2,554 35%
16 3 6,600 3,098 47% 47 2X 7,200 2,837 39% 547,951 214,620 39% 17 2X 9,125 2,837 31% 48 3 7,200 3,098 43%
18 1 7,219 2,554 35% 49 2X 7,200 2,837 39%
19 1 6,742 2,554 38% 50 1 7,200 2,554 35%
20 2X 6,771 2,837 42% 51 2X 7,200 2,837 39%
21 3 6,788 3,098 46% 52 3 7,200 3,098 43%
22 2 6,806 2,655 39% 53 2Y 7,252 2,837 39%
23 3 6,823 3,098 45% 54 3 8,543 3,098 36%
24 2Y 6,842 2,837 41% 55 2Y 7,800 2,837 36% 1 1,747 491 316 2554 25 2 6,873 2,655 39% 56 2 7,800 2,655 34% 2 1,965 505 185 2655 26 3 6,906 3,098 45% 57 1 7,560 2,554 34% 2X 1,965 687 185 2837 27 2 6,641 2,655 40% 58 2X 7,560 2,837 38% 2Y 2,180 472 185 2837 28 1 7,200 2,554 35% 59 3 7,560 3,098 41% 3 2,258 558 282 3098 29 2Y 7,200 2,837 39% 60 2X 7,750 2,837 37% 3X 2,097 719 282 3098 30 3 7,200 3,098 43% 61 1 7,152 2,554 36%
31 2X 7,200 2,837 39% 62 2 7,200 2,655 37%

LOT COVERAGE BY LOT LOT COVERAGE BY LOT LOT COVERAGE BY LOT

PLAN LIVING GARAGE COVERED
PATIO
TOTAL

COVERED

SQUARE FOOTAGE PER PLAN
TOTALS
AS OF: 10/13/2021
Item Number: 4.

October 13, 2021 SHEET SH-9
Item Number: 4.

30' WIDE

SEWER &
WATER

EASEMENT
30' WIDE EVA ACCESS
6 5 4 3 2 1
7 8
9 10
11 12
13 14
15 17
16 18 19 20 21 22 23 24 25 26 RETENTION BASIN
35 34 33 32 31 30 29 28 27
36 37 38 39 40 41 42 43 44
53 52 51 50 49 48 47 46 45
54 55 56 PARK 57 58 59 60
61 62
63 64
65 66
67 68
69 76 75 74 73 72 71 70
PARCEL "B"
LLA 21-01
PARCEL "C"
LLA 21-01

CAMINO CAMPESINO
PROP. 6" CURB
& GUTTER
PROP. 5' WIDE

SIDEWALK
EX. 8" PVC TO BE
REPLACED W/ 8" D.I.P. PROP. 6' GARDEN WALL
PROP. 6'

GARDEN WALL
EXIST. BOUNDARY
PROP. BOUNDARY PROP. 6' GARDEN WALL PROP. 6" CURB & GUTTER PROP. 5' WIDE SIDEWALK EXIST. BOUNDARY PROP. BOUNDARY PROP. 6' GARDEN WALL TR 22287-1 MB 234/4-7 TR 22287-1 MB 234/4-7
41 40 39 38 37 36 35 34

RANCHO DESCANSO RANCHO ENTRADA AVENIDA DESCANSO

AVENIDA DE PAZ

AVENIDA DE NUVES

AVENIDA DE SOLEDAD

AVENIDA DE CIELO

LOT G LOT H
PROP. SEWER
PROP. WATER
PROP. SEWER
PROP. WATER
PROP. SEWER
PROP. WATER
PROP. WATER
PROP. SEWER
PROP. SEWER
PROP. WATER
PROP. SEWER
PROP. WATER
EXIST. BOUNDARY
EXIST. 8" DIP WATER
EXIST. 8" PVC WATER (ABANDONED)
EXIST. 8" VCP SEWER
FUT. 6" CURB
& GUTTER
FUT. 5' WIDE

SIDEWALK
60' 120'
ACREAGE: 17.83 GROSS

16.57 NET
PARK LOT: 10,800 S.F.

RETENTION BASIN LOT: 24,235 S.F.

OPEN SPACE LOT: 8.192 S.F. (LOT H)
RESIDENTIAL LOTS: 76 LOTS
AVERAGE LOT 60' X 120'
AVERAGE SQ.FT. 7,332 SQ.FT.

EXISTING USE: VACANT
PROPOSED USE: SINGLE FAMILY
EXISTING SPECIFIC PLAN: AVENTURA PALMS II SPECIFIC PLAN PROP. 8" V.C.P.

SEWER MAIN

NORTH OR

EAST R/W

SOUTH OR

WEST R/W
A.C.

PVMT.

PROP. 8" D.I.P.

WATER MAIN
PROP.

WEDGE
CURB

BASE COURSE

COMPACTED

SUBGRADE
NORTH
R/W
SOUTH
R/W
WEST
R/W
EX. 8" P.V.C. TO BE
REPLACED W/ 8" D.I.P.

WATER MAIN
A.C.

PVMT.

BASE COURSE

COMPACTED

SUBGRADE
PROP. 6" CURB
& 24" GUTTER
PROP. 6'

BLOCK WALL
EXIST.

BLOCK WALL
EX. 8" V.C.P.

SEWER MAIN
EX. A.C.

PVMT.

EAST
R/W
EX. 8" D.I.P.

WATER MAIN
PROP. A.C.

PVMT.

PROP. 6" CURB
& 24" GUTTER

BASE COURSE

COMPACTED

SUBGRADE
PROP. 6'
BLOCK
WALL
EX. GROUND
LOT #
5' 10' 20'
5'
PROP. 6" CURB
& 24" GUTTER
HEI

C O N S U L T I N G
TEC w w w . h e i t e c i n c . c o m
Suite 309
777 East Tahquitz Canyon Way
Palm Springs, California 92262
Phone: 760.340.9060
TENTATIVE TRACT MAP 38200

DESERT HOT SPRINGS
AUGUST 23, 2021

THAT CERTAIN REAL PROPERTY LOCATED IN THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 6, TOWNSHIP 3 SOUTH, RANGE 5 EAST, S.B.M. IN THE CITY OF DESERT HOT SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS PARCEL “A” IN LLA 21-01, AS RECORDED , 2021, AS INSTRUMENT NO. 21-
IN THE LEGAL DESCRIPTION THAT FOLLOWS:

PARCEL “A”
BEGINNING AT THE NORTHEAST CORNER OF LOT 34 OF TRACT NO. 22287-1, RECORDED IN BOOK 234, PAGES 4 THROUGH 7, INCLUSIVE, OF MAPS, AS FILED IN THE SAID COUNTY RECORDER'S OFFICE;
THENCE NORTH 88°56'31”31 WEST, 280.23 FEET TO THE NORTHWEST CORNER OF LOT 38 OF SAID TRACT NO. 22287-1;
THENCE NORTH 89°11'49” WEST, 291.79 FEET TO THE NORTHEAST CORNER OF LOT 39, OF SAID TRACT NO. 22287-1;
THENCE NORTH 88°26'56” WEST TO A POINT ON THE NORTHERLY EXTENSION OF THE WEST LINE OF SAID TRACT NO. 22287-1, 257.63 FEET;
THENCE NORTH 01°33'04” EAST ALONG THE NORTHERLY EXTENSION OF THE WEST LINE OF SAID TRACT 22287-1, 849.14 FEET TO ITS

INTERSECTION WITH THE CENTERLINE OF CAMINO CAMPESINO AS SHOWN ON SAID TRACT NO. 22287-1;
THENCE SOUTH 89°28'24” EAST ALONG THE SAID CENTERLINE OF CAMINO CAMPESINO, 915.34 FEET TO ITS INTERSECTION WITH THE CENTERLINE OF AVENIDA DESCANSO AS SHOWN ON SAID TRACT NO. 22287-1;
THENCE SOUTH 02°56'10” WEST ALONG THE SAID CENTERLINE OF AVENIDA DESCANSO, 917.78 FEET TO THE NORTHEAST CORNER OF LOT “D” AS SHOWN ON SAID TRACT NO. 22287-1;
THENCE NORTH 87°03'50” WEST, PERPENDICULAR TO THE SAID
CENTERLINE OF AVENIDA DESCANSO, 63.42 FEET TO A POINT ON THE EAST LINE LOT 34 OF SAID TRACT NO. 22287-1;
THENCE NORTH 01°33'04” EAST ALONG THE EAST LINE OF LOT 34 OF SAID TRACT NO. 22287-1, 56.69 FEET TO THE POINT OF BEGINNING.

CONTAINS 17.83 ACRES, MORE OR LESS.

SUBJECT TO ALL EASEMENTS, RIGHT OF WAYS AND COVENANTS,
CONDITIONS AND RESTRICTIONS OF RECORD.

LEGEND
℄ CENTERLINE

EP EDGE OF PAVEMENT
EXIST. EXISTING
FUT. FUTURE
PROP. PROPOSED

EXISTING SEWER

EXISTING WATER
2:1 SLOPE (UNLESS

OTHERWISE NOTED)

ZONE X SHADED

0.2% ANNUAL CHANCE OF FLOOD HAZARD
MAP 06065C0915G
TR 29935 MB 307/64-71 - VISTA MONTANA MOBILE HOME PARK
VACANT

VACANT VACANT
VACANT VACANT DOS PALMAS TR UNIT NO 5 MB 29/89-90 - EXISTING SINGLE FAMILY Item Number: 4.

RESOLUTION NO. ___________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DESERT
HOT SPRINGS, CALIFORNIA, TO 1) ADOPT THE
MITIGATED NEGATIVE DECLARATION; 2) APPROVE RANCHO
DESCANSO SPECIFIC PLAN AMENDMENT NO. SP 21-3,

AMENDING THE AVENTURA PALMS II SPECIFIC PLAN IN THE
CITY; 3) APPROVE A DEVELOPMENT PERMIT NO. 21-18; 4)
APPROVE TENTATIVE TRACT MAP NO. 38200; AND 5) APPROVE
AN ORDINANCE ADDING CHAPTER 17.240
WHEREAS, an applicant (“Applicant”) to the City of Desert Hot Springs, California (the “City”), is requesting that the City approve 1) adopt the Mitigated Negative Declaration; 2) an amendment to a specific plan; 3) a development permit; 4) a tentative tract map; and 5) an ordinance adding chapter 17.240; and WHEREAS, the City, acting as Lead Agency, has reviewed a draft Initial Study and Mitigated Negative Declaration (the “Mitigated Negative Declaration”); and WHEREAS, having reviewed and considered all testimony and materials made available to the City, including but not limited all environmental documents and reports, the staff reports, and all the testimony and evidence in the record of the proceedings with respect to the proposed Project, the City Council adopted this Resolution.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DESERT HOT SPRINGS, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

Section 1. RECITALS
The above recitals are hereby incorporated herein.

Section 2. ADMINISTRATIVE RECORD
The City Council has considered all of the evidence submitted into the administrative record for the recommendations listed in this City Council Resolution, including, but not limited to, the following:
(a) Desert Hot Springs Municipal Code and Desert Hot Springs General Plan; (b) All environmental documents, including but not limited to, the Draft Initial Study and Mitigated Negative Declaration and its accompanying mitigation measures;
(c) The Planning Commission record; including all document and testimony (d) Staff Report;
(e) Staff presentation at the public hearing conducted at the City Council hearing;
Item Number: 4.

(f) Testimony and/or comments from interested parties including the Applicant and its representatives submitted to the City in both written and oral form at, or prior to, the public hearing conducted at the City Council hearing; (g) Public comments, both written and oral, received and/or submitted at, or prior to, the public hearing conducted at the City Council hearing, supporting and/or opposing the Project.

Section 3. ENVIRONMENTAL FINDINGS FOR ADOPTION OF THE

MITIGATED NEGATIVE DECLARATION
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the City Council finds that it has considered all of the evidence submitted into the administrative record for the proposed Project and in accordance with California Code of Regulations § 15070, bases its approval on the following findings:
(b) The initial study identifies potentially significant effects, but:
(1) Revisions in the project plans or proposals made by or agreed to by the applicant before a proposed mitigated negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and
(2) There is no substantial evidence, in light of the whole record before the City, that the project as revised may have a significant effect on the environment.

The Mitigated Negative Declaration is attached hereto as Exhibit “A” and all findings therein are incorporated.

Section 4. FINDINGS FOR ADOPTION OF SPECIFIC PLAN
The City Council finds that it has considered all of the evidence submitted into the administrative record for the proposed Project and in accordance with Section 17.128.070 of the Desert Hot Springs Municipal Code (“DHSMC”), bases its approval on the following findings:

A. The proposed plan is consistent with the General Plan; The proposed Specific Plan Amendment is consistent with the General Plan as it proposes single family residential development of a unit density of 5 units per acre, as allowed by the site’s Residential Low Density General Plan land use designation. The project contributes to the General Plan’s stated residential goal of preserving and enhancing the predominantly low-density residential character of the City and contributes to the goal of providing a variety of housing types. Staff has identified no inconsistencies between the proposed Specific Plan and the General Plan. Staff recommends this finding.

B. The proposed plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the City;
Item Number: 4.

The proposed Specific Plan Amendment provides for development of housing development, including provisions for public and private improvements to address vehicular circulation, including emergency services, as well as drainage, air quality and other environmental factors. The proposed Specific Plan Amendment implements General Plan economic goals through the establishment of policies and regulations supporting housing development. Staff has concluded that the proposal would not be detrimental to the public interest, health, safety, convenience or welfare of the City. Staff recommends this finding.

C. The subject property is physically suitable for the requested land use designation(s) and the anticipated land use development(s); The proposed Specific Plan Amendment on a vacant 17.83-acre site is to establish and support the development of single-family dwellings. The site is generally flat and rectangularly-shaped to allow for development according to the Specific Plan’s standards and guidelines. Public streets fronting the property boundaries of the site provide adequate access, and no physical constraints to the proposed development have been identified. Staff believes the subject parcel is physically suitable for the requested land use designation and anticipated development. Staff recommends this finding.

D. The proposed plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood;
The proposed Specific Plan Amendment will ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood as it proposes single family detached residences, which is consistent with existing development around the vicinity and proposed development in the vicinity. Staff recommends this finding.

E. The proposed plan will contribute to a balance of land uses so that local residents may work and shop in the community in which they live.

The proposed Specific Plan Amendment will convert 17.83 acres of residential land to allow for a residential development. The Specific Plan Amendment will create housing opportunities for the Desert Hot Springs community. Staff believes that the proposed Specific Plan Amendment will contribute to a balance of land uses, within which local residents may both work and shop. Staff recommends this finding.

Section 5. FINDINGS FOR APPROVAL OF DEVELOPMENT PERMIT
Item Number: 4.

The City Council finds that it has considered all of the evidence submitted into the administrative record for the proposed Project and in accordance with DHSMC Section

17.92.060 bases its approval on the following findings:

A. The proposed use is permitted within the subject land use district and complies with all of the applicable provisions of this Zoning Ordinance, including prescribed development standards and design guidelines.

The proposed single-family residential development which is specifically labeled as a “Permitted Use” within the table of permitted uses (Table 17.08.01, Desert Hot Springs Zoning Code) for properties with R-L Zoning designation. The proposed development of the site and the project is consistent with the development standards and design guidelines, in reference to density, setbacks, height, open space, and architecture.

B. The Project Site is physically suitable for the type and intensity of the land use being proposed.

The proposed Specific Plan Amendment for the development of a 17.83 acres site is for a residential development that is consistent with the Zoning and General Plan land-use designations and is consistent with other development in the vicinity. The allowable building coverage is 50% for the SP/R-L zoning district. The project’s building footprint only proposes to cover approximately 47% of the site. Therefore, the project is of less intensity that what is allowed in the SP Development Standards. Staff recommends this finding.

C. The proposed development would be compatible with existing and future developments within the land use district and general area.

The Single-Family Dwellings is specifically allowed as a “P” (Use is Permitted by Right) within the R-L zone. The proposed development site is located in a partially developed area of the City and surrounding county lands. Development to the north, south and east is comprised of single-family homes with about 80% of lots developed with homes. Lands to the immediate west and extending to Palm Drive are vacant. Staff recommends this finding.

D. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use is not detrimental to public health and safety.

The subject site is proposed to be developed with 76 single-family units and includes all public services and utilities installed and available. The proposed single-family residential development will not create an extraordinary demand for water, sanitation or other public utilities and services that would result in any detriment to public health and safety. Staff recommends this finding.

Item Number: 4.

E. There is adequate public access and roadway capacity to serve the subject proposal.

The City has added a condition that the applicant/developer shall be required to construct full street improvements. The improvements shall include construction of asphalt concrete pavement, curb/gutter, sidewalk, streetlights, catch basins, storm drains, and fully landscaped and irrigated along the property frontage. The completion of the installation will be required prior to the development getting occupancy. This will help mitigate the addition traffic, and to improve safety for its patrons (vehicular, bicycle, and pedestrian traffic) when entering and exiting the site. The developer will also be required to make street improvements, cur/gutter/sidewalks, streetlights, ADA ramps, ADA paths of travel, etc. to help improve safety on and off-site. Staff recommends this finding.

F. There are no significant harmful effects upon environmental quality and natural resources.

Based on the Mitigated Negative Declaration, the project will not have any significant impacts that cannot be conditioned or mitigated prior to construction, during construction, and/or prior to the business becoming operational and as a part of the attached conditions of approval and the mitigation measures outlined in the draft initial study and mitigated negative declaration for the project. All impacts have been mitigated or will be mitigated at the appropriate times during construction and/or prior to completion of the project. Staff recommends this finding.

G. Any negative impacts of the proposed use can and shall be mitigated.

Based on the Mitigated Negative Declaration, the project will not have any significant impacts that cannot be conditioned or mitigated prior to construction, during construction, and/or prior to the business becoming operational and as a part of the attached conditions of approval and the mitigation measures outlined in the draft initial study and mitigated negative declaration for the project. All impacts have been mitigated or will be mitigated at the appropriate times during construction and/or prior to completion of the project. Staff recommends this finding.

H. The proposed use is consistent with the General Plan.

The proposed project is located within the SP/R-L land use designation which is currently vacant and surround by single-family development. The proposed development of single-family units is consistent with the City’s General Plan. There are no inconsistencies between the proposed project and the City’s General Plan Goals & Polices. The proposed project will also be subject to the implementation of Conditions of Approval and will be required to comply the mitigation measures outline in the Mitigated Negative Declaration. Staff recommends this finding.

Item Number: 4.

I. The Proposed Site, size, design, and operational characteristics of the planned use are not detrimental to the public interest, health, safety, convenience, or welfare of the City.

The location, size and design of the proposed single-family residential development are comparable to other developments in the area. The developer will also be required to make street improvements, add bicycle lanes, cur/gutter/sidewalks, streetlights, ADA ramps, ADA paths of travel, etc. to help improve safety on and off-site. The Project will not have any significant impacts that cannot be conditioned or mitigated prior to construction, during construction, and/or prior to final occupancy and as a part of the attached conditions of approval and the mitigation measures outlined in the draft initial study and mitigated negative declaration for the project. All impacts have been mitigated or will be mitigated at the appropriate times during construction and/or prior to completion of the project. The proposed multi-family residential development will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. Staff recommends this finding.

Section 6. FINDINGS FOR APPROVAL OF TRACT MAP NO. 38200 The City Council finds that it has considered all of the evidence submitted into the administrative record for the proposed Project and in accordance with DHSMC Section

16.24.110, bases its approval on the following findings:

A. The proposed map is consistent with applicable general and specific plans.

The Tentative Tract Map was prepared in conformance with the requirements of Section 16.24.110 of DHSMC, including approval by a registered professional engineer and it contains the required components, dimensions, areas, notes, legal description, ownership, applicant, and site information as required by the DHSMC. The general plan allows for the proposed map for condominiums purposes and there are no existing and/or proposed specific plans.

B. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans.

The proposed tentative map will be for single-family purposes. The lots proposed by the tentative map will all comply with the minimum zoning standards for lot area.

The proposed tentative map will fulfill the goals and policies of the General Plan.

The tentative map and its associated technical reports have been evaluated by the City Engineer for content, existing structures, drainages, streets, easements, dedications, etc.

C. The Project Site is physically suitable for the type of development.

Item Number: 4.

The lots proposed by the tentative map will each be of a size (lot area), width, depth and surface (generally flat) to allow development, including accessory activities and features, such as vehicular access, drainage and flood control. As proposed, the site is physically suitable for the type of development.

D. The Project Site is physically suitable for the proposed density of development.

The proposed map will be for single-family purposes and will be conforming to applicable development standards, such as setbacks, height and parking. The project site is zoned R-L which would allow for a by-right density of 1 du/5 ac.

The density on the current proposal is 1 du/5 ac with 76 units which is physically suitable for the proposed density of development.

E. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The proposed map and related development proposal have been evaluated for potential impacts to the environment. While potential impacts were identified, adequate mitigation measures to reduce such impact to non-significant levels have been developed and incorporated into the project’s design, development and implementation. With these mitigation measures, the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

F. The design of the subdivision or type of improvements is not likely to cause serious public health problems.

The proposed map and related development proposal have been evaluated for potential impacts to public health, including geologic hazards, hazardous materials and emergency services. Standard conditions are proposed and included to that there are no serious public health problems are anticipated to result from the project.

G. 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.

No access easements have been identified as necessary for the site or surrounding area that would pass through or make use of the subject property.

Section 7. APPROVAL OF RANCHO DESCANSO MITIGATED NEGATIVE

DECLARATION, AMENDMENT TO SPECIFIC PLAN,

DEVELOPMENT PERMT, AND TENTATIVE TRACT MAP
Item Number: 4.