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Home My WebLink About2ACITY COUNCIL STAFF REPORT DATE: JANUARY 14, 2021 PUBLIC HEARING SUBJECT: WEST HOLLYWOOD COMMUNITY HOUSING CORPORATION (WHCHC) FOR A PLANNED DEVELOPMENT DISTRICT APPLICATION TO CONSTRUCT A 71-UNIT MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENT ON A 1.76-ACRE SITE LOCATED AT THE SOUTHWEST CORNER OF WEST STEVENS ROAD AND NORTH PALM CANYON DRIVE, ZONE C-1 AND R-2 (CASE NO. 5.1520 PD-390). FROM: David H. Ready, City Manager BY: Development Services Department SUMMARY: This is a request to construct a residential development with 71-units, communal amenities and related parking and landscape improvements on a 1. 76-acre site. The application is being proposed for a streamlined, ministerial entitlement process as an affordable housing project, in accordance with Senate Bill No. 35 (2017), and includes a density bonus per California Government Code Section 65915 and Palm Springs Zoning Code Section 93.23.17. The Planning Commission will review the project and provide a recommendation on January 13, 2021. ISSUES: • The existing site topography is largely elevated above the Palm Canyon Drive street grade. • The development is proposed at a street intersection that has commercial or office on two of the three adjacent corners. Intersections to the north and south have commercial/retail as well. The addition of corner commercial/retail on this project would provide a continuation of the area's development pattern and provide an activity node at the corner. • There have been numerous public comments about vehicular access to Camino Norte. An emergency access only gate may be a design solution to address these comments. 2City Council Staff Report January 14, 2021 --Page 2 Agave at Palm Canyon Affordable Housing Project RECOMMENDATION: 1. Open the public hearing and receive public testimony; 2. Approve the originally proposed site plan with a restriction imposed on the Camino Norte entrance to restrict it for emergency access only, subject to future evaluation by the City Engineer if warranted; 3. Consider requiring the addition of a small commercial/retail component to the project near the street corner; and 4. Adopt resolution entitled, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A PLANNED DEVELOPMENT DISTRICT, CASE NO. 5.1520 PD-390, TO CONSTRUCT A 71-UNIT MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENT ON A 1.76-ACRE SITE LOCATED AT THE SOUTHWEST CORNER OF WEST STEVENS ROAD AND NORTH PALM CANYON DRIVE." BUSINESS PRINCIPAL DISCLOSURE: West Hollywood Community Housing Corporation (WHCHC) is the Applicant on behalf of the two property owners -the City of Palm Springs and the City's Former Redevelopment Agency. WHCHC is a California non-profit corporation run by Board of Directors. The list of Directors is part of the Public Integrity Disclosure Form that is Attachment 5 to this report. PROJECT DESCRIPTION: The applicant is proposing 71 multi-family apartment homes within an approximately 60,000-square development. Community amenities include a communal kitchen/demonstration room, fitness/recreation space, library/computer room, laundry facilities and a large lobby/lounge space. The project will contain 71 parking spaces, which are proposed on the westerly portion of the site and accessible from W. Stevens Road and Camino Norte. Pedestrian access is provided from all street frontages. The Applicant has provided additional descriptions on the project in Attachment 4; the project plans are available in Attachment 9. The Applicant has created an alternate site plan (Attachment 10) with an access driveway from the rear parking lot to Palm Canyon Drive to show an alternate vehicular access point to the development. For the reasons identified in the discussion on the alternate site plan in the Analysis section of this report (starting on Page 6), Staff does not support the alternate site plan. However, to address traffic concerns from the adjacent neighborhood, Staff is recommending and the Applicant agreed to limit access from Camino Norte to emergency access only -restricting access by a gated entrance activated solely by the City's emergency vehicles. 3City Council Staff Report January 14, 2021 --Page 3 Agave at Palm Canyon Affordable Housing Project Revised traffic analysis has been prepared to demonstrate the traffic impacts on Stevens Road caused by distributing 100% of the on-site traffic to the main entrance on Stevens Road. The City Engineer has evaluated the revised traffic analysis and supports the change to the site plan limiting access to only Stevens Road, as further explained in the Analysis section of this report (starting on Page 6). BACKGROUND INFORMATION: The site is located at the southwest corner of North Palm Canyon Drive and West Stevens Road and extends to Camino Norte. At 1. 76 gross acres in size, the property consists of two parcels that are largely undeveloped with the exception of an abandoned cistern on the property at the corner and retaining walls along the Palm Canyon Drive sidewalk on both sites. A number of Tamarisk trees line the southerly property line. Existing street improvements include curb/gutter and sidewalk along Palm Canyon Drive and curb/gutter along Stevens Road. Public transit is available via an existing bus stop (Sun line Routes 1 & 4) located on the east side of the property along Palm Canyon Drive. -Related Relevant City Actions The Planning Commission held a study session on the pre-application 10/28/20 (Case #20-004) submitted for the project, in accordance with the procedures of the Planned Development District (POD) process outlined in Section 94.03.00 of the Zoning Code The Planning Commission was scheduled to hold a public hearing on 12/17/20 the subject application, but continued the matter to a date certain of January 13, 2021. The Planning Commission will hold a public hearing and make a recommendation to the City Council. (As of the writing of this report, 01/13/21 the Commission's recommendation has not been made. Staff will present the Planning Commission's recommendation to the City Council during the oral presentation on January 14, 2021.) Rights-of-Way -Existing Conditions --~ -,. ~ ,. Street Name Travel Lanes Curb & Gutter -Sidewalk -N. Palm Canyon Dr. y y y W. Stevens Rd. y y N Camino Norte y N N Most Recent Chan e of Ownershi 1979 APN 505-182-010: City of Palm Springs 1987 APN 505-182-004: Ci of Palm S rin s Redevelo 4City Council Staff Report January 14, 2021 --Page 4 Agave at Palm Canyon Affordable Housing Project Neighborhood Meeting/Neighborhood Notice ·~ --10/26/20 The Applicant held a neighborhood meeting via teleconference. 12/03/20 Notice of public hearing mailed to addresses within 500 feet of the site, notifying the public that the subject application would be considered by the Planning Commission at a public hearing on Dec. 17, 2020. The public hearing notice was also emailed to Neighborhood Organizations within one-mile of the project site on Dec. 8, 2020. 12/05/20 Public hearing notice published in local newspaper, The Desert Sun, for the Planning Commission hearing scheduled for December 17, 2020. 12/31/20 Notice of public hearing mailed to addresses within 500 feet of the site, notifying the public that the subject application would be considered by the City Council at a public hearing on Jan. 14, 2021. The public hearing notice was also emailed to Neighborhood Organizations within one-mile of the project site on Dec. 31, 2020. 01/02/21 Public hearing notice published in local newspaper, The Desert Sun, for the City Council hearing scheduled for January 14, 2021. 01/07/21 The Applicant held a neighborhood meeting via teleconference. Field Check . ,: -.,, . -r, 10/2020 Site inspection by Planning Services staff. DETAILS OF APPLICATION REQUEST: I Site Area Gross Acres I 1.76 acres General Plan, Zoning and Land Uses of Site & Surrounding Areas ~----~-·~ ·---___ , .--General Plan Zoning Designation Existing Land Use I Designation ··-~ Site MU C-1 (Retail Business) & Undeveloped (Mixed Use/ Multi-Use) R-2 (Limited Multiple-family Residential) North MU C-1 & R-3 (Multiple-Restaurant family Resid. & Hotel) South MU & HOR (High C-1 & R-2 Undeveloped Density Residential) East MU C-1 Office & Undeveloped West MU & ER (Estate R-2 & R-1-A (Single-Multi-family residential Residential) family Residential) condominiums and single family residential 5City Council Staff Report January 14, 2021 --Page 5 Agave at Palm Canyon Affordable Housing Project General Plan Areas or Master Plan Areas Com liance y Com /iance Y, with PD Pursuant to PSZC Section 94.03.00(0)(2), the following additional development standards shall a pl to Planned Development District POD a lications: Building Height. Building heights shall conform to the requirements of the comparable underlying zoning district, or as may be permissible under the General Plan. Parking Requirements. Parking and loading requirements shall be subject to PSZC Section 93.06.00 and 93.07.00; reductions in parking ma be allowed u on a roval of a arkin stud . Setback Requirements. Front yard setbacks compatible with adjacent development shall be required; setbacks for non-peripheral areas may be waived u on the revision of increased o en s ace. Lot Width. Minimum lot frontage not less than that of existing adjacent lots shall be required; non-peripheral areas shall not be subject to this re uirement. Development Form. The form and type of development shall be compatible with existing or potential development on surrounding arcels. Open Space Requirements. Open space shall be equal to or greater than the minimum open space for the comparable zone, in accordance with PSZC Section 94.03.00 D 2 . ANALYSIS: Project Design: Com liance y y y y y y Site Plan: The proposed site plan consists of the building situated along Palm Canyon and Stevens Road on the easterly portion of the property, with the parking lot tucked behind on the westerly portion of the site. The communal areas of the project, including office/lobby space and gym, are oriented towards Palm Canyon Drive on the northerly half of the street; a small pedestrian plaza space and residential units behind are proposed on the southerly half. Staff supports the addition of a roughly 1,200-square foot commercial/retail space near the street corner. The development is proposed at a street intersection that has commercial or office on two of the three adjacent corners. Intersections to the north and south have commercial/retail as well. The addition of corner commercial/retail on this project would provide a continuation of the area's development pattern and provide lively activity at the corner. 6City Council Staff Report January 14, 2021 --Page 6 Agave at Palm Canyon Affordable Housing Project Site Access and Traffic: Vehicular access to the parking lot is proposed from Stevens Road and Camino Norte. In response to public comments, the Applicant prepared an alternate plan showing a new access driveway (24-ft. wide) extending on the south side of the site from the proposed parking lot to Palm Canyon Drive. While this provides an additional vehicular ingress/egress point to the parking lot, staff does not support this plan for the following reasons: • Hazardous to Traffic -the existing bus stop located directly north of this access point is a transfer point for two bus lines, which means buses wait at the location for extended periods of time and will block visibility of drivers entering and exiting the driveway. This creates a traffic hazard. • Less On-site Parking -total on-site parking is reduced from 71 to 46 spaces. • Less Open Space - a more significant portion of the site becomes asphalt instead of planting or open space. • Impact to Urban Design -the primary pedestrian frontage, Palm Canyon Drive, is interrupted with the introduction of the driveway, diminishing the pedestrian experience of the building and sidewalk space. • Impact to Thoroughfare -good traffic planning discourages vehicular access points directly onto Major Thoroughfares (i.e. Palm Canyon Drive) when alternative access points are available. Staff supports the originally proposed site layout with vehicular access from Stevens Road and Camino Norte, since the project-generated traffic impacts do not necessitate a third access point to accommodate anticipated vehicular activity of the project. However, to address concerns from residents living on Camino Norte, Staff supports and the Applicant has agreed to establish the entrance on Camino Norte as an emergency access limited to the City's emergency vehicles (police and fire) only. To the extent traffic congestion on Stevens Road increases over time, Staff recommends an allowance to re-evaluate the emergency access restriction on Camino Norte with the potential to consider opening for on-site access. Any change to the emergency access restriction will require advance notice to the neighborhood and consideration by the Planning Commission based on a recommendation from the City Engineer determined on traffic volumes on Stevens Road and concern for traffic safety. The original traffic analysis prepared for the project (in Attachment 6) anticipates the project generating a total of 263 vehicle trips per day with 14 AM peak hour trips and 18 PM peak hour trips. This is substantially below 100 peak hour trips, which is the threshold of significance requiring further analysis and potential mitigation measures under the City's Traffic Impact Analysis Guidelines. As a result of Staff's recommendation to limit access on Camino Norte to emergency access only, the traffic analysis was updated by revision dated January 5, 2021 (included with Attachment 6). The revised traffic analysis distributes 100% of the on-site traffic through the main entrance on Stevens Road. 7City Council Staff Report January 14, 2021 --Page 7 Agave at Palm Canyon Affordable Housing Project The revised traffic analysis also explains that the trip generation rate established by the Institute of Transportation Engineers (ITE) that is required to be used for this type of multi-unit residential project sets a basis of 3.70 trips per day per residential unit. With 71 units, 263 trips are estimated based on the generation rate established by ITE. However, this trip generation rate does not account for any reduction based on the fact that with this type of residential project, experience shows many of the residents lack a personal vehicle, and a further reduction in the total trips generated can be expected.1 The revised traffic analysis also includes development of the flexible space -and assumes a sit-down cafe as the use generating the highest volume of traffic for that space. The ITE trip generation for a restaurant in that space is estimated to generate an additional 73 trips per day. The worst-case traffic analysis assumes 273 trips (residential) plus 73 trips ( commercial) for a total of 346 trips per day. As the project is estimated to generate 346 trips per day through the main entrance on Stevens Road -this volume could be generally divided into 24 hours to show 14 trips per hour throughout the day into the entrance. However, most trips are generated as people leave home for work (in the AM peak hour) and return home from work (in the PM peak hour), and traffic analyses are developed on this basis. As shown in Figure 1, the trips into and out of the main entrance on Stevens Road is limited to 21 trips (9 in / 12 out) in the AM peak hour and 24 trips (14 in/ 10 out) in the PM peak hour. legend: X (X): AM(PM) Peak Hour Trip Assignment STEVENS RD ________ _., __ --·················· .-. .. . .. _..., ___ _ . .. r-9(13): •••• •· + :·· ~n~d __ _ 0(1)7 ic i r f. 1 11 (0) (10) CAMINO NORTE &' • 3 • ~ Emergency: • i Access : •• •• Only r 0 Pro]Orwy : I I . . . . I I I .. ·······-Figure 1 1 The revised traffic analysis suggests a 50% reduction based on the Applicant's experience with other similar projects. However, the City's analysis will continue to assume 100% of the trips generated (263 per day) will occur, but it should be acknowledged that ultimately this analysis may be overly conservative in that fewer residents will have personal cars, and potentially the actual trips generated per day will as low as 132 per day). 8City Council Staff Report January 14, 2021 --Page 8 Agave at Palm Canyon Affordable Housing Project The City Engineer considered whether the peak hour trips into the site may generate congestion on Stevens Road, and if further mitigation may be necessary to ensure traffic does not back up to Palm Canyon Drive for vehicles waiting to enter the main entrance. Stevens Road is 50.5 feet wide allowing for parallel parking on either side leaving 34.5 feet for traffic -wide enough for a center turn lane into the main entrance if one were necessary. The main entrance is approximately 175 feet west of Palm Canyon Drive, enough to allow 7 vehicles to queue between the main entrance and Palm Canyon Drive. As noted, 9 vehicles in the AM peak hour are estimated to arrive into the project from Palm Canyon Drive, further divided into twelve 5-minute increments during the AM peak hour indicates less than 1 vehicle is anticipated to arrive on average every 5 minutes through the main entrance on Stevens Road. Conservatively, Staff estimates 2 or 3 vehicles at any one time may arrive, leaving enough distance between the main entrance and Palm Canyon Drive. As noted, 13 vehicles in the PM peak hour are estimated to arrive into the project from Palm Canyon Drive, further divided into twelve 5-minute increments during the AM peak hour indicates 1 vehicle is anticipated to arrive on average every 5 minutes through the main entrance on Stevens Road. Conservatively, Staff estimates 2 or 3 vehicles at any one time may arrive, leaving enough distance between the main entrance and Palm Canyon Drive. At this time, a separate left turn lane into the project is not required, but may be provided with restriping of traffic lanes as a condition of the project. However, a proposal for diagonal parking on the north side of Stevens Road was originally proposed by the Draughtsman but never implemented. Installing a left turn lane on Stevens Road will prevent a future option of adding diagonal parking in that area. A condition is proposed to allow the City Engineer to evaluate traffic on Stevens Road and to require the Applicant to restripe Stevens Road to add a westbound left turn lane into the main entrance if traffic conditions warrant it. Also, for the benefit of the public in understanding how to relate the total trips generated by the project (346) to other projects, the following comparison to an adjacent project is made as a supplement to the traffic analysis (included with Attachment 6). The former Draughtsman restaurant (a former Pizza Hut) is a 5,200 square foot restaurant space. As shown in the supplemental traffic analysis, this type of space is estimated to generate 583 trips per day using the ITE trip generation rate required for traffic analyses. Thus, the Draughtsman (to be reopened as 1501 Uptown Gastropub) generates 1.7 times the trips that will be generated by the project (worst case scenario assuming cafe restaurant is developed in the flexible space). Further comparison is also noted for the Arrive Hotel. A formal traffic impact study was prepared in 2012 for the City's review and approval of the new 36-room hotel with 1, 120 square feet retail with 100-seat restaurant development. The traffic impact study using the required ITE trip generation rates determined a total of 1,722 trips per day would be 9City Council Staff Report January 14, 2021 --Page 9 Agave at Palm Canyon Affordable Housing Project generated by the Arrive Hotel (further divided as 135 AM peak hour trips and 181 PM peak hour trips). As shown, the Arrive Hotel generates 5 times the trips that will be generated by the project (worst case scenario assuming cafe restaurant is developed in the flexible space). It should also be noted that the capacity of Stevens Road is up to 18,000 trips per day at Level of Service D -prior to maximum congestion. The incremental addition of 346 trips per day to Stevens Road to existing traffic is not considered significant, and will not result in traffic congestion considering that existing traffic on Stevens Road is less than 2,000 trips per day and the roadway has excess capacity to carry future traffic volumes. General Plan: Table3-18 Housing Element: In 2014, the City approved an update to the General Plan Housing Element and estimated housing needs for an eight year period (2014-2021 ), as required by the California Department of Housing and Community Development -the agency responsible for guiding statewide housing planning. For the 2014-2021 period, the City regional housing needs allocation is shown in the following table: Regional Housing Needs Allocation, 2014-2021 Household Income Definition (Percent Levels of County MFI) Total Units Extremely low Less than 30% Very low less than 50% low 51%fo80% Moderate 81%to 120% Above-Moderate Over 120% Total . , The City is in the process of updating the Housing Element for the next planning period (2021-2029) and it is anticipated that the City's housing allocation will be nearly ten times greater than that required during the current planning period. The proposed project will assist the City is meeting its housing goals to provide housing opportunities for lower income households, as well as the following Housing Element Goals and Policies: • Goal HS 1 : Facilitate a broad range of housing types, prices, and opportunities to address current and future housing needs in the community. • Policy HS1 .1: Provide adequate residential sites to accommodate and encourage a broad range of housing opportunities. • Policy HS1 .2: Maintain a range of housing densities through general plan land use designations and zoning to facilitate and encourage single-family homes, apartments and townhomes, mobile homes, and special needs housing. • Policy HS1 .6: Provide for various regulatory and financial incentives to encourage well designed housing, special needs housing, and housing affordable to households of different income levels. Land Use Element: The site has land use designation of Mixed Use/Multi-Use by the General Plan Land Use Element. This designation permits residential development at a density of up to 15 dwelling units per acre or 30 dwelling units per acre when approved under a Planned Development District. Additional density for affordable housing is 31 32 43 50 116 272 10City Council Staff Report January 14, 2021 --Page 10 Agave at Palm Canyon Affordable Housing Project supported by the General Plan, pursuant to Action Item LU 1.2 of the Land Use Element and Action Item HS 1.4 of the Housing Element. The affordable housing project proposes 71 units. At a density of 30 dwelling units per acre, the 1.76-acre site would be permitted 53 units. However, the City's Density Bonus Ordinance permits additional density for affordable housing and allows up to 71 units for the site. Consequently, the proposal complies with the General Plan. Zoning: Permitted Uses: The site is split-zoned with the "C-1" (Retail Business) zone on the easterly portion of the site and "R-2" (Limited Multiple-family Residential) zone on the westerly portion. The property is also located within the Resort Overlay zone. The applicant proposes to construct a multi-family residential development with active communal spaces at the street corner, similar to a mixed-use development. The C-1 zone permits mixed use developments by right and multi-family residential with the approval of a Conditional Use Permit. The R-2 zone permits multi-family residential by right. Therefore, the proposed use is consistent with the permissible uses of the zones. Development Standards: C-1/R-2 Requirements Proposed Project -Conform Lot Standards Min. Area 20,000 square feet Existing {no change) y Min. Width 150 feet Existing (no change) y Min. Depth 180 feet Existing (no change) y Density C-1 : Per General Plan 53 units per the General Plan Y* R-2: 3,000 sq. ft. of lot area for each allowance+ 18 per density bonus= 71 IJ dwelling unit. Any footage beyond permitted units the 3,000 sq. ft. increments qualifies the property for an additional unit. Project proposes 71 dwelling units I• Density Bonus: Building Height C-1: 30 ft. max., except 41 ft. 22 ft. to 34 ft. in C-1 Y* permitted under PSZC 93.23.17 R-2: 24 ft. and two stories max., except 35 ft. permitted under PSZC 27 ft. to 31 ft. and two stories in R-2 93.23.17 -Yards Front (Palm C-1: 5 feet 10 ft. or more y Canyon) Street Side C-1: 5 feet C-1 : 5 ft. or more y (Stevens) 11City Council Staff Report January 14, 2021 --Page 11 Agave at Palm Canyon Affordable Housing Project Interior Side C-1: 0 feet R-2: 10 feet, except structures over 12-ft. in height require setback equal to structure height Rear Street 25 feet Distance 15 feet between buildings. Between 30 feet between buildings that are Buildings opposite sides of an interior court. ,,~overage R-2: 30% maximum for developments that include structures exceeding 18 feet in height and 1-story. Landscape R-2: 50% minimum open space/ outdoor living Off-street 71 parking spaces required Parking pursuant to Affordable Housing Ordinance. C-1: 3 ft. R-2: 10 feet, except 2-story structures setback equal to building height 25 feet One building 30% Approx. 17,000-sq. ft. of site in R-2 zone, which equates to 9,500 sq. ft. of open space. Project provides 32,767 sq. ft. Density bonus prohibits more than one space per unit. Project has 71 parking spaces proposed. *Yes, as an affordable housing development with permitted incentives in Section 93.23.17 of the Zoning Code. y y y y y Y* Affordable Housing Density and Incentives: In its review of qualifying affordable housing projects, the City is required to allow density bonuses, parking alterations and certain waiver and incentives, as permitted by Density Bonus Ordinance, Section 93.23.17 of the Zoning Code. Based on the number of affordable units, the Density Bonus Ordinance permits a density increase of 35% for both the low and very low income units. The project proponent seeks to build the permissible density bonus as permitted by the City Density Bonus ordinance, PSZC Section 93.23.17, and State law. See General Plan discussion earlier in this report for density bonus being granted. Under the Density Bonus Ordinance, the very low and low income unit developments are permitted certain "Incentives" for developing such units as part of an affordance housing project. The application seeks two incentives/alterations as permitted under Section 93.23.17 of the Zoning Code: • Height -The project proposes heights above those typically allowed in the C-1 and R-2 zone. The maximum permitted height in the C-1 zone is 30 ft. and the proposed roofs range in height from 22 ft. to 34 ft. in the C-1 areas. The R-2 zone permits heights of 24 ft. and the proposal includes heights of 27 ft. to 31 ft. in the R-2 portion of the site. Section 93.23.17(F) permits up to an 11 foot increase in the allowable height. • Parking -Pursuant to Palm Springs Zoning Code Section 93.23.17(G), the City is precluded from imposing parking standards for senior affordable housing 12City Council Staff Report January 14, 2021 --Page 12 Agave at Palm Canyon Affordable Housing Project developments that exceed one parking space per unit. With 71-units proposed, the project is required to provide 71 parking spaces. The proposed plan complies with the minimum required with a total of 71 parking spaces on-site. The project complies with the permissible incentives for an affordable housing project. It should also be noted that in the event the project includes a commercial component at the street corner, the project would be subject to the parking standards in Section 93.06.00(0)(20) of the Zoning Code, as a mixed-use development: Mixed-use Developments (with a gross floor area exceeding twenty-thousand (20,000) square feet, including retail but excepting the C-B-0 zone). One (1) space for each three-hundred (300) square feet of gross floor area. Additional parking need not be provided for restaurants, provided that no more than twenty-five (25) percent of the total floor area of the whole complex is devoted to restaurant use. Parking for residential units within a mixed-use development shall be provided at a ratio of one-half (0. 5) space per bedroom for the first two (2) bedrooms. No additional parking spaces shall be required for residential units with more than two (2) bedrooms. Under this standard, the project would need 36 spaces for residential units and four spaces for the commercial component (if the space is 1,200 square feet in size) for a total of 40 parking spaces. The project would exceed the minimum parking requirements with the proposed 71 parking spaces. Public Benefit: Pursuant to PSZC Section 94.03.00(0)(3), public benefits shall be provided to offset any additional impacts of the project, including those additional impacts specifically created by waivers of development standards. The applicant will provide the following as public benefits of the project: Public Benefit Type: ., .. ·---· _, -.. -~-., Affordable Housing: 1. The project involves the construction of new affordable housing units for 71 lower income households. 2. All units (except managers) will be remain affordable for a period of at least 55 years. FINDINGS -PLANNED DEVELOPMENT DISTRICT (Case #5.1520 PD-390): Section 94.03.00(E) of the Palm Springs Zoning Code (PSZC) authorizes the establishment of Planned Development Districts in accordance with the public hearing procedures and criteria for conditional use permit applications. The following seven 13City Council Staff Report January 14, 2021 --Page 13 Agave at Palm Canyon Affordable Housing Project conditions must be met in order to justify the establishment of a Planned Development District. Staff has analyzed these findings in order below. 1. The uses, density and intensity of the proposed preliminary development plan is in conformance to the general plan land use designation for the site; The site has land use designation of Mixed Use/Multi-Use by the General Plan Land Use Element. This designation permits residential development at a density of up to 15 dwelling units per acre or 30 dwelling units per acre when approved under a Planned Development District. Additional density for affordable housing is supported by the General Plan, pursuant to Action Item LU 1.2 of the Land Use Element and Action Item HS 1.4 of the Housing Element. The affordable housing project proposes 71 units. At a density of 30 dwelling units per acre, the 1. 76-acre site would be permitted 53 units. However, the City's Density Bonus Ordinance permits additional density for affordable housing and allows up to 71 units for the site. Consequently, the proposal complies with the General Plan. 2. The uses permitted under the proposed development plan are in conformance to the requirements listed in Section 94.03.00(0)(1), and are not detrimental to adjacent properties or residents; The proposed affordable housing use is specifically permitted, pursuant to Section 94.03.00(D)(1)(b) of the Zoning Code. As a residential use, the project would be consistent with adjacent uses and provide necessary housing to lower income seniors, which is not anticipated to be detrimental to adjacent properties or residents. 3. The preliminary development plan is in conformance to the property development standards listed in Section 94.03.00(0)(2); The project, as permitted under the Density Bonus Ordinance (PSZC Section 93.23.17), is consistent with standards related to height, parking, setbacks, lot width, development form and open space, that are outlined in PSZC Section 94.03.00(0)(2). 4. The site is adequate in size and shape to accommodate the density and/or intensity of the proposed development; The property is 1.76 gross acres in size. Minor adjustments to right-of-way will occur to accommodate the proposed development, but the overall size and shape will accommodate a 71 unit, two-story development that is consistent with other properties in the vicinity. 14City Council Staff Report January 14, 2021 --Page 14 Agave at Palm Canyon Affordable Housing Project 5. The site for the proposed preliminary development plan has adequate access to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use, and the design for the site enhances or continues the city's existing grid in accordance with the Circulation Plan of the City of Palm Springs General Plan; The project site has frontages on three streets -Palm Canyon Drive, Stevens Road and Camino Norte. Vehicular access to the development is proposed on Stevens and Camino Norte, and pedestrian access is proposed from all three streets. Palm Canyon Drive and Stevens Road will serve as the primary entry for vehicles and have been improved to appropriately accommodate a residential development of this size. 6. The public benefit provided by the development mitigates any waivers or exceptions requested as part of the preliminary development plan; The project includes a development of 71 affordable housing units. All units (except manager unit) will provide housing to lower incomes residents of the City. Therefore, the minor waivers requested are comparable to the benefit provided. 7. That the conditions imposed and shown on the approved preliminary development plan are necessary to protect the public health, safety and general welfare. The proposed project conditions include requirements to adhere to local and state laws. Such conditions include improvement to uniform building code standards and compliance with the noise ordinance, among other requirements to ensure the public health, safety and general welfare are protected. ENVIRONMENTAL ANALYSIS: The proposed development is a "project" as defined by the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 et. seq. The project is exempt from CEQA as an affordable housing project that meets criteria found in Sections 15192 and 15194 of the CEQA Guidelines. In accordance with § 15192, the project meets threshold requirements to qualify as an exemption. Section 15194 states Affordable Housing Exemption applies for development projects that meet the following: (a) The project meets the threshold criteria set forth in section 15192. (b) The project meets the following size criteria: the project site is not more than five acres in area. The site is 1.76-acres in size. (c) The project meets both of the following requirements regarding location: (1) The project meets one of the following location requirements relating to population density: 15City Council Staff Report January 14, 2021--Page 15 Agave at Palm Canyon Affordable Housing Project (A) The project site is located within an urbanized area or within a census-defined place with a population density of at least 5,000 persons per square mile. (B) If the project consists of 50 or fewer units, the project site is located within an incorporated city with a population density of at least 2,500 persons per square mile and a total population of at least 25,000 persons. (C) The project is located within either an incorporated city or a census defined place with a population density of at least 1,000 persons per square mile and there is no reasonable possibility that the project would have a significant effect on the environment or the residents of the project due to unusual circumstances or due to the related or cumulative impacts of reasonably foreseeable projects in the vicinity of the project. (2) The project meets one of the following site-specific location requirements: (A) The project site has been previously developed for qualified urban uses; or (B) The parcels immediately adjacent to the project site are developed with qualified urban uses. (C) The project site has not been developed for urban uses and all of the following conditions are met: 1. No parcel within the site has been created within 10 years prior to the proposed development of the site. 2. At least 75 percent of the perimeter of the site adjoins parcels that are developed with qualified urban uses. 3. The existing remaining 25 percent of the perimeter of the site adjoins parcels that have previously been developed for qualified urban uses. Pursuant to the requirements of subsection (c)(1 )(A) above, the project is located within an urbanized area as defined by the 2010 Census. Pursuant to the requirements of subsection (c)(2)(8), the project site is immediately adjacent to parcels developed with qualified urban uses, including residential to the west and commercial to the north and east of the subject property. (d) The project meets both of the following requirements regarding provision of affordable housing. (1) The project consists of the construction, conversion, or use of residential housing consisting of 100 or fewer units that are affordable to low-income households. (2) The developer of the project provides sufficient legal commitments to the appropriate local agency to ensure the continued availability and use of the housing units for lower income households for a period of at least 30 years, at monthly housing costs deemed to be "affordable rent" for lower income, very low income, and extremely low income households, as determined pursuant to Section 50053 of the Health and Safety Code. The development complies with both requirements. The project consists of newly constructed residential housing with 71-units, including affordable to lower income 16City Council Staff Report January 14, 2021 --Page 16 Agave at Palm Canyon Affordable Housing Project households. The developer agrees to record a covenant that this housing remain affordable for 55-years. CONCLUSION: The applicant seeks approval to construct an affordable housing development with 71 units. A density bonus is proposed and permitted in accordance with State law, the Palm Springs Zoning Code and the General Plan. The project conforms to the Planned Development District requirements, including uses and standards therein, and complies with the C-1 & R-2 standards with waivers for a height increase to accommodate the proposed roof design, as permissible under the Density Bonus Ordinance. Consequently, staff recommends conditional approval of the project by City Council, after considering the following: 1. Approve the originally proposed site plan with a restriction imposed on the Camino Norte entrance to restrict it for emergency access only, subject to future evaluation by the City Engineer if warranted; 2. Consider requiring a small commercial/retail component near the street corner FISCAL IMPACT: The approval of this zoning entitlement application will have an indirect positive fiscal impact on the City by providing permanent supportive housing for City residents. Development of the site will increase property tax assessments and eliminate a vacant site currently owned in part by the City and the Successor Agency to the Redevelopment Agency. The action taken at this time does not include any consideration for the disposition and sale of the properties, or for any additional financial assistance to be granted to the Applicant. The City Council will consider as part of a separate item the additional financial assistance (if any) to be allocated to the Applicant for the affordable housing project. The City Council will also consider at a separate time the approval of a Disposition and Development Agreement to provide for the sale of the property from the City to the Applicant. SUBMITTED BY: 1 t -~~ cs~ Flinn Fagg, Al~ Development Services Director Marcus L. Fuller, MPA, P.E., P.L.S. Assistant City Manager 17<:: City Council Staff Report January 14, 2021 --Page 17 Agave at Palm Canyon Affordable Housing Project .... ..;:?~ ,~ David H. Ready,Esq., Ph City Manager Attachments: 1. Vicinity Map 2. Aerial Map 3. Draft Resolution 4. Justification Letter & Correspondence 5. Public Integrity Disclosure Form 6. Traffic Analysis 7. Historical Impacts Memo (w/o attachments) 8. Public Correspondence Letters 9. Project Plans 10. Alternate Site Plan 18Attachment 1 Vicinity Map 19Legend ~Site Department of Development Services Vicinity Map CJ 500-ft. Site Radius CITY OF PALM SPRINGS Case #: 5.1520 PD-390 -N . w •; . ~ . s ' '--ia--t MELAVE .,-Address: 1479 N. Palm Canyon Drive and southwest corner of North Palm Canyon Drive and West Stevens Road 20Attachment 2 Aerial Map 21Department of Development Services Aerial Map CITY OF PALM SPRINGS Case #: 5.1520 PD-390 -N . W E . . s Address: 1479 N. Palm Canyon Drive and southwest corner of North Palm Canyon Drive and West Stevens Road 22Attachment 3 Draft Resolution 23RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A PLANNED DEVELOPMENT DISTRICT, CASE NO. 5.1520 PD-390, TO CONSTRUCT A 71-UNIT MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENT ON A 1.76-ACRE SITE LOCATED AT THE SOUTHWEST CORNER OF WEST STEVENS ROAD AND NORTH PALM CANYON DRIVE. THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS: A. West Hollywood Community Housing Corporation, a California non-profit corporation, ("WHCHC" and the "Applicant") has filed an application with the City, pursuant to the Section 94.03.00 of the Zoning Code, for a Planned Development District (Case No. 5.1520 PD-390) to construct a two-story affordable housing development with 71 units located on 1.76 acres at the southwest corner of North Palm Canyon Drive and West Stevens Road, commonly addressed at 1479 Palm Canyon Drive (the "Project"); B. In accordance with Section 94.03.00(C)(2) of the Palm Springs Zoning Code, the Applicant submitted a pre-application (Case #20-004 Pre-App) for the Project and conducted a neighbor outreach meeting on October 26, 2020; the pre-application was reviewed by the Planning Commission at a publicly noticed study session on October 28, 2020; C. The Project involves 71 affordable housing units and the Applicant requested the following: 1. Streamlined ministerial review pursuant to Government Code Section 65913.4. 2. Density bonus of 35% to increase density permitted by the General Plan from 53 units to 71 units pursuant to Palm Springs Zoning Code Section 93.23.17(C)(1 )(a)(i). 3. Parking standards consistent with Palm Springs Zoning Code Section 93.23.17(G)(2)(a), wherein one on-site parking space per unit is required. The project complies with the minimum of 71 spaces with the same number of parking spaces proposed on-site. 4. Height increases as permitted under Palm Springs Zoning Code Section 93.23.17(F)(1)(d), wherein up to an eleven foot increase in the allowable height in permitted. The maximum permitted height in the C-1 zone is 30 ft. and the proposed roofs range in height from 22 ft. to 34 ft. in the C-1 areas. The R-2 zone permits heights of 24 ft. and the proposal includes heights of 27 ft. to 31 ft. in the R-2 portion of the site. D. A notice of public hearing of the Planning Commission of the City of Palm Springs, California to consider the Project application, Case No. 5.1520 PD-390, was given in 24Resolution No. Page2 accordance with applicable law; and on December 17, 2020, the Planning Commission continued the hearing to a date certain of January 13, 2021. E. On January 13, 2021, the Planning Commission held a public hearing on the Project in accordance with applicable law; carefully reviewed and considered all of the evidence presented in connection with the hearing on the Project, including, but not limited to, the staff report, and all written and oral testimony presented; and voted to recommend ___ of the Project application, Case No. 5.1520 PD-390, to the City Council. F. A notice of public hearing of the City Council of the City of Palm Springs, California to consider the Project application, Case No. 5.1520 PD-390, was given in accordance with applicable law; and on January 14, 2021, a public hearing to consider the Project application, Case 5.1520 PD-390, was held by the City Council in accordance with applicable law. G. The proposed Project is considered a "project" as defined by the California Environmental Quality Act ("CEQA"), Public Resources Code Section 21000 et. seq. The project is exempt from CEQA as an affordable housing project that meets criteria found in Sections 15192 and 15194 of the CEQA Guidelines. In accordance with § 15192, the project meets threshold requirements to qualify as an exemption. Section 15194 states Affordable Housing Exemption applies for development projects that meet the following: (aJ The project meets the threshold criteria set forth in section 15192. (bJ The project meets the following size criteria: the project site is not more than five acres in area. The site is 1. 76-acres in size. (cJ The project meets both of the following requirements regarding location: (1 J The project meets one of the following location requirements relating to population density: (AJ The project site is located within an urbanized area or within a census-defined place with a population density of at least 5,000 persons per square mile. (BJ If the project consists of 50 or fewer units, the project site is located within an incorporated city with a population density of at least 2,500 persons per square mile and a total population of at least 25,000 persons. (CJ The project is located within either an incorporated city or a census defined place with a population density of at least 1,000 persons per square mile and there is no reasonable possibility that the project would have a significant effect on the environment or the residents of the project due to unusual circumstances or due to the related or cumulative impacts of reasonably foreseeable projects in the vicinity of the project. (2J The project meets one of the following site-specific location requirements: (AJ The project site has been previously developed for qualified urban uses; or 25Resolution No. Page 3 (B) The parcels immediately adjacent to the project site are developed with qualified urban uses. (C) The project site has not been developed for urban uses and all of the following conditions are met: 1. No parcel within the site has been created within 10 years prior to the proposed development of the site. 2. At least 75 percent of the perimeter of the site adjoins parcels that are developed with qualified urban uses. 3. The existing remaining 25 percent of the perimeter of the site adjoins parcels that have previously been developed for qualified urban uses. Pursuant to the requirements of subsection (c)(1 )(A) above, the project is located within an urbanized area as defined by the 2010 Census. Pursuant to the requirements of subsection (c)(2)(B), the project site is immediately adjacent to parcels developed with qualified urban uses, including residential to the west and commercial to the north and east of the subject property. ( d) The project meets both of the following requirements regarding provision of affordable housing. (1) The project consists of the construction, conversion, or use of residential housing consisting of 100 or fewer units that are affordable to low-income households. (2) The developer of the project provides sufficient legal commitments to the appropriate local agency to ensure the continued availability and use of the housing units for lower income households for a period of at least 30 years, at monthly housing costs deemed to be "affordable rent" for lower income, very low income, and extremely low income households, as determined pursuant to Section 50053 of the Health and Safety Code. The development complies with both requirements. The project consists of newly constructed residential housing with 71-units, including affordable to lower income households. The developer agrees to record a covenant that this housing remain affordable for 55-years. H. Pursuant to Section 94.03.00(E) of the Palm Springs Zoning Code, the Planning Commission make the following findings relative to the subject application, Case 5.1520 PD-390: 1. The uses, density and intensity of the proposed preliminary development plan is in conformance to the general plan land use designation for the site; The site has land use designation of Mixed Use/Multi-Use by the General Plan Land Use Element. This designation permits residential development at a density of up to 15 dwelling units per acre or 30 dwelling units per acre when approved under a Planned Development District. Additional density for affordable housing is supported by the General Plan, pursuant to Action Item LU 1.2 of the Land Use Element and Action Item HS 1.4 of the Housing Element. · 26Resolution No. Page4 The affordable housing project proposes 71 units. At a density of 30 dwelling units per acre, the 1. 76-acre site would be permitted 53 units. However, the City's Density Bonus Ordinance permits additional density for affordable housing and allows up to 71 units for the site. Consequently, the proposal complies with the General Plan. 2. The uses permitted under the proposed development plan are in conformance to the requirements listed in Section 94. 03. 00(0)(1 ), and are not detrimental to adjacent properties or residents; The proposed affordable housing use is specifically permitted, pursuant to Section 94.03.00(D)(1)(b) of the Zoning Code. As a residential use, the project would be consistent with adjacent uses and provide necessary housing to lower income seniors, which is not anticipated to be detrimental to adjacent properties or residents. 3. The preliminary development plan is in conformance to the property development standards listed in Section 94.03.00(0)(2); The project, as permitted under the Density Bonus Ordinance (PSZC Section 93.23.17), is consistent with standards related to height, parking, setbacks, lot width, development form and open space, that are outlined in PSZC Section 94.03.00(0)(2). 4. The site is adequate in size and shape to accommodate the density and/or intensity of the proposed development; The property is 1. 76 gross acres in size. Minor adjustments to right-of-way will occur to accommodate the proposed development, but the overall size and shape will accommodate a 71 unit, two-story development that is consistent with other properties in the vicinity. 5. The site for the proposed preliminary development plan has adequate access to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use, and the design for the site enhances or continues the city's existing grid in accordance with the Circulation Plan of the City of Palm Springs General Plan; The project site has frontages on three streets -Palm Canyon Drive, Stevens Road and Camino Norte. Vehicular access to the development is proposed on Stevens and Camino Norte, and pedestrian access is proposed from all three streets. Palm Canyon Drive and Stevens Road will serve as the primary entry for vehicles and have been improved to appropriately accommodate a residential development of this size. 6. The public benefit provided by the development mitigates any waivers or 27Resolution No. Page 5 exceptions requested as part of the preliminary development plan; The project includes a development of 71 affordable housing units. All units (except manager unit) will provide housing to lower incomes residents of the City. Therefore, the minor waivers requested are comparable to the benefit provided. 7. That the conditions imposed and shown on the approved preliminary development plan are necessary to protect the public health, safety and general welfare. The proposed project conditions include requirements to adhere to local and state laws. Such conditions include improvement to uniform building code standards and compliance with the noise ordinance, among other requirements to ensure the public health, safety and general welfare are protected. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS: SECTION 1. That the findings and determinations reflected above are true and correct, and are incorporated by this reference herein as the cause and foundation for the action taken by and through this Resolution. SECTION 2. The project is exempt from CEQA as an affordable housing project that meets criteria found in Sections 15192 and 15194 of the CEQA Guidelines. Accordingly, no further environmental review is required (Section 21083, Public Resources Code. Section 21159.23, Public Resources Code.). SECTION 3. Based upon the foregoing, the City Council approves a Planned Development District, Case 5.1520 PD-390, for the construction of a senior affordable housing development with 71 units located at the southwest corner of North Palm Canyon Drive and Stevens Road, subject to the conditions of approval attached herein as Exhibit A. ADOPTED this 14th day of January, 2021. David H. Ready, Interim City Manager ATTEST: Anthony J. Mejia MMC, City Clerk 28Resolution No. Page6 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, Anthony J. Mejia, City Clerk of the City of Palm Springs, hereby certify that Resolution No. __ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on __________ , by the following vote: AYES: NOES: ABSENT: ABSTAIN: Anthony J. Mejia MMC, City Clerk City of Palm Springs, California 29Resolution No. Page 7 EXHIBIT A Case 5.1520 PD-390 Agave at Palm Canyon Southwest corner of North Palm Canyon Drive & West Stevens Road January 14, 2021 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case 5.1520 PD-390, except as modified by the conditions below. ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Planning Division except as modified by the approved Mitigation Measures and conditions below. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Minor Deviations. The Director of Planning or designee may approve minor deviations to the project description and approved plans in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1520 PD-390. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's 30Resolution No. Page8 associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Maintenance and Repair. The property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation all structures, sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. ADM 7. Time Extensions. Extensions of time for the Planned Development District Application may be granted by the Planning Commission pursuant to Zoning Code Section 94.12.00. Such extensions shall be required in writing and submitted to Planning Services prior to the expiration of the approval. ADM 8. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the fee being 1/2% for commercial projects or 1/4% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. NOTE: As an affordable housing development, the Applicant is exempt from the payment of this fee, pursuant to subsection 3.37.050(b)(5) of the Zoning Code. ADM 9. Park Development Fees. The developer shall dedicate land or pay a fee in lieu of a dedication, at the option of the City. The in-lieu fee shall be computed pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to be dedicated by the fair market value of the land being developed plus the cost to acquire and improve the property plus the fair share contribution, less any credit given by the City, as may be reasonably determined by the City based 31Resolution No. Page 9 upon the formula contained in Ordinance No. 1632. In accordance with the Ordinance, the following areas or features shall not be eligible for private park credit: golf courses, yards, court areas, setbacks, development edges, slopes in hillside areas (unless the area includes a public trail) landscaped development entries, meandering streams, land held as open space for wildlife habitat, flood retention facilities and circulation improvements such as bicycle, hiking and equestrian trails (unless such systems are directly linked to the City's community-wide system and shown on the City's master plan). NOTE: As an affordable housing development, the Applicant is exempt from the payment of this fee, pursuant to subsection I.C.6 of Ordinance No. 1632 ADM 10. Comply with City Noise Ordinance. This use shall comply with the provisions of Section 11. 7 4 Noise Ordinance of the Palm Springs Municipal Code. Violations may result in revocation of this Conditional Use Permit. ADM 11. EV Charging Station Pursuant to Section 93.06.00 of the PSZC (Off-Street Parking) establishes the number of EV charging stations for new or renovated commercial development, and for new multi-family residential development. ENVIRONMENTAL ASSESSMENT CONDITIONS ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP) Local Development Mitigation Fee (LDMF) required. All projects within the City of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians reservation are subject to payment of the CVMSHCP LDMF prior to the issuance of certificate of occupancy. ENV 2. Notice of Exemption. The project is exempt from the California Environmental Quality Act (CEQA); therefore, an administrative fee of $50 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk within two business days of the Commission's final action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Exemption. Action on this application shall not be considered final until such fee is paid. PLANNING DEPARTMENT CONDITIONS PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric site plan showing the project's conformance with Section 93.21.00 Outdoor Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted for approval by the Department of Planning prior to issuance of a building permit. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be included. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of hillsides is permitted. PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs 32Resolution No. Page 10 Municipal Code and all other water efficient landscape ordinances. The applicant shall submit a landscape and irrigation plan to the Director of Planning for review and approval prior to the issuance of a building permit. Landscape plans shall be wet stamped and approved by the Riverside County Agricultural Commissioner's Office prior to submittal. Prior to submittal to the City, landscape plans shall also be certified by the local water agency that they are in conformance with the water agency's and the State's Water Efficient Landscape Ordinances. PLN 3. Submittal of Final PDD. The Final Planned Development plans shall be submitted in accordance with Section 94.03.00 (Planned Development District) of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, grading plans, landscape plans, irrigation plans, exterior lighting plans, sign program, mitigation monitoring program, site cross sections, property development standards and other such documents as required by the Planning Commission and Planning Department. Final Planned Development District applications must be submitted within two (2) years of the City Council approval of the preliminary planned development district. PLN 4. Sign Applications Required. No signs are approved by this action. Separate approval and permits shall be required for all signs in accordance with Zoning Ordinance Section 93.20.00. PLN 5. Flat Roof Requirements. Roof materials on flat roofs (less than 2:12) must conform to California Title 24 thermal standards for "Cool Roofs". Such roofs must have a minimum initial thermal emittance of 0. 75 or a minimum SRI of 64 and a three-year aged solar reflectance of 0.55 or greater. Only matte (non-specular) roofing is allowed in colors such as beige or tan. PLN 6. Maintenance of Awnings & Projections. All awnings shall be maintained and periodically cleaned. PLN 7. Screen Roof-mounted Equipment. All roof mounted mechanical equipment shall be screened per the requirements of Section 93.03.00 of the Zoning Ordinance. PLN 8. Surface Mounted Downspouts Prohibited. No exterior downspouts shall be permitted on any facade on the proposed building(s) that are visible from adjacent streets or residential and commercial areas. PLN 9. Exterior Alarms & Audio Systems. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. PLN 10. Outside Storage Prohibited. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 33Resolution No. Page 11 PLN 11. No off-site Parking. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. PLN 12. Bicycle Parking. The project shall be required to provide secure bicycle parking facilities on site for use by residents and commercial/retail patrons and owners. Location and design shall be approved by the Director of Planning. PLN 13. Update of City's Zoning Map. Upon approval of the proposed Change of Zone, Tract Map and/or Planned Development District, the applicant shall be responsible for costs associated with update of the City's GIS based zoning maps. PLN 14. Pad Elevations. Final building pad elevations shall not vary more than 12 inches above or below the pad elevation established by the approved preliminary grading plan and / or tentative map. Any deviations from this provision shall require approval by the Planning Commission. PLN 15. (add any additional conditions imposed by the Planning Commission or City Council here} POLICE DIVISION CONDITIONS POL 1. Developer shall comply with Section II of Chapter 8.04 "Building Security Codes" of the Palm Springs Municipal Code. BUILDING DIVISION CONDITIONS BLD 1. Prior to any construction on-site, all appropriate permits must be secured. BLD 2. Shall comply with the latest adopted edition of the following codes as applicable: A. 2019 California Building Code B. 2019 California Electrical Code C. 2019 California Mechanical Code D. 2019 California Plumbing Code E. 2019 California Energy Code F. 2019 California Fire Code G. 2019 California Green Building Standards Code BLD 3. Any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project shall comply with City Code. 34Resolution No. Page 12 BLD 4. In addition to approval from Building & Safety, approval is required from the County of Riverside, Department of Public Health for occupancies involving fueling stations, commercial pools and foods and beverage. BLD 5. All exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties. BLD 6. All development impact fees including but not limited to TUMF, CVMSHCP, Sewer Connection, Park (Quimby) and Public Arts shall be paid at time of permit issuance. ENGINEERING DIVISION CONDITIONS ENG. FILE NO.4570. The Engineering Services Department recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. All Grading Plans, Improvement Plans, Required Studies and Documents listed below, must be submitted to Engineering Services Department for review and approval. STREETS ENG 1. ENG 2. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. All improvements are subject to inspection and a 24 to 48 hour inspection notification is required. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Services Department. The plan(s) shall be approved by the City Engineer prior to issuance of any building permits. NORTH PALM CANYON DRIVE ENG 3. Dedicate an additional 20 feet to provide the ultimate half street right-of-way width of 50 feet along the entire frontage, together with a property line -corner cut-back at the southwest corner of the intersection of North Palm Canyon Drive and Stevens Road, in accordance with City of Palm Springs Standard Drawing No. 105. A current title report; or a copy of a current tax bill and a copy of a vesting grant deed shall be provided to verify current property ownership. A right-of-way plan check fee shall be paid by the applicant in effect at the time that the dedication is submitted. 35Resolution No. Page 13 ENG4. ENG 5. ENG6. ENG 7. Upgrade and reconstruct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of North Palm Canyon Drive and Stevens Road in accordance with City of Palm Springs Standard Drawing No. 212. Remove and reconstruct the existing sidewalk improvements as necessary to construct new walkway improvements along the frontage of the project. Remove the existing driveway approach located near the southerly property line and replace with a 6 inch curb, gutter and sidewalk to match existing improvements in accordance with City of Palm Springs Standard Drawing No. 200, and 210. All broken or off grade street improvements along the project frontage shall be repaired or replaced. STEVENS ROAD ENG 8. ENG 9. ENG 10. Remove the existing driveway approach located at the northwest corner of the property and construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. All broken or off grade street improvements along the project frontage shall be repaired or replaced. CAMINO NORTE ENG 11. ENG 12. ENG 13. ENG 14. Construct a 6 inch curb and gutter 18 feet north of centerline along the entire frontage to match existing improvements in accordance with City of Palm Springs Standard Drawing No. 200. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 205. Construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or 36Resolution No. Page 14 ENG 15. ON-SITE ENG 16. ENG 17. ENG 18. equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. (Additional pavement removal and replacement may be required upon review of existing pavement cross-sections, and to ensure grade breaks of the pavement cross-section do not occur within a travel lane.) If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. All broken or off grade street improvements along the project frontage shall be repaired or replaced. The minimum pavement section for all on-site pavement shall be 2-1/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. On-site drive aisles and parking lot shall be constructed with curbs, gutters, and cross-gutters, as necessary to accept and convey street surface drainage of the on-site streets to the on-site drainage system, in accordance with applicable City standards. The secondary entrance on Camino Norte shall be restricted to emergency access only with an emergency gate and Opticom system for automatic entrance and exit by emergency vehicles. SANITARY SEWER ENG 19. GRADING ENG 20. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. "Connection fee waived pursuant to City of Palm Springs Resolution 24654" Submit a Precise Grading Plan prepared by a California registered Civil engineer to the Engineering Services Department for review and approval. The Precise Grading Plan shall be approved by the City Engineer prior to issuance of grading permit. 37Resolution No. Page 15 ENG 21. ENG 22. a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Services Department for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Services Department with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM 1 O" Dust Control issues, please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Services Department prior to approval of the Grading plan. b. The first submittal of the Grading Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan; a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report; a copy of the project-specific Final Water Quality Management Plan. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the applicant shall obtain written approval to proceed with construction from the Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer or Tribal Archaeologist ( a copy of the written approval must be provided to the City) . The applicant shall contact the Tribal Historic Preservation Officer or the Tribal Archaeologist at ACBCI-THPO@aguacaliente.net to determine their requirements, if any, associated with grading or other construction. The applicant is advised to contact the Tribal Historic Preservation Officer or Tribal Archaeologist as early as possible. If required, it is the responsibility of the applicant to coordinate scheduling of Tribal monitors during grading or other construction, and to arrange payment of any required fees associated with Tribal monitoring. In accordance with an approved PM-10 Dust Control Plan, temporary dust control perimeter fencing shall be installed. Fencing shall have screening that is tan in color; green screening will not be allowed. Temporary dust control perimeter fencing shall be installed after issuance of Grading Permit, and immediately prior to commencement of grading operations. 38Resolution No. Page 16 ENG 23. ENG 24. ENG 25. ENG 26. ENG 27. ENG 28. ENG 29. Temporary dust control perimeter fence screening shall be appropriately maintained, as required by the City Engineer. Cuts (vents) made into the perimeter fence screening shall not be allowed. Perimeter fencing shall be adequately anchored into the ground to resist wind loading. Within 10 days of ceasing all construction activity and when construction activities are not scheduled to occur for at least 30 days, the disturbed areas on-site shall be permanently stabilized, in accordance with Palm Springs Municipal Code Section 8.50.022. Following stabilization of all disturbed areas, perimeter fencing shall be removed, as required by the City Engineer. A Notice of Intent (NOi) to comply with the California General Construction Stormwater Permit (Water Quality Order 2009-0009-DWQ as modified September 2, 2009) is required for the proposed development via the California Regional Water Quality Control Board online SMARTS system. A copy of the executed letter issuing a Waste Discharge Identification (WDID) number shall be provided to the City Engineer prior to issuance of a grading or building permit. In accordance with City of Palm Springs Municipal Code, Section 8.50.022 (h), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre (if there is disturbance of 5,000 square feet or more) at the time of issuance of grading permit for mitigation measures for erosion/blowsand relating to this property and development. A Geotechnical/Soils Report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the Geotechnical/Soils Report shall be submitted to the Engineering Services Department with the first submittal of a grading plan. The applicant shall provide Grading Certification for all building (or structure) pads in conformance with the approved grading plan to the Engineering Services Department for review and approval. In cooperation with the California Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (Revised -RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 6819 East Gage 39Resolution No. Page 17 Avenue, Commerce, Ca 90040 (Phone(760)782-3271,(562)505-6415),Sonia.Oran@cdfa.ca.gov. WATER QUALITY MANAGEMENT PLAN ENG 30. ENG 31. DRAINAGE ENG 32. ENG 33. This project shall be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating contaminated stormwater and non-stormwater runoff, shall be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat contaminated stormwater and non-stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. Such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development (if any). A Final Project-Specific Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading or building permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from the site. Direct release of nuisance water to the adjacent property (or public streets) is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to an approved drainage system. Stormwater runoff may not be released directly to the adjacent streets without first intercepting and treating with approved Best Management Practices (BMPs). All stormwater runoff passing through and falling onto the site shall be accepted and conveyed to a new drainage system to be constructed as part of the development. An on-site retention basin and other storm drainage facilities approved by the City Engineer shall be required. 40Resolution No. Page 18 ENG 34. ENG 35. GENERAL ENG 36. ENG 37. ENG 38. ENG 39. ENG 40. All stormwater runoff passing through the site shall be accepted and conveyed across the property in a manner acceptable to the City Engineer. For all stormwater runoff falling on the site, on-site retention or other facilities approved by the City Engineer shall be required to contain the increased stormwater runoff generated by the development of the property. Provide a hydrology study to determine the volume of increased stormwater runoff due to development of the site, and to determine required stormwater runoff mitigation measures for the proposed development. Final retention basin sizing and other stormwater runoff mitigation measures shall be determined upon review and approval of the hydrology study by the City Engineer and may require redesign or changes to site configuration or layout consistent with the findings of the final hydrology study. No more than 40-50% of the street frontage parkway/setback areas should be designed as retention basins. On-site open space, in conjunction with dry wells and other subsurface solutions should be considered as alternatives to using landscaped parkways for on-site retention. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $10,311.99 per acre in accordance with Resolution No. 15189. Fees shall be paid prior to issuance of a building permit. "Waived pursuant to City of Palm Springs Resolution 24654" Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. All proposed utility lines shall be installed underground. All existing utilities shall be shown on the improvement plans if required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. Upon approval of any improvement plan (if required) by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2015 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval by the City Engineer. The original improvement plans prepared for the proposed development and approved by the City Engineer (if required) shall be documented with record drawing "as-built" information and returned to the Engineering 41ENG 41. ENG 42. ENG 43. ENG 44. ENG 45. MAP ENG 46. TRAFFIC Services Department prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. Nothing shall be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed in accordance with City of Palm Springs Standard Drawing No. 904. This property is subject to the Coachella Valley Multiple Species Habitat Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF). The LDMF shall be paid prior to issuance of Building Permit. "Waived pursuant to PSMC 8.95.110" The existing palm trees located along the North Palm Canyon Drive frontage shall be relocated and transplanted by the applicant in conjunction with the associated street widening; or the applicant may furnish and install new Washingtonia filifera palm trees along the South Palm Canyon Drive frontage, at equal spacing, as approved by the Director of Planning Services and Director of Maintenance and Facilities. The applicant shall be responsible for installation of a new irrigation and electrical system for the palm trees to the satisfaction of the City Engineer. New palm trees shall be subject to a one-year plant establishment period. The applicant shall ensure that adequate irrigation of new palm trees is provided during the plant establishment period, until such time as the existing irrigation system is sufficient to irrigate the palm trees. The existing parcels identified as APN 05-182-010 and 505-182-004 shall be merged. An application for a parcel merger shall be submitted to the Engineering Services Department for review and approval. A copy of a current title report and copies of record documents shall be submitted with the application for the parcel merger. The application shall be submitted to and approved by the City Engineer prior to issuance of building permit. 42Resolution No. Page 20 ENG 47. ENG 48. ENG 49. ENG 50. ENG 51. A minimum of 48 inches of clearance for accessibility shall be provided on public sidewalks. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement if necessary and widening of the sidewalk, or by the relocation of any obstructions within the public sidewalk along the frontage of the subject property. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. Construction signing, lighting and barricading shall be provided during all phases of construction as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with Part 6 "Temporary Traffic Control" of the California Manual on Uniform Traffic Control Devices (CAMUTCD), dated November 7, 2014, or subsequent editions in force at the time of construction. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. "Waived pursuant to PSMC 8.90.070". The applicant shall prepare traffic striping plans for Stevens Road to add a westbound left turn lane at the main entrance in a manner acceptable by the City Engineer. The applicant shall be required to implement revised traffic striping if required by the City Engineer after a review of traffic conditions on Stevens Road warranting the addition of the left turn lane. FIRE DEPARTMENT CONDITIONS FID 1. FID2. These Fire Department conditions may not provide all requirements. Owner/developer is responsible for all applicable state and locally adopted fire codes. Detailed plans are still required for review. Conditions are subject to final plan check and review. Fire Department Conditions were based on the 2019 California Fire Code as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD Appendix "T" Development Requirements. This building will require fire sprinklers and a fire alarm system. 43Resolution No. Page 21 FID 3. FID4. FID 5. FID 6. Conditions of Approval -"Conditions of Approval" received from the Palm Springs Planning Department must be submitted with each plan set. Failure to submit will result in a delay of plan approval. Plans and Permits (CFC 105.1): Permits and scaled drawings are required for this project. Plan reviews can take up to 20 working days. Submit a minimum of three (3) sets of drawings for review. Upon approval, the Fire Prevention Bureau will retain one set. Plans shall be submitted to: City of Palm Springs Building and Safety Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Counter Hours: 8:00 AM -6:00 PM, Monday -Thursday Complete listings and manufacturer's technical data sheets for all system materials shall be included with plan submittals. All system materials shall be UL listed or FM approved for fire protection service and approved by the Fire Prevention Bureau prior to installation. Plans shall include all necessary engineering features, including all hydraulic reference nodes, pipe lengths and pipe diameters as required by the appropriate codes and standards. Plans and supporting data, (calculations and manufacturers technical data sheets) including fire flow data, shall be submitted with each plan submittal. Complete and accurate legends for all symbols and abbreviations shall be provided on the plans. A deposit for Plan Check and Inspection Fees is required at the time of Plan Submittal. These fees are established by Resolution of the Palm Springs City Council. Access During Construction (CFC 503): Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire Department access roads shall have an all-weather driving surface and support a minimum weight of 73,000 lbs. Required access (CFC 504.1 ): Exterior doors and openings required by this code or the California Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway 44Resolution No. Page 22 FID7. leading from fire apparatus access roads to exterior openings shall be provided when required by the fire code official. Key Box Required to be Installed (CFC 506.1 ): Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be flush mount type and shall contain keys to gain necessary access as required by the fire code official. Secured emergency access gates serving apartment, town home or condominium complex courtyards must provide a key box in addition to association or facility locks. The nominal height of Knox lock box installations shall be 5 feet above grade. Location and installation of Knox key boxes must be approved by the fire code official. FID 8. Key Box Contents (CFC 506.1 ): The Knox key box shall contain keys to all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment rooms, mechanical rooms, elevator rooms, elevator controls, plus a card containing the emergency contact people and phone numbers for the building/complex. FID 9. Turning Radius: Fire access road turns and corners shall be designed with a minimum inner radius of 25 feet and an outer radius of 43 feet. FID 10. NFPA 13 Fire Sprinklers Required: An automatic fire sprinkler system is required. Only a C-16 licensed fire sprinkler contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 13, 2016 Editions, as modified by local ordinance. FID 11. Fire Alarm System Required: An automatic or manual fire alarm system is required. Only a C-10 licensed fire alarm contractor shall perform system design and installation. System to be designed and installed in accordance with NFPA standard 72, 2016 editions, as modified by local ordinance. FID 12. Dead Ends: Dead-end fire apparatus roads in excess of 150 feet in length shall be provided with an approved area for turning around a fire apparatus. FID 13. Designated Fire Lanes: In private developments fire lanes shall not be less than 24 feet in width (curb to curb) with no parking on either side and shall be identified. FID 14. Onsite Water Improvements: Shall add this to your deferred submittal section on your title page. 45Resolution No. Page 23 FID 15. Address: Shall provide 24" addresses for this structure and show location on plans. FID 16. Standpipes (CFC 905): Standpipe systems shall be provided in new buildings and structures in accordance with Sections 905.2 through 905.11. FID 17. Emergency Responder Radio Coverage in New Buildings (CFC 510.1): New buildings shall have approved radio coverage for emergency responders within the building based on the existing coverage levels of the public safety communication systems utilized by the jurisdiction, measured at the exterior of the building. FID 18. Rooftop Gardens and Landscaped Roofs (CFC 317): Rooftop gardens and landscaped roofs shall be installed and maintained in accordance with Sections 317.2 through 317.5 and Sections 1505 and 1507.16 of the California Building Code. END OF CONDITIONS 46Attachment 4 Justification Letter & Applicant Correspondence 47AGAVE AT PALM CANYON Justification Letter For Planned Development District 12 November 2020 WHCHC (West Hollywood Community Housing Corporation) proposes to develop a new 71-unit affordable housing project for seniors. Agave at Palm Canyon, at 1479 N. Palm Canyon Drive, Palm Springs, California, 92262. The project Is being submitted using the mlnlsterlal, streamlined approval process under Government Code Section 65913.4 (SB 35) with the goal of securing project approval by January 2021. This timeframe is important to meet because the project has already received project based voucher funding but must successfully obtain No Place Like Home funding In the early January round, by which time the project must be fully entitled. AboutWHCHC WHCHC is a nonprofit affordable housing development corporation founded In 1986. WHCHC's mission is building homes and providing services that move community members from Insecurity to stability. WHCHC builds new apartment buildings and previously renovated existing properties to provide affordable housing to low-and fixed-income people In Southem Califomia. WHCHC partners with city govemments, housing funders, social service providers, community stakeholders, architects, contractors, and property managers to build and maintain our projects. Site & History The project site Is located at the comer lot at the southwest comer of W. Stevens Rd. and N. Palm Canyon Drive.The APN 505-182-004 parcel, knoWn as the ·casa del Camino Property: is owned by the City acting as Successor Agency to the former Redevelopment Agency (RDA) of the City of Palm Springs. The gross and net parcel size Is 33,215 square feet. The former RDA purchased the parcel In 1987 and owned the Property until the Redevelopment Agency was dissolved pursuant to ABX1 26 amended by AB 1484 and SB 107 (collectively the •Dissolution Law') and codified in the California Health and Safety Code. Redevelopment agencies In California were dissolved as of February 1, 2012. The Successor Agency is now responsible for disposing of the Property which was included In the Successor Agency's Long Range Property Management Plan. The parcel with APN 505-182..010, known as the .. Reservoir Property," Is owned by the City of Palm Springs and was gifted by the O'Donnell estate as part of the O'Donnell Golf Course donation. The gross parcel size Is 43,560 square feet and net parcel size Is 39,384 square feet. The parcel contains an unused Irrigation reservoir of approximately 100' x 100' by 12' deep, formerly used to store water for the O'Donnell Golf Course nearly a mile away. The property is located in a splH C-1/R-2 zone and is situated near developed single family residential areas to the southwest and condominiums directly to the wesl Property directly north along North Palm Canyon Drive is developed with commercial uses. Properties across North Palm Canyon Drive to the east are a mix of commercial uses and residential condominiums. To the west of the Property is the Vista Las Palmas neighborhood. There is an undeveloped 48,000 square foot parcel Immediately to the south of the Property. and a multi-story office building south of that parcel. Following an RFQ process by the City, WHCHC has been selected as the developer for the site and has entered Into an agreement with the City to develop the site as described. Zoning The northem parcel of the site, hereinafter referred to as Parcel 1. APN 505-182-()()4, Is zoned C-1. The southem parcel, APN 505-182-010, has split zoning: the eastem half (Parcel 2A) Is zoned C-1 and the westem half (Parcel 2B) is zoned R-2. The entirety of the site is Mixed Use / Multi-Use per the City's General Plan. The proposed project Is consistent with these uses and conforms with the required zoning for the site. 51sio C:!f RECEIVED NOV 2 4 2020 PLANNING SERVICES OEPARTl\t, -~ ff 48Overview The project will house low income seniors age 62 and greater. 100% of the residents' units will be affordable. Of the 71 units, approximately fifteen (15) will be set aside as housing for formerly homeless seniors. Approximately seventeen (17) units will house low-Income seniors making up to 30% of the area median Income (AMI) with a special needs diagnosis. The remaining approximately thirty-seven units will be reserved for seniors making up to 80% of the area median income (AMI). Two 1-bedroom units will be reserved for two fulHlme on-site building managers. The building will include a total floor area of approximately 60,000 square feet. Design The project features a striking, contemporary design that evokes the mid-century modem aesthetic that is characteristic of Palm Springs. Palm Springs Is home to Important Modernist and contemporary architectural projects, both slngle famlly homes and civic structures, Including those by Neutra, Lautner, and Frey. The area immediately adjacent to the project site has been a particularly important historical nexus for design. The project's design aims to build on this Modernist heritage of Palm Springs to embody the spirit of Palm Springs, continuing the city's exceptional architectural legacy Into our own time: our goal with this project Is to create a worthy contemporary addition to this legacy. The project has the potential to make an important contribution to the city on an urban level. Palm Canyon is a thoroughfare that Is an important heart of the city, and this site in particular Is a kind of void in the life of the city. This project is a way to create vitality along Palm Canyon and stitch together this missing piece of the city fabric as it extends from downtown to the north, and do respectfully In relationship to the residential neighborhoods to the west. The project Is composed of a two-story building fronting Palm Canyon Dr. with a surface parking lot located behind the building. The project's program is sheltered by overhanging canopies which provide shade and allow for the gathering on the broad paseo that connects the project directly to North Palm Canyon. The design palette for the project is very much in keeping with the modernist language of Palm Springs, with low slung angled roofs, broad trellises and overhanging eaves to provide ample shade, shaped and patterned wall surfaces that are animated with shadow as the sun passes overhead, warm wood surfaces, and spaces that blur the connection from Inside to out. Large expanses of glazing shaded by the overhanging eves providing ample shade to the units and their adjacent balconies, and draw natural light Into each unit. As the project extends west from Palm Canyon, the project's scale breaks down into a smaller series of ftoorplates, creating a more sympathetic relationship between the project as It approaches Camino Norte and the smaller-scale character of the adjacent residential neighborhood. Parking for each unit is oriented along the project's western edge; a total of 71 spaces are provided, in excess of the 36 required per code. 10 of these spaces are "flexible use• spots, configured in such a way so that they can be used as a plaza with planted pots. etc. by residents when the full parking allotment is not needed. This parking area, shaded by trellises and trees, helps to provide a buffer between the two story structure and the residential neighborhood to the west The building's height is two stories and the building's massing Is predominantly horizontal In character. Height is measured from existing grade, which varies quite a good deal over the site. The project utilizes the 11' height bonus on-menu incentive granted as part of the City's density bonus program, though it is mostly not needed; In the C-1 parcels, where the base height limit is 30' and 41' with the Incentive, the building height varies from 22'-34' In height above existing grade. In the R-2 parcels. where the base building height is 24' and 35' with the incentive, the building height varies from 27-31' above existing grade. When measured from the slab/first floor at its lowest point, the highest point of structure (excepting elevator overrun) Is 32'-6·. The building Is set back approximately 72' from the property line along this western edge, well more than the 20· required, and Includes a 5' landscaped buffer along the property line as well. Landscape Is an equal partner In the project to architecture; the project Includes a lush, drought tolerant landscape which Is at home In the desert. has expressive color and form, and will minimize water use, and includes cacti, palo verdes, and palms. Amenities & Accesslblllty The project indudes community.focused amenity spaces located along Palm Canyon Drive and at the comer ofW. Stevens Road, including a community room with demonstration kitchen, large fitness/recreation space, library/computer room, laundry facllltles, and a large lobby/lounge. Offices for the full time onslte building manager Is located adjacent to the front entrance to the building. Two offices are provided for full time onslte service providers and case managers. The project also Includes ample 49outd~r spaces for recreation and relaxation. A large stepped and shaded paseo fronts N. Palm Canyon Drive. Secondary courtyards and gardens are interspersed throughout the projed, reducing Its mass and creating opportunities for Interior/exterior IMng. These central courtyards provide a space of orientation and connection, as well as further reducing the visual mass of the project, making it as much a landscape as a building. Each unit has an Individual patio/balcony; a series of larger outdoor terraces are also Interspersed throughout the building footprint at its second level. All of the units will be fully accessible to persons with mobility Impairments and three (3) units will be accessible to persons with sensory Impairments. The property will be completely secured. There will be a single, locked pedestrian entrance from Palm Canyon Dr. equipped with a keyfob and intercom system. Access will be restricted to tenants and their guests only at all times. Sustainable Design & Water Conservation The project has been designed with sustainability In mind. Individual units and common spaces will be filled with natural light but sheltered from the sun by the project's broad overhanging eves and shade trellises. Parking Is likewise shaded both by trellises and tree canopies. Units are also configured to maximize natural ventilation during more temperate months, with ample Interior-exterior connectivity. The The project will seek to be built to a LEED for Homes Gold level. Sustainable features include rooftop and surface parking-shed solar, solar heated hot water, exceeding Title 24 energy standards by 15%, energy star appliances, drought-tolerant and native plantings, low-flow plumbing fixtures, no voe Interior paint, CRI green label carpeting, and fonnaldehyde-free composite wood materials. Units will feature an outdoor balcony, air conditioning, a dishwasher, water-conserving and energy-efficient appliances, and a celling fan. The building's landscape Is slmllarly designed with drought-tolerant landscaping and Irrigated to minimize water loss. Operations / Resident Services WHCHC will provide between approximately one fulltime equivalent resident services coordinator (RSC) staff who will offer on-site voluntary comprehensive supportive services free of charge to all tenants of PCD. RSCs will provide activities, classes, and supportive and referral services to all 69 low-income families. WHCHC's model of service-enriched living will provide a level of resident services that ensures our residents live empowered and enriched lives. Desert AIDS Project will provide specialized case-management services for our formerly homeless seniors and residents with special needs. Specialized case management services will focus on the needs unique to the formerly unhoused and those with specialized medical needs, and will be modified and tailored to the Individual residents' needs. Approximately one fulltime case managers or other specialists will work onsite. About OAP Desert AIDS Project will be a service provider for the project. Founded In 1984 by a group of community volunteers in the face of the AIDS aisis, Desert AIDS Project (OAP) has been the Coachella Valley's primary not-for-profit resource for those living with, affected by, or at-risk for HIV or AIDS. Today, OAP Is a Federally Qualified Health Center (FQHC) with the goal of Improving the overall health of our entire community, especially the disenfranchised. OAP provides comprehensive, culturally competent, quality primary and preventative health care services Including: primary medical care, HIV and Hepatitis specialty care, dentistry, behavioral health and social services, all under one roof. Reports & Studies The following reports and studies are being prepared to be submitted as part of the project's full POD application: 1. Hydrology Report 2. Preliminary Grading Study 3. Historical Resources / Visual Impact Analysis Report 4. Traffic Report 5. Title Report 50Project Justification The following findings are noted per City code 94.03.00.C.3.d. The project is superior to that which Is permitted by right-of .. zone both In terms of Its overan design quality, its urban design and relationship to its neighbors, in terms of the amenities and accessibility it provides, and in terms of its sustainable design and water conservation as noted above. The project conforms to the purpose of a planned development district as identified in Section 94.03.00(A) In that It creates a single project from multiple land parcels under a single development plan. It further allows a mixture of zones within this single development project. It does not require any flexibility in development standards. where contextually appropriate. or where necessary to accommodate the development of affordable housing, as the project conforms to by .. right zoning and that allowed by SB 35 and the City's corresponding density bonus program. It promotes Innovation and excellence In site and urban design, as noted above. creating an exceptional design that closes a void in the urban fabric, resulting In a project of significantly higher quality than would be achieved through conventional design practices and standards, as noted above. It promotes open space preseNatlon, providing open space above and beyond the code-required amount. and creates efficient traffic and pedestrian clrculatlon on the lol Finally, It alms to create a new project of significant value to the City, both in its architectural quality and In the quality of life It provides to Hs residents and the community. No exceptions are required to the underlying zoning regulations beyond those already granted by SB 35 and the City's density bonus program. Recreational and open space amenities are provided as noted above, and the architectural form and site planning are likewise superior as noted above. SB 35 / Density Bonus This Planned Development District application Is submitted pursuant to California State Government Codes 65913.4 and 65915. These codes Include SB35 and State Desnlty Bonus Law, which together entitle the project to bonus units. development concessions and Incentives, and waivers of development standards. reduced parking standards, and a streamlined approval process. The state provides these incentives to further promote affordable housing production, which assists cities in meeting their Regional Housing Needs Assessment goals. The project meets all of the criteria necessary to qualify for SB 35, including Its affordable housing and labor requirements. As required by SB 35, the project will be fully consistent with all of the City's applicable objective planning standards, notwithstanding any modifications under density bonus law, and Is consistent with all of SB 35's physical criteria for streamlined, ministerial review. As a ministerial approval, the project Is further not subject to environmental review under the Callfomla Environmental Quality Act (CEQA). Community Outreach WHCHC has decades of experience working with the community in the development process. WHCHC's community engagement team has been meeting with area residents, neighborhood associations and abutting property owners to provide an overview of the project and gather feedback and input. To date, the team has had very productive conversations and email exchanges with residents in the surrounding neighborhood of Old Las Palmas, and nearby neighborhoods of Vista Las Palmas, Vista Norte and Little Tuscany. The team has also received Input from the project's most direct neighbors at Pompeii De Las Palmas. WHCHC will continue community engagement through the development process. Development Schedule As noted above, the goal Is to complete the entitlement process for the project by January 2021 In order to secure the aforementioned housing vouchers and other funding the project has already qualified for. The project will then move forward with permit drawings and permitting during 2021 and then be construded over an approximately 18-month timeframe. 51' ,. Concluslon For over 30 years, WHCHC has been building homes and providing services that moves community members from insecurity to stability. WHCHC has a reputation for a high level of design. creating award-winning housing our residents are proud to call home. The design for Agave at Palm Canyon, developed with 64North, alms to honor the city's modem heritage with a striking contemporary Interpretation that contributes to the surrounding community. WHCHC Is privileged to expand our mission to serve the City of Palm Springs and have crafted this development to meet your local needs. We are excited to partner with the City to create this new contribution to the city fabric and honored to be part of the process. Sincerely. #~ Matt Mason Development Director, WHCHC 52Attachment 5 Public Integrity Disclosure Form 53! PUBLIC INTEGRITY APPLICANT DISCLOSURE ----Name (Print last, first, middle Initial) E-mail Address Jesse Slansky jesse@whchc.org ----· Positionmtle President & CEO, West Hollywood Community Housing Corporation Addres·s 7530 Santa Monica Blvd, West Hollywood, CA 90046 Work Phone: 323 650 8771 .. --Reporting Status --. -. --New Disclosure: ✓ Update: Every applicant that is not an individual natural person, or comprised exclusively of natural persons with no outside investors, must disclose to the City the identity of each natural person who holds or occupies a significant position with respect to that applicant entity or any entity that owns an interest or derives profits with respect to the applicant entity, i.e., a sub-entity. In addition, every applicant must disclose to the ·city the identity of each owner or investor who has both of the following: (i) an ownership interest in the applicant entity with a value of two thousand dollars ($2,000.00) or more, and (ii) a material financial relationship with any official who has the opportunity to vote upon, or advocate for a particular result or outcome with respect to the application in question. A 11significant position° shall be defined as follows: i. Officers and Directors (in the instance of a corporation); ii. Members and Managers (in the instance of limited liability company); or iii. Trustees and other Fiduciaries (in the instance of a trust or another organization). A "material financial relationship" shall be defined as a relationship between an owner or investor on one hand, and a voting or potentially advocating official on the other hand, whereby the official has an interest in the outcome of the City's action upon the application in question arising from or related to any of the following: 1. Any business that the owner or investor in the applicant and the official do together during the year prior to the filing of the application; 2. Any income that the official has earned from the owner or investor in the applicant entity during the y~ar prior to the filing of application; 3. One or more gifts, that the owner or investor in the applicant has given to the official during a year prior to the filing of the application with a total of more than fifty dollars; 4. Any money or value that the official will or might reasonably be anticipated to gain or lose, based upon the ownership interest of the owner or investor in the applicant entity, in relation to the outcome of the City's action upon the application. -I I 54Organization: West Hollywood Community Housing Corporation Address: 7530 Santa Monica Blvd,West Hollywood, CA 90046 Type of Organization: California Non-profit Corporation Officers: Jesse Slansky, President & CEO Karl Lott, Chair Board of Directors Alexander Bazley, Vice Chair Ryan Leaderman, Vice Chair Rodrick Burnley, Secretary Allison Higgins, Treasurer Michael B. Allderdice Remy De La Peza Barrie Gruner Jim Lion Tiffany Lowery Peter Noonan Kenneth Sofge Patrick D. Spillane Ownership: Non-profit run byBoardofDirectors I DECLARE UNDER PENAL TY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT. Date \o -~ .'U) -On the basis of information contained in this report, I conclude that the filer is in compliance with Palm Springs Municipal Code Section 2.60, except as noted in the 11comments" box below. Comm-ents-: -. Signature and Title of Agency's Final Reviewing Official r --: ----· .. ... ' . -: 55Attachment 6 Traffic Analysis 56VVALKER CONSULTANTS January 5, 2021 Mr. Matt Mason Director of Real Estate Development West Hollywood Community Housing Corporation 7530 Santa Monica Boulevard West Hollywood, CA 90046 707 Wilshire Boulevard, Suite 3650 Los Angeles, CA 90017 213.488.4911 wal kerconsu lta nts.com Re: Agave at Palm Canyon Senior Affordable Housing-Trip Generation Comparison Palm Springs, CA Dear Mr. Mason: Walker Consultants is pleased to submit this trip generation comparison for the proposed Agave at Palm Canyon Senior Affordable Apartments ("Project"), which is located at 1479 N. Palm Canyon Drive, on the southwest corner of the Stevens Road/N Palm Canyon Drive intersection in the City of Palm Springs. The Project consists of 71 apartment dwelling units, including 69 !-bedroom senior affordable apartment units and two !-bedroom units for full-time on-site building managers, on-site amenities such as a lobby, mailroom, community room and gym, and 650 square feet of flexible use space which may be a cafe. This letter compares the projected trip generation potential of the Agave at Pam Canyon project with the projected trip generation potential of the former Draughtsman restaurant and bar site located at 1501 N Palm Canyon Drive, on the northwest corner of the Stevens Road/N Palm Canyon Drive, directly across Stevens Road from the proposed project site. According to publicly available property data1, the restaurant building at 1501 N Palm Canyon Drive is 5,200 square feet. TRIP GENERATION COMPARISON In order to develop the traffic characteristics of the proposed project, trip-generation statistics published in the Institute of Transportation Engineers (ITE) Trip Generation (10th Edition + Supplement, 2020) manual for the proposed land uses (ITE Land Use Code: 252 -Senior Adult Housing -Attached and ITE Land Use Code: 932 High-Turnover (Sit-Down) Restaurant) are utilized. In order to develop the traffic characteristics of 1501 N Palm Canyon Drive, trip-generation statistics published in the Institute of Transportation Engineers (ITE) Trip Generation (10th Edition + Supplement, 2020} manual for high-turnover sit-down ITE Land Use Code: 932 High-Turnover (Sit-Down} Restaurant are utilized. 1 https://www.propertyshark.com/mason/Property/65543645/1501-N-Palm-Canyon-Dr-Palm-Springs-CA-92262/ 37-009227.00 agave at palm canyon trip generation letter 20210105.docx 57VVALKER CONSULTANTS Matt Mason January 5, 2021 Page 2 Table 1 presents the trip generation rates and the resulting trip generation summary for the proposed Project and the restaurant at 1501 N Palm Canyon Drive. -······-··············-··-· ···-·-·-·-·-····-· ---~ab~e 1: Trip c;::_n_~r~!.i'?.n .~o_rf!£_~r(~!l~. ··--· -·-··--··--· ·--··-·-··--··· -· -····-·· -···-··· -·-···-· .. ---·-·--·---·· ·-·--·--___ ·-·•--··· --··--··-_ ··---··-· Land Use Senior Affordable Housing -Attached High-Turnover (Sit-Down) Restaurant Trip Generation Rates ITE LU AM Peak Hour PM Peak Hour Daily Code In Out Total In Out Total : l!ED!mEmEJmDBJIIIIDIII EiJEiJEml!!mDmDlm Trip Generation Results -Agave at Palm Canyon Land Use Senior Affordable Housing -Attached Quantity AM Peak Hour PM Peak Hour 1 1 Daily Out . Total j Out Total llllm!llllaWllllll._llmllllBIIIIJI Trip Generation Results -1501 N Palm Canyon Land Use Quantity AM Peak Hour PM Peak Hour Out Total · In i Out i Total High-Turnover (Sit-Down) Restaurant mmlllmllllDIEllll!lllllmll_. Source: Institute of Transportation Engineers Trip Generation, 10 Edition+ Supplement (2020) Note: DU = Dwelling Unit, TSF = Thousand Square Feet, LU = Land Use ' Daily As shown in Table 1, the proposed Agave at Palm Canyon is projected to generate 14 AM Peak hour trips, 18 PM peak hour trips and 263 daily trips. The vacant restaurant building to the north at 1501 N Palm Canyon Drive, if re-occupied, is projected to generate 52 AM peak hour trips, 51 PM peak hour trips and 583 daily trips, substantially more trips than the entirety of the proposed Agave at Palm Canyon project. The 1501 N Palm Canyon Drive property is approximately 0.75 acres, whereas the proposed Agave at Palm Canyon site is approximately 1.76 acres. The Agave at Palm Canyon has a lower trip generation potential than a restaurant site that is approximately 43% of its size, so not only is it projected to generate fewer trips on an absolute level, its relative trip generation potential is even lower. If the 650 square feet of flexible space was utilized as a cafe, based on ITE trip generation rates for High-Turnover (Sit-Down) Restaurants, the flex space would generate 7 AM peak hour trips, 6 PM peak hour trips and 73 daily trips. Trip generation for the proposed Agave at Palm Canyon project would still be substantially lower than a restaurant on the 1501 N Palm Canyon Drive property despite being on a much larger parcel. The proposed Agave at Palm Canyon project is a less intense generator of vehicular trips than commercial uses, such as restaurants that could be constructed on the site. 58VVALKER CONSULTANTS If you have any questions, please contact Jeff Weckstein at 213.335.5845. Sincerely, WALKER CONSULTANTS Jeffrey Weckstein Transportation Planner .. ~~ Chris Pappas, P.E. Project Engineer Matt Mason January 5, 2021 Page 3 59VVALKER CONSULTANTS January 5, 2021 Mr. Matt Mason Director of Real Estate Development West Hollywood Community Housing Corporation 7530 Santa Monica Boulevard West Hollywood, CA 90046 Re: Agave at Palm Canyon Senior Affordable Housing-Traffic Scoping Letter Palm Springs, CA Dear Mr. Mason: 707 Wilshire Boulevard, Suite 3650 Los Angeles, CA 90017 213.488.4911 walkerconsultants.com Walker Consultants is pleased to submit this traffic analysis scoping letter and scoping form for the proposed Agave at Palm Canyon Senior Affordable Apartments ("Project"), which is located at 1479 N. Palm Canyon Drive, on the southwest corner of the Stevens Road/N Palm Canyon Drive intersection in the City of Palm Springs. The Project consists of 71 apartment dwelling units, including 69 1-bedroom senior affordable apartment units and two 1-bedroom units for full-time on-site building managers, on-site amenities such as a lobby, mailroom, community room and gym, and 650 square feet of flexible use space which may be a cafe .. A preliminary site plan for the proposed Project is shown on Figure 1. Access to the Project will be provided at one full access driveway on Stevens Road and one gated, emergency access only driveway on Camino Norte. TRIP GENERATION In order to develop the traffic characteristics of the proposed project, trip-generation statistics published in the Institute of Transportation Engineers (ITE) Trip Generation (10th Edition + Supplement, 2020) manual for the proposed land uses (ITE Land Use Code: 252 -Senior Adult Housing-Attached and ITE Land Use Code: 932 High-Turnover (Sit-Down) Restaurant) are utilized. Table 1 presents the trip generation rates and the resulting trip generation summary for the proposed Project. 37-009227.00 agave at palm canyon traffic scoping letter 20210105.docx 60VVALKER CONSULTANTS Figure 1: Project Site Plan ·--r----·-···--·--··· -·--·-·-· z 0 z 0 :,, -; I ' i ! ' I I I I I l I I i I i I I I i ! i i I Source: 64North (January s, 2021) ® df W. STEVENS ROAD © V ~f §& Matt Mason January 5, 2021 Page 2 (I) ;z .,, > ::i: n )> z -< 0 z 0 ~ < m 61VVALKER CONSULTANTS Matt Mason January 5, 2021 Page 3 Table 1: Agave at Palm Canyon -Projected Trip Generation ----Trip Generation Rates Land Use ITE LU AM Peak Hour PM Peak Hour Quantity Daily Code In Out Total In Out Total Senior Affordable Housing -Attached IBl!llmfllil!mlmJEDmDBDIIIIDIII Trip Generation Results -Agave at Palm Canyon Land Use ITE LU _:, AM Peak Hour PM Peak Hour . Quantity Daily Code In Out Total : In Out ! Total Senior Affordable Housing -Attached IBl!IIIBII--IIDIIEmlBIEII Source: Institute of Transportation Engineers Trip Generation, 10 Edition + Supplement (2020) Note: DU = Dwelling Unit, TSF = Thousand Square Feet, LU = Land Use As shown in Table 1, the Project is anticipated to generate a total of 263 trips per day (50% inbound and 50% outbound) with 14 AM peak hour trips (5 inbound, 9 outbound) and 18 PM peak hour trips (10 inbound, 8 outbound). Based on West Hollywood Community Housing Corporation's (WHCHC) experience developing senior affordable housing projects in Southern California, only 50% of the residents in their project's own vehicles, thus it is likely that the ITE trip generation projections for the senior affordable housing component of the project are a conservative (high) projection of the project's trip generation potential. If the 650 square feet of flexible space was utilized as a cafe, based on ITE trip generation rates for High-Turnover (Sit-Down) Restaurants, the flex space would generate 7 AM peak hour trips, 6 PM peak hour trips and 73 daily trips. TRIP DISTRIBUTION AND TRIP ASSIGNMENT The trip distribution pattern is heavily influenced by the geographical location of the site, the location of surrounding uses, and the proximity to the regional freeway system. Figure 2 displays the estimated Project traffic distribution pattern. For the proposed project, Highway 111 and the 1-10 freeway lie to the north, while local destinations and medical facilities lie to the north, east and south. There are no commercial developments west of the project site that would attract trips from the proposed project on a regular basis. Based on the identified Project traffic generation and estimated trip distribution pattern, Project peak hour intersection turning movement volumes are shown on Figure 3 for the morning and evening peak hours, respectively. 62VVALKER CONSULTANTS Figure 2: Project Trip Distribution Legend: X% -Percent Trip Distribution .----·-············---• I I I I I I I •Stevens d 95% r 5%7 • ! i i Ii. 5% 95% ~-------------------CAMINO NORTE ······-···Q-··-····-~ i: Emergency : ~ Access Only 0 Proj Drwy ~-------------------Source: Walker Consultants, 2021 I _,• ... .. .-· -· -· .. -_,._ _____ _ Matt Mason January 5, 2021 Page4 63VVALKER CONSULTANTS Figure 3: Project Trip Assignment Legend: X (X): AM(PM) Peak Hour Trip Assignment STEVENS RD -----t ,---------------------.. I I ## I I •* _....., ____ _ I I ·• I --9 (13) I -• I r =•••• •,_S-tev....,e_..ns........,d ______ : : 0(1>7 !o i i i o.. 1 11 (0) {10) I I ~--·················-CAMINO NORTE ····················-n I ! Emergency: ~Access : .-• II) -Only 0 ProjDrwy Source: Walker Consultants, 2021 Matt Mason January 5, 2021 Pages Figure 3 shows the project's projected trip assignment assuming the flexible space is a 650 square foot cafe. If the flexible space is used strictly as an amenity for the senior housing trip assignment numbers would be reduced by one-third in the AM peak hour and one-fourth in the PM peak hour. 64VVALKER CONSULTANTS GENERAL PLAN CIRCULATION ELEMENT Appendix A shows the City of Palm Springs Circulation Plan and Typical Street Cross-Sections. Matt Mason January 5, 2021 Page 6 Stevens Road -Stevens Road is an east-west oriented roadway located north of the Project and classified as a 2-lane undivided collector thoroughfare within the study area in the City of Palm Springs Circulation Plan. Camino Norte -Camino Norte is generally an east-west oriented roadway that transitions to a north-south roadway adjacent to the project site. It is classified as a 2-lane local collector in the City of Palm Springs General Plan. Palm Canyon Drive -Indian Canyon Drive is a north-south oriented roadway located east of the Project and classified as a 4-lane divided major thoroughfare within the study area in the City of Palm Springs General Plan. Vereda Norte -Vereda Norte is an east-west oriented roadway classified as a 2-lane local collector in the City of Palm Springs General Plan. TRAFFIC IMPACT ANALYSIS (TIA) CRITERIA AND SCREENING Per the City of Palm Springs Traffic Impact Analysis (TIA) Guidelines (July 2020), projects are screened to determine the need for completing a levels of service (LOS) analysis as well as a vehicle miles traveled (VMT) analysis as part of a traffic impact analysis. SCREENCHECK FOR LOS ANALYSIS Per the TIA guidelines, project's that generate less than 100 peak hour trips (in the AM and PM peak hours) are typically exempt from further traffic analysis. Additionally, when LOS analysis is required, it is typically only at intersections where a proposed project will add 50 or more peak hour trips. Since the Project is projected to generate 21 AM peak hour trips and 24 PM peak hour trips, well below the 100-trip threshold, the proposed Project does not generate enough traffic to warrant a LOS traffic impact analysis. SCREENCHECK FOR VMT ANALYSIS Per the TIA guidelines, there are several activities and project types that generally will not require a TIA that includes a VMT analysis. This presumption is based on one of two factors: substantial evidence provided by the Governor's Office of Planning and Research's (OPR) technical advisory supporting SB 743 implementation or related to projects that are local serving. Affordable housing and senior housing are both uses that are presumed to have a less than significant impact and therefore exempt from providing a VMT traffic analysis per the City of Palm Springs guidelines and QPR technical advisory.1 1 Technical Advisory on Evaluating Transportation Impacts in CEQA. Governor's Office of Planning and Research (Dec 2018) 65VVALKER CONSULTANTS Matt Mason January 5, 2021 Page 7 Local serving retail projects that are less than 50,000 square feet may be presumed to have a less than significant impact since local serving retail generally improves the convenience of shopping and dining closet to home and has the effect of reducing vehicle travel. The proposed 650 square foot cafe may be presumed to have less than a significant impact based on this criterion. Appendix B contains the completed TIA scoping form through the LOS and VMT screenchecks. CONCLUSIONS REGARDING TRAFFIC ANALYSIS In conclusion, a formal traffic impact analysis for either LOS or VMT is not required for the Project site. If you have any questions, please contact Jeff Weckstein at 213.335.5845. Sincerely, WALKER CONSULTANTS Jeffrey Weckstein Transportation Planner Enclosure(s): .. ll4 Chris Pappas, P .E. Project Engineer Appendix A: City of Palm Springs Circulation Map and Roadway Cross Sections Appendix B: Project Scoping Form 66VVALKER CONSULTANTS APPENDIX A: CITY OF PALM SPRINGS CIRCULATION MAP AND ROADWAY CROSS SECTIONS Matt Mason January 5, 2021 Page 8 67--Freeway --Expressway --Major Thoroughfare (6 -lane divided) --Major Thoroughfare (4-lane divided) --Secondary Thoroughfare (4 -lane divided) Circulation Plan -Secondary Thoroughfare (4-lane undivided) [~ Cly Boundary -Collector (2 -lane divided) c::J Sphered kl11uence --Collector (2 -lane undivided) • Critical Intersection• ' '\ , \ I ~ .._, J --t / O' \ \ ~-\ \ I ;--·'' / (--:-,-;:-4.500' Local 1ntersectioo l""rovements required to maintain acceptable LOS. Rgure4-1 68R/W IE r --. R/W r r Major Thoroughfare (6 Lane Divided) 110' 861 IE 10' ~1 Major Thoroughfare (4 Lane Divided) 100' 76' IE 10' ~1 CIRCULATION ELEMENT R/W ·d R/W --. ·d Secondary Thoroughfare T --r _____ ao~~~-s_· -----11•1 T --. .--Collector Street k=60'·66'====:-Z I r 40• ·1 I -.. ---Local Street t==w~91 --.. ..---Figure 4-2 Typical Street Cross Sections Palm Springs 2007 General Plan Page 4.9 69VVALKER CONSULTANTS APPENDIX B: PROJECT SCOPING FORM Matt Mason October 29, 2020 Page9 70City of Patm Springs TIA Guidelines July 2020 Project Scoping Form This scoping form shall be submitted to the City of Palm Springs to assist in identifying infrastructure improvements that may be required to support traffic from the proposed project. Project Identification: Case Number: Related Cases: SP No. EIR No. GPA No. CZ No. Project Name: Agave at Palm Canyon Project Address: 1479 N. Palm Canyon Drive, Palm Springs Project Opening 2022 Year: Project 71-Unit attached senior affordable housing Description: 650 square foot cafe Consultant: Developer: Name: Walker Consultants West Hollywood Community Housing Corporation Address: 707 Wilshire Blvd, Suite 3650 7530 Santa Monica Blvd Los Angeles, CA 90017 West Hollywood, CA 90046 Telephone: 213. 335. 5845 323. 650. 8771 Fax/Email: jweckstein@walkerconsultants.com matt@whchc.org Trip Generation Information: Trip Generation Data Source: ITE Trip Generation, 10th Edition Current General Plan Land Use: Proposed General Plan Land Use: Mixed-Use/Multi-Use Mixed-Use/Multi-Use Current Zoning: Proposed Zoning: Cl/R2 Cl/R2 34 71Existing Trip Generation In AM Trips PM Trips Trip Internalization: Pass-By Allowance: 0 0 Out 0 0 D Yes D Yes Potential Screening Checks Total 0 0 ~ No (29 No City of Pafm Springs TIA Guidelines July 2020 Proposed Trip Generation In Out 9 12 14 10 ___ % Trip Discount) ,...__ __ % Trip Discount) Total 21 24 Is your project screened from specific analyses (see Page 11 of the guidelines related to LOS assessment and Pages 24-26). Is the project screened from LOS assessment? Q9 Yes 0 No LOS screening justification (see Page 11 of the guidelines): __________ _ Project generates less than 100 peak hour trips Is the project screened from VMT assessment? ~ Yes 0 No VMT screening justification (see Pages 24-26 of the guidelines): ________ _ Both affordable housing projects and senior housing projects are presumed to have a less than significant VMT impact per the Governor's Office of Planning and Research's Technical Advisory and the City of Palm Springs TIA guidelines. Retail/ aining unaer so,ooo square feet is consiaering local serving 35 72VVALKER CONSULTANTS October 29, 2020 Mr. Matt Mason Director of Real Estate Development West Hollywood Community Housing Corporation 7530 Santa Monica Boulevard West Hollywood, CA 90046 Re: Agave at Palm Canyon Senior Affordable Housing -Traffic Scoping letter Palm Springs1 CA Dear Mr. Mason: 707 Wilshire Boulevard, Suite 3650 Los Angeles, CA 90017 213.488.4911 wa I kerconsulta nts.com Walker Consultants is pleased to submit this traffic analysis scoping letter and scoping form for the proposed Agave at Palm Canyon Senior Affordable Apartments ("Project"), which is located at 1479 N. Palm Canyon Drive, on the southwest corner of the Stevens Road/N Palm Canyon Drive intersection in the City of Palm Springs. The Project consists of 71 apartment dwelling units, including 69 1-bedroom senior affordable apartment units and two 1-bedroom units for full-time on-site building managers, and on-site amenities such as a lobby, mailroom, community room and gym. A preliminary site plan for the proposed Project is shown on Figure 1. Access to the Project will be provided at one full access driveway on Stevens Road and one full access driveway on Camino Norte. TRIP GENERATION In order to develop the traffic characteristics of the proposed project, trip-generation statistics published in the Institute ofTransportation Engineers (ITE) Trip Generation (10th Edition, 2017) manual for the proposed land use (ITE Land Use Code: 252 -Senior Adult Housing -Attached) are utilized. Table 1 presents the trip generation rates and the resulting trip generation summary for the proposed Project. 37-009227.00 agave at palm canyon traffic scoping letter.docx 73VVALKER CONSULTANTS Figure 1: Project Site Plan ·----~------•-.,-. , ~-----··---. . . I . . z 0 :,, ;;: Source: 64North (October 14, 2020) W. STEVENS ROAD Matt Mason October 29, 2020 Page 2 .., ~ :? ('\ > z -< 0 z 0 :,, < m 74VVALKER CONSULTANTS Matt Mason October 29, 2020 Page 3 Table 1: Agave at Palm Canyon -Projected Trip Generation --Trip Generation Rates Land Use ITE LU AM Peak Hour PM Peak Hour Quantity Daily Code In Out I Total i In Out Total Senior Affordable Housing -Attached lllfml!IIIIB!iml!Dmr&mDllmBJIE Trip Generation Results Land Use ITE LU . 1 AM Peak Hour I PM Peak Hour Quantity . I Daily Code In i Out I Total In ! . Out Total Senior Affordable Housing -Attached lllfml!IIIIIBIIBIIIIIDIIEIIIDIIIIIDIIBI Source: Institute of Transportation Engineers Trip Generation, 10 Edition (2017) Note: DU = Dwelling Unit, LU =Land Use As shown in Table 1, the Project is anticipated to generate a total of 263 trips per day with 14 AM peak hour trips and 18 PM peak hour trips. TRIP DISTRIBUTION AND TRIP ASSIGNMENT The trip distribution pattern is heavily influenced by the geographical location of the site, the location of surrounding uses, and the proximity to the regional freeway system. Figure 2 displays the estimated Project traffic distribution pattern. For the proposed project, Highway 111 and the 1-10 freeway lie to the north, while local destinations and medical facilities lie to the north, east and south. There are no commercial developments west of the project site that would attract trips from the proposed project on a regular basis. Based on the identified Project traffic generation and estimated trip distribution pattern, Project peak hour intersection turning movement volumes are shown on Figure 3 for the morning and evening peak hours, respectively. 75VVALKER CONSULTANTS Figure 2: Project Trip Distribution Legend: X% -Percent Trip Distribution . ----·······----------1 I I I I I I I •Stevens Rd I I 10%7 r 65% • ! 1 i lr. 10% 65% I •• ... I ~ ................... ! CAMINO NORTE ··········lf········~ 3 : Z I 0 I ;:i, I •• 11) r 2s% ,. @ ProjDrwy r 25% Source: Walker Consultants, 2020 .. .•· .. .. -·· _.._ ______ _ Matt Mason October 29, 2020 Page4 76VVALKER CONSULTANTS Figure 3: Project Trip Assignment Legend: X (X): AM(PM) Peak Hour Trip Assignment . ---------····--------• I I : :stevens Rd 1(1)7 r3<6) • I i i £ 1 6 (1) (5) . .. I • ~--------------------CAMINO NORTE ....................• n I QI I 3 I Z I 0 I • ~ I •• ~ ,r-2(2) • 0 ProjDrwy r 1 (3) Source: Walker Consultants, 2020 .. .. .. .. .. ----------.. Matt Mason October 29, 2020 Page 5 77VVALKER CONSULTANTS GENERAL PLAN CIRCULATION ELEMENT Appendix A shows the City of Palm Springs Circulation Plan and Typical Street Cross-Sections. Matt Mason October 29, 2020 Page 6 Stevens Road -Stevens Road is an east-west oriented roadway located north of the Project and classified as a 2-lane undivided collector thoroughfare within the study area in the City of Palm Springs Circulation Plan. Camino Norte -Camino Norte is generally an east-west oriented roadway that transitions to a north-south roadway adjacent to the project site. It is classified as a 2-lane local collector in the City of Palm Springs General Plan. Palm Canyon Drive -Indian Canyon Drive is a north-south oriented roadway located east of the Project and classified as a 4-lane divided major thoroughfare within the study area in the City of Palm Springs General Plan. Vereda Norte -Vereda Norte is an east-west oriented roadway classified as a 2-lane local collector in the City of Palm Springs General Plan. TRAFFIC IMPACT ANALYSIS (TIA) CRITERIA AND SCREENING Per the City of Palm Springs Traffic Impact Analysis (TIA) Guidelines (July 2020), projects are screened to determine the need for completing a levels of service (LOS) analysis as well as a vehicle miles traveled (VMT) analysis as part of a traffic impact analysis. SCREENCHECK FOR LOS ANALYSIS Per the TIA guidelines, project's that generate less than 100 peak hour trips (in the AM and PM peak hours) are typically exempt from further traffic analysis. Additionally, when LOS analysis is required, it is typically only at intersections where a proposed project will add 50 or more peak hour trips. Since the Project is projected to generate 14 AM peak hour trips and 18 PM peak hour trips, well below the 100-trip threshold, the proposed Project does not generate enough traffic to warrant a LOS traffic impact analysis. SCREENCHECK FOR VMT ANALYSIS Per the TIA guidelines, there are several activities and project types that generally will not require a TIA that includes a VMT analysis. This presumption is based on one of two factors: substantial evidence provided by the Governor's Office of Planning and Research's (OPR) technical advisory supporting SB 743 implementation or related to projects that are local serving. Affordable housing and senior housing are both uses that are presumed to have a less than significant impact and therefore exempt from providing a VMT traffic analysis per the City of Palm Springs guidelines and OPR technical advisory.1 Appendix B contains the completed TIA scoping form through the LOS and VMT screenchecks. 1 Technical Advisory on Evaluating Transportation Impacts in CEQA. Governor's Office of Planning and Research (Dec 2018) 78VVALKER CONSULTANTS CONCLUSIONS REGARDING TRAFFIC ANALYSIS Matt Mason October 29, 2020 Page7 In conclusion, a formal traffic impact analysis for either LOS or VMT is not required for the Project site. If you have any questions, please contact Jeff Weckstein at 213.335.5845. Sincerely, WALKER CONSULTANTS Jeffrey Weckstein Transportation Planner Enclosure(s): .. ?!tl4 Chris Pappas, P.E. Project Engineer Appendix A: City of Palm Springs Circulation Map and Roadway Cross Sections Appendix B: Project Scoping Form 79VVALKER CONSULTANTS APPENDIX A: Cl1Y OF PALM SPRINGS CIRCULATION MAP AND ROADWAY CROSS SECTIONS Matt Mason October 29, 2020 Page 8 80\ \ \ 1" r t ; I ' -: .,..l --Freeway Secondary Thoroughfare (4 -lane undMded) [::J City Boundary O' 4500' --ExpreSSW"ay --CoDector (2 -lane divided) c:::1 ~heredln11uence --Major Thoroughfare (6 • lane divided) --Collector (2 • lane undivided) • Critical lntersedlon* --Major Thoroughfare (4 -lane divided) --Local 'Intersection l~ements required to maintain acceptable LOS. --Secondary Thoroughfare (4 • lane divided) Circulation Plan Flgure4-1 81R/W IE r --. R/W IE r ---Major Thoroughfare (6 Lane Divided) 110' 86' IE 10' ~1 Major Thoroughfare (4 Lane Divided) 100' 76' IE 10' ~1 ·1 CIRCULATION ELEMENT R/W ·U R/W ·1 ---Secondary Thoroughfare T -r-----8\~~-s_· -----•1 1 ------Collector Street ~60'-66'===:-Z Ir 4~ l I ~ ---Local Street h==w~7 T --..-----------------Figure 4-2 Typical Street Cross Sections Palm Springs 2007 General Plan Page 4.9 82VVALKER CONSULTANTS APPENDIX B: PROJECT SCOPING FORM Matt Mason October 29, 2020 Page9 83Cityiof IP'aJm Springs TlA Guidelines July 2020 Project Scoping Form This scoping form shall be submitted to the City of Palm Springs to assist in identifying infrastructure improvements that may be required to support traffic from the proposed project. Project Identification: Case Number: Related Cases: SP No. EIR No. GPA No. CZ No. Project Name: Agave at Palm Canyon Project Address: 1479 N. Palm Canyon Drive, Palm Springs Project Opening 2022 Year: Project 71-Unit attached senior affordable housing Description: Consultant: Developer: Name: Walker Consultants West Hollywood Community Housing Corporation Address: 707 Wilshire Blvd, Suite 3650 7530 Santa Monica Blvd Los Angeles, CA 90017 West Hollywood, CA 90046 Telephone: 213. 335. 5845 323. 650. 8771 Fax/Email: jweckstein@walkerconsultants.com matt@whchc.org Trip Generation Information: Trip Generation Data Source: ITE Trip Generation, 10th Edition Current General Plan Land Use: Proposed General Plan Land Use: Mixed-Use/Multi-Use Mixed-Use/Multi-Use Current Zoning: Proposed Zoning: Cl/R2 Cl/R2 34 84Existing Trip Generation In AM Trips PM Trips Trip Internalization: Pass-By Allowance: 0 0 Out 0 0 D Yes D Yes Potential Screening Checks Total 0 0 ~ No ~ No City of P~m Springs TIA Guidelines July 2020 Proposed Trip Generation In Out 5 9 10 8 ___ % Trip Discount) ___ % Trip Discount) Total 14 18 Is your project screened from specific analyses (see Page 11 of the guidelines related to LOS assessment and Pages 24-26). Is the project screened from LOS assessment? ~ Yes 0 No LOS screening justification (see Page 11 of the guidelines):.,,.....,_...,,..-------,------Proj ect generates less than 100 peak hour trips Is the project screened from VMT assessment? Dg Yes 0 No VMT screening justification (see Pages 24-26 of the guidelines): ________ _ Both affordable housing projects and senior housing projects are presumed to have a less than significant VMT impact per the Governor's Office of Planning and Research's Technical Advisory and the City of Palm Springs TIA guidelines. 35 85Attachment 7 Historical Impacts Memo (without attachments) 86Date: For: Subject: From: INTRODUCTION MEMORANDUM November 5, 2020 West Hollywood Community Housing Corporation 1479 Palm Canyon Drive, Palm Springs Teresa Grimes The West Hollywood Community Housing Corporation is proposing a mixed-use project (the Project) at 1479 Palm Canyon Drive in the City of Palm Springs (the Project Site, Figure 1). This stretch of Palm Canyon Drive is developed with one and two-story commercial buildings such as hotels, motels, medical offices, retail shops, and restaurants. South of the Project Site is a vacant parcel. Stevens Road is developed with one-story residential buildings. West of the Project Site is a residential condominium complex. L POR E21NE41SEC. 10 T4S R4E -_ _j ----WEST STEVENS ROAD.,, --=,,,------:::-:,----..,,.,,.,"""w·• """'1~.ldl".,.~[---j l I l 505-18 TRA011-003 011-021 29-11 011-040 _J SHEET 1 OF 2 9 r: ::r1 ffi I 1@) .. I ~ " ... ~ l --@---: ,. I I I !---@---! ,. • CAMINO I ]( ~ I I 1---"'. ~~....::.__,..:.:.:~ I ~ @) I ~ I -.'------:--~ ---------"-'~L__,, @) ! ; --------Figure 1: Project Site outlined in yellow The Project Site is comprised of two parcels at the southwest corner of W. Stevens Road and N. Palm Canyon Drive. The Project would involve the construction of a new two-story building with 71 one-bedroom units for low-income seniors. Amenities would include a resident community room, gym/fitness and laundry room, and private outdoor open space. A 3,000-to 4,000-square-foot commercial space facing Palm Canyon Drive is also proposed. This memorandum Memorandum -1479 Palm Canyon Drive, Palm Springs 1 87has been prepare for compliance with the California Environmental Quality Act (CEQA). The CEQA lead agency for the Project is the City of Palm Springs. CEQA requires the lead agency to determine if the Project has the potential for impacts on historical resources. This memorandum pertains to historical resources that are part of the built environment. REGULATORY FRAMEWORK CEQA defines a historical resource as a property listed in the California Register of Historical Resources (California Register) or determined eligible for listing in the California Register by the State Historical Resources Commission. The California Register automatically includes properties listed and formally determined eligible for listing in the National Register of Historic Places (National Register) as well as some California State Landmarks and Points of Historical Interest. A property designated under a local preservation ordinance or identified as eligible in a historic resources survey is presumed to be a historical resource unless a preponderance of evidence demonstrates that the property is not architecturally, historically, or culturally significant.1 A lead agency has the discretion to treat a property as a historical resource if it meets statutory requirements and substantial evidence supports the conclusion. ENVIRONMENTAL SETTING The Project Site is located in the Uptown district of Palm Springs and comprised of two parcels: Assessor Parcel Numbers (APN) 505-182-004 and 010. APN 505-182-004 is part of the Las Palmas Estates Tract, which was subdivided by Prescott T. Stevens in 1926. The parcel was historically developed with the Casa del Camino Hotel and Bungalows, which closed in 1983.2 The buildings have been demolished and the parcel is currently paved with asphalt (Figure 2). Figure 2: APN 505-182-004 looking northwest. Figure 3: APN 505-182-010 looking southwest 1 Public Resources Code § 5024.1 and Title 14 California Code of Regulations § 4850 & § 15064.5 (a) (2). 2 Casa de Camino Hotel and Bungalows was constructed in 1937 as a small group of bungalows. A two-story hotel portion was constructed in 1940. The business closed in 1983 and in 1987 the Palm Springs Redevelopment Agency purchased the property. By that time, the buildings had already been demolished. Nicolette Wenzell, "History of Casa del Camino includes giant red horse," Desert Sun, May 8, 2015. Memorandum -1479 Palm Canyon Drive, Palm Springs 2 88APN 505-182-010 was historically developed with a reservoir for a private golf course approximately a mile south of the Project Site.3 The concrete lined reservoir is approximately 100 feet square and 12 feet deep. The reservoir is no longer in use and the remainder of the parcel is paved with asphalt (Figure 3). Neither APN associated with the Project Site is included in the Built Environment Resource Directory (BERD) managed by the State Office of Historic Preservation (SOHP). The BERD includes information on properties processed through the SOHP. This includes properties reviewed for listing in the National Register of Historic Places and the California Historical Landmarks programs through federal and state environmental compliance laws, and properties nominated under federal and state registration programs. Thus, the Project Site is not currently listed under national or state landmark or historic district designation programs. Additionally, the Project Site is not currently listed under local landmark or historic district designation programs. Neither APN was identified or evaluated as a potential historical resource in the 2015 Palm Springs Historic Resources Inventory (2015 Inventory). Las Palmas Estates was evaluated as ineligible under national, state, and local historic district programs in the 2015 Inventory for lack of integrity. It received an evaluation code of 6L, indicating it may warrant special consideration in local planning. The area identified as the Las Palmas Estates Planning District did not include the Project Site (Attachment A). There is one historical resource adjacent to the Project Site, the condominium complex to the west called Pompeii de las Palmas (PDLP). Located at 221 W. Stevens Road, the nine-unit complex was constructed in 1964 as rental apartments and converted to condominiums in 1969. PDLP was designate as a historic district under Chapter 8.05 of the Palm Springs Municipal Code in the contexts of multi-family residential development and architecture. PDLP was found significant as a prime example of small seasonal rental property designed in the Roman Revival style. PDLP is comprised of three one-story buildings situated on an irregularly-shaped parcel that extends from Stevens Road on the north and Camino Norte on the southwest. According to the 2015 historic district nomination (Attachment B), the complex is a Midcentury Modern design with a Roman Revival overlay in the form of columns, statuary, and landscaping. The complex has carports and main entrances on both street frontages, clearly separating residents from their automobiles. The street-facing elevations (Figures 4 and 5) are similar in design with flat projecting canopies supported by Ionic columns sheltering the carports. Slightly taller canopies highlight the main entrances that consist of solid double doors. Original pendant lights with white globes hang over each entrance. The complex is organized around a central courtyard 3 The reservoir was constructed by Thomas A. O'Donnell an oil tycoon who relocated to Palm Springs in the early 1920s. O'Donnell bought property at the corner of Stevens Road and Palm Canyon Drive and built the reservoir, which also acted as a desalting basin, through which the Whitewater Mutual Water Company routed its pipeline to the area that was to become the O'Donnell Golf Course. O'Donnell was one of the five founders of Whitewater Mutual, which was incorporated on May 5, 1927. O'Donnell deeded the golf course and reservoir to the City of Palm Springs in 1945. Memorandum -1479 Palm Canyon Drive, Palm Springs 3 89with a half-circular pool and gardens. The buildings are wood-frame construction with solid stucco walls broken regularly by floor-to-ceiling windows and sliding glass doors. Ionic columns are also used along the courtyard elevations to support the flat overhanging roof eaves that shelter unit entrances and patios. The west, south, and southeast elevations (Figure 6) are lacking in the same stylistic flourishes found on the courtyard elevations. They consist of stucco walls with aluminum-framed windows and sliding glass doors. Concrete block is used in the construction of the pool cabana as well as garden walls. Figure 4: PDLP, Stevens Road entrance Figure 5: PDLP, Camino Norte entrance Figure 6: PDLP, south and southeast elevations ANALYSIS OF PROJECT IMPACTS The proposed Project does not involve the demolition, destruction, relocation, or alteration of any historical resources that are part of the built environment. Thus, the Project would not have any direct impacts on historical resources. However, CEQA also requires the analysis of indirect impacts on historical resources. Indirect impacts, or secondary effects, are reasonably foreseeable and caused by a project but occur at a different time or place.4 Examples of indirect impacts may include visual, auditory, and atmospheric changes to the setting of identified historical resources in the vicinity of a project. In determining the potential for indirect impacts of the Project on the adjacent historical resource, the central question is whether the proposed new building would cause a "material impairment" to the significance of PDLP.5 Material impairment occurs where a project demolishes or alters the physical characteristics that convey the significance of a historical 4 Title 14 California Code of Regulations §15358 (a) (2) 5 Public Resources Code §21084.1; CEQA Guidelines §15064.5 (b). Memorandum -1479 Palm Canyon Drive, Palm Springs 4 90resource and that justify its inclusion in or eligibility for inclusion in national, state, or local landmark or historic district programs pursuant to the requirements of CEQA. Such an effect would only occur if PDLP no longer retained sufficient integrity to convey its significance as a result of the Project According to National Register Bulletin #15, there are seven aspects of integrity: feeling, association, workmanship, location, design, setting, and materials. Six of the seven aspects of integrity are related to the physical characteristics of a building, structure, object, site, or district that convey its historic significance and justify its inclusion in, or eligibility for, applicable landmark and historic district designation programs.6 Because the Project would not alter the physical characteristics of PDLP, the only relevant aspect with respect to the indirect impact of the proposed new building on PDLP is setting. Setting refers to the character of the place in which the historical resource is situated within the boundaries of the property or historic district as well as the resource's broader surroundings.7 This analysis considers whether the integrity of setting of PDLP would be so diminished by the Project that it would no longer qualify as a local historic district. The 2015 historic district nomination stated that PDLP retained integrity of setting because it continues to reflect the original design relationship of site and structure. The nomination accurately quotes National Register Bulletin #15 in that "Setting often reflects the basic physical conditions under which a property was built and the functions it was intended to serve. In addition, the way in which a property is positioned in its environment can reflect the designer's concept of nature and aesthetic preferences."8 The broad surroundings of PDLP are not mentioned in the nomination, perhaps because a key feature of the design is its inward orientation and sense of privacy. Once a resident passes through one of the main entrances, they are entering an enclosed oasis. Although the street-facing elevations possess the character-defining features of Midcentury Modern architecture with Roman Revival influences, the north, south, and southwest elevations are more basic in their design with private patios enclosed by tall walls along the property lines. The broad surroundings of PDLP are characterized by the commercial uses along Palm Canyon Drive to the east as well as the residential neighborhood to the west. The commercial uses along Palm Canyon Drive occupy relatively large lots that extend to Indian Canyon Drive to the east and Wawona Road and segment of Camino Norte to the west. PDPL is the terminal view of Wawona Road on the south (Figure 7). Across Stevens Road is the surface parking lot for Draughtsman at 1501 N. Palm Canyon Drive (Figure 8) and Ruby Montana's Coral Sands Inn at 210 W. Stevens Road (Figure 9). The residential neighborhood includes other one-story multi-family residential complexes as well as single-family houses. The buildings in the surrounding area were constructed over many decades and are not united by a particular style of architecture, although there are several examples of Midcentury Modernism. 6 National Register Bulletin #15: How to Apply the National Register Criteria for Evaluation {Washington D.C.: National Park Service, Department of the Interior, 1997), 44-45. 7 Ibid. 8 Ibid. Memorandum -1479 Palm Canyon Drive, Palm Springs 5 91Figure 7: Looking south on Wawona Road at PDLP Figure 8: Draughtsman parking lot Figure 9: Ruby Montana's Coral Sands Inn The Project would introduce a new visual element to PDLP; however, the proposed new building is consistent with the height, scale, and massing of development along Palm Canyon Drive. The new building is contemporary in design but employs features of Midcentury Modernism in its forms and materials (see Attachment C). The combination of flat and low-pitched shed roof forms, emphasis on horizontal lines, lack of extraneous ornamentation, Memorandum -1479 Palm Canyon Drive, Palm Springs 6 92exposed structural members, and use of glass, concrete, and metal are much like the architectural traditions of Palms Springs Modernism of which PDLP is apart. The maximum height of the new building is 30' to 34' on the east along Palm Canyon Drive; however, on the west it steps down to 24' to 28'. This is still taller than PDLP, which is approximately 15' in height; however, the new building is separated from PDPL by a driveway and surface parking spaces ranging from 48' to 77' in width. Thus, the new building is compatible with the height, scale, massing, and design of PDLP. Furthermore, the view shed of the historical resource from Camino Norte (Figure 5) and Wawona Road (Figure 7) would not be obscured by the new building. Additionally, the historical resource would remain visible from Stevens Road looking west. The relationship between the buildings, features, and open space within PDLP as well as the relationship between PDLP and its surroundings would remain unaltered. Figure 10: Stevens Road looking southwest a PDLP CONCLUSION The Project would not result in a direct or indirect impact on historical resources part of the built environment. The new building would not be considered a prominent visual or Memorandum -1479 Palm Canyon Drive, Palm Springs 7 93atmospheric intrusion on the view shed of the historical resource. Nor would the new building diminish the integrity of setting of the historical resource. PDLP would retain all aspects of integrity and continue to convey its significance in the contexts in which it was deemed eligible for designation as a historic district. The Project would not result in a substantial adverse change to the significance or integrity of PDLP. Thank you for your consideration of this memorandum. I have attached my qualifications for your information (Attachment D). I am happy to answer any questions you may have. You can reach me at (323) 868-2391 or by e-mail at Teresa.Grimes@icloud.com. Memorandum -1479 Palm Canyon Drive, Palm Springs 8 94Attachment 8 Public Correspondence Letters 95David Newell From: Gary Miller <garyatclearlake@gmail.com> Date: January 7, 2021 at 7:53:49 AM PST To: City Clerk <CityClerk@palmspringsca.gov> Subject: Agave at Palm Canyon 5.1520 PD-390 E Gentlemen, I believe this project, as described, will create a negative traffic situation on Camino Norte. The proposed parking lot access to Camino Norte is on a blind comer. I walk on this street in the early morning every day and traffic driving eastbound on Camino Norte is not able to see me until they are almost on top of me. From a safety perspective, there should be no exit onto Camino Norte. This would also eliminate additional parking on Camino Norte, which is a residential street and is already subject to on street parking. In addition, if there are 71 units, there will more likely be 142 cars , which will overwhelm the entire project and surrounding areas. Your consideration is appreciated. Sincerely, Gary Miller 295 Camino Norte Palm Springs, CA 92262 garyatclearlake@gmail.com 96David Newell From: jane sweeney <jams8 l 972@gmail.com> Date: January 6, 2021 at 7:26:50 PM PST To: City Clerk <CityClerk@palmspringsca.gov> Subject: Agave Project E This is my second email to the Palm Springs City Council. When I wrote my last email on December 14, 2020, I was not aware of the traffic report or that the project was no longer a SENIOR low income project. Our home in La Siesta Villas is on Camino Norte with my front door and patio on the street side. It is one of 6 original Spanish units designed by Albert Frey and built in the mid 1930's. We were on the 2019 Modernism tour. Our home is special but modest compared to the many multi million dollar homes around us. We have felt Palm Springs values and protects its homes and neighborhoods. There is even an ordinance providing that protection. I recently learned the Camino Norte access would be only for emergency vehicles. How will that be handled? Will there be a gate? Will the change from senior low income to just low income effect the traffic? How many people will be allowed to live in each unit? Will there be more changes we don't know about? Jane Sweeney 24 7 West Stevens Rd. # 15 Palm Springs 97January 6, 2021 Palm Springs Planning Commission and City Council C/O Anthony J. Mejia, MMC, City Clerk Agave at Palm Canyon 1479 N. Palm Canyon Drive Ref: 5.1520 PD-390 Dear City Council, Planning Commission, Planning Dept, OLNPO As property owners within the vicinity of the proposed Agave at Palm Canyon project, we are alarmed, and concerned with the absence of communication/updates, absence of transparency (i.e. undisclosed Traffic Report) and seemingly fast track approval of this project. In re-reading the Planning Dept. Staff Report, dated 12/17/, and the Developer's 'Project Justification letter,' dated 11/12, some of the following observations were made: 1) The Staff Report recommends project approval by the Planning Commission, pending satisfaction of 'only one condition' -the inclusion of commercial space -no other conditions subject to approval were named. 2) in the Developer's 'Project Justification Letter' document, Developers stress the importance of fast tracking the approval timeframe in order to receive the remainder of their funding in January. These two points alone (only a sampling) are cause for concern. Additionally, the Planning Department's Staff Report states all 7 required Criteria and Findings, referenced in Section 94.03.00(E) of the Palm Springs Municipal Zoning Code, have been met. We do not feel this is accurate as subsection Item (2) states the following: "The uses permitted under the proposed development plan are in conformance to the requirement listed in Section 94.03.00(0)(1 ), and are not detrimental to adjacent properties or residents." For one, the developer's Traffic Study, by Walker Consultants dated 10/29/10 and only recently surfaced to the public, projects 263 'daily' trips (low estimate? ... Especially, given the number of units, residents, guests, service providers, staff} into and out of the development with ingress & egress not onto Palm Canyon (as it should be), but rather onto Camino Norte and Stevens Road. Fifty percent of the daily trips are projected to occur on Camino Norte and most likely northbound traffic will not cross Palm Canyon, but rather travel through our historic Old Las Palmas neighborhood streets to the traffic signal at Vista Chino. Further, this does not address the impact of the following additional concerns: 1) we have concerns about the developer's request for a Density Bonus to expand the project from by 18 additional units; from 53 to 71. Given recent press reporting of numerous people currently living in one-bedroom apartments, this otherwise already too high number, seems especially too high for our neighborhood. Questions also arise about monitoring of number of occupants per unit? Also included are our safety concerns -how are occupants vetted and what is the criteria? 2) we as neighbors do not agree with the current 'fast tracking' of this project and think the project mitigation and approval process should be slowed down. Funding vouchers and grants can be delayed; especially during the pandemic. Hopefully, this will allow time for greater project transparency, dissemination of important information to the public, further discussion and mitigation and incorporation of beneficial ideas. 98In summary, we are generally in support of an appropriate project for this well-located site. But we have major concerns given the lack of engagement, transparency and fast-tracking that has only recently come to light. Together with the initial withholding of information, such as the Traffic Report. It is not just the nearby neighbors to the site who oppose the current plan but much of the Old Las Palmas community also agree with us. We want to again express our vehement opposition for this project as proposed to create and allow access onto Camino Norte as this is clearly is "detrimental to adiacent properties or residents" as well as being potentially dangerous given the blind bend at that point in Camino Norte as well as the street's relative narrowness. During the initial conversations with the developer, they conveyed the false impression that they cared about how this would affect the neighbors/neighborhood, and also stated that they could redesign and remove the entrance on Camino Norte. However, they have clearly ignored our concerns, as there is no care of how this will negatively affect this historic neighborhood and the residents who live here. The impression left is that the developer and the City just want to push this through and go through the motions of engagement with us rather than real and substantive engagement. Also, in researching past project completed by this developer, it does not seem like any of these affordable housing projects have been built in the center of immediately adjacent to a neighborhood that is as contrasting and historic as Old Las Pal mas. If the developer will not remove the access, then why not consider a location like the former Garden Vista Hotel purchased by Tova & Tova in 2017 at 1875 N Palm Canyon Drive, which has sat deteriorating since. Possibly because the City Of Palm springs doesn't have that particular lot to sell directly to a developer for mutual shared benefits? Several of us have also reached out to David Newell for more information as was suggested in the public hearing letter we received earlier this week; however, we have not received any responses from him. We would hope that the City will seek to appropriately engage with one of the most historic communities and, as an association overall, a significant property taxpayer for the City of Palm Spring. Without real, substantive and transparent engagement we will have no option but to call a full meeting (virtually) of the Old Las Palmas Neighborhood Association (rather than individual calls and discussions that we have had with many in the Association members so far). If necessary, we will seek legal advice as to our rights, in addition to raising the matter in the local press. TO BE CLEAR: Any vehicle access to Camino Norte is UNACCEPTABLE. Renaming it an "emergency exit" is equally unacceptable. If a 2nd access point for vehicles is needed, then redesign to allow "emergency exit" onto N Palm Canyon. We would like to avoid this and work with the City and Developer, subject to full trust being established by actions. Respectfully, 99Geno Carrara -201 w Vereda Norte (617) 320-4141 Anthony Bellew -201 W Vereda Norte (312) 576-6062 Lauren Adamski-Davee -247 w Stevens Road, Unit 11 (206) 794-3397 Paul Popowich -247 w Stevens Road, Unit 10 (323) 610-7285 Mark Haro -201 W Vereda Norte (559) 444-3307 Steven Aurerbach -369 w Hermosa Place (860) 922-5400 Mark Scofield -369 W Hermosa Place (860) 922-5400 Gregg Fletcher -815 N Prescott Drive (760) 844-0110 Scott Griffith -815 N Prescott Drive (760) 250-7424 Benjamin Leaskou -248 Vereda Norte (760) 799-4290 Dean J Higgins -248 Vereda Norte (760) 320-8771 Kara Hanlon Arnold -245 Vereda Norte (760) 320-8771 Tim Metcalf -246 Vereda Norte (949) 395-7515 Krissi Metcalf-246 Vereda Norte (949) 874-2541 Jim Torrance -275 Vereda Norte (213) 713-6110 Ian DeFreitas -275 Vereda Norte (213) 713-6110 Stephen Edelstein 201 Camino Norte (760) 322-2221 Roberta Edelstein 201 Camino Norte (760) 322-2221 100To the Members of the Palm Springs City Council: Please tell me the following answers: what do you say to a child who has no room of their own? What do you say to a teen with no quiet place to study? What do you say to that woman or man, working more than one job everyday, just to put a roof over their head? And what do you say when that person must drive many miles each day just for those jobs because they cannot afford to live where they work? What do you say to an elderly senior who is facing homelessness? There is a solution or at least one that will begin to ease the burden and that is Affordable Housing. Please consider the proposal before you, please consider the Agave at Palm Canyon and vote to build, at last, more affordable housing in Palm Springs. Through your leadership, hopefully other communities in the Coachella Valley will follow. Sincerely, and with thanks, Elle Kurpiewski ( aka Elle K) 101RIVERSIDE OFFICE: 4080 Lemon Street, 5th Floor Riverside, CA 92502-1647 (951) 955-1040 Fax (951) 955-2194 January 1, 2021 Countp of 3L\.iberiibe SUPERVISOR V. MANUEL PEREZ FOURTH DISTRICT Mayor Christy Holstege, Mayor Pro Tern Lisa Middleton Councilmembers Grace Gamer, GeoffKors, Dennis Woods 3200 East Tahquitz Canyon Way Palm Springs, CA 92262 Subject: Letter of Support for Agave at Palm Canyon Dear Palm Springs City Councilmembers, DISTRICT OFFICE/MAILING OFFICE: 73-710 Fred Waring Drive, Ste. 222 Palm Desert, CA 92260 (760) 863-8211 Fax (760) 863-8905 I recently reviewed the proposed Agave at Palm Canyon project, which will provide desperately needed high-quality affordable housing to low-income seniors age 62 and greater, and strongly support and endorse it. As proposed, WHCHC's Agave at Palm Canyon will be new construction of71 one-bedroom rental apartments on a 1.75-acre lot located at 1479 N. Palm Canyon Drive in the City of Palm Springs. I'm particularly thrilled by the 25 units reserved as permanent supportive housing for formerly homeless seniors. Agave at Palm Canyon will fulfil a critical need in the community. Homes prevent homelessness. The building rendering is a great example of quality affordable housing that fits seamlessly into its surroundings. Having fulltime on-site support services through multiple partnerships, including Riverside County and Desert AIDS Project, will ensure the residents will not only stay housed, but have the opportunity to thrive in their new environment. WHCHC has a solid reputation and 34-year history of creating high-quality affordable apartment communities, along with providing critical support services, makes them the ideal candidate to develop this important project. Riverside County has coordinated with WHCHC in their successful application for project based vouchers and in the upcoming joint application for No Place Like Home (NPLH) funds. During these challenging times, I commend you all for your work to keep community members housed with thoughtful projects like the Agave at Palm Canyon. If you have any questions or need additional information, please contact Greg Rodriguez, Government Relations and Public Policy Advisor at 760-863-8211 or by email at grodrigu@rivco.org. Sincerely, V. Manuel Perez, Supervisor Fourth District, County of Riverside www.RivCo4.org • Email: District4@RivCo.org 102David Newell From: Barbara Stevenson <bstevens@oteam.com> Sent: Thursday, December 17, 2020 2:18 PM To: Planning <Planning@palmspringsca.gov> Subject: Agave E Dear Commissioners, As a resident in the neighborhood affected by this development I am asking that things be slowed down so new, and more importantly, accurate information can be desiminated to the neighborhood and the developer hears the neighborhood's input. I say this because we have been given conflicting bits of information since October, and there may be many or some changes since the public meeting. I'd like to know the truth, and I'd like the neighborhood to give input both to the developer and to this Commission since some improvements by City may be required to have it all work. Thank you, Barbara Stevenson 494 W. Hermosa Place Palm Springs, CA 92262 1 103David Newell From: Norman Simon <simonnorm@mac.com> Sent: Thursday, December 17, 2020 12:19 PM To: City Clerk <CityClerk@palmspringsca.gov> Subject: Public Comment/ Agave Project Norman Simon 844 N. High Road Palm Springs, CA 92262 (760) 322-2819 RE: Public Comment/ Agave Project I am an 84-year-old licensed architect and my license is current. I am a member of the American Institute of Architects, and I created a Design-Build firm completing approximately 1000 projects over the many years in my business. My offices were located in the central part of the Wilshire District in Los Angeles. I am a full time Palm Springs resident. Old Las Palmas and Vista Las Palmas are very special locations in Palm Springs. Along with the history of the old Hollywood residents who lived here, they are also the entrances into Palm Springs. The location of the Affordable Senior Housing project (Agave), if built on Palm Canyon Drive and Stevens, becomes the gateway to the two neighborhoods, and is out of place there. As the years and increase of tourists go by so does the traffic on Palm Canyon Drive. Living in an apartment on a busy highway should not be the ideal choice for this project. There are many vacant parcels of land in the Palm Springs area that would be better suited for the proposed project. The architecture of the proposed building at the entrance on Palm Canyon Drive into our charming city will be blighted with the current roof design that has been presented. The extended roof lines of the building is over-stated to the architecture of the surrounding buildings. The maintenance of the high wood cantilevered roof does not weather well in a desert climate and the maintenance would be very expensive and extensive due to the heights of the roof. I believe there is a serious need for housing for the homeless and for seniors but in a better suited location than the one selected in our neighborhood. There are other locations that should be studied to build this project. We have too many abandoned projects in the city at this time that could be converted to affordable housing. I have listened to many promises from developers touting projects that have gone sour in my 60 years in the development business, and I have seen and heard too many propositions using the name of the poor and homeless and charities to profit from a project. Respectfully, Norm Simon 104David Newell -----Original Message-----From: Janelle Reiring <janelle@metropictures.com> Sent: Thursday, December 17, 2020 10:59 AM To: City Clerk <CityClerk@palmspringsca.gov> Subject: Agave at Palm Canyon project E Dear Mr. Mejia I am writing to voice my full support for the Agave at Palm Canyon project. It's intent to serve low-income seniors is commendable and much-needed and from the design drawings, the project is aesthetically pleasing. BUT as a resident on Camino Norte in Old Las Palmas I very much oppose the driveway entrance to the parking lot on Camino Norte and do not understand it's necessity. Old Las Palmas is a very quiet residential neighborhood with very little traffic. With entrances on the much busier streets of Palm Canyon Drive and Stevens Road I do not understand the necessity of this third entrance. Besides disrupting the residential neighborhood, there are incredibly beautiful (and rare) trees along Camino Norte that I assume would be removed or disturbed by this driveway entrance. I appreciate your attention to my objections and thank you in advance Sincerely, Janelle Reiring 241 Camino Norte Palm Springs 92262 105Kara Hanlon Arnold 245 W Vereda Norte -Palm Springs CA 92262 December 17,2020 Anthony J. Mejia, MMC City Clerk Palm Springs Planning Commission and City Council 1479 N. Palm Canyon Drive Palm Springs CA 92262 RE: Agave at Palm Canyon Ref: 5.1520 PD-390 DELIVERED VIA EMAIL Dear Palm Springs Planning Commission and City Council: I am writing to express my concern regarding the traffic impact of the Agave at Palm Canyon development on the Old Las Palmas neighborhood. I am supportive of the project concept and applaud the developers on a thoughtful architectural design. I am hoping the developers and the city are willing to discuss alternative site plans that would have less impact on the established, pedestrian-friendly neighborhood of Old Las Palmas -Palm Springs' oldest neighborhood. My concern is that the increased traffic, projected at 263 trips per day, would change the historical character and impact pedestrian safety in the neighborhood. The increased traffic would be detrimental to the adjacent properties and residents as it greatly reduces the quality of life and diminishes the quiet charm of a nearly 100-year-old neighborhood by increasing noise and pollution. Even half of the projected 263 trips would alter the corner of Camino Norte and W. Vereda Norte and make it significantly less safe. Thank you for the opportunity to express my concerns. I hope that the developers are willing to engage the Old Las Palmas neighbors and neighborhood association in a mutually beneficial discussion that would address the traffic and safety concerns of the existing neighbors and the needs our new neighbors. Sincerely, Kara Hanlon Arnold 717 .877 .0594 KHArnold400@gmail.com 106David Newell -----Original Message-----From: gary Goode <gfgoode@hotmail.com> Sent: Thursday, December 17, 2020 10:21 AM To: City Clerk <CityClerk@palmspringsca.gov> Subject: AGAVE PROJECT I have recently returned to Palm Springs to find that the above referenced project has been substantially approved. This is the first I've heard of it although my home is within a couple blocks of the proposed site. The primary concern in looking at the plan is the lack of adequate parking which will cause the adjacent streets to used to make up the deficiency. The plan has the same number of parking spots as units for residents, 71. Parking for units with multiple cars, guests, service people, parking for the proposed retail corner location, etc. are not being provided. Thus the proposal is grossly deficient. Currently, the properties on Camino Norte, adjacent to the proposed project, have homeowner owned parking in front of their residence intended for home owners and their guests. These spots are maintained by the home owner and would be potential parking spots due to the above referenced deficiencies. There are no curbs on this portion of Camino Norte so the potential for confusion and conflict would be great. At a minimum ticketing and tow away arrangements and curbs need to be provided to maintain order. Traffic flow is another potential issue. The neighborhood West of the project does not currently have high levels of traffic. Residents trying to avoid the volume of traffic on Palm Canyon would be pushed into this quiet residential neighborhood as an alternative. These streets are normally used for walking by residents since there are no sidewalks. This along with the parking issues noted above can cause a variety of problems such as emergency access and accidents. There is a need for further refinement of this project to make it viable. Gary Goode 317 Camino Norte 760 218-2079 Sent from my iPad 1 107December, 17th 2020 Palm Springs Planning Commission and City Council C/O Anthony J. Mejia, MMC, City Clerk Agave at Palm Canyon 14 79 N. Palm Canyon Drive Ref: 5.1520 PD-390 Dear Planning Commission and City Council: Geno Carrara & Anthony Bellew here: We are homeowners and live in Old Las Palmas on W. Vereda Norte at the intersection of Camino Norte. As such, we want to again express our vehement opposition for this project to create and allow access onto Camino Norte. We have already clearly expressed this to the developers several weeks ago, and thus far it seems they are completely ignoring our concerns, which makes us realize they do not care how they negatively affect the neighborhoods or residents. So it appears we need to significantly raise awareness to ensure the entire neighborhood realizes the negative impact this would have on historic Old Las Palmas. The 263 projected 'daily' trips in and out of the Agave project with at least 50% of those coming in/out the south Camino Norte access is highly alarming and the affects of traffic, safety, and overflow parking, which all negatively affect the neighborhood and property values. Per the project Staff Report: Section 94.03.00 (D) (1) of the Palm Springs Zoning Code states: "As residential use, the project would be consistent with adjacent uses and provide necessary housing to lower income seniors, which is not anticipated to be detrimental to adjacent properties or residents." This is clearly NOT a true statement, as they are ignoring the reality and express concerns of neighbors to date! We are otherwise somewhat supportive of this project and locations, and the need for affordable housing for seniors. It's the volume of traffic on the quiet back streets will certainly cause harm to the character and peacefulness of our historic neighborhood and property values -due to the impact of this added vehicular traffic from the Agave project Camino Norte access point. It's the lack of true transparency from the developers, communication, and care for the neighbors and neighboodhood is VERY alarming. We are insisting the Camino Norte access be removed from the current Agave project proposal and suggest alternative access (in addition to Stevens Road}, be on Palm Canyon, or by means of a traffic signal at Stevens and Palm Canyon Roads. PLEASE READ/ INCLUDE IN TODAYS MEETING. Respectfully, Geno Carrara (617) 320-4141 genocarrara@aol.com Anthony Bellew (312) 576-6062 AnBellew@deloitte.com 108 109Re: Agave at Palm Canyon 1479 N Palm Canyon Drive 5.1520 PD-390 David J. Silver, MD 247 W. Stevens Rd. Unit 18 Palm Springs CA 92262 ( 503) 880-8789 mddavid. silver@gmail.com December 16, 2020 Anthony J. Mejia, MMC, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Dear Mr. Mejia and Members of the Planning Commission: I write in opposition to the Agave at Palm Canyon project as currently proposed because it fails to adequately address the issues of safety, livability, and the potential negative effects on property values for neighbors of Agave at Palm Canyon living between Vereda Norte and West Stevens Road east of Kaweah Road. My wife and I have a condo at La Siesta Villas which opens onto the curve on Camino Norte just north of the proposed vehicular access on Camino Norte to Agave at Palm Canyon. We are fearful that the location of this vehicular access will increase the risk of injury to folks, who like us, walk our dogs on that section of Camino Norte several times during the day and evening. There is a sidewalk of the north side of Vereda Norte that continues north into Camino Norte behind the parking lot of the medical building situated at the southwest corner of N Palm Canyon and Vereda Norte. The sidewalk ends at the northern corner of the parking lot. As a result, we have to walk our dogs on the road around that blind corner. Frequently, we have been confronted by autos going in both directions around that blind corner. Adding vehicular access on Camino Norte to a development with a roadway for 71 apartments containing 72 parking spaces used also by customers of the businesses fronting on N Palm Canyon, plus service and emergency vehicles creates a hazard for those of us walking by that access point several times daily. Moreover, as the Traffic Scoping Letter from Walker Associates points out, there will be a significant projected increase in traffic into that curve, much of which will travel west on Camino 1102 Norte, turning north on Kaweah Road and crossing West Stevens to reach Vista Chino in order to get to the traffic light on the corner of Vista Chino and N Palm Canyon. That increased traffic reduces the livability of our part of the neighborhood and may reduce our property values. We fully support the goals of the Agave at Palm Canyon project, providing affordable housing for seniors. As best we know, WHCHC has an excellent reputation. The project looks beautiful. The Planning Commission Staff Report for the meeting on December 17, 2020 contains the following statement on page 9: "The uses permitted under the proposed development plan are in conformance to the requirements listed in Section 94.0300(0)(1), and are not detrimental to adjacent properties or residents." In view of the requirements of that section of the Zoning Code, and in the interest of not being detrimental to our neighborhood, we respectfully ask the Planning Commission and WHCHC to take into consideration the negative impacts to our area of the neighborhood and reconfigure the plan to eliminate vehicular access on Camino Norte. Some options are: (a) to have vehicular access only on West Stevens Road, (b) to add a second vehicular access onto N Palm Canyon and in addition, put a traffic light at the corner of West Stevens Road and N Palm Canyon, which would provide an easy and safe way for vehicles on West Stevens to access N Palm Canyon, particularly those traveling north. Thank you, David J Silver 111David Newell From: Paul Popowich <ppopowich@gmail.com> Sent: Wednesday, December 16, 2020 4:11 PM To: City Clerk <CityClerk@palmspringsca.gov> Cc: Geoff Kors <Geoff.Kors@palmspringsca.gov>; Christy Holstege <Christy.Holstege@palmspringsca.gov>; Lisa Middleton <Lisa.Middleton@palmspringsca.gov>; Grace Garner <Grace.Garner@palmspringsca.gov>; denniswoods@palmspringsca.gov Subject: REVISED: Agave Project Proposal -Letter December 16, 2020 version 3 E Anthony, Attached is my revised letter for the December 17, 2020 planning commission hearing. Please disregard any previous versions I emailed to your office and instead use this one. I would like to read my letter at the hearing so please reach out to me to schedule a time. I can be reached at 323-610-7285. Regards, Paul Popowich Sent from my iPhone 1 112Paul K. Popowich 247 W Steven Road Unit 10, Palm Springs, CA 92262 323-610-7285; email: ppopowich@gmail.com December 16, 2020 Anthony J. Majia, MMC, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Email: cityclerk@palmspringsca.gov Ref: 5.1520 PD-290 -Agave At Palm Canyon, 1479 N. Palm Canyon Drive. Dear Anthony J. Majia, MMC, City Clerk, REVISED: Please disregard the previous email letter versiou(s) dated December 14, 2020 and instead use this one. I'm a full-time Palm Springs resident living within a hundred feet of the proposed Agave At Palm Canyon nmlti-family dwelling project. My home is part of the La Siesta Villas Condominiums which is on W Stevens and encompasses parts of Kaweah and Camino Norte. My preference ·would be a commercial development that would blend into the desirability of the Old Las Palmas neighborhood community though, I'm not entirely opposed to this proposed project. I've participated in two of the Neighborhood Zoom calls with the WHCHC Director and their Architect. I love the design and concept to provide much needed affordable housing to seniors. However, I and many of my immediate neighbors do have several concerns which are as follows: • Access: from Camino Norte in my opinion is not a good thing for these reasons; 113a. Safety: the traffic pattern will bring lots of traffic flow through this quite narrow and winding street through Kaweah up to Vista Chino. b. Parking: parking overflow from the Agave will bring vehicles to park onto the already limited Camino Norte, Kaweah and W Stevens which is for homeowners and their guests. Possible alternative solutions to address the above concerns are as follows: • Access: a. from W Stevens and/ or N Palm Canyon. W Stevens is a wide road that is heavily used which would make much more sense than Camino Norte. W Stevens is safer and eliminates the concern about the traffic flow throughout the immediate neighborhood. b. The bus stop that is currently in-front of the proposed project development could be modified to alluw a second access from both N Palm Canyon as well as W Stevens. • Safety: a. Traffic light: i. with lots of potential traffic spilling over to W. Stevens, a traffic light should be installed because of the blind spots from both the Bus stop (south of W Stevens) and Draughtsman Restaurant (north of W Stevens) b. Speed reduction: i. W Stevens does not have speed bumps to slow down the speed of vehicles and is a concern today because vehicles currently speed on the sh·eet. • Parking: 2 a. Residential Parking needed: is a concern with the project development and with the nearby Arrive Hotel and the former Draughtsman Restaurant and other events taking place throughout the year, we ·would like the city to provide restricted designated residential parking so that our family members and guests will have a place to park when they come to visit. I I 114As stated in the project Staff Report: Section 94.03.00 (D) (1) of the Palm Springs Zoning Code states: "As residential use, the proiect would be consistent with ad-iacent uses and provide necessar11 housing to lower income seniors, wlzich is not anticipated to be detrimental to adjacent properties or residents". With 71 Agave residents, guests, caregivers and service providers, there will seemingly be considerable impact on this portion of our peaceful and quite neighborhood. My biggest concern is knowing that approximately 250+ vehicles could be added the Camino Norte corner everyday which could easily be avoided by changing the b:affic pattern by granting access entirely from W Stevens and/ or N Palm Canyon though preferably just N Palm Canyon. I would like my property to maintain its value and by having an access point from Camino Norte, would decrease the desirability and the im1T1ediate surrounding neighborhood. I am requesting the Camino Norte access be removed from the current Agave project proposal and suggest alternative access be on just N Palm Canyon. Thank-you for your time and for making this letter available to the Conunission and part of the hearing. I would like to read my letter at the December 17, 2020 hearing. Sincerely, Paul K. Popowich (via email) cc: Geoff Korrs, Mayor of Palm Springs, Lisa Middleton, Councilmember, Dennis Woods, Councilmember, Christy Holstege, Mayor pro tern, Grace Garner Counceilmember r I 115Palm Springs Planning Commission and City Council C/O Anthony J. Mejia, MMC, City Clerk Agave at Palm Canyon 1479 N. Palm Canyon Drive Ref: 5.1520 PD-390 December 16, 2020 Dear Planning Commission and City Council: I am Mark Nix and reside at 247 W. Stevens #8 -La Siesta Villas. My home is located mid block on Kaweah Street. I am in support of the Agave Project to the neighborhood and see the benefits this plan will offer many in the community. However, I do have concerns regarding the increased traffic on Camino Norte and Kaweah. The occupants, their guests and service providers when departing the building, should they need to travel Northbound will exit the Agave property; West onto Camino Norte, North on Kaweah, East on Vista Chino to the traffic light, to proceed East or turn North onto Palm Canyon. The Developer has provided a study of Traffic and has indicated (263) daily trips to and from the Agave Project, with half that number ( 132) using Camino Norte to enter/exit. This increased traffic pattern will disrupt our peaceful neighborhood morning, noon and night and will also be a safety concern for many that routinely walk these quiet streets. Our streets do not have sidewalks on both sides so the increased traffic will put pedestrians at risk, especially at the peak (summer) walking hours of morning and evening. A solution; close off enter/exit to Camino Norte and have access to and from the project from Stevens Road and also directly onto Palm Canyon. With regard, Mark Nix 949-633-1166 marknixre@gmail.com 116David Newell From: Tim & Krissi Metcalf <metcalffun@gmail.com> Sent: Wednesday, December 16, 2020 5:24 PM To: City Clerk <CityClerk@palmspringsca.gov> Subject: Fwd: 5.1520 PD-290 -Agave At Palm Canyon Drive E Additional information to be added to our email below/yesterday please ... Our opposition, and that also expressed by other neighbors, is not to the Agave Project, but rather to the Project's access point on Camino Norte and the vehicular impact through our Old Las Palmas. We along with our neighbors strongly oppose old Las Palmas' Camino Norte as a Agave access point! Per the project Staff Report: Section 94.03.00 (D) (1) of the Palm Springs Zoning Code states: "As residential use, the project would be consistent with adjacent uses and provide necessary housing to lower income seniors, which is not anticipated to be detrimental to adjacent properties or residents." While otherwise supportive of the project, I strongly believe the Agave project access at Camino Norte will be detrimental to adjacent properties and residents. Many of us are concerned about the disruption, loss of the character and peacefulness of our historic neighborhood and property values -due to the impact of this added vehicular traffic from the Agave project Camino Norte access point. I am requesting the Camino Norte access be removed from the current Agave project proposal and suggest alternative access (in addition to Stevens Road), be on Palm Canyon, or by means of a traffic signal at Stevens and Palm Canyon Roads. The Developer's Traffic Study alarmingly projects (263) daily trips to and from the Agave Project, with half that number (132) using the Camino Norte access point. Northbound traffic from the Camino Norte location (rather than crossing Palm Canyon) will likely travel through the Old Las Palmas neighborhood, heading west on Camino Norte, north on Kaweah, then up to the traffic signal at Vista Chino. UNACCEPTABLE!! Thank you!!! Sincerely, Tim & Krissi Metcalf Begin forwarded message: From: Tim & Krissi Metcalf <metcalffun@gmail.com> Date: December 15, 2020 at 10:11:44 AM PST To: cityclerk@palmspringsca.gov Cc: "Tim Metcalf, Metcalf Wealth Management Group" <MetcalfT@stifel.com> Subject: 5.1520 PD-290 -Agave At Palm Canyon Drive December 15, 2020 Anthony J. Majia, MMC, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Email: cityclerk@palmspringsca.gov Ref: 5.1520 PD-290 -Agave At Palm Canyon, 1479 N. Palm Canyon Drive. 1 117Dear Anthony J. Majia, MMC, City Clerk, We are Palm Springs residents living very near, at 246 Vereda Norte, PS -to the proposed Agave At Palm Canyon multi-family dwelling project, in the Old Las Palmas neighborhood. Our preference would be a commercial development that would blend into the desirability of the Old Las Palmas neighborhood community though, we not entirely opposed to this proposed project. We've participated in the Neighborhood Zoom calls with the WHCHC Director and their Architect. We love the design and concept to provide much needed affordable housing to seniors. However, we and many of our immediate neighbors do have several concerns which are as follows: • Access: from Camino Norte in our opinion is not a good thing for these reasons; a. Safety: the traffic pattern will bring lots of traffic flow through this quite narrow and winding street through Kaweah up to Vista Chino. b. Parking: parking overflow from the Agave will bring vehicles to park onto the already limited Camino Norte, Kaweah and W Stevens which is for homeowners and their guests. Possible alternative solutions to address the above concerns are as follows: • Access: a. From W Stevens and/or N Palm Canyon. W Stevens is a wide road that is heavily used which would make much more sense than Camino Norte. W Stevens is safer and eliminates the concern about the traffic flow throughout the immediate neighborhood. b. The bus stop that is currently in-front of the proposed project development could be modified to allow a second access from both N Palm Canyon as well as W Stevens. • Safety: a. Traffic light: i. with lots of potential traffic spilling over to W. Stevens, a traffic light should be installed because of the blind spots from both the Bus stop (south of W Stevens) and Draughtsman Restaurant (north of W Stevens) b. Speed reduction: i. W Stevens does not have speed bumps to slow down the speed of vehicles and is a concern today because vehicles currently speed on the street. • Parking: a. Residential Parking needed: is a concern with the project development and with the nearby Arrive Hotel and the former Draughtsman Restaurant and other events taking place throughout the year, we would like the city to provide restricted designated residential parking so that our family members and guests will have a place to park when they come to visit. With 71 Agave residents, guests, caregivers and service providers, there will seemingly be considerable impact on this portion of our peaceful and quite neighborhood. Our biggest concern is knowing that approximately 50+ vehicles could be added the Camino Norte corner everyday which could easily be avoided by changing the traffic pattern by granting access entirely from W Stevens and/or N Palm 2 118Canyon. We would like our property to maintain its value and by having an access point from Camino Norte, would decrease the desirability and the immediate surrounding neighborhood. Thank-you for your time and for making this letter available to the Commission and part of the hearing. I would like to read our letter at the December 17, 2020 hearing. Sincerely, Tim and Krissi Metcalf 246 Vereda Norte, Palm Springs, CA 92672 3 119David Newell From: Kerr, Corinne <corinne.kerr@zgf.com> Sent: Wednesday, December 16, 2020 12:29 PM To: City Clerk <CityClerk@palmspringsca.gov> Cc: Paul Popowich <paul728572@yahoo.com>; Brad Zylstra (brad zylstra@yahoo.com) <brad zylstra@yahoo.com> Subject: 'Agave at Palm Canyon' Affordable housing Project@ W Stevens and N Palm Canyon -City Case #5.1520 PD-390 -CONCERNS E To Whom It May Concern: I am writing to voice my concern relative to traffic impacts in our neighborhood from the proposed 'Agave at Palm Canyon' housing project. The traffic study for this project anticipates 263 daily trips, with 50% of those trips coming off of Camino Norte, which is a VERY QUIET residential street. Routing over 130 vehicle trips to this street does not make sense, and significantly impacts the adjacent single family residential neighborhood. Although the project is well conceived, the vehicular access is NOT well conceived, and needs to be reconsidered. We are certain that managing and mitigating the traffic impacts of this project is of the utmost importance to the City of Palm Springs, and trust that these concerns will be addressed. Thank you for your consideration. Corinne Kerr ZCiF ARClffl ECI SI LP Al\ T 206.521.3537 E corinne.kerr@zgf.com Principal 925 Fourth A venue. Suite 2400 Seattle. \VA 9810-l ZGF Email Disclaimer 120December 16, 2020 Palm Springs Planning Commission and City Council C/O Anthony J. Mejia, MMC, City Clerk Agave at Palm Canyon 1479 N. Palm Canyon Drive Ref: 5.1520 PD-390 Dear Planning Commission and City Council: My name is Lauren Davee. I live in Old Las Palmas at the SW Corner of Camino Norte and Kaweah · Road (Villa 11, La Siesta Villas). My opposition, and that also expressed by other neighbors, is not to the Agave Project, but rather to the Project's access point on Camino Norte and the vehicular impact through our Old Las Palmas neighborhood. The Developer's Traffic Study alarmingly projects (263) daily trips to and from the Agave Project, with half that number (132) using the Camino Norte access point. Northbound traffic from the Camino Norte location (rather than crossing Palm Canyon) will likely travel through the Old Las Palmas neighborhood, heading west on Camino Norte, north on Kaweah, then up to the traffic signal at Vista Chino. Per the project Staff Report: Section 94.03.00 (D) (I) of the Palm Springs Zoning Code states: "As residential use, the project would be consistent with adjacent uses and provide necessary housing to lower income seniors, which is not anticipated to be detrimental to adjacent properties or residents." While otherwise supportive of the project, I strongly believe the Agave project access at Camino Norte will be detrimental to adjacent properties and residents. Many of us are concerned about the disruption, loss of the character and peacefulness of our historic neighborhood and property values -due to the impact of this added vehicular traffic from the Agave project Camino Norte access point. I am requesting the Camino Norte access be removed from the current Agave project proposal and suggest alternative access (in addition to Stevens Road), be on Palm Canyon, or by means of a traffic signal at Stevens and Palm Canyon Roads. Respectfully, Lauren Davee (206) 794-3397 Lauren@Ldavee.com 121David Newell From: Bart Miller <bmiller40@aol.com> Sent: Wednesday, December 16, 2020 9:46 AM To: City Clerk <CityClerk@palmspringsca.gov> Subject: Fwd: REVISED Agave Project Proposal -Letter December 14 2020 version 2.pdf E Anthony-I have reviewed Paul's letter and agree with all the issues he has raised. I own unit #7 in La Siesta Villas. Thank you. Bart Miller Sent from my iPhone Begin forwarded message: From: Paul Popowich <ppopowich@gmail.com> Date: December 14, 2020 at 4:18:28 PM PST To: cityclerk@palmspringsca.gov Subject: REVISED Agave Project Proposal -Letter December 14 2020 version 2.pdf Anthony, Attached is my revised letter for the December 17. 2020 Planning Commission Hearing. Please disregard the previous version I emailed to your office earlier today. I would like to read my letter so please reach out to me to schedule a time. I can be reached at (323) 610-7285. Regards, Paul Popowich Sent from my iPad 1 122David Newell -----Original Message-----From: Tim & Krissi Metcalf <metcalffun@gmail.com> Sent: Tuesday, December 15, 2020 10:12 AM To: City Clerk <CityClerk@palmspringsca.gov> Cc: Tim Metcalf, Metcalf Wealth Management Group <MetcalfT@stifel.com> Subject: 5.1520 PD-290 -Agave At Palm Canyon Drive E December 15, 2020 Anthony J. Majia, MMC, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Email: cityclerk@palmspringsca.gov Ref: 5.1520 PD-290 -Agave At Palm Canyon, 1479 N. Palm Canyon Drive. Dear Anthony J. Majia, MMC, City Clerk, We are Palm Springs residents living very near, at 246 Vereda Norte, PS -to the proposed Agave At Palm Canyon multi-family dwelling project, in the Old Las Palmas neighborhood. Our preference would be a commercial development that would blend into the desirability of the Old Las Palmas neighborhood community though, we not entirely opposed to this proposed project. We've participated in the Neighborhood Zoom calls with the WHCHC Director and their Architect. We love the design and concept to provide much needed affordable housing to seniors. However, we and many of our immediate neighbors do have several concerns which are as follows: • Access: from Camino Norte in our opinion is not a good thing for these reasons; a. Safety: the traffic pattern will bring lots of traffic flow through this quite narrow and winding street through Kaweah up to Vista Chino. b. Parking: parking overflow from the Agave will bring vehicles to park onto the already limited Camino Norte, Kaweah and W Stevens which is for homeowners and their guests. Possible alternative solutions to address the above concerns are as follows: • Access: a. From W Stevens and/or N Palm Canyon. W Stevens is a wide road that is heavily used which would make much more sense than Camino Norte. W Stevens is safer and eliminates the concern about the traffic flow throughout the immediate neighborhood. b. The bus stop that is currently in-front of the proposed project development could be modified to allow a second access from both N Palm Canyon as well as W Stevens. 1 123• Safety: a. Traffic light: i. with lots of potential traffic spilling over to W. Stevens, a traffic light should be installed because of the blind spots from both the Bus stop (south of W Stevens) and Draughtsman Restaurant (north of W Stevens) b. Speed reduction: i. W Stevens does not have speed bumps to slow down the speed of vehicles and is a concern today because vehicles currently speed on the street. • Parking: a. Residential Parking needed: is a concern with the project development and with the nearby Arrive Hotel and the former Draughtsman Restaurant and other events taking place throughout the year, we would like the city to provide restricted designated residential parking so that our family members and guests will have a place to park when they come to visit. With 71 Agave residents, guests, caregivers and service providers, there will seemingly be considerable impact on this portion of our peaceful and quite neighborhood. Our biggest concern is knowing that approximately 50+ vehicles could be added the Camino Norte corner everyday which could easily be avoided by changing the traffic pattern by granting access entirely from W Stevens and/or N Palm Canyon. We would like our property to maintain its value and by having an access point from Camino Norte, would decrease the desirability and the immediate surrounding neighborhood. Thank-you for your time and for making this letter available to the Commission and part of the hearing. I would like to read our letter at the December 17, 2020 hearing. Sincerely, Tim and Krissi Metcalf 246 Vereda Norte, Palm Springs, CA 92672 2 124David Newell From: Gary Miller <garyatclearlake@gmail.com> Sent: Tuesday, December 15, 2020 9:54 AM To: City Clerk <CityClerk@palmspringsca.gov> Subject: 5.1520 PD-390 Agave at Palm Canyon E Gentlemen, This email is in response to the proposal noted above, Agave at Palm Canyon. I believe this project, as described, will create a negative traffic situation on Camino Norte. The proposed parking lot access to Camino Norte is on a blind corner. I walk on this street in the early morning every day and traffic driving eastbound on Camino Norte is not able to see me until they are almost on top of me. From a safety perspective, there should be no exit onto Camino Norte. This would also eliminate additional parking on Camino Norte, which is a residential street and already is subject to on street parking. Your consideration is appreciated. Sincerely, Gary Miller 295 Camino Norte Palm Springs, CA 92262 garyatclearlake@gmail.com 125David Newell From: jane sweeney <jams81972@gmail.com> Sent: Monday, December 14, 2020 11:14 AM To: City Clerk <CityClerk@palmspringsca.gov> Subject: Agave at Palm Canyon E I am a resident of La Siesta Villas. My home is on Camino Norte, not far from the proposed driveway entrance/exit for the Agave at Palm Canyon. I have major concerns for the increased traffic and parking problems this will create on Camino Norte. The location of the entrance/exit is right on a blind corner. Parking is only on 1 side of the street and already restricts the street. All workers and guests in the area fill the parking on Camino Norte during the day. With 79 proposed parking spaces for Agave at Palm Canyon there will not be enough space for overflow parking in your lot or on Palm Canyon with the bus stop. Therefore Stevens and Camino Norte will become the overflow. By closing the Camino Norte access a potential congestion (and parking overflow problem would be eliminated. How about just a walking gate?The residential character of our neighborhood is at stake. How many square feet is each unit in the Agave at Palm Canyon? What is the occupancy of each unit? Is there handicap entrance to the 2 story building? What is the planned use of the street level? Will there be commercial space? Where will there be parking for that space? Thank you for addressing my questions. Jane Sweeney 247 West Stevens Rd., #15 Palm Springs, CA 92262 126Paul K. Popowich 247 W Steven Road Unit 10, Palm Springs, CA 92262 323-610-7285; email: ppopowich@gmail.com December 14, 2020 Anthony J. Majia, MMC, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Email: ci tyclerk@pa lmspri ngsca. gov Ref: 5.1520 PD-290 -Agave At Palm Canyon, 1479 N. Palm Canyon Drive. Dear Anthony J. Majia, MMC, City Clerk, l,r,•c--s-·,,1r.•,~,t '; I•"• j ~ : • -} .. ')-. .: ~ 1,I -, f :.-• :,· J •/~ .. ~ (E~ -'~t1·_;.J REVISED: Please disregard the previous email letter version and instead use this one. I'm a full-time Palm Springs resident living within a hundred feet of the proposed Agave At Palm Canyon multi-family dwelling project. My home is part of the La Siesta Villas Condominiums which is on W Stevens and encompasses parts of Kaweah and Camino Norte. My preference would be a commercial development that would blend into the desirability of the Old Las Palmas neighborhood community though, I'm not entirely opposed to this proposed project. I've participated in two of the Neighborhood Zoom calls with the WHCHC Director and their Architect. I love the design and concept to provide much needed affordable housing to seniors. However, I and many of my immediate neighbors do have several concerns which are as follows: • Access: from Camino Norte in my opinion is not a good thing for these reasons; a. Safety: the traffic pattern will bring lots of traffic flow through this quite narrow and winding street through Kaweah up to Vista Chino. - 127b. Parking: parking overflow from the Agave will bring vehicles to park onto the already limited Camino Norte, Kaweah and W Stevens which is for homeowners and their guests. Possible alternative solutions to address the above concerns are as follows: • Access: a. from W Stevens and/ or N Palm Canyon. W Stevens is a wide road that is heavily used which would make much more sense than Camino Norte. W Stevens is safer and eliminates the concern about the traffic flow throughout the immediate neighborhood. b. The bus stop that is currently in-front of the proposed project development could be modified to allow a second access from both N Palm Canyon as well as W Stevens. • Safety: a. Traffic light: i. with lots of potential traffic spilling over to W. Stevens, a traffic light should be installed because of the blind spots from both the Bus stop (south of W Stevens) and Draughtsman Restaurant (north of W Stevens) b. Speed reduction: • Parking: i. W Stevens does not have speed bumps to slow down the speed of vehicles and is a concern today because vehicles currently speed on the sh·eet. a. Residential Parking needed: is a concern with the project development and with the nearby Arrive Hotel and the former Draughtsman Restaurant and other events taking place throughout the year, we would like the city to provide restricted designated residential parking so that our family members and guests will have a place to park when they come to visit. Witl1 71 Agave residents, guests, caregivers and service providers, there will seemingly be considerable impact on this portion of our peaceful and quite neighborhood. My biggest concern is knowing that approximately 50+ vehicles could be added the Camino Norte corner 128everyday which could easily be avoided by changing the traffic pattern by granting access entirely from W Stevens and/ or N Palm Canyon. I would like my property to maintain its value and by having an access point from Camino Norte, would decrease the desirability and the immediate surrounding neighborhood. 111ank-you for your time and for making this letter available to the Commission and part of the hearing. l would like to read my letter at the December 17, 2020 hearing. Sincerely, Paul K. Popowich (via email) ,3 -----rr1 129December 14, 2020 RaymondJ.Baddour Attorney at Law (Retired) 1401 N. Palm Canyon Drive, Suite 200 Palm Springs, CA 92262 (760) 325-1307 baddour@earthlink.net By email: cityclerk@palmspringsca.gov Planning Commission City of Palm Springs 3200 E. Tahquitz Canyon Way Palm Springs, CA 92263 Re: Comments opposing of project 5.5120 PD-390, Agave at Palm Canyon 1479 N. Palm Canyon Dr. Honorable Commissioners: I am the successor trustee of the trust which owns the medical office building at 1401 N Palm Canyon Dr. (the trust property) , a property in close proximity (1 lot away) to the proposed Agave Development at 14 79 N Palm Canyon Dr. I oppose this project for the following reasons among others: I. The proposed use is inconsistent with and detrimental to existing nearby uses including our class A medical office building, the trust property; 2. This will also harm other properties near the proposed development and the hotels and other properties on and near Stevens Rd. The use and density appear to be spot zoning to the neighbors' detriment, contrary to sound public policy; 3. The proposed use will generate increased undesirable foot and vehicular traffic and parking through and around the grounds of the trust property. The trust property has already been beset by trespassers, vandals, burglars, skateboarders, drug abusers, people using the common area hallways, stairwells, and parking lot as an open air brothel and toilet. There are also frequently unkempt and often aggressive men sleeping in the hallways, stairwells, and parking lot. We work very hard to maintain the safety, the aesthetic appeal and high caliber professional ethos of the trust property for the benefit of our physicians and their patients including cameras, alarms, private security patrols and personal vigilance. It is our opinion that this project will aggravate these problems despite our expensive but not always successful best efforts to ameliorate them; 4. Because of Covid, I have not been afforded any meaningful opportunity to review and to research and evaluate the financial soundness and propriety of the project. Because of these unique circumstances consideration of this project should be continued or deferred until there has been an opportunity for meaningful review and comment; 5. The Old Las Palmas Neighborhood to which I moved in 1956 (Palm Springs High 130School Class of 62) is one of the oldest and most beautiful in Palm Springs. My home is two blocks from the proposed project; the trust property is 100 feet away from it. The proposed use is inconsistent with the beauty, the traffic and parking patterns, and quiet of the existing neighborhood. These are the very qualities that residents of Old Las Palmas have willingly paid and continue to willingly pay a premium to enjoy. I have practiced law for almost 50 years in Palm Springs and enjoyed this wonderful neighborhood the entire time. This premium value benefits the city not just esthetically but in higher tax revenues. Las Palmas must be protected; 6. The proposed use and attendant traffic, parking, and congestion must detriment the quality of life, property values and therefore future tax revenues for the city. The subject proposal does not comply with applicable state or federal environmental laws, statutory, decisional or regulatory in that there has not been an adequate or appropriate environmental study. The statutory materials cited by staff could not have been intended to and should not be interpreted to as exempting a project with the massive environmental impact of this one from compliance with environmental impact report requirements; 7. The city has not followed relevant substantive or procedural rules including but not limited to its own policies and practices in considering and advancing this project in particular with respect to parking. The proposal recommended for approval provides for 71 parking spaces for a 71 unit very high density dwelling project. The parking is obviously by any standard grossly inadequate. Is it not possible or even likely that any of these 71 households will have multiple vehicles, or that they might have visitors, friends, care givers, etc. who drive vehicles to the site? Those who service and maintain the premises will bring more vehicles. It seems reasonable to assume that at times there will be 2 or more cars and trucks per unit or more. Where are the extra vehicles to go? Existing very limited street parking? Nearby existing parking lots that already serve existing businesses? What of the congestion? Traffic and parking studies are clearly necessary. The staff recommendation exempts the project relying on statutory materials whose obvious purpose is to facilitate the expeditious construction of necessary low income and homeless housing. These statutes could not have been intended to detriment this location-to this extent. The secondary costs are too high. Adequate parking and traffic studies might suggest ways to ameliorate these problems. The studies should be done if only to shed light on the problems this project will create. Even if the statutory materials staff relies on to exempt this project from thorough review, are valid, constitutionally and in the context of other applicable federal and state law that does not mean that it is sound policy to rely on them in this case; · 8. The proposed project is located on Palm Canyon Dr. and in the Old Las Palmas neighborhood. The proposed use is not the highest and best use of the property. The city is not realizing the highest value for this very valuable asset. Absent governmental subsidy, a developer would not build this project at this location. The city has a duty to its citizens to obtain the highest and best value for its land. This operates as a private gift of public money and property in contravention of California law and policy; 9. There are numerous blighted or near blighted locations including farther north on Palm Canyon Dr. and elsewhere in the city that would benefit from a project like this. This project makes it less likely that those areas will be fixed. Why should a governmentally subsidized, tax payer funded residential development be built and operated in a more prestigious, more expensive, more valuable and nicer location than any potential competing non-governmentally funded project. This is wrong; 10. If the relevant decision makers in government are considering this location because the 131land is owned by the city and this location is favored for that reason this view is extremely short sighted. This land could be sold or traded for another and a competent responsible developer could be encouraged to remedy a blighted area in the city; and 11. The seniors only designation may in practice operate as a shield to allow non-seniors to live or stay on the property. Younger family members, visitors, guests, ostensible care givers, and other younger people may falsely claim legitimate basis for living or staying on the property and in practice they will be difficult if not impossible to exclude. In closing my main objection to this project is its extremely high density and the lack of adequate consideration of the problems it will create. Respectfully submitted, Raymond J. Baddour Successor Trustee 132David Newell From: Hal Keasler <halkps@gmail.com> Sent: Sunday, December 13, 2020 5:25 PM To: David Newell <David.Newell@palmspringsca.gov> Cc: City Clerk <CityClerk@palmspringsca.gov> Subject: 5.1520 PD-390 AGAVE AT PALM CANYON E Concerns: Density & Intensity This is a City owned Lot that should not be abused to allow this Very large development that is 2 story and 71 Multi Units. It is Not in keeping with the neighborhood or surrounding buildings The smaller lot backs into one of Palm Springs most prestigious neighborhoods,Old Las Palmas How would you like to live in one of the Condos that back up to this development? These Condos are of Historical Importance to Palm Springs & do not need on the 2nd floor invading their homes privacy Where in this area do you find Density or Intensity like this? This is unacceptable for our City Hal Keasler 275 Camino Norte Palm Springs Ca. 92262 133David Newell From: Brad Kuhns <bradkuhns@me.com> Sent: Saturday, December 12, 2020 3:07 PM To: City Clerk <CityClerk@palmspringsca.gov> Subject: Public Comment for Planning Commission -Agave Project To the Commission -I'd like to provide public comment on the Agave at Palm Canyon Project. I am a resident of the Vista Las Palmas neighborhood. We had the opportunity to have an overview of the project presented to our neighborhood association and overall it appears to be a very well planned and organized project to bring housing to those who need it in our City. There were though unanswered questions about what the criteria was to be able to live there and it seemed that current or prior drug use, prior criminal activity and other attributes were not defined in terms of explaining exactly what would be used to determine who can live there. It would be ideal to have a full understanding of this to feel comfortable with this type of project going into my neighborhood. My second comment is around the site itself. Again -this appears at a high level to be a very well organized and planned project to address housing needs in the City; but using such a prime piece of real estate for it doesn't make sense. They city should be using prime real estate along our main streets for tax producing businesses that can help support the City. It's not clear why this location was selected, as the north end of Palm Canyon has been getting more attention from tourists and residents alike as more and more businesses, hotels and restaurants have been going in here in recent years and it seems like we should leverage this piece of real estate in a more fiscally responsible way to support the City for years to come and find another location for the Agave Project. Brad Kuhns Brad Kuhns +1917-595-0834 bradkuhns@me.com 134David Newell From: Garth Home <gggilpin@sbcglobal.net> Sent: Saturday, December 12, 2020 10:02 AM To: City Clerk <CityClerk@palmspringsca.gov> Cc: STEPHEN <sgedelstein@gmail.com>; Stephen Moses <stephen@stephenmoses.com>; Dennis Ortiz <Dennis@triagetags.com>; Dan Kiser <dankiser51@gmail.com>; Gary Miller <garyatclearlake@gmail.com>; Wayne Gottlieb <Gottliebtaxes@aol.com> Subject: New proposed senior low income at 1479 S. palm Canyon E Good morning. The attached proposal needs input from area residents and businesses. The 71 units with 72 parking spaces will inundate Steven's Road, Kaweah Road and Camino Norte. My thoughts on this are that "overnight" parking should be banned on those 3 streets. The city insists the project is for "seniors( over 62)but they need care takers etc.+ the kids who will share living quarters at times. The city has to assure the neighbors that our street areas won't become 24/7 parking lots. Respectfully, Garth Gilpin 1441 N. Kaweah Road 626-824-0304 1 135STEPHEN & ROBERTA EDELSTEIN 201 CAMINO NORTE PALM SPRINGS, CA 92262 760-322-2221 Anthony J. Mejia, MMC, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Ref: 5.1520 PD-390 Agave At Palm Canyon December 11, 2020 14 79 N. Palm Canyon Drive Dear Mr. Mejia: My name is Stephen Edelstein and my wife and I are full time residents of Palm Springs. Our home is 201 Camino Norte. I have received a notice from WHCHC, including a site map with reference to the above named project. I am very pleased that the City is considering housing for senior citizens and note that the design submitted by the developers appears to be appropriate to our neighborhood. However, I have a grave concern about the proposed ingress/egress on Camino Norte. According to WHCHC's site map, the driveway that will be used by 71 residents, and visitors, and staff, and service people will be located smack in the middle of the curve on Camino Norte. This is a blind curve -vehicles traveling east on Camino Norte that enter the area of the curve, cannot see vehicles coming in the opposite direction. This effect is the same for vehicles traveling west. To put a entry/exit on this curve is simple dangerous-it is creating an accident waiting to happen. Many of the service vehicles that attend to the condos at La Siesta Villas and Pompeii de las Palmas, that front Camino Norte, park on the curve or just before or after the curve. This further amplifies a threatening situation. There are 29 existing active driveways in the immediate vicinity of the proposed Agave drive onto Camino Norte. 201 and 246 Vereda Norte, 10 driveways at the condos at 197 Vereda Norte, 201 and 241 Camino Norte, 4 driveways from Pompeii de las Palmas that front Camino Norte, and 9 driveways from La Siesta Villas that front Camino Norte. In addition there is the driveway at the Medical Building on the corner of Palm Canyon and Vereda Norte and the driveway from The Shops at 1345, both of which front Vereda Norte close to Camino Norte. The WHCHC site map shows and entrance/exit to the project on West Stevens. If there needs to be a second driveway, it should not be on Camino Norte. Thank you for making this letter available to the Commission and part of the hearing. Stephen Edelstein 136STEPHEN D. MOSES 333 W. Stevens Road Palm Springs, CA 92262 (310) 980 6920 stephen@stE phenmoses.com October 25, 2020 Dear Mayor Kors, Mayor Pro Tern Holstege, Councilmembers Middleton, Woods and Garner, Planning Commission Members Re: Proposed Agave Housing I am a neighbor, a few hundred yards west of the proposed Agave senior affordable housing project. A large portion of my career was in the government assisted housing field. (I was honored by the National! Housing Conference as Man of the Year in 1980.) I am favorably impressed by the affordable housing for seniors proposed to be developed at my corner! I have done some research into the proponent of the project, and I have found WHCHC to be experienced, professional and highly competent. Furthermore, I think its affiliation with Desert Aids Project is very favorable. If I can be of any assistance1, please let me know. Sincerely, 137Dear Mayor Kors, Mayor Pro Tern Holstege, Council Members Middleton, Woods and Garner and Planning Commission members: We are writing to you in support of the proposed Agave at Palm Canyon project. We have met several times with the leadership of the development team from the West Hollywood Community Housing Corporation and have faith, especially given their successful track record, in their professionalism and dedication to assure this project blends into our community. Speaking for the Board at the Pompeii de las Palmas community right next door to the Agave, we can say that we are all very excited to have an unsightly empty lot replaced by a beautifully designed complex that complements the North Side of Palm Springs. We recognize the need for senior affordable housing and look forward to welcoming our new Agave neighbors when they move in. We also applaud your foresight in bringing this lovely project that will benefit new neighbors to Palm Springs. Sincerely, Chris Bowman Michael Stifel Co-Presidents and Board Members, Pompeii de las Palmas 138Oct. 26, 2020 To: Mayor Kors, Mayor Pro Tern Holstege, Councilmembers Middleton, Garner and Woods, Planning Commission Members, the City Council Sub-committee on Affordable Housing and Homelessness Subject: Agave at Palm Canyon We write in support of the Agave at Palm Canyon, an affordable housing project to be developed by the West Hollywood Community Housing Corporation for low income seniors aged 62 and over. This well thought out project is a welcome symbol of our city's commitment to deal with our difficult affordable housing challenges. We are pleased to see that WHCHC is partnering with Palm Springs' Desert Aids Project to provide the enrichment and supportive services many low-income seniors need to face potential challenges like isolation and fragile physical health. Through exercise programs, Yoga and social programs, formerly isolated seniors will be safer and feel more secure. As seniors ourselves, we know the fear of the possibility of sudden displacement. It eases us to know that an apartment community like the Agave will be here and that our city leadership understands how challenging life can be for older residents. We applaud West Hollywood Community Housing Corporation for its vision and high standards that have created hundreds of homes in the LA region. They are a welcome addition to the Palm Springs community. Sincerely, Nikki Stone Chris Andersen 13973-710 Fred Waring Drive, Suite 100, Palm Desert, CA 92260 I lifttorise.org Dear Mayor Kors, Mayor Pro Tern Holstege, Councilmembers Middleton, Woods, and Garner, and members of the Planning Commission, My name is Taylor Libolt Varner and I am the Regional Affordable Housing Planner for Lift to Rise, a local collective impact organization that works to achieve a future where all Coachella Valley families are healthy, stable and thriving. Our work brings together community and institutional leaders to collaboratively solve the underlying causes of poverty and inequality. We organize the Housing Stability Collaborative Action Network (CAN), a cross-sector collaborative of over SO community partners organized to achieve a future where all Coachella Valley families have safe, stable, and affordable housing. It is my pleasure to convey Lift to Rise's strong support of the Agave at Palm Canyon project in the City of Palm Springs. We support this project for low-income seniors as it aligns with our multi-year action plan to increase housing stability in the Coachella Valley by increasing the supply of affordable housing. Specifically, this project's location in a high-opportunity area aligns with the Housing CAN's pipeline priorities to help achieve regional equity and locate affordable housing near to critical institutional infrastructure. The project's commitment to keeping rent affordable also works to reduce rent burden for residents, a key priority partners identified in the action plan. Deep community listening and data analysis consistently show that high housing costs and the lack of affordable housing are the primary cause of personal struggle for families in the Coachella Valley. We know that even before the pandemic, over 55% of rental households in the Valley were rent burdened, or paying over 30% of their incomes on housing costs. Furthermore, our work administering the United Lift Rental Assistance Program in response to the COVID-19 pandemic has exposed the severe level of housing instability facing Coachella Valley and Palm Springs residents, highlighting the importance of our longer-term work to increase the supply of affordable housing. Over $1 million in CARES Act funding has gone directly to Palm Springs households through this Program and there are over 250 Palm Springs households on the Program's waiting list. Rental Assistance, while important to keeping people housed, is a temporary fix to a long-term problem; we need permanent solutions like producing more affordable housing units to promote long-term housing stability for Palm Springs residents. We applaud the City of Palm Springs, the West Hollywood Community Housing Corporation, and all involved in this project for your efforts to make this project possible. We believe it is an important step toward meeting our goal to reduce rent burden in the Coachella Valley. We look forward to seeing this project through to completion and the impact it will make on the lives of residents. In unity, Taylor Libolt Varner Lift to Rise 140490 S. Farrell Drive, Suite C208, Palm Springs, CA 92262 PHONE (760) 325-4088 FAX (760) 778-3781 WEB www.jfsdesert.org Our Valley ... Our Passion! To: Mayor Kors, Mayor Pro Tern Holstege, Council Members Middleton, Woods and Garner, Planning Commission Members and City Council Homelessness and Affordable Housing Sub-Committee On behalf of Jewish Family Service of the Desert {JFS}, I write in support of the Agave at Palm Canyon, the affordable housing development planned for low-income seniors. We at JFS know the great need for such housing here in the desert for our seniors, a community we work with on a daily basis. This attractive project, which plans to offer free supportive services to residents on a voluntary basis, helps alleviate the affordable housing stress our community faces. The West Hollywood Community Housing Corporation {WHCHC} has a long record of providing thoughtfully developed properties for low income residents. The Agave will feature 71 one-bedroom units in a beautifully designed, mid-century two story structure that will blend into Palm Springs' architectural culture. With supportive services from Desert AIDS Project, the Agave at Palm Canyon will be a good neighbor and a wonderful addition to our community. We at JFS look forward to having the Agave as a reliable housing resource for our community because we know what a secure, beautiful, and clean home can do for our seniors. Too many are living with financial and housing insecurity, but this project is sure to provide real relief for many! Sincerely, /e <;:k ---·-·. Krafis Johnson I Executive Director ~-.., !!.t~~ Jewish Federation ~ Of THE DESERT - 141Dec. 2, 2020 Mr. Borelli, This is an inquiry regarding a Wait List for the proposed affordable housing development Agave at Palm Canyon. I have been a Desert Aids Project client for onto fourteen years. My medical and social service support is provided at the Desert AIDS Project. Since early 2020 I have been receiving rental assistance from Riverside County Housing Authority's HOP program. This program provides assistance for qualified persons living with AIDS. Also, I am Legally blind, due to a progressive retina disease. Knowing that waiting lists can go on for years. That said, and being seventy three years of age getting an early shot for the wait list for Agave At Palm Canyon, with its supportive services would provide some peace of mind. Affordable Housing for Seniors, and the meager supply of such housing in Palm Springs has been an issue of concern for some time. I am on a few wait lists. The demographics of this upper middle class versus the meager availability of affordable & subsidized housing shows the City Council & residents of PS have not been adequality responsive to its senior citizens' needs. Sincerely, James Joyce 197 West Vereda Norte, apt. #2 Palm Springs, 92262 760.537.7714 tiger joyce@msn.com 142TO: PALM SPRINGS CITY COUNCIL AND PALM SPRINGS PLANNING COMMISSION As a child growing up in the city of Chicago, my family lived in public housing. I know first-hand what a "hand up" means and how important it is to provide affordable public housing for low income residents and today, especially Seniors. That is why I am asking you to please approve The Agave at Palm Canyon, Palm Springs, California project. Demographically, this is a good fit for Palm Springs. Conveniently located, it is a low income senior housing project for ages 62 years and above. It is my understanding that the West Hollywood Community Housing Corporation is a very reputable company and unlike some development projects in Palm Springs, has the funding needed to see this project to completion. I hope you will seriously consider approving this project which can have a very positive impact on our community, our seniors, and our homeless situation. Thank you. Eileen Stern 64460 Via Amante Palm Springs, CA 92264 760-408-2939 143December 7, 2020 Dear Mayor Kors, Mayor Pro Tern Holstege, Councilmembers Middleton, Woods and Gamer and members of the Planning Commission: I writing to express my support of the Agave at Palm Canyon. Certainly from the renderings, it seems to be a great example of how larger scale development can be in keeping with the architectural legacy of Palm Springs. I support diversity in income and age as vital to our City, particularly our Downtown and Uptown corridor. I also believe that projects such as these add to what is both a more vibrant and sustainable City in that these residents will be able to walk to many area businesses and attractions. Interestingly, about fifty percent of our staff at Destination PSP is 62 or older (at least prior to the pandemic; since then many have been reluctant to come back to work due to health risks). So the Agave can potentially be great for local businesses and employment opportunities for seniors wanting to work. During these very challenging times, I commend you all for continuing to keep Palm Springs diverse and vibrant with thoughtful projects like the Agave at Palm Canyon. Sincerely, Jeffrey Bernstein Owner Destination PSP 170 North Palm Canyon, Palm Springs, CA 92262 (760) 354-9154 DestinationPSP .com 144Attachment 9 Project Plans 145 1479 N. PALM CANYON DRIVE. PALM SPRINGS. CALIFORNIA 92262 FORMAL APPLICATION 16 NOVEMBER 2020 )> C) )> < m )> 7J )> r n )> z -< 0 z 146 ABBREVlATIOl'\J!i -----------Af F ABO~ FINIS""' FLOO?.. Ai)! AiJJAC-NT ALUM ALUMNILM AUD ALIOITO?IJUM 3lDG 9LALDING 3lw a=._ow 31"' 3cAM BOT BOTTOM C WALt CLJRTAINWA.J. CONST CONSTRUCTION CONT CONTINUOUS DIM CXf'-'!ENSION 0KG DECKING OR DOOi\ OWG OM WING i:UVATION E_EC ELECT;;uCA~ :'P ELECT=\ICA~ PN-J= EX EXISTING EXT EXTER.lo-t =XH. 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AT: NOI\THA":{~OW GLASS NOTATION suo::i. 01:i.r:CT10N ANNOTATION s~OPEGMDE i!l~W MATCH..INE ~-. ~~~ } _,._.,...,,-;.,,,..,. l~,...,. o l --~. 9 -i i-----... --¼ ..... f, -f @ VICINITY MAP ; 1 ,=:~· 9~';!5:./_,.,, ii 1• !{ ,i~i: t ........ i>f -=.,-.,-¥" .... $,-,,-~,W.~-Jt~ 't r..,l l {,~~,..i•-~ .,i; •Q='..,. .!oa .... 1179 N. PALM CANYON DRIVE PALM SPRINGS. CA 91262 PROIECT INFOI\MA TION P:i.Oj•CT LOCATION P=lOP=?.TY OWNE?.1 CJENT CONl"lACTOR A=\C-IT'.:CT 1479 NORTH PA ,.... CANYON o=uv= PALM SP!=IJNGS. CA 92262 WEST !-iOLL YWOOD COl":t-".UNITY HOLSING co::i.PO~ TION 7530 SANTA MOI\IICA 3 VD. WEST HOLLYWOOD, CA 90046 TO 3E DEE~.l"".INEiJ 64NORT:-ARCHT::CTUR:: Tw 719 FAIRFAXAV5, surr: C LOS ANGELES. CA 90046 T 310'H9 0919 2019 EDITION OF n-,: CA IFQ!=I.NIA Bui DING CODE 2019 tDITION OFT-:; CA IFO~.NIA ;:.,;CTMICAL CODE 2019 :::::omoN OFTl-•E CA.JFCRNIA r-'EC:-ANICA ... COOE ZOl9 EDITION OF T-E CAJFCRNIA PI...Ul""3NG CODE 2019 EDITION OFT-E CA~IFORNIA GRE.=N 3U • .DING STANDA:mS COD! 2019 :omoN OF T'--E CA.1..IFO\NIA ~EAGY COD: 2019 ::,moN OFTi-E CA...IFORNIA EXISTING 3ULOING co:>;. @ PROJECT INFORMATION DRAWING INDEX DESCRIPTION SCALE SO GENERAL ACOO cov;:i.sl""~I NTS -.-AOOI 0?-A\MNGINDEX.A33~~1ATIONS&SYM30lS NTS -.-AC:02 P=\OjECTDATA NTS. -.-AOII ~ENDE~NG NTS -.-A012 ~i:ND5?JNG NTS -.-A013 q_ENDE~NG NTS -.-ADI• ~:NDE~NG N.TS -.-A021 Ai\EAS 1132"= l'-O" -.-A022 OP:NSPAC:&Sr-ADINGEXJ-131T I/Jr"E l'-0" -.-A061 CO!..OR.&l"'AT:.RIA~SAMP!..ES N.TS -.-5101 51..H~Y 1"=20'-0" -.-i.091 PLANTLIST N.TS -.-L092 Pl.ANTREF;"ENC~ NTS -.-LIOI LANDSCAPE PLAN 1/16"'= l'-0" -.-AIOI SITEPLAN 1/16"=1'-0" -.-A201 GR.OliND Fi..OOR PLAN 1/1 6" = I '-0" -.-A202 SECOND FLOOR PLA.N 1/16"' =-I '-0" -.-A203 ROOFPLAN 1/16"=1'-0" --. A301 EAST=l,.!:'VATION 1/16"= 1'-0"' -----. A301 WEST: i:VATION 1/1 6" = I '-0" ----. A302 No:u: ... n:L~ATION l/16"= l'-0" -.-A302 sour:-:: ... EVAllON 1/1 6" -I '-0" -.-A-IOI NO"TH-SOLIT...; SECTIOf\.l 1/16"-= I '-0" -.-ASOI ENLA~G:::::OUNITPI.ANS 1/4"= l"-0" e €) DRAWING INDEX ...... 7 ':INfAIRf.&XA.VENi.;E SL.ITEC LOS-"NCEtfS CA~!)(')4f. ;~~~~0':l~Fl o:m:>s:o CUEN-I WES-t--Ol.L YWOOD COl"'l"'LNITY i-'OL.SINCCC>flFOAA"'IOl'--l ~~~d~~;~ ~t~:ro 3D~:>im SURVEJOR/ l"'OLLENl-lAUR GP.OL.:1' 9 9 W GLENOAP:S BLVD 2ND FL CUNDAfE CAii 202 8 3':1)7H~ GEOiIO-!NIO.LI GfOCONWEST ~~~~~RN~~l5~CE S4.ITE :)1 9s1 :wnoo ~(~ft1:.··· 000 1-<ISTORICALCONSUL-ANr I TERESAC.P.J•TES 323~'32:J':II TRAFfCCONSULTANT I WA.L,.ERCONSULiANTS [~s~~~~~TEl~SO 2 )-4i1~4~tl ll"'~·Q~~\ NOT FOR CONSTRUCTION \ .. ~.~,/ .. 0 ~ 1479 N. PALM CANYON DRIVE. PALM SPRINGS, CALIFORNIA. 92262 DRAWING INDEX, ABBREVIATIONS & SYMBOLS AOOI =>"'4NOR~H1'RCHtECT1,.,IRE..L10 147 VEHICULAR PARKING 1/2 Space Per Bedroom Per 93.23.17.G.lB ADA Van Total ADA (Per I lll-208.2) Standaro (S) (60% of Required Sp.1£es. Requred) EV Spaces Space, Wired for Future EV Compact(C) Flexible Use Spaces (Can Be Utilized as Pubk Plaza/Land,cape) 1TotalProvided . -. 36 3 Required -I Provided 22 Requ;.-ed, 22 Provided 5 10% 49 10 71 OPEN SPACE C-1 Parcel -45% of Net Lot Area Post Dedicat.Kln R-2 Parcel -50% of Net Lot Area. Post Dedication C-1 Pan:el Level I Lewi 2 R-2 Parcel Level I L....,12 LOT COVERAGE ~lowed LotCO\/erage. C-1 Paree! ~~R·2P,rcel lot Ca,:~age. c:, Pare~ Lot Coverage, R-2 Parcel 25.215 Sf 8,293 SF 20.115 SF 4.041 SF 6.084 SF 1.761 SF 64% 29% BUILDING AREA Total Building Area Equal to Net Lot Area. Level I Level 2 76.944 SF 31.U0 SF 29,717 5F UNIT SUMMARY level ~~~~ Const. J_--Bed l~I V 15 level 2 V 15 i!~---~JQ_-__ _........., -MOBILITY UNITS U'!!\TJllie ---CO\.V11 Fa<tor I-Bedroom iT 11% COMMUNICATION FEATURE UNITS Unit T)Pe ---Co~ Factor I-Bedroom 71 4% 4-Be_c!. Total 15 15 0 a 73 Required -Provjded 7.81 Requ(red Provided 284 3 PROIECT DATA N.w co,,struct,on of• 71-unit ICXHI: Alfotdablo Hou""i! l'roJ"cl loo-~,on wrth IOOW. of units rcstnctc:d affordable with on-site supportive scMOCS an<I amenity/common spaces. 2 total stories ofType V Construction Oc«up,ncy Type C.orutrt.1ct!0r1 Type Fin: Spnnldcr:; Emergency Responder System Ane»or Parcel No. (Al'N) 2o .. ng Goncral Pian US<> N~ Lo! Area. f>re..Dl!dic:at1on Net lot l're1t. Po,t-DedlOrtlon Ulits to be AITordable R2 andS2 2 stones or Type V construction Automatic In: Sprinkler per NFPA 13 Per Code 5153028014 & 505-182-004 C-1 &R-2 Mixed U<OIMulti-Use 76.9+4 SF 72.619 SF 100% BueHeightwmrt 30' forC-1 Parcel, 21' forR-2 Pared Dedication. N. Palm Canyon SO' to Centcriinc Dediot1on. W. Steven~ ~d None E.art Street Setbad<. N. P.,Jm Canyon S' Aver,ge Dept~ North Strce't Setback. W. S""""'• Road 5' A=age Depth So,Jlhwest Street Setb.1ck. Camino Norte 25' (Local CollectcrSlneet) West Side Yan:! S<!tb•ck. C-1 to Adi R-2 Parcel 20' To Include 6" Sne Wall & S' Landsc,pe Sc""'n We<t Setb-lck Sde Yud Setback. R 2 to Adj. R 2 Parcel 25' for Stra<tu~ Ex<eeding 15' So-.Ah Side Y .ud Set!M,k. C-1 to f><Jj. C-1 P•rcel o• South RearY•rd 5etbadc. R-2 to Aq. C-1 Pan:el 10' South Rear Yard Setbad<. R-2 to Vaant R-2 Pared 10' Setback Eq. to Height for Structures Toiler than 12' Allowable Proie<tions for E""" 4' ,mo front Yard Bo,c~leighlwmrts Ph..i:; 11' wnh On Mcr,u Dcn!iity Boflll:; Incentive BuJdlng 1-feigt-.t. C-1 P~I< Buldng l-le,ght. R.2 Pa..:ek Maximum 0 .. 1ang He,ght Above LI noor 4" (or each I' of S.d, & Rear Yard, 30' f<,,C-1 Parcel. 24' forR-2 P=I 41' for C-1 Poree( 35' for R 2 Parcel ll'-34' Above &,sting Gr,<io 27'-31' />Jx,,e E>ost,ng Grade 32'-6" Height measured f.rom existing grade [log not indude elevnor OA,:em.10 Does not inc.:Jude heighl me.1~1.wed from boUom or existing rv~1vo1r-{Build1:ig conforms to height lamrts ~tree! from buld:ng rcSC1Voir-Wll:h lnccntrvc) S.se Density ( 1.76 A.:res) J!'.% lna?,a,e with Density l.l01M a... Density with P'.anned Developmem District (8 PROJECT DATA 27 36 53 U,,,ts Un,u Units &4NmnN I 9 N FAW"AXAVENl.E SI..IH C LOS ANGELES CA 10046 T)IO~ ~.'.1911/F3109))0~~0 i;J4NQfHHCOM CUENT I WES-t-tOLLfflOOO C~l.NrTT f«OL:SINC CORPORATION rrn>~NTA t":ONICA BQL,UV.A.RD rri~~~7L J'NOOD CA ~0046 ~1.,.~"tE~~-ER QI.OL.F ~1~~::~~~~~/0 2M) Fl Cf07ECHNICAL.f GEOCONWEST ~/~:t~~2~~CE s1.,.ne 10 CMLENCNEERI o.:E ENG1NEERING ~~i~F?E i"!'~~m r~ HISTOfUCALCONSI..ILT"N" I rERESAGIJ-'ES 323&6239 fRAFFCCONS~L•ANT I WloL>:ERCONSULT-"NrS ~~s~:~~--rEl~~O /-,,¥1&•0,-,._ I .. , NOT FOR CONSTRUCTION \ I .,,,~.✓ "0 q 1479 N. PALM CANYON DRIVE. PALM SPRINGS. CAUFORNIA 92262 PROJECT DATA A002 1488 STREIT PERSPECTIVE, DAY/ N. PALM CANYON DRIVE LOOKING WEST f;4MlRIN ~;;s '!:.c~f b.v~: So.;ITE C r 3 0'11909 '1H3 093)J~!;J ,4NORll-C01"" Cl£NT I ~ci~~~~~T7~t"UNITT *!~f ;;?~~~~~ SURVEYOR.I l"'OLLENHAL.ER. ~O\..P ') 1 W. GLENOA,,.;S &.\/0 2ND Fl ~li~~~af:9')CA71202 CEOiEO,NI0.1../ GfOCONWEST ~s~~:~~~a 5',•rn 0 ~\:~~ ~~;S~~~ ~~~i-{ lro) ~~l~!:i~ULTANT I lU i16~ln1 1RAITC CONSULTANT I ~~~~!c;!'"'° ,~"c:Jrlt\r"" / \ NOT FOR CONSTRUCTION \ J ,'t).la,,LSII/ N0 ~ 1479 N. PALM CANYON DRIVE. PALM SPRINGS, CALIFORNIA. 92262 RENDERINGS AOI I t)~NOJl~ .. .A.RCHfECT\,:P.E LTD 149(v STREET PERSPECTIVE. NIGHT/ N. PALM CANYON DRIVE LOOKING WEST fi4M1RIN rdfl~Ic:,~i:::~ C CUfNTI WEST HOlLfWOOO CO~l"'L.Nl•t t,Qi..-SING COIU'Of\A-ll)N ¥J~~;;~~~;~~ SL.R\/EYORI MOl.LENl-'TAL.fl",_ ~OL:P ~,l:~~~:i~~~~vo 2ND FL GEOTEO-,NIOJ../ GEOCONWEST ~s~i~1~2~~a SUITE 3 CMLENCINEERJ O..:EENGINEENNG !:42!lwt.St'RE Ill.VO SUlf :JOO ~'iss~r:5 CA1:x>,13 HIS'TORICALCONSLJL"."ANT I TER.ESA.GRM:S 3B~3BJ TRAFFC CONSULT .. NT I w.~E~!~:, ..,, ,~11<:Jr,q,9'1;. I '\ NOT FOR CONSTRUCTION \ I 'tl-1t..,../ N0 ~ 1479 N. PALM CANYON DRIVE. PALM SPRINGS. CALIFORNIA 92262 02 11116'2:>20 fOPr"ALAfPLCAllON RENDERINGS AOl2 150~AERIAL PERSPECTIVE LOOKING SOUTHWEST I S, r, r.utOtr"lC"' fi4,MlRIH 71"i N FADU"AX AVENL..E SIJITE C !~TI~~C: j~iJ os~o Cl.JEW/ ~ii~iE1r;;;: SURVEYORt MOLLENHAi..ER GRO!..'f' 919WGtENOA\S8lVD 2NDFL ~li~~~11CA9 202 GEOTEO--NICAU GEOCONWES-4157 CORNINGflAG ~rE -Ill ML,.RPJETA CA 'J2.Sf:l 951)042)00 ~[(~t~;~ ... ~ t~•~rs~LfAW I TRAffCCONSUlTANTI WAl'(tR CONSUU,~J',HS ,o7WI.Sl-'tREBLVO SUlE)&S:> LOS ANGELES CA 9JO 7 21j~a-o ,-IICJ111o,,_~ I \ NOT FOR CONSTRUCTION \ I >t,~>.LSno»~ •0 ~ 1479 N. PALM CANYON DRIVE. PALM SPRINGS, CALIFORNIA 92262 NO DA TE DESCRPTION 01 'ln.2/2020 FREN'PLICATIONREVlEW 02 I IH"202:I FORl"IAL AFR.CA-ON RENDERINGS AOl3 151€) AERIAL PERSPECTIVE LOOKING SOUTHWEST, NIGHT fi4I\Dffll 7 9 N FAIP.fAX AVENL:E ~,,ec LOS ANjElES. CA 70046 T309?J'.1'11F3:J'JJ3J~~ 64NOFI.THCOM CUfN~ I W(ST HOLLlWOOOCOMM ... Nr1 hOLSING CClftf'OIU.lfCN ISl:JSAN~A l"'ONICA 80..tEVAM> ;J~~~?~ YWOOD CA J:'.04t SLR\IEYOR/ MOLL£N!--iALER GROl,.P t:l:~~~~~~VD 2N0fl CfOfEO-,Nt<.'"Al.l GFOCONWEST •1~71 CORNING FlACE SUITE 0 ,-.1..ARI" A CA 'JH62 ,) ))42)00 CML(NCM--al(RI O...EENGlNEfPING 6_.20Wl.St-i~E II.VO SUTE :JOO LOS~ElB CA'J~ !JOO !S'J 7)~ iEgr~ULTANT' TRAffC CONS LL TANT I WA1XERCONSULT.ANTS 707 Wl..SMFU: &.VO SL1~E 3650 LOS ANGELES CA9:x> 7 23~1!'!9 I /""'•o,,...,..,, / \ NOT FOR CONSTRUCTION \ I -:it,.lJ.\'J.llf/ N0 q 1479 N. PALM CANYON DRIVE, PALM SPRINGS. CALIFORNIA 92262 RENDERINGS AOl4 C~-tNORTHARCHTECT\.IP.E LT0 152i ... __ OEDICATI -'t, i .,.. 0 ~ . i~j~?r~·~J--·--@ LOT COVERAGE 211'-I f ~J;q}?:{:~y:p:~W0'-!!~fq;J~~:q::::-:;:~:~q:::;~;?W~i<;s~?:~w:;;:;;;; ·f. :;p;.c;.,'_,:/;;-;J-:.,:ff'X.;:.:_1;;:«:¥1ff-;,_;y;;,v;;.::,PRE•DEDICA'l;to. ['I:'. 60.358-~i=-:,;,:;,,,;w.;:;;,:+f7_'),:f;;;~;,;;;_;:;;;-;,;;;:,;,:?/;;.y,,;,;;;;;/,:;;//I -/1//./,.--;;, /..-,<.//,..~,:.,./;~/_///.11/h½·~~"..,.--;,~-:1/.,..~·'~~0.~ST)?EQlU,-TlQN:·:5.6,0315F// .,,.~~_lj. /~✓;~/,, .,-1////,.r~.11/J~--:'.-'/.-~///.,'////,,,//,-'/'//////~'// .-0' ''//' ·-·/ .. ;:,·..r,,//1;/--;__'.-/>:✓;:;<-'// ., • , .• /' . '/✓fi'///,;,//-1/,i½;'-:.:.;?::\;;;::.:~;J;.,o/,1;:/,(;,;?_;;:%-%:; . -. , . / / ,., . //,~/.,:;,~;,-;,;;,:-' ;:-%:;J;,:;::/j;;~{:W{~8,~:\:,;,--i1%x:.,:f 7:;}:,.;-:;,;/;.,::✓ /,i;-,, x:~> · .;:!;:,, /. /;-;;~;,:;f:;?-};\ 1•·•.-, ... cc:,:i,.~5_stst;;/~;~,0~:~,;:;;:,_-~ -:---✓:,~,_ • --• -·<::-tl.~. •;t~:.::%X1-?:o//,,://,'::~i~t0m:t;::. ,-;~-?, ""'"' • --• --,,, .. ,., '{o/(-%,-1//1¾'.["~%mco1.,.lk,,,;,,,;,//.(;,c--,, ~ ,?:f,;;:CJ~;;:;~(P!(E'.tJ,,1;:.•;n~:'-f~~st(~f;;:_;%! ~ • ///r.,\;;;:~?,:,,;2 POST DEDIC/I~: '.f6> -):✓;, ;;::::? 'l;'.,' -'~}~;~i{~~fii1i1:~fi}?t:-' -~-~-.~-... ~ "/P/~ ::~:;;%r:✓;M;_;x;{;;,:;,-/) V//, '0Xj/-/-,,✓,,//,-:'~>,~,1//, ~?:J. );.'.;:;;~;:;,i?;;:,:5/4•:f,0,~<, '\ :✓;·, /'l.''i';:1/,.:,;.'.'½'(..-:%f/,-/ 0:.-· "fa-:i;\~-/::1/~w;;:~4-~~ \,1/;;,;-;,;/,;},;'/,~-<:;'i:;:~,?.;;: \_ Rtt6•-o-" ~~:, l NET LOT AREA V Q) ) SCALE I /32" -I •.o• -.... '· .. , ' ', 0 29,717 SF @ BUILDING AREA/ LEVEL 2 0 31,220SF (8 BUILDING AREA/ LEVEL I ....... ~!m'.~1m~t:::: C CLIENT/ WEST HOll fflOOD COt-"MUNrTY hOLSINGCORPORATION 1no SANTA l"'ONICA BO1.,LfVAAO WEST 1-,0ll MOOD. CA '}n.4~ 32)650~171 Sl/RVEYORI MOLLENl-'A'.,;fRCJI.OL.P 119W.CUNOMSBI.VO 21'-0FL Q.ENOM.f CA91202 91!3 937 1'1199 CEOTIQ-<NICAL/ QOCONWfSf -41571 CORNINCFLACE Sl:ITE 0 Ml.RNETA. CA '12562 lSID-'2300 CMLENGNfERI ~2~~~~E~~~O.SL1TE 1000 ;<;s ~~~~· CA 10~3 rilS~~~FUlTl>NT I )23efdl)91 TRAFFCCONSULTANT / ~~~~!~~E3"0 ,,,,,. ...... o,_,# I ~, NOT FOR CONSTRUCTION \ I ~lllas./ N0 CJ 1479 N. PALM CANYON DRIVE. PALM SPRINGS. CALIFORNIA. 92262 AREAS A021 ,f) 64NORTHARCHTECTURE LTD 153:.1 I I ·, ._ -~ -~ ,, -l;L~ 0 9,570 SF TOT AL AREA 0 5,236 SF TOT AL SHADED AREA / 55% -ri1 ill t " ' H~-.: j i j I 1) -·,: ~-: 2~.;~f I I \,t?" ~··~:'t_ -~-f.tQ' . t?.\-_l A if~,\~:-; ( I t\,sa?';>,, \~{/.~ [:I'-@) ~~~~~-~,~-LOT SHADING EXHIBIT -----.----------I ------------------• 7 i I l •• - • -··-- . --- -•• .,..,. • :..... -.,.. .,:-~ ':;:, ' I • D ·-D c:::J -• ,, 'l I I . • " -i: -'-•·l-L "";· ;-c-.... --_, • : ,·-• ._ I ·-, . l ', . ':'. ~. 'i,... · -_;-• .,.-er-, •--0 0 '1 re . ~J-~ I•~ -[ ,-1-l··,,.,L=.s•lS';7"', 1:e;::..Ha..!~,..J.,:." •··•.··=~•-'-·-:5,' -; __ ,•1--~-'..--~ ,',d. t:kd.f:;hd.Uclt",<t;{t:. ,-, -=-=,~7-=--t, -.-!,·.Sh-.~•.~ tr"'":J::'~1-'-! EJ~8 ..... ...,_.---~--1 -h.a,-.:l.,...L---.' I I _--: -;:·· , . ·!,:l,. Ll!:'.. ~ . . . :~;v.· i D r~"q" ,~ .. : ~.::-:1:.1-, -+-i ,, ;.~~ .,,. -==r ::-tci!..'. ti"'!..: ~-8 .. • --•--• ~----2.-..;:s 1':._~·'-'-''-" :_. :.. -· :.cl !'t.:'.:"3 ~"~ ~"'ei,,".'"1 -P t ,--'-, -, 1 ..,. .t;'~::_~ ,4•--~rJ.,t-p:::-1;3~~,---,·, .. :~ ·-t •··_-,-~1,:.:;-.11;~·-·; .21i ,....~. ·:3~E"-.-•~-• ~~;~·(9 ••'--•--• .~·0 ·j:..Ji.~:st~fJ::l-t~ll r f "' .. 4 ...c.1 --.. • f . ,. -• l • I ·~ --. = ~-CJ -t:J ~~ b~ -• .. ,, r-s=r n,1;4 ~ f;:.:r~rfzn _, ~ -t-:=::;t:J c..:e.•.J,.-;::] ~. ,;.;i.,; '-:;c:,,~ ": ~ I ~-i ,;;c;_ J r~ •• _ -: ~ I I; ,_ r t-t 1-:.b:i~-I -' .-· . l I __L :..c I ' .. l....c-1. •-D -• ,-;-,: _' I -· --' -------• -r• • ;,_ 'f; .. IT -- - • -7 I rR-2P;;CELS-----:f;-/'i~~;,i-;~,,, j I 1-, .. .--• -, I --' ' ,, I •"': ',; -ct:-·-.... ~ -..... I I 1 -;_.,!;,,;.!], ~• -= t 0 R-2 ZONING -1,761 SF 0 C-1 ZONING -4,041 SF '0.:11 I . £, ' " ,' • t -' \ .. •,1 •' I •' 1. ~ '"' .... _ ·-r~, ', . ,\, Ii j-,,;": ' •, ' :i-~· .;-' '\ ~J~ I I I I I I I ' ' ' '.,_ --·-~ ' ". _j-~___'._._~~--I I . ' ' ' ' v.,,, I ____ J .,,. @ ~~~.~ ~P!'CE / LEVEL 2 -~----·-· --·· ·-------~--~~~'~, -t ·[•.:: .. --. A •• -;-ti; ./, I ~ 1.>li 11 ~ I l: I ~ [2j R-2 ZONING -6,084 SF @] C-1 ZONING-20,115 SF ~¼~ 7~---.1 ,"If\ )~ :1( __ ~ LY j ~.,,\ A\. S:..7 . _ L-:_,f.~ ~ ~~j---...... 7 ;IN. FAIRFAX AVlNl..E SUITE C LOS ~EUS. CA 9004t: T 11071':l ;1;,l'Jlt J::) ;13]0~~:) ~4X:IRTI-!COM CUtNTI WEST 1-<0ll YWOOD COt-"r-'.UNIY hO:.:SING CORPOAA70N 75)::) SANTA l""ONCA 80L:LE\I.APD WEST t-Oll l'WOOD. CA ;l:>04!: )2)~08771 SL!IIVEYOR/ ~OLlfNhAl.fR Ql.Ot..P 9J9W GLFNOAil:S&.VO 2NOFL CtENOALE CA 91202 91993799'11 G~OTECHNIC/>.1..1 CEOCONWES't" ~1571 CORNING Fl.ACE sune 10 M..-Rf'JE.iA. CA ns~, ~~ l>I 2300 CML ENGN:ER / O(E ENGINEERINC t:42:) Wl.SH~E Bl.VO SLHE 1000 LOS .ANGEUS CA 9004!! 1:f.15517:3!: ~E•ffr-~~suL-.AN1, TFIAFFC CONSULT.ANT I ~~~~!~f,,.,, l,,,. .... c,, __ #\ NOT FOR CONSTRUCT>ON \ I ~4asu,i# O"'l~HR..AN NE) ½ 1479 N. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA 92262 01 'J/22/2020 FRE.AFPUCATJ0NRE\1EW 02 11fl612020 FORl"".ALAffl..JCA.OON OPEN SPACE & SHADING EXHIBIT A022 154 OUTDOOR LIGHTING FIXTURES Ol.lTDOO, WA~L SCONCE WAC UG-tTlNG OUTi)OQ-0. WA..,_ SCONC:: 14" 30 LA~.U IG!"'!TING T:Crl llGMTING A~KA Y TWO 36. ao lA~D PEi)::'.SPJA.N WALK SY::'.at\OWWEu. UGYT :-'INKL:Y EYE3?.0W WEU 1.IGnT MATT: 3~0NZE I 6707MZ OlJTvOOR WA __ SCONCE (LOW) WAC JGi-TING SLANT OUTOOO,Fl SCONCE II" Ol.lTDOO-!. ST:P & ~ENCi-i ~D LIGHTING DIODE LED VAL:NT X VV:T ;,..OCATION ..:.0 2,v t::ATIJR: WA;.L LIGHT HINK EY FLATTOP w=~:. IIGHT MATTE a?.ONZE lb701F"'Z @ OUTDOOR LIGHTING FIXTURES COLOR. a MATERIAL SAMPLES T:U:...LIS & GUA.=\O MILS ~IT: POWDE~COAT;:i) MET Al TO MATO-, DE 380W CONCR::::I: PLANTERS & SITE WA_ S Sf"'OOTr-COLOI\ED CONCRETE SCOAELD SOf""SRE=lO BUFF PErl.lMETER SITE WA .I. ANG:LUS BLOCK PR:CISION Cf"U BLOCK SANDSTON= M.LCONYWA K SURFACES TR:t-'CO VUlKEM T=t.Amc COATING GR=r ROOANG, META_SAGS STANDING SEAM ~OOF PA;;i.O-MENT W73 somrs, STON:.WOOD Al\ChlTECTURAL PANELS SHAi):vVI;" .... OAK s:_ECT 9573-AA EXT:=!JOi=I. TEXTU?.ED WALLS I STACKi:OCCX',JC;..m BOCK ANG;:LUS 3 .... cor: PRECISION Cf""U. w-,IT: EXT:?J0;:1. WAUS./ Sl"'OOTJ-1 3-COAT PLAST;R. LA l-iA3AA DOVE GMY VIINOOW MULLIONS SATIN ANODIZS:D A UMNUM (0 COLOR & MATERIAL SAMPLES ~ I j N FAIPJAX AVENL,f Sl..lTE C LOS ANGELES CA. Y004: ~,.~;~~09~ F) OJ;):>~~() ~~?s~L2~~r~g:;~uNITY ~i~~7~;~~ ~~~:ro 5-.JRVEYOR/ ~OLLENHAL.{R CAOL,f' 911WGLENOAASIILVO 2NOFL GLENDALE CA Y 202 B ~ B798:19 GEOCCHNICALI CEOCONWEST 4 571 CORNING flACf SUITE Or ~URPJHA CA '125'2 ,s ):')42)(0 CMLENCINEER/ O,E ENGIJ\l:ERINC ~;~~:SE~~~~ITE 000 1-'ISTORlCA.LCONSL,lTANT/ ;ifl~~ES TAAFFIC CONS..,LTANl' / ~~~~,!:;~'"'' 0j,ISi...,..P"COPYfUOif /...,, .. •, ... ,,G;. I \ NOT FOR CONSTRUCTION \ I -"b.1.l\.'is1,/ N0 q 1479 N. PALM CANYON DRIVE, PALM SPRINGS. CALIFORNIA. 92262 COLOR, MATERIAL, & LIGHTING SAMPLES A061 155 CITY OF PALM SPRINGS ENGINEERING DMSION GRADING PLAN GENERAL NOTES: I. THE WORK SHALL BE DONE IN ACCORDANCE WITH THE STANDARD DRAWINGS Of THE CITY OF PALM SPRINGS AND THE STANDARD SPKIFICATIDNS FOR PUBUC WORKS CONSTRucnON, 2012 EDmON. 2. THE CON11IACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN EFFECTIVE MEANS OF DUST CONTROL WHIOi SHALL INCLUDE PROVISIONS FOR ADEQUATE WATERING DURING THE GRADING PROCESS AND PROVISIONS FOR CONTINUANCE OF DUST CONTROL UNTIL THE GRADED SURFACE PRESENlS SUFFICTENT COVER AGAINST WIND OR WATER EROSION, SD THAT Sl'EaAL DUST CONTROL MEASURES ARE ND LONGER NECESSARY 3. NOTHING IN THESE PIN6 SHALL REUEVE lHE CONTRACTOR FROM OBTAINING PERMITS AS REQUIRED BY OW'TER 1•.16 OF THE CITY OF PALM SPRINGS MUNICTPAL CODE. •. THE CONTRACTOR SHALL SEI AN APPOINTMENT FOR INSPECTION WITH THE ENGINEERING INSPECTOR A MINIMUM OF 2• HOURS PRIOR TO lliE DATE OF INSPECTION. 5. ALL GRADING SHALL COMP!. Y WITH SECTION 1804 AND APPENDIX l Of lHE 2010 CAUFORNIA BUllDING CODE. 6. lliE LOCATION OF EXl5TING UNDERGROUND IJT11IT1ES ARE TO BE SHOWN IN A SCHEMATIC MANNER ONLY. SUBJECT TO THE PROVISIONS OF SECTlON •215 OF 1liE CAUFORNIA GOIIERNMENT CODE, lHE CONTRACTOR SHALL DETERMINE TIIE EXACT LOCATION OF ALL EXlSTING U1IU1IES BEFORE COMMENCTNG lliE WORK. CONTACT UNDERGROUND SERVICE ALERT (U.5.A.) AT 1-800-227·2600 TWO WORKING DAYS PRIOR TO ANY EXCAVATION. 7. DIMENSIONS TD ClJRBS SHALL BE TD FACE OF OJRB. 8. CONTRACTOR SHALL DISPOSE OF ALL DEBRIS OFF-SITE DAILY, UNLESS OTHERWISE SPECFIED BY TIIE CITY ENGINEER. 9. CONTRACTOR SHALL REMOVE AlfY ABANDONED l1T1U1Y FACJUTlES AND SHOW UMITS OF REMOVALS ON TIIE RECORD DRAWINGS. 10. TIIE CON11IACTOR SHALL BE RESPONSIBLE FOR TIIE REMOVAL, REPIACEMENT OR RELOCATION OF ALL REGULATORY, WARNING GUIDE SIGNS. 11, A 'RECORD DRAWING' (FORMERLY CALLED "AS-BUR.T' DRAWING) OF TlllS PLAN SHALL BE SUBMITTED BYlHE PROJECT ENGINEER OF RECORD TO TIIE CITY ENGINEER, FOR APPROVAL PRIOR TO ACCEPTANCE OF lHE WORK. 12. CONSTRUCTION SIGNING, LIGHTING AND BARRICADING SHALL 8E PROVIDED ON ALL PROJECT AS REQUIRED BY CITY STANDARDS OR AS DIRECTED BY THE CITY ENGINEER. AS A MINIMUM, ALL CONSTRUCITON SIGNING, UGHTING AND BARRICADING SHALL BE IN ACCORDANCE WITH PAT 6 "TEMPORARY TIWFIC CONTROL" OF TIIE CAUFORNIA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS AND HIGHWAYS, DATED JANUARY 13, 2012, OR SUBSEQUENT EDmONS IN FORCE AT THE TIHE OF C0NSTRUCTION. 13. THE A.OW UNE OF ALL CURB AND G\ITTERS AND CROSS G\ITTERS SHALL BE WATER TESTED BEFORE ACCEPTANCE OF TIIE WORK. !'I. PARJ<ING STALL SHALL BE Cl.EARLY DWNEATED WITH A 4 TO 6 INCH STRIPE "HARIPIN" OR ELONGATED V' DESIGN OR OlliER APPROVED STRIPING OR STALL DEUNEATION. lS. FINAL SITE GRADING AND DRAINAGE FLOW UNES SHALL BE CERTIAED, IN WRITING, BY THE ENGINEER Of RECORD TO BE IN CONFORMANCE TO THE APPROVED GRADING PLAN PRIOR TO FINAL INSPECTION. 16. FOR PROJECTS IN EXCESS OF 1 ACRE, A NOTICE OF INTENT TD COMPLY WITH CALIFORNIA GENERAL CONSTRUCTION STORM WATER PERMIT (WATER QUALITY ORDER 200!Ml009-DWQ AS MODIFIED SEPTEMBER 2, 2009, AS WEll AS A COPY OF THE EXECIITED LETTER l5SUJNG A WASTI: DISCHARGE IDENTIFICATION (WDID) NUMBER, IS REQUIRED PRIOR TO ISSUANCE OF GRADING OR BUILDING PERMIT, VIA THE CAUFORNIA REGIONAL WATER QUALITY CONTROL BOARD (PHONE NO. (760) 346-7491). A UPDATED COPY OF 1liE PROJECT-5PECTFIC STORM WATER POWmON PREVENTION PLAN (SWPPP) MUST BE l<EPT AT THE PROJECT SITE AT ALL TIMES. 17. A CITY APPROVED RJGITIVE DUST (PM-10) CONTROL PLAN IS REQUIRED PRIOR TO ISSUANCE OF A GRADING PERMIT. ALL DUST CONTROL MEASURES DESCRIBED IN AQMD RULE 403 (BEST AVAILABLE CONTROL MEASURES) AND IN THE CITY·APPROVED RJGmVE DUST CONTROL PLAN SHALL BE IMPLEMENTED AT AU. TIMES. A WIND FENCE AND PROPER SIGNAGE, SHALL BE ERECTED, INSPECTBl AND APPROVED BY THE CITY'S DUST CONTROL INSPECTOR PRIOR TO INITIATION OF CLEARING, GRUBBING, GRADING OR IMPORT/EXPORT OF SOU, OR All MATERIAL AT THE SITE. FAILURE TO CALL 760-323-8253, EXTENSION 87•0 FOR INSPECllON n HOURS PRIOR TO INITIATING WORK Will RESULT IN ISSUANCE OF CTTATION BY THE CITY. 18. THE BLOCK WALLS, RETAINING WALLS, AND OTHER STRUCTURES SHOWN ON THE GRADING PLAN ARE FOR LOCATION PURPOSES ONLY, SEPARATE PERMITS FOR THE ABOVE ARE REQUIRED FROM THE BUIIDING DEPARTMENT. 19. ALL PROVISIONS OF lliE PRELIMINARY SOILS REPORT (WI1li THE DATE OF THE REPORT SPECIAED ON THE GRADING PLANS) PREPARED BY A CALIFORNIA REGISTERED GEOTEOiNICAL ENGINEER, SHALL BE COMPUED WITH. SlREET PAVEMENT 20. TIIE ASPHAI.T CONCRETE DESIGN SHALL MEET THE CITY OF PALM SPRINGS STD. DWG. NO 110 AND STANDARD SPECIACATIONS FOR PUBUC WORKS CONSTRUCTION, 2012 EDmON; USE TYPE B FOR THE BASE UFT AND TYPE C2 FOR lHE FINAL I' CAP. lHE DESIGN SHALL HAVE A HVEEM STABIUTY OF 35 AND 33 RESPECTIVELY PER lHE CAUFORNIA TEST METHOD 30• AND 366. PERFORMANCE GRADE ASPHAI.T (PG 70-10) MEETING THE 2010 CALTRANS STANDARD SPEaFICATIONS SHALL BE USED. THE SPECIFIED MISCELIANEOUS BASE SHALL BE CRUSHED MISCEUANEOUS BASE ACCORDING TO THE STANDARD SPECIFICATIONS FOR PUBUC WORKS CONSTRucnON, 2012 EDITTON. TRENDI PAVEMENT 21. STREET CUTS SHALL BE PAVED Wl1li TEMPORARY A.C. PAVING IMMEDIATELY. MAJOR AND SECONDARY THROUGH FARES SHALL BE PERMANENTLY PAVED WITHIN 15 DAYS OF 1liE INmAL EXCAVATION (30 DAYS ON COLLECTOR AND RESIDENTIAL STREETS) PER CITY OF PALM SPRINGS STD. DWG. NO. 115. SEE ORDINANCE ND. 1•.16.375. 22. TRENOiES SHALL BE COMPLETB.Y BACKFILLED AND COMPACTED TO SUPPORT TRAFFIC AT THE END OF EA01 WORK DAY. THE CONIRACTOR SHALL PLACE PERMANENT PAVEMENT THROUGH INTERSECTIONS AT THE END OF EAOi WORK DAY. NO TRENCH EXCAVATION OR PIPE LAYING ON FRIDAYS, WEEXENDS OR HOUDAYS WILL PERMITTED ON MAJOR AND SECONDARY THOROUGHFARES OR COL1£CTOR STREETS WITHOUT PRIOR APPROVAL OF lHE CITY ENGINEER. CONTRACTOR SHALL PLACE PERMANENT PAVING EA01 FRIDAY, 23. IF, IN THE OPINION OF THE CITY ENGINEER, THE TRENOt BACICflll IS UNSAFI: TO TRAFFIC, lliE CONTRACTOR SHALL PLACE PERMANENT PAVING AT THE END OF EA01 WORK DAY. 2•. STEEL TRENOi PLATING SHALL CONFORM TO THE CALTRANS ENCRDAOiMENT PERMIT MANUAL SECTION 602. I AS REVISED JULY, 2009. 2S. THE SPECTFIED MISCELLANEOUS BASE SHALL BE CRUSHED MISCELLANEOUS BASE ACCORDING TO lliE STANllAAD SPECIFICATIONS FOR PUBUC WORKS CONSTRUCTION, 2012 EDITTON. WQMP GENERAL NOlB (FOR USE ON GRADING PUNS ONLY IF PROJECT HAS WQMP REQUIREMENT) 26. EROSION CONTROL BEST MANAGEMENT PRACTICES (BMPs) SHALL BE IMPLEMENIED AND MAINTAINED TO MINIMl2E AND/OR PREVENT THE ENTRAINMENT OF SOIL IN RUNOFF FROM DISTURBED SOIL AREAS ON CONSTRUcnON SI1cS. 27, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AND MAINTAINED TO PREVENT AND/OR MINIMl2E THE TRANSPORT OF SOIL FROM THE CONSTRUCTION SITE. 28. STOCK PILES OF SOIL SHALL BE PROPERLY CONTAINED TO EUMINATE OR REDUCE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILl11ES OR AlllACENT PROPERTIES VIA RUNOFF VEHICLE TRACKING, OR WIND. 29. APPROPRIATE BMPs FOR CONSTRUCTION-REIATED MATERIALS, WASTES, SPILLS, OR RESIDUES SHALL BE IMPLEMENTED TO EUMINATE DR REDUCE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACLITIES, OR ADJOINING PROPERTIES BY WIND OR RUNCff. 30. BMPs SHALL BE INSPECTED PRIOR TO PREDICTED STORM EVENTS AND FOllOWING STORM EVENTS, AND SHALL BE PROPERLY MAINTAINED. 31. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHAU. BE CONTAINED AT CONSTRUcnON SITES AND MUST NOT BE DISCHARGED TO RECEIVING WATERS, ADJACENT ROPDWAYS, CATCH BASINS, OR OlHER COMPONENlS OF TliE LOCAL STORM DRAIN SYSTEM. 32. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURES FOR lHE PROJECT SITE AND ANi ASSOCIATED CONSTRUCTION STAGING AREAS. 33. AT THE END OF EACH DAY OF CONSTRUCTION ACTMTY, ALL CONSTRucnON DEBRIS AND WASTI: MATERIALS SHALL BE COUfCTED AND PROPERLY DISPOSED OF IN COVERED TRASH OR RECYCLE BINS. 3"'. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUOi A CONDmON THAT A STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE. DISCHARGES OTHER lHAN STORMWATER (LE., NON-STORMWATER D!SOiARGES) ARE PR0HIBITED, EXCEPT AS AUTiiOAIZED BY AN INDIVIDUAL NATIONAL POLLU110N DISCHARGE WMINATION SY5IEM (NPDES) PERMIT, 1liE GENERAL PERMIT FOR STDRMWATER DISCHARGES ASSOCIATED WIT CONSTRUCTION ACTMIY OR THE GENERAL PERMIT FOR STORMWATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTMIY FROM SMALL UNEAR UNDERGROUND/OVERHEAD PROJECTS. POTENTIAL POLWTANTS INCLUDE BUT ARE NOT UMITED TO: SOUD OR UQUID O!EMICAL SPILIS; WASTES FORM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME, PESTICTDES, HERBICIDES,~ WOOD PRESERVATIVES, ASBESTOS FIBERS, PAINT RAKES OR ST\JCC0 FRAGMENTS; RJELS, OILS, WBRICANTS, AND HYDRAUUC, RADIATOR OR BATTERY R.UIDS; CONCRETE AND RELATED Cl/1llNG OR CURING RESIDUES; CONCRETE WASHOUT; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAM Q.EANING OR OtEMICAL DEGREASING; WASTES FROM 5TRfET a.EANING; AND SUPER-01LORINATED POTABLE WATER FROM UNE FLUSHING AND TESTING. DURING CONSTRUcnON, DISPOSAL OF SUOt MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE, PHYSICALLY SEPARATED FROM POTEN1lAL STORMWATER RUNOFF, Wl1li ULTlMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 35. DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERJNG GROUNDWATER THAT HAS INFILTRATED INTO 11iE CON5TRUCTION SITE IS PROHllITTED. DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED. DISCHARGING NON-CONTAMINATED GROUND WATER PRODUCED BY DEWATERING AClMT1ES MAY REQUIRE A NATIONAL POLWTANT DISOlARGE EUMINATION SYSTEM (NPDES) PERMIT OR WASTI: DISCHARGE REQUIREMENlS (WDRs) ISSUED BY THE COLORADO RIVER BASIN REGIONAL WATER QUALITY CONTROL BOARD. 36. CONSTRUCTION OTES SHALL BE MANAGED TO MINJMl2E THE EXPOSURE TIME OF DISTURBED SOIL AREAS THROUGH PHASING AND SOtEDUUNG OF GRADING TO 1liE EXTEND FEASIBLE AND THE USE OF TEMPORARY AND PERMANENT SOIL STABIUZATION, ABBREVIATIONS: APN ASSESSOR PARCEL NUMBER BLDG BUILDING BOS BOTTOM OF STAIRS ew BACICOFWALK CB CATOIBASIN CD CURB DRAIN CEFB CITY ENGINEER FIELD BOOK C/L CENTERUNE co Cl.EANOUT CONC CONCRETE DIA DIAMETER DWG DRAWING EC END OF CURVE EG EDGE OF GUTTER FDC FIRE DEPT. CONNECTION (STANDPIPE) FF FINISH FLOOR FH FIRE HYDRANT FL A.OWUNE FS FINISHED SURFACE G GAS GB GRADE BREAK GM GAS METER GND GROUND INST. INSTRUMENT INV INVERT IR IRRIGATION MH MANHOLE PB PUll BOK PL PROPERTY UNE SL STREET UGIIT ss SANITARY SEWER SMH SEWER MANHOLE STD STANDARD SQ.FT. SQUARE FEET TEL TELECOMMUNICATIONS TC TOP OF CURB TG TOP OF GRATE 10S TOP OF STAIRS TW TOP OF WALL TYP TYPICAL w WATER WM WATER METER WV WATER VALVE OR VAULT IMPORTANT NOTICE SECTION 4216/4217 OF THE GMRNMOO CODE REQUIRES A DIGALERT IDENTIRCATION NUMBER BE ISSUED BEFORE A "fERMIT TO EXCAVAlE" WILL BE VALID. FOR YOUR DIGALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 1-800-227-2600 1WO WORKING DAYS BEFORE YOU DIG GENERAL NOTES: I. WORK ON PLANS SHALL BE COMPLETED PER LOCAL BUILDING CODE AND OETAJLS AND LATEST "GREENBOOK" STANDARDS 2. GRADING SHALL BE PER aTY OF PAUii SPRINGS SOILS APPROVAL LETTER AND PROJECT GEOTEOtNICAL REPORT BY GEOCON WEST DATBl XXXX. 3. PROJECT TOPOGRAPHY IS PER SURVEY BY MOUENHAUER GROUP DATED 10/06/2020. •. PRIOR TO ANY CONTRACTOR OiANGES TO APPROVED aVIL PLANS, CONTRACTOR SHALL OBTAIN APPROVAL IN WRITING FROM PROJECT ENGINEER OF RECORD. S. EXISTING UTIUTY INFORMATION OBTAINED FROM PROJECT SURVEY AND/OR PUBUC UTIUTY RECORDS. CONTRACTOR SHALL F1ELO VERIFY UTIUTY LOCATIONS, SIZES, AND INVERTS. 6. CONTRACTOR SHALL NOTIFY PROJECT GEOTEOiNICAL ENGINEER IF UNFAVORABLE GEOlcCHNICAL CONDmONs ARE DISCOVERED. 7. GRADES SHOWN ON lliE FINE GRADING PLAN REPRESENT lHE ANAL CONDITTONS. CONTRACTOR TO SUlllRACT PAVEMENT AND BASE THICKNESS TO OBTAIN ROUGH GRADE ELEVATIONS. 8. WATER LINES SHALL BE INSTALLED A MIN 36" BELOW FINISH GRADE PER LOCAL CODES. PROJECT INFORMATION: l.EGAl. ll£SCRIPT10N: APN: 505-182--004 8. 010 (SEE ORIGINAL SURVEY PROVIDED BY MDLLENHAUER GROUP FOR COMPLETE LEGAL DESCRIPTION). OWNER: WEST HOLLYWOOD COMMll'IITY HOUSING CORPORATION 7530 SANTA MONICA BOUlfVARD WEST HOLLYWOOD, CA 90046 aVIL ENGINEER: DK ENGINEER CORP. 6420 WILSHIRE BLVD. I 1000 LOS ANGELES, CA 900!8 310.926.0248 GEOTEOiNICAL ENGINEER: GEOCONWEST •1571 CORNING PLACE, SUITE 101 MURRIETA, CA 92562 951.30•.2300 /' CIVIL SHEET INDEX: CD.01 Cl.00 Cl.20 Cl.30 Cl.•O TITLE SHEET SUR'IEY (FOR REFERENCE ONLY) ROUGH GRADING PLAN GRADING PLAN UTIUTY AND WQMP PLAN VICINITY MAP NOi IOSOOI f.4M'JRIH 71tN.F.....,-A><AVENUE.SUITEC L.OSANGB.ES.c:A.'°°"6 !!:»:~~= F HO QJ OSSO <1JENTI WEST H0U YW000 COl'INUNITT HOUSNC COlVCfl.ATrJN 75:IVSANTA l"IONICA IOULEYNlD ==lWOOO.CAHCN& SUlYEYOA.f HOLLENHNJD. GkOUI" fltW.G1EMOAKSILVD_lNDFL GLENDALE.CA,1101 llltJ7tltl =' •1111 C0flNJ«. PLACE. sum 101 NUMETA.CA.'12561 tSIJCMlJOO CM.ENCNEll/ CICEENGINEEM.!Cii MlOWLSI-DEILVD.SUff'EIOOO LOSANGB.B.CAto041 tot55'7J6I HIITOIUCALCONSULTANT/ --JU ... lJtl TRAFFIC CONSULTANT 1 WAIJCD. CONSULTANTS 7W WI.SHIU ILVD .. surr£ HSO ~=:~CAtOOl7 N0 CJ 1•7' N. PALM CANYON DlllVE. PALM SPRINGS, CALIFORNIA, '2262 NO.DATE DESCIVTION 11 t4V11120 P11£VPUCATl0N MVff.W 11 DATtTID FORHAL~TION TITLE SHEET C0.01 0 MNOkTH Ma-llTECTUIIIE,, LTD. 156 LEGEND: 1/1//IIIJII CENTE~E PROPERTY UHE LOT L!N( LOi UtiE (INSIDE STREET RiCHT-OF-WAY) RIGHT-OF-WAY EASEMENT UHE BUILDING UM[ BUl~NC LINE O'vtRt-tANC EDG£ OF .ASPHJJ. T Cl-!Att.UNK FrnCE Ft.OW UNE TOP Of St.OP£ TOE Cf Sl.O?E WALL GAS t.lNE TELECOMMUNICATION LINE SANITMY 5£\\ER LINE Cl! TAPERED COLUM'II Th~ f·RE HYDRANT oA!. AREA LICHT ~ GAS M£1ER C$,S VAL\£ C, CCNI.IIJNICA.T:ON MANHOLE 0 STORM DRAIN UA,.'4HOLE £): Ell.CTRICAL 1,0,NHCU Q SEWER M.A:NHOL£ 0 1ELEPl10N( MANHOl..f rm STRHT UGHl Rill BOX l"m TRAmC SGNA.L PULL 80'1: !91 UNK~O'Mt PULL BOX 0 fr \1.M:ClJLAR 1:-..!Gt!:ESS lit EGRL.SS II!! €> '~ D STREET SIGN WA1£R METER WATER \#Al\/£ TR£[YIITH TRl:NY.OI.IJrl[TER ?A,.M TREE 'MTH OIAUE.TE~ CONCRETE SURF'AC£ ABBREVIATIONS: APN BU>G BW C8 co CUB C/1. a. cc CCNC DIA EC EG FD FOC Ff ~ rs GR GM GID P-IST ~\I LS "" MR 0/Cl 0/"I. 0.R. 0/S PS ~e Pl PROD PROP P!R (R) so.n TC m. TG TW '" :. WV 20· 10· o· 1 o· 20· Nii-ii I-iii-I CRAPH!C SCALE SCALE: 1·a 20" ASSESS:R PARCEL NUll&P BUILOlNG BACK Of WAU<. CATCt1 BASll'-OJRB ORAIN QTY ENGINEER flELD BOO< CENIERL!NE Of.Alt.I LINK Q.E.AN WT CONCRCT£' OIAMETfR ENU Of. CURVE DG[ Of GIJTI[R fCUND f1RE D•PT CCtJN£CT1Cl!'t (STANOPIPE) nMSH FLOCIR r~E'.W~~ANT FINISH SUR~,1,CE CRAC£ BRE"AK C"S Mt~R GROOND fNSTRuMENT IN\'ERT ERON FlPE L!CE:NSEO SU~VEYCR UAP BOOK UtSCELLANEOUS RECOli:0S OFF CENT£R LIME' CFF PRCPERlY UUE CfTICIAL RECORDS OITSET PULL BOX PRo:'ERTY IN OUESTION POST IN.fflCATCR VAL \IF PROFERTY LINE PROOUCEO PROPERTY PRn:UINAAY mu: RE::tMT RECORD DISTANCE: SQL!ARE fE[!' TCP Of CURS Til.EPHONE TOP Of GRATE TOP Of WALL TrPICAL 'ffl<XJGHT IRON WATER MET£R WATER VALVE OR VAULT '{ ''-""" " i::IS,/f-~. W. STEVENS ROAD """ .,_, PUBLIC R.O.W . .,,/. $t'.-t 11i,7,.•' ~§~'t.~ ----------<t------------! '\-.-. ---!-j i 2 BLOCK A LAS/PALMAS ESTATES I I I I 4 M.B. 15/15-16 f!J. <~-0 ~• I ie ..,_CAMiNO-. ,: ·~ PUBLIC R.O. W 50' wmc ~{ 4 ; ---t-----·----.;.f' .p & 1 ~ G~ <z "-::, ~ :::. g u, z ~ ~ m·• ;;i ~":t .. ~·'"' ~ ,>'~ -~·-, ,l . ~ r:.. ~-~ f ~~:I ·s. M.B. 62-14 ~;-, .. ~ j\~r • I ... t /";, +o<l:-~ ~o c,~ 9:-~ ~ c,~ r:r'"-~.J.~,$:-r:., ef' ~~ ~ -ir'' !' .. rf _.;t· ::,1-~ ~ 21~ _./' ,i' f 70W CU .t' ,i' t /' .;I' ~~' f ,1170"1= C' _ ,f' ZOW 8J ,.p" . .;;,'.._ .:1r .. ~~ ,<t /'1" 21.;,~;,. / ;:,'/ ...i'..' .. ... ,• rjl'f· #f ASPHAI.T (', .. . , ~ . f' I' ~ • . ·"$ I /' .!f'' ,., \ ... ,t . . ,, POR 6 .,;, . I.,,' ,, .,. • ·".. '.:;:""'' ••~·oo;s "~"'L~..,· f _P' ~.,..rf '-.... -'! ~.;. ,l~ ~· -· ,1·\·~\~~:;~.,-~ff}/) ti <1 <1 • '" • .. :.· ~· ,,;,' ~f . •<'"t' f ,I' •=-• ,$'! ,I.;,'\! /f' !•;; •t' ,;t' I ,.•· -l' (• J' 9' ,/ •· t b' !· ·, .t -•~ /' •. -/1 -~ ,/ ,t~·-.·.:·!·'""_ ,, / , . -<;=>~-<j f .,.,. ~m . : "~,;;.: .. ,"<:',...-.;t_ -,.-F·•-1·•;.,f~./;llll4' ----r:-----,1> 1'/ -1·1-~/.,/' .,• ·.::-'.:· .-_ c;-_, .. .f~ "'; '"''' ·, l , :_ . .-_:)•' -. : >"' $',,... , t ~-,. . I ,.. ,., . . 7 BLbCK A I 1-~T.IJ,C """" ;. -;t. ,,, ii i -·: .. " .p~ r "'_l'Jt Ul z~ o·;;: >-i!: z9 <( ~ (.) ~ ~~ ..J ~ <(i5: a. j z! I ~❖I 15' ~th1 II ' i:. I I ' 20· I 30' ~5.30• I 15' I 'I I I -~'t<i,. &GRO~ CMl.. ENGINEERING SIJR'✓E:Y,NG+WPPING LAND OEVELOPUEN"" 818 ;n; 9899 TE'.L 919 W, GLENOAKS Bl.VO 2NO n. GLENOAI.E CAI.JFORNJ.. 91202 wt.'W fJOLLENHAUERGP.OUP.COM .. I al < :z a:: 0 u. •(/) ..J ~a < :::> :z 0 ~ 5 ~ u. >-~~ <eO LU ~:z ~UJ :::::,. ~~~Ol-0:: i~~~ ~ :::, ~~~~Cl) CJ) IU >-Cl)cj ~ID~:Z uj LU :z~..J~a _. ;;o~ .... en I-.--ii::(/)~ a:: -(!)~w:S<UJ I-:zi=::!Eu.~::. oao -a~w~<13a:: -..O~IU~C!lu. c;.,::tO~g~o <( Cl) '.'t al ..J trl" ~oin->-w:z:Z~ 1-:ZiS~o :z w:z-0=> -.I CJ) Q.. CJ) 2: -<( I--.I <( ~~~~o u.ffi<o 0 Oin<DUJ • ~:z"'~ ~ wi'1i~11. :z ~ti9~ a: oLfj a::n. ~ ~ ~ Cl) ~ ~ ~ ::iE 0 :z ..J IL r2 < Q. u. 0 >-1-0 0.:0fu."~~~~ sc,~2o•l~1~'.~9 ORAf'T!D: .. I CHtCKED· COIi SURVEY PREPARED ~; W. HOLLYWOOD COMMUNITY HOUSING CORP. 7530 SANT._ MONIC.. BLIID W.HOI.LY'NCK)[)CA90048 PRO.FCT ADDRESS: W.STT.VENS RD & N. PALM CANYON DR PALM SPRINGS CA 92262 SHE£? NO. 2 Dr 2 SHEETS SUR~Y D,,TE. I JOO •o 09/?-2/ZOZO W1264 01 f .v.otncr fi4MWIIH 71t N. FAl'FAX AVENUE. SlffE C L0SANGBS.CAto046 TJIOtltotltlFJIOtJJOSSO Ml<C>l<TH.COI< Cl.ONl"I WEST HOLLYWOOD COHH\JNff'Y HOUSHCC::Ourrc:>M,TION 7SJOSANl'AMONCAIOIJI.IVMD WEST HOLLY'WOOD. CA.to04f. nl'5D1771 SUKVEY0RI NOIJ.ENHAIJEkC:ltOUP tl9 W. Cil.EN0AKS ILVD. lND R. =~CAtllO'l CICTECNNICAI.I GE0CONWEIT .41571 COltNNC "-Ac:E. SIATE IDI MUIINETI\CA'2Ml fll)CMUCIO CM.ENGINUl<I DKEENGlNED.NCi '420¥4SIIM ILYI>, SUITE 1000 LOS ANGB.B. CA to:MI fllt5St7MI HISTOIUCM. CONSULTANT I TDESAGIUMB mNIUH =~~~~ 707 YIILSHN IL'W .. SUrrE J'50 LOSANCB.B.CAto017 21)4114911 N0 Cl 147, N. PALM CANYON DRIVE, PALM SPRINGS. CALIFORNIA. ,2262 .. ,_ DI t/WlO'lO 19.ENPLJCATION IUVEW 01 DATETIO FOP.NALAPl't.JCAT10N SURVEY (FOR REFERENCE ONLY) C 1.00 eUNOllTHAkOlff'ECTUJE.LTD. 1570 <( 0 0:: rn z w > w r rn ~ ~-I l 0~ I "' I I I -0 -~ ~-0 -,;t --, I.[)_ -c0 -N. PALM CANYON DRIVE ____________ L0 ______ -------3 --------uj --1~J____ ------------O'> ' b b b {'<") 1--\.;~~' g . , '/,''·•.· ' ;:; --'~ '-. , I ' I ;·c;I r.------• i Ir ---;--I . I : I II~-,· I I I -1 I I, . ! I I I q .· ... < ,, ~ _:_ -·---~ ! ~ -··--~ --:--, ---.:, ..... ,.. ! ... ,,_ I.[) ! }~if:-.:-• ,, -1:, },~;; i· . ,. ~tfr. . . 'tftJ -. ?~i< . - -- - . - - -.. ··::1 I -, r;---.. ----L; _________ _J ., ;~. ~i:{l,'." --71,~, 7, ·,. l1}~} I ,-:-, 558.00 FF 557.25 RG* 560.50 FF 559.75 RG* 560.50 FF 558.75 RG* 3+00 4. co _J __J WW . ' -...,J er: a: <.( < Q_ a.. 4+00 " ! ---7 . . ii :· I I ~~F :ov:-ANO -/ ·-:----7 I . 1 _....._ _____ J I RECOMPACTION 3' BEYOND I L. -----,--:....J FOUNDATIONS I I I ~-----8 7=17.JclVd . 7 -· ~ 8 7:38t:J'vd I \, f''. ·-. -~ , '·.t . ~ -__ ' ___ -'~.-• /~ KbRG, > .,\ --. -----' ' . ()~ -\; . -~ g ~ · , ', Oc{;o" (0 ~ ~,\Y/,i M N ... ', ~~ I-(.0 . . ',, °c) u m "'· I I I ~ <I: C ' rt/ ~ . --~ '\. . :~ LL tt:::::'. "'-' L__ ,, r-,-~ C ', : r · I I I k+is · I I I I I I I : I. ~: --~ ~ 11 ______ _ L-.-,-,i ~ I 558.50 FF 557.75 RG* I I ~ \ I -·-lu~-~ _\ Q_I I L I ~, ----~ ' ·._\ ,· I . I ~--~ (0 a N L!1 -N ESTIMATED EARTHWORK QUANTITIES OIT:LJ 1,600 CUBIC YARDS FILL:LJ 4,500 CUBIC YARDS REMOVAL AND RECOMPACTION: 9,500 CUBIC YARDS SHRJNKAGE (10% ASSUMED): 950 CUBIC YARDS NET (IMPORT): 3,850 CUBIC YARDS NOJB: i:""""Qi,AN1I1IES SHOWN ON HERE ARE FOR PIAN CHECK PURPOSES ONLY. CONTRACTOR TO GENERA'lc OWN QUANTITIES FOR BIDDING PURPOSES. LEGEND: ---~~ ....... -IIASEMENT BUILDING WALL PER STRUCTIJRAL =rI=r= TOE/TOP OF SLOPE •ASSUMING A 5" SlAB ON GRADE UNOERlAIN BY A !~IL VAPOR BARRIER AND 4" BASE. CONTIIACTOR TO CONARM SUBIAYERS WITH sons REPORT. ~ ---,----,g~-------------(/) UJ .... , ... _ '-. / ' / -~. / ;:,.. fr., CAMINO DEL NORTE z(~ 0 10· 20· L---, I SCALE: 1";20' fi4NnRIH 71t N. FAIRFAX AVENUE SLITE C LDSN«iB.!S,CAM046 TJ10,1t0HtlFJI09JJ05S0 MNOllTH.C011 ClENl'I WEST HOIJ.YWOOD cotW1UNITY Sr~=~~MD J2J'5Dl771 ==a.cROU, Ill W. GI.EN0MS ILVD., lND R.. ~CAfllU OKmO<NICAI.I GEOCONWBT 41571 C0llNN: PUCE, surTE IIU ~~~CAtlH2 CM._, DKEEN~Cii "10WI.SHU ILYD,SUTE 1000 l05NGB.ES.CAto048 totSSt7>11 HSTOIUC.M.CONSULTANT I --m111m1 ==;~ 7f11 't"4.SHME II.~ SUffE JOO ~=::s-~-•1 N0 Cl 1479 N. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA, 72262 DI tJ2212RO l"REAP'l'UCATION AF,'EW D2 DATE TIO FORMAL Affl.JC\l10N ROUGH GRADING PLAN C 1.20 GMNOI.THMClffl'ECTUIIE. LTD. 1580 ~ 0:: en z w > w ~ ~ ., r-:-1 I I I I I (40') HAif ROW. ! --~. • ~ D~1,111: I I I I I I I -I 0 ("'I · -11r) ~ ~ ln N. PALM CANYON DRIVE -~ -------------------' .. ' i5 ~~Is . ~ • -• TC b 0 N ----;::--; --~-,,-.,.., , .......• ,{. , fS ·t __ -----J ~ I 559.50 FF I ' ..._... ~ M c..o ~ I C"') N tO I u co <( . ~ ~ 1--' "-Cf) w 111 ~ !i! u~ -..r --____!._~-----" I , / - -4 ~ J - - - _ ___ip ()j--~ FG .-r _ ... _ ~-~~u•:~_ .... _ 1; :.:-, ...... b (t") ~ ~ -•\ .i9:1~ CONSTRUCTION NOTES: ® CONSTRUCT NEW QJR8 &. GIITTER PER CITY OF PALM SPRINGS STD DWG 200. @ CONSTRUCT NEW DRIVEWAY APPROAot PER CITY OF PALM SPRINGS STD DWG 201, ® CONSTRUCT NEW SIDEWALi( PER CITY OF PALM SPRINGS STD DWG 210, ® CONSTRUCT A2 6' QJRB, ® CONSTRUCT FUJSHED CONCRETE BAND. ® CONSTRUCT CONCRETE VAl.lfY GUTTER. ® STAIRS IN PUBUC RIGHT OF WAY. ® PlANTEI IN PUBUC IIIGKT OF WAY • LEGEND: ----PROPERlY LJNE -----RIGHT-OF-WAY -----~WQJT&.~IN I ·. . . j CONCRETE PAVING ON GRADE t . ~ . : . ~ . , I PlANTEI AREA PER LANDSCAPE l:f;;;~tffl PERMEABlE PAVING I I ASPHAI.T-OlNCRETE PAVING C l!)·------------in -, CAMINO DEL NORTE .,.,----\ R/WLJNE z(~ 0 10· 20' L;;---, SCALE: 1"=20' fi4M1RIH 7lt N. FAllf.-X AVENU!. SI.ITE C LOSAHCELES,CAtolk6 !.!!~~FlllltllDSSD as,r, WBT HOU.VWOOD COHNIJNIT'V HOU5Ni C0JIPOMTl0N 7SJDWITAM0t-lCAIOUUVAN> WEST HOLLYWOOD, CA 'I004I nJ'501771 SUll.'VEYOll/ MOU..ENWJB.tiilOUP tltW, GLD10AKS ILVD. IHD PL GLENDALE.c:Atl20'1 llltl7tltt GEOTK>tNICAL/ GEOCONWBT 41571 C0ANNCi PLACf. SUITE IOI MUW&'l'A.CA.tml HIJ042JDO CW.EN<iNElll DICEENGIJr,IEEM,IG IMlOWI.SHJIEILYD. SUITE 1000 LOSANGa.ES.CA.ffCMI toUH71'1 HSTOIUl:Al. CONSULTANT/ .............. nlMIUII :=.;~ 7ft1 WUHN: ILYD~ NrTE KSO LOSANGB.ES..CAtoal7 2,, ..... N0 ½ 14n N. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA, 92262 01 t/ll/20ZO ~TIDN~ D2 DA.Tl TIO fOIU'IAL Nft.lCATION GRADING AND PAVING PLAN C 1.30 159 --&"G _U ~ _____,,.___.... 6"G 1!! ------··· IS"G ------&"G ------&"G ------&"G ------s"G ------s"o ------s"G ------•·c re 0 (V) tf) 0 ("") ) N. PALM CANYON DRIVE____ ____ .._T i"n ____ .,.1... ____ ~'l l&"W 1 • 1~W blS"W 16"W 111''W 11:l°'W ~:: 16"W 16'W -j,16''W 16"W -' ft-f? w1 ~ b ~ 2 J lf} ~~·-··· ,, 10"SS ----10"SS • ~ to'"ss to"ss ----to"ss ----• • SS1 •• ID SS O"SS ----10 .. SS ----10-SS C e I • Q ·, . -(:!~ ' .. : : 0·· r:::::::::i • lt;j-I ~~' I lH:J -0 /~ : Li:: 11,h+----j--li-----1-i i I ~~l ! -' T I 0 <C 0 a:: I I t I . ! .o~ t I I. I C/P. I z"' w > w I-I f &l lo ·c . Ill: <> "' e ~ ~u__• llrl 11 r· 't : i I • , ·iw I ~ I COMMUNITY 558.00 FF . .. J v't~ l 1--. I 56o.so FF I r-· 1 ,;:..,~ r l, _, __ ,j) ! ·-~ r:t ... --~ C') M (!) {Y) ~ !--() <( ~ I-__ I· ~' I I 560.50FFI 1559.50 Ff I I 558.50 FF I ~ ~ I N (.0 co . ~ ....,_ ',. ,, ,, ', Cf) LLI ' ~ :, I:~:~:~:~~-~:~:~:::::~:~:::~:~:/:::~:::::~:::::~:~ L..., ---'11 IL ., :=Jllll]l I 558.50 FF I ll J .. . . . -. . . . . . . . . . . .. : . : . : -: .. : . : . : . : ~ : .. : . : . : ' ~ ""' ..._...--,'""-\ ~. ·_ .. ·1···_~,:: <\ =:;_~-.-. _,, . . •. ·.· --.. -I!·:· ::;\ ~-• I :-:\ )._ . . -, ,,-:,, >, ~-: :~: . •. r ••:::?:>cc-.'• UTILllY CONSTRUCTION NOTES: STORM DRAIN @ INSTALL SOR 35 PVC STORM DRAIN PIPE PER CETAIL 1, SHEET C2.0l. SIZE PER PLAN. @) ROOF DOWNSl'Ol/T PER ARCHITECT\JRAL PLANS. SEE CETAIL 2, SHEET C2.0! FOR llOWNSPOUT CONNECTION TO STORM DRAIN CETAIL @INSTALL CLfANOUT PER CETAIL 3, SHEET C2,0I, @INSTALL 6" CIAMETcll R.00R DRAIN BY ZURN OR APPROYEC EQUAL @INSTALL 6" DIAMETcll ATRIUM DRAIN BY NOS OR APPRO\IEO EQUAL @) INSTALL 4" WIDE TRENot CRAIN BY Af:.0 DRAIN OR. APPRCMll EQUAL GRATE TO BE HEEL PROOF. @INSTALL 18"X18" CATCH 8A5IN BY JENSEN PRECA5T OR APPROVED EQUAL GRATE TO BE TRAFFIC RATEC, @INSTALL CDS FILTER UNIT BY CONTECH. SEE DETAIL 5, SHEEr C2.01. @) INSTALL INFILTRATION TREN01 PER DETAIL 6, SHEET C2.01. @INSTAil OPEN BOTTOM CATOl BASIN PER CETAIL 7, SHEET C2.01. @ INSTALL UNDER SIIJEWAll( DRAIN PER RIIIERS!Df CllJN1Y STANDARC PIAN 309. 5EE DETAIL B, C2.01. SANITARY SEWER @INSTALL SDR""IO PVC SEWER PIPE PER CETAIL I, SHEET C2.01. SIZING PER PLAN. CONTRACTOR TO FOLLOW STD DWG 115 FOR. TRENot AND PAVEMENT REPLACEMENT IN 51RfET. SEE DETAIL 8, SHEET C2,00, @ POINT oi CONNECTION 5' FROM BUIIDING. SEE PLUMBING PLANS FOR CONTINUATION • @) INSTAUCLfANOUTPERSPPPWCSTD PLAN 204-1. SEE DETAIL3, SHEE1"2.DI. @ CON1RACTOR TO CONNECT TO EXISl1NG SEWER MAIN PER 5TO CWG '405 • SEWER LATERAL CONNECTION. SEE DETAIL 7, C2.00. WATER @INSTALL SDR-900 PVC WATER PIPE PER DETAIL B, SHEET C2.0l. SIZING PER PIAN. ® POINT OF CONNECTION 5' FROM BUllDING. SEE PLUMBING PLANS FOR CONTINUATION. LEGEND: - - - -PROPERlY UNE ------RIGtfT-OF-WAY -----SAWQIT&JOIN I·. . j CONCRrnPAVINGONGRADEPERDETAIL3,C2.0I. I I CONCRETE OVER STRUCT\JRE PER STRUCTURAL PIAN. FINISH, . . COLOR. AND SCORING PATTERN PER LANDSCAPE ARO! t . ' . . _ : _ • 1 PLANTER AREA PER LANDSCAPE 1 w%stl PERMEABLE PAVING PER AlOl. I I ASPHAL T-aJNCRrn PAVING z(~ 0 10· 20' L.;;.r---1 ' SCALE: 1 "=20' fi4NnRIH 719 N. FMl#AX AVENUE, 5LITE C LQSNGELB,CA.10046 TJID911otltJFllOIJJOS50 IMNOllTH.COH CUNT/ WBT HOU.YWIQQD COHHUNJTY HOUSING CORP'OMT10N 75JOWffANONC:AIOULlVAAD WBTHDU.l'WCJCD.c::A.t<IM6 n1'501771 SUl\fflOAI MOlllNHALIEllCilOUP H• W. GI.IN0AkS ILVD. 2ND R. c:LENDAl.E.CA.fllOl llltl7tltt GlOTECHNICAL/ CIOCON'MST 4Ui71COIINHll"I.ACE.SUITEIOI KUMIE'T'-', CA '2541 '5IJ04JJOO CM.ENGNB./ DICIINGINEEJW,,IG W10WUIGEILVD, SUITT 1000 LCSANGElB,CAtoCMI tOU517MI HSTONCALCONSULTANT J TWSAGNMB nlldllfl TMFRC CONSULTANT' I WAIJCD.CONSULT.t.NTS 7fl1 WI.SHN ILYD .. surrE JUD LOSANGB.aCAJOOl7 llJ-•4'11 OJ/STANPI COl'YIUGHT No q 1~79 N. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA, 92262 01"22/ZOlO~TIONREYEW OJ DATETID FOKMALAPPUC:::4Tl0N D7ISHEETT1TLE UTILITY AND WQMPPLAN Cl.40 0 MNDIUlt MOlll"ECTUIIIE LTD. 160SYMBOL BOTANICAL NAME COMMON NAME ~ 0 0 ~ ~ ~ Q 0 Q O_ ~ ._ 0 0 0 m m ~ ._ ~ • • fl_ TREES GACIDIUM R.ORIDUM !RUE PA..0 v:m;. 3AA~EAA~~.ATA 3LUE:-iE5PE::,,,PA!...M YUCCA ROSTR.A TA 'BLUE VEL vrr 3:Al<ED YUCCA SHA.UBS AGAVE AME::UCANA CENTU:>..YPLMJT AGAVE ANGUSTIFOUA 'MA.l:l.GINATA' CA~B~~ AGAVE T'NIN FLOWER.ED AGAVE AGAVE PA~?.YI T?..UNCATA A?.TIO-:OKi: AGAVE ALOE aA~DENSIS ALOEVEAA ALOE PUCATIUS FAN ALOE ASCLEAAS SU3ULATJ\ MILKWEEiJ CEP-iALOCEREUS SENILIS OLD MAN CACT\JS CE~EUS PEilliVlANUS PEi=I.U\IIAN APPLE CACTUS CORTADERIA SELLOANA CRASSULA AR30R:.SCENS SH.VER OOLLAFt..1,A.DE OASYURION WHEELE?..1 DESE?.T SPOON ECi-;INOCA.....'"TUS G?.USONII aAR?.ELCACTuS EUPHO~ MAURITANICA PENOL r-':ILK3USri FOUQUIE?JA SPLENDENS OCOTILLO 1--iESPEAALOE PAA\IIFLO~ RCDYUCCA KALANG·tOE LUCIA: PAiJDU:C PLANT OPUNTIA EWSIANA SPIN:LESS P~CKL Y P:: ... A~ OF'l.JNTIA MACROCENTAA VAR. SANTA RITA SANTA tlJTA PRICKLY PEAi\ PACHYCE?.EUS MA?.GINATIJS MEXICAN FENCE POST CALUMJOAA :OfUOPHYLLA FAJ::i..Y DUSTE .... 3AILEYAMUL11FI.ADIATA DESERT MAAIGOLD SENECIO SE?PENS :RUE CHALKSTICKS HEDGE UGUSB.UM JAPONICUM 'TEXANUM' TEXAS PillVET NOTE: All QUANTITIES TO BE v::.,1nE:> 3Y LAN::>SCAPE SU:3CONTMCTOR.. HAADSCAPE LEGEND SYMBOL MATERIAL • SEPULVEDA SUILDING MATERIALS CALIFO?.NIA GOLD 3/8'" DECORATIVE GRAVEL ET SEPULVEDA SUILDING MATE?.IALS 8LAO< POLISHED PESaL:S. I" -r @ POUR.ED t-1 PLACE P£?.MEA8LE PAVING lZI POURED N PLACE CONCRETE D?:IVEWAY • SAW CUT POURED IN PLACE CO\ICREiEWALKWAY NOTE: All QUANTITIES TO aE VE~IF!EiJ BY LANDSCAPE SUBCONTAACTOR. SPACING OR MATURE SIZE QUANTITY WATER USE. WU COLS REGIQttJ J ETPF SUNSET CLIMATE ZONE 49• BOX 2SFT LOW/.20 8-14.19-21 49·a,ox 8.9. I0.11-2• 48""3OX ISFT MODE?.ATEl .'10 I0,12-17.19-24 5 FT LOW/.20 l•H 49•aox SFT Vi:?.Y LOW/ <.IO 10, 11-14 J6N VE:>..Y LOW/ <.10 10-13.15-17.21.H JON VE?-Y LOW I <.10 2b. J,6-11 JON LOW/.20 8.9.12-1-t HN LOW/.20 8,9,12-1-t JON LOWl.20 1-24 JO r-l LOWl.20 13.21-24 JON LOW/.20 13,16.17.21-24 10 FT MODEAATE f .40 3-24 24N LOW/20 8,9,12-24 HT LOW!.20 10-24 J6N LOW/.20 12-24 LOW!.20 8-2• J6N LOW/.20 srr VERY LOW I <.10 10-13,18-21 HT LOW/.20 lb.3.7-16,18-24 MODEAATE I .40 13.17.21-24 6FT VERY LOW/ <.10 8-24 VERY LOW I <.10 8-10.12-H VE:lY LOW I <.10 ll lJ. 21-24 HN LOWl.20 10-24 12N LOW/.20 1-3.1-23 LOWl,20 16, 17.21•24 MODE.~TE/ .40 DETAILS COLORED CONCRETE, SCORE.LO SOMa~RO aurr. SMOOTH CEMENT FINISH, CAUFOR.NIA GOLD 3/9" DECORATIVE GMVEL IN GAPS UNCOL0;:1.ED CONGETE. SMOOTH CEMENT ANISH COLORED COf\.lC;::1,ETE, SCOFIElD SOl'-1BRERO auFF. SMOOT!-i CEMENT ANISH NIA NIA NIA @ PLANTING LEGEND QUANTITY NOTES 6602SF PE~DETAI -413l5F PE?.OETAL 30465F PER OETAL 19120Sf PERDETAI T8D @ HARDSCAPE LEGEND fi4M]RIH ~ds ~~1 ~!~: suirE c r~;-~~O~F liO'Jlj(H\l CLIENT/ WEST HOLL 'l'WOOO COMMLNITl t-,QLSll'CCORFORAOION 7530SANTA 1-'0NICA eOLlEVAPO WEST HOLL TWOOO CA ':1::0:6 3U~Ogi71 SUP.VE'l'OR/ l"'OUENl-'AL."ER~01,,P 91')W CLENOAiCSlll.VO 2ND fl GLENDALE CA 'J 202 Bl~ n7 9~'1J CEOJ'ICJ-<Nlc.Al../ GEOCON"NEST 41571 CORNl~FLACE SUITE 0 t',I..RRJETA CA9l56? '151»'23~ g~~~~i~r-!c ~~t~?,:~~~~~lrf I~ HtSTOR.ICAL CONSULT ANT f TERESAC'.Rl"'ES J233e!23'1 TRAFFCCONSl.:LTANT I WAts.:ER CONSULT .ANTS 737 WlSl-'IRE 81..VD SUTE 3!.~0 LOS ANGELB. CA 'JXll 7 213 ~~ 4~ I /...,.,..H0111o,,_,G,. f .,, ~ \ NOT FOR CONSTRUCTION \ I ,'t)*i.sn/' N0 q 1479 N. PALM CANYON DRIVE PALM SPRINGS. CALIFORNIA 92262 PLANTING & HARD SCAPE LEGEND L09 I 161 TREES & PM.MS c;AlDIUM FLORID\JM SLUE PALOVS::i.DS B~i-!EAA;u-tA.TA KEXICAN 3._U'; PALM WASHINGTONIA ROBUSTA t-'EXICAN FAN PALI"' YUCCA :tOSTAA TA BEAKED YUCCA CEP.-!AtOCE:ti:t...S SENI.JS OLD MAN CACTUS r_.·k·;·•·fi?1;G.-: __ :r.cf1·1·~ . ;:-:};~ /~t·'. .. '.-J1i1 .... ,~·•· .~~ \ /!~t --i l~'\'tY ', ., I ~ . .i...l~:~ri · r : ~ IA.\~ ~i~. ~ ;•, • --.,._.;i..;, 1 • ......,_,. ar..:.p~', ~ ~ 't\· ~--~----=---CE=l::US PE~NIANUS P:~L\IIAN APPLE CACTUS PACHYCER.:us MA~GINATUS M:XICAN FENCE POST CACTUS Fc'\OCACNS WISJZ,NI FISriWQQK BARR.E:S.. CACTUS :crlNOCACTUS GRUSONH aAR.?..EL CACTUS OPI.JNTIA MACROGNTM VAR. SANTA RITA SANTA :UTA P~CKL.Y PEA~ OP.JNTIA ELLISIANA SPtNFliSS P~CKI Y PEAR. AGAVE& ALOE AGA.VE AMEPJCANA CENTURY PLANT ti-,i~c.~1 J' ·. t_\~l~_<·~ .. -_-,,-~?.T.~-. . .. . ~t.:=;i~ ' ,,, · }-,I ,·fi~:· . .' '•~]£ ··t;~/'.j~-1 )'.<•,· II>-;.,,.,.:;,.\' ,r; "'' ,......., ,. . i; ~,::ts-·,:.~, .. ,,, I••\• •t ').!\,\Ii\\-, , ~•/'-){f, · '{" ...., "':£_ i )/' ' --f(.![Jl.,.: i' _·• .. ._,,,JJ_y,,,, .. "/)%.; il~A.W/.i},;,_1:t·.,~~ '\,''t-J]((l;. ·ft~_,. r~~•,!;r•'r'" . -_.,~,,~ · -,. ':,[·1,·_tf•j·,. • ;fl,__ · ', "_-_~., ,il: · _i ·,i:•,.(' • , , C ---~ Jf ¥(~, -·,-,,& . /ill~/ · _'.,,cl · ., ,.-' --._·~~~ AGA.~ PA=t=t.YI TRUNCATA Ai).TICi-,OKE AGAVE : ·-_.:r -·· 1~·:: ~·-> 3-':,.~~f; ~ -~. · "'c'jl., C • ~-i~ -l~~¥.,.~~1'l.~.i .. •. ~. \,(~~;/ ,./~. t \ I.¼"~_ ':::2'!'. l fi":e:i"? -, , \ ;/~;p,-.-•,--::,;; --~~l\:' .-z~~ .i \~~~i . .-:'' ) ,\,~~-: ' AGAIF. ANGU'iTIFOUA 'MARGINATA' CARl:BEAN AGA~ 1.,-,.·-;~., r11· >'· .;, . r Jl, .. ··i;J..,. .. tii :~-ii-'.i : "~l'i -,~~~ . tMt11-~~;~t-~~fal'i'f.l ~,.,-:..-~~ lllif{{~cJfi~~~ AGAV=. GEr--'INIF _Q?.A T'MN Fi..OWE?..ED AGAVE A ... O~ 9AP3AO~NSIS ALO::VE..:V.. ALO:: PUCATIUS FANA._O: DECORATIVE SHRUBS COQ,,T ADE::UA SE....,_OANA PAMPASGi\ASS HESP;MLOE PARV1FLOM R!:DYUCCA CRASSU.A ARBORESCENS SILVl:R DOLLAR JADE CALI..IANDRA EPJOPHY!.LA FAl?..Y DUST:?. BAI EYAMLtLllR.ADIATA DESE:>..TMARIGOLO DASYU::UON W!-iE=-=.=t1 o:ser\T SPOON ,;i~*~\~~?~);.f,'~ ·•·-~' ~ ,t"Jf ''"=-·.-~-~ ~-.;{~~'· ... ; ~-~'.-~ ·.:'·-f,'.<,"~~,·~~--~ ,;:"}:~1\1\ ;,· ;· -~· ,, z;·.it _--:t:f± FOlJQUIE?JA SPt.ENDENS OC:OTl.10 EUP!-OR31A MAURITANICA PEN 01.. MJ:.K3USH KAtANCHO~ LUCIA: PADDL, PLANT ASCLEPIAS SUSULATA MILKWEED GROUND COVER SEN:CIO SE:i.f!::NS aLUE Ci-1.ALKSTICKS HEDGE UGUST-1.UI"" fAPONIClJM i=MNUI-"' TEX.ASP=W=T SEPU .. VE.DA 3UILOING MATE=llA!..S CA...IF()q,NIA GO .. D JIB" DECOR.ATIV;. GAAV.S1.. "'.l ,---!';' ,~-,· A. .• '~" <, ~ 1:;; .. " -r,.~, , n-_ .• :·. ... . . " , . I"'" •-_,.;-~,,. ' ~-,._ , .~: ~ ' . _., """ •. -•• · ' .t i:/ ~:-~:!? :..t i =. e ' ~ r_n ,tj~~ ,if...:-_ .... ..:. 1 , /I r ·• . 0 4-"-J-1., . -"' __,.._ R,.,.. SEPULVEDA 9Ul!.OING MATERIALS BLACK POi.lShED PEB3l.ES. 1• -l" POURED 1\1 PLACE PE~MEAal..E PAVING COLORED CONCRET:... SOMa?.i::~o MJFF SAW CUT POURED IN PLACE CONC=t:T: co O:tc:D CONC?i.ITc, SOl-"3~::...o awrr 0 PLANTING & HARDSCAPE PALETTE G4M]RIN 7 9 N FAJPFAX AVEN·-E SUITE C LOSANCifLES CA:J0046 TlliH ~;fl 9fF3.l9330550 !,4NOR~COM CIIENT./ :6~~~~~~-~PUNITT ~~~~;:~~~~~~:ro 3236503711 Si..RVEYORI ~~[i~\~!~6 lNO FL GEOT!O<NICAU GEOCONWfSi 41~1-CORNING Fl.ACT SUITE 01 ~~~:;~~ 12.562 CMLENGINEERI Oi,,,fENGINEEPJNC ~42:JWLSH~E Bl.VO. swm !000 LOSAl'JGH£S.CA.9:l0-43 9:,J S517;~t hlSTORICAL CONSwl-ANr' TERESACP.l''U 3239(:92)9 TPAFFCCONSUL7ANT I WALqR CONSULTANTS 7'J7 WlSH'llE Bl.VO SL..1TE )f:50 LO~ANCHfS CA9:'Xl 7 2 )~3HU /""'"CJ'""-,-ei,. I '\ NOT FOR CONSTRUCTION \ I ~.lhJ.Sa/ N0 ½ 1479 N. PALM CANYON DRIVE, PALJ1 SPRINGS. CALIFORNIA 92262 PLANTING & HARD SCAPE PALETTE L092 162~:'.c~ 'b~~~ MOVERH PLANTERS 0 /4'. 0 a:: LI) z w > w I-V) 3 4' SCREEN WALL j ~ TWO.WAY VEHICULAR (> ENTRY / / / ,1/,r/ ,·' /.,./,..I' _,,/~<: / BUILDING OUTLINE OPENTUABO'!f' IN-GR.ADE PLAN-1·1 • •·: • • ! 'O""r~----•· ' OPEN TO ABOVE _/ "Q)'W -~ /" / ,,. _,· r / -, / I' / / , / ,,, / / / /_,. / / ENTRY "v • 'C N. P A L M CA N Y O N D R I V E (E) BUS STOP _ _] ,==t=-, PASEO BUILDING OUTLINE OVERHEAD -a,;:._ __ ____ ·-r-·· ..... .... ... :, -----SHADE CANOPY I TRELLIS OVERHEAD PLANTING LEGEND SYMBOL BOTANICAL NAME © fj_ Q ~ 0 @ Q Q Q 0 ~ • ~ ~ Q §z m fl • ~ • 0 TREES CERCIDIUM FLORIDUM WASHINGTONIA ROBUSTA BR.AHEAARMATA YUCCA ROSTR.ATA 'llLUE VELVET' SHRUBS AGAVE AMERICANA AGAVE ANGUSTIFOLIA 'MARGINA TA' AGAVE GEMINIFLOR.A AGAVE PARR YI TRUNCA TA ALOE BARBADENSIS ALOE PLICA Tl.IS ASCLE~AS SUBULATA CEPHALOCEREUS SENILIS CEREUS PERUVIANUS CORT ADERIA SELLOANA CRASSULA ARIIORESCENS DASYLIRJON WHEELER! ECHINOCACTUS GRUSONII FEROCACTUS WISLIZENI EUPHORBIA MAURITANIC/1 FOUQUIERJA SPLENDENS HESPER/\LOE PIIRVIFLOR/1 KALANCHOE LUCIAE i:IN-GR/\DE~~~~~2 __ • _1_; i i ~ ~ i ~ ••• .---------------....... -··---~-: -•:~ __ _:_ •" :EN~Y 0 OPUNTIA ELUSIANA • ~ OPUNTIA MACROCENTRA VAR. SANTA RITA 80t~i10/0J~TO~ _/ 9f'ENT<?ABOVE, • EXISTING R-1 SINGLE STORY STRUCTURE ' ' MOvtABLE PV,NTi;~, & SEAIING (> ' ' ' " ' ' ' 0 ' ' ' ' ' 0 00 <) 1 a .. :8 .. i 0 1 •. ',, :.-00 ' ' ' ' : ' : ', ! ' : '' :..-.... -~~!~!~ ., d _____ l!c-m,-' ' t::,. ti PACHYCEREUS M/\RGINA TUS Q CALLIANDR.A ERJOPHYLLA Q BAILEY A MULTIRADIA TA GROUND COVER ~ SENECIO SERPENS HEDGE fl LIGUSTRUM JAPONICUM 'TEXANUM" HAROSCAPE LEGEND SYMBOL MATERIAL • • • • • CALIFORNIA GOLD 316' DECORATIVE GRAVEL SLACK POLISHED PEBBI.ES. 1 • -l." POURED IN PLACE PERMEABLE PAVING POURED IN PLACE CONCRETE DRIVEWAY SAW CUT POURED IN PLACE CONCRETE 6 PEPJMETER WALL -!'SCREEN WALL !DJ.HIID, Pl CAMINO NORTE -z'2~ i~~ (v LANDSCAPE PLAN fi4MlRIH 11~ N FAIRFAX AVENt..E. SUITE C ;Tu1!f~ :~t1 ~~50 CUfNT I :6~~~6~~7g:;Mt..NITl ~1~5SiS~;~~~iD SURVETORI ,...OUENHAL.ER GROUP ~:~~iJ~~~~'fD 2ND fl GEOCO-,NIC.Al/ GEOCONWEST 4151 COfl.NlNGf'L>.Cf surrt ,:, l":L.RII.IETA.CAJl56l '#5130-IUOO CMl.ENGINUR/ O..ElNGINEE~ ~20Wl.Sr<IREBl'wO.Sl.1iE 000 ~~\~~~S CA~OO-iJ M!STO/t.JCAL CONSl.LTANT I HPf~CR .... ES 323:!t:~23'1 H\AFFC CONSu!.TANT I f;~~t~!~,i, "'' /..,.i,NII01--~ / \ NOT FOR CONSTRUCTION \ J ,'t)~.UH✓ N0 q 1479 N. PALM CANYON DRIVE, PALM SPRINGS. CALIFORNIA. 92262 02 I /1(12020 FOPl-".ALHl'lC.-','ilON LANDSCAPE PLAN LIOI 1630 <{ 0 0::: l/) :.-z 7 ~ w > w I-l/) 3 I' .I 1: •. SCREEN WALL II lj d I I• I •I I ~ U 10·~ 0. @ ~ -TWO.WAY •[~ VEHICULAR (> 5' ! ENTRY ~ ~ 0 30'-0" TO CENTERLINE 8'-0" t• I 1: I 1: •: I I: : o i: I-• •i I ,.., '~~ ,. -.. ~ PLANTERS N. PA L M CA N Y O N D R I V E (E) BUS STOP 318'-9 +,,-101·-11· --------r· ------r~ -------------· ----r -.1 1 ~-1 -1 . ,------------, 5 (:58' ------, J L 71 UNIT, 2-STORY AFFORDABLE HOUSING COMPLEX I GARDEN -..L... :-/~:, $ D @ { @ D @ @ 7 I -l ~ D @ @ COURTYARD 214'-4" m D -SH~E C~O;;;TRE~S ~ 6'SITEWALL 5'LANDSCAPED SCREEN AREA 4' SCREEN WALL = 211·-10¼· ENTRY \J @ ~ @ . ' ' ' ' ' '------------"" r ·i, -~ 4 "· l ... '--... -.... / GARDEN "'-, BOU.:RD/-~~-STO~ :._/ @ D ~ @ @ D @ PARKING 71 SPACES @ @ D ~ COURTYARD @ 7r:: '\ MPL SETBACK ALLOWABLE PROJECTION SHADE CANOPY/ TRELLIS OVERHEAD ~ et, 9 ~ C-1 ~TII/ICKABUTTINGC-1 ZONE ~ 2 u 10'-lrr' ~ VACANT C-1 LOT PLAZA/ FLEXIBLE USE PARKNG SPACES -,----TI lill]]J'i r 3 . _ L. ] t 1 EXISTING R-2 SINGLE STORY STRUCTURE ~I ~ I '\ +t:58S '\ '\ ~-\r~ I\ , I \} -1.\·: '\.;::-'·-~ SHADE CANOPY /TRELLIS OVERHEAD , «: £. .F•., , ' . ;",: ;\~-,, ~~-(i" > I I I '· .....,_ BULDING OUTLINE ~, ~ :)9 ' \.L ~~~LJJ \ ' ;. < ~ --L.,.-..:s-1 ;: 1~">1 ,...i: -1tt-·--r-t-' \ ~ ::,-' -<7"-1;.T-:::t' l i r . \ ... :~~ , .. ---····~-r . ~'6. .. v,-.-/ VACANT R-2 LOT • ,,, ..t.. <JI --·~ \ & lt b, ~ -4,f~~ WALL # .. ,-'?,,; ,-, ,~-,6'PERIMETERWALL c; ,..-. ~~ _.. _ -__ -,.,. Pl '( ~ ii ----------===--=-=---------------~....,.. ,,,,~ --~~ ---;;=::-/ I~ t:> CAM IN 0 NO RTE 1\\ 0 ~~: '~~~ i~~ &4Mmll ~c:s '!:.C~~ t.~!· SUITEC !~U;T~ ~g~ f) 0 ,J] J~~ CLIENTt j~fJif;-~ S,.1R'l/f.,,OI\I l"Ol.Ll:M-'AL.ERCJ\0..P t•wa.~ ... ,Slll.'10:N-OfL CUNOAJJ: CAt1Wl 1 ~ JJ,7 J~ff CtOllO,Ntc,..A,l..l GEOCONWEST ••~71 ~NC,v.o. S1.,.rTt ,o ,.....NllfrA.CAJl:.Stl ~~ j,;)42}00 ~;\~~ ~is~~~~s.r1 ~ t-!S'M,IGl,,l,.CONS.A..1Nrf TEP.1,S.a.GU•'U u:i ~!!n~1 l'R,1,fT.::c.o+&.11..rANT, W"1JCUCONSut.i.AN'l'5 ,~] WI.~ 91. vD SJTE l!,~ ~~j~f~S CA~ 1 ,'i#f'•Q,..,# I ~, NOT FOR CONSTRUCTION \ ... ~.✓' N0 CJ 1479 N. PALM CANYON DRIVE. PALM SPRINGS. CALIFORNIA. 92262 ·) '122/23:t) f'IU...;-"ft..J::>,•t0N"(W'w :)2 llli&,'2!12!) JOilf'..AJ..•l'l'l.JCA,0,, SITE PLAN AIOI C164N:)R1't-M(:.,,rECNRfL'D 164. t ~ -• _ PLANTERS ~ N. PA L M C A N Y O N D R I V E DEDICATION I -~ -. - -. -• __ • __ • ~ _. __ • __ • . _ • __ • __ • ~ _ •. _ (E) BUS STOP J. . _ -. -_. ___ .1 l --. ..----------, l • , I ALLOWABLE PROJECTI01 @ 0 <( 0 er:: V, z Ll.J > Ll.J I-v, ~ L!. I 5 At558' ------------_ I ~s~-· -----~-m--ilf ~ I 137 138 co"~~ ~~ OlD OlD r . -------··7 i ,, . : ' GARDEN -I -_;_j [EL] : OPENTOABO,;;y··----------------L ' ' ' ' 1..---······••-' -< ,--~·•c•-:.:;,-·•-•:-··-•-:-·-:·-•-I J '-. ..._ -CARDEN •....) ' ~-~ 7 ' -~, •' -[J][J ~. _., ... -•, ; : . -'--_-----':· .. -----_: .. ____ , --~:::'__ · ' i l I c.. ::, '§PL . _,-!~:::BLE PROJECTION SHADE CANOPY I TRELLIS OVERHEAD @ . .. a o !! , 0 . LL~· c-;_'._ ~--=--::. ~I.__ r • " " 0 ' " " - -~ t.:..-. -r •CT-. 0-1 • il ~ ~ , ;, • _: - - - - -, -s-·=~ b ·""--•.-_cr_a,_. -" • o • " " • -, o~ • . 1i ~1 . • ~ fil o ~ ~ !'_ -:... ----, ~".v-~.oi:~ 1 1 L '?,I 4·scREENWALL I ,. •1 , • ~ _ -- -:::__y , c -::w o~~-t.1"'7==--::-1e ., ' - - - -m"'•=~o •-~ ee-~~w '\ ?P -:-r-:.,,, -,. __ ---=ee="' "•=• -•~~ •T ... ..,_'<)-·,lo->=,-- -' efi'r -O, ~ '!: I % _-:;:::_"----, LEPLANT{RS&SEATING ~~~ .LU ' ' " R_ -' - -, .... _ """"' ' ""--' 0 1;, _ -~--tl---e--sr ... ; ··& •, , "r-Ji''·-, , 1 "' ii ! _ _ __ . __ % _ -~ --% -.:. ~:_:_:~ : .:.:_'_:_:~.: --1J-.: .. :~:.:_ :11 : :.~:.:_ '-... : · ....... · .. ---.. · , • • ·:&.:~-~ · .... ' , , ·-st~; ~~ ._ . r-a:J!·, • %--~---~-t t..................... iii' •, , '1'.,, o ,-:g ,I ... ~•.,, , .. -. 1.."' ~ '1' c-... ~ '\ ,...: ~ ~ . ~·~:", ~ 8 D @ '-' 0 '\.• @ @ TWO-WAY VEHICULAR [> ENTRY BOLLARDICURBSTO~ __/ --• 9PENT9!'60VE.J"·------~EN~Y I ', · , -...... , ..... , .... -. • ·•, ', v ,-' o· ·~ "1!:l!;n',s=,=,'=',=r, ~=-· I 11: 1··t00>F + --· ,9... • • • ' , '-.t, ~"i~ "-, ' <!P. ', -eft-' i.:OM I • •.. •, , .. .,_,_ 1-0"1.o. &.. , , "<?,?. ,~ 0.-r •. --:: ', ---_ .• 6'-.TEWAL.l t S'LANDSCAPED SCREEN AREA 1' SCREEN WALL --"'. ' ··,.,: ',, ' ·~&' o .. o --~ ',, '\ ·~:~:,-=r,_ ~(7•••, '' '\ L -jl X) , -,;:rd-sr-... ',, ' I% iP.._ , , ' I '-r ;,o ', '\ (,~' ..... ~ EXISTING R-2 SINGLE STORY STRUCTURE SHADE CANOPY/TRELLIS OVERHEAD '\,C "'... t.l;X, , \, ' ' ' -----' -'' .i .. ,..., ,, \ ---1, )\.. ' ·,';-G_ -~: ~::i:.::::2-SHSACK ~ ,., ALLOWABLE PROJECTION ' ,.6' PERIMETER WALL ..., ........-:-_:... ~ CAMINO NORTE I::>, ~i @) GROUND FLOOR PLAN 'z~\ 01 i.,,"-....... ~Tu~14vffit::;:c ClJENf/ WESi HOl.L TWOOO COt"t"i..NrTT t-,Ot.:SINC CORFOAA-10N 7S30 S1'NTA l"ONICA SOL.LEV.A.AO WEST hOLL YWOOO 0.. 9~§ 32J~oam ~t~O~LER CROL-P 919WGLENOA,.'.SSLVD 2NOH ~lldE~~~3E79CA 91):l) gg~~~~I ~l~~;~~lS~CE Sl.lTE 0 'JSI j(),12):0 ~~~v:'~':''000 HISTORJCALCONSI..LTANT I TERESAGRl"'ES 32l~02j91 TRArfC CONSULT-'NT I WAl(tRCONSULT.ANTS ~~S~~.~~~tJ~TE MO /w,,,•o,.,,.# I ~\ NOT FOR CONSTRUCTION \ J <1/J~./ N0 Cl 1479 N. PALM CANYON DRIVE. PALM SPRINGS, CALIFORNIA. 92262 0 ,nmo20 f~APPUCATION RMC'N 02 11116/2020 FOW.Al.Aff'LCAnON FIRST FLOOR PLAN A201 ~ !:'4N0RfHARCHTECTuflE LTD 165"'[-___ !__________ @ ' -------------------------------------------·7 ,.ow-':~2: ~ ~. --_·_ --_-_ ---·_ ---: ---~ ---~ ---_·_ --_·_ --_·_ ---: --_: _ --~.---~ :-:_ ~----~---~ :-:_·_ ~-~ :--+~-'-~=•~-=-·-=~-'-~-~-'-~ ~-'-~-~-'~-=•==·'·==·'·7 EVE OVERHEAD @ , '..----------------------------------, 7 OPEN 10 BELOW I L------------------------------------,~ .......................................................................... . ~ EVE OVERHEAD SHADE CANOPY I TRELLIS BELOW SETBACK ALLOWABLE PROJECTION PROPERTY LINE OPEN TO BELOW ---------~ ~ ' ' L ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' '\ ' '\ ' ' ' ' ' ' '\ ' ' ' ' ' I L ' ' ' '\ ' ' ' ' '\ ' ' ' ' ' ' ' ' ' ' ' ' ·1 @ ~--------, I ~ --,, I .-(:;: I ·, -,_ I . I .-' y~ I I I . I I I~' I'\. , I' f: I I I ' 1 ,• ''\ ' ,~"\ \ ,: ·'),., ·, ' --,," = . . 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R-.• .;...;; 1r l _,, "" ... 'I I i . .. , f' , -~ fil..._,:1!4~1~-I ./ -\ ,. · ~........ "'J +ll'-8' ~ ...... -~ r PLATE HEIGHT~ :i:·. . ... i ;., I ~ +1i·-8· LEVEL 2 .. _ . _ ... ____ . _ . ,1 +0'--0" / +558.0' AMSLQI) LEVEL I N. PALM CANYON DRIVE '--COLORED CONCRE1 E TYP. @ SOUTH ELEVATION I~ ,g [~: : : : : : : : :~J +22·-8·• +32'-6' TOS. I c;, PLATE HEIGHT ~ ........ _"'J +1i·.s·4, ' --I' LEVEL2 ;~::-~ -· · -----· · · · · · -· --------1r · · · --,--· · :--+13·.9• "' • • • • • · • • • • • •••••.•..••• ~i .... -~ ~i-! LEVEL2 ~:;: 3 ~ I ~ T +o·.o-I +;;a.o· AMSL VEL I . . . . . . . . . .. . .. . . . . . . . ! ··'"'4 1 «'' ~1:1111 J.I "' 1i1-11+J "'t:1 ~'I lbJ • , . .,,~,1 . -~,-~ ... r ·•-1r, . . . . . c I t -........ . +0'-0" I +558.0' AMSL LEVEL I N. PALM CANYON Dl'JVE WOOD PANEL SOfFIT 1YP. WHTEPOWOER COATED M~7'AL TYP. SATIN ANODIZED ALUMIM.JM MULL.ON TYP. METAL STANDNG SEAM ROOF TYP. PLASTER TYP STAO:ED CONCRETE 81.0CKTYP. (V NORTH ELEVATION/ W. STEVENS ROAD FRONTAGE ....... 71') N FAlflfAX AVENL;E SUITE C LOS ANGELES. CA J:x),lf ; j1:)') J :>!111/f) :)1)3:)~~ 1i~Tl1CQf-', CIJ(NT/ ~6~s.~~~~.7g_r;r-wNHl fJ~~~;~~~~~~o SURVEYOR/ l"'Ol.LENHAL..ER ~01..f ~~~~~i~~~~VO lNO FL GEOiECHNICALI GEOCONWESf ~c;:~~l~~CE ~riE 0 CMLE~fER/ O.:E(NGINEEFl:INC FI/~~£fsE ~vfor;~1r1 .xx> ~ISTONCAL CONSuLT ANT f TEllCSAC.U--ES 1u~en,1 TAAfFCCONSl..:LT.AN-/ ili~~~~!;;~• "" ,w>1•01,.# / ~\ NOT FOR CONSTRUCTION '~~.✓' N0 q 1479 N. PALM CANYON DRIVE. PALM SPRINGS. CALIFORNIA. 92262 i:n 11/1!121>20 rOPt">(.AFfUCAnON ELEVATIONS A302 169PL I ------------------1 -----· · · · · · · · · · · · · · · · · · · · · · · · · · ~~········;-~------6 I~ .+J2'.6· r.o.s. -, \2,-I +ff.ij" "' •..•.••.••.••........•.. ·~ !~ ... ':l.i .. i PLATE HEIGHT ~ ., ~ ~ ~ ~ ~ 1 11 H__JYI UNITS .+13•.e· lEVEL 2 ~ .+o·.o-I +ISBO' AMSL EVEL I .......... g~. •g ~·g ·. ~=====t r-,, ;~ ~:i: COMr--lJNITY ROOM ·························' )I,, N. PALM CANYON DRNE TRIISHI UTILITY -------UNITS ~ -------------------------------------------------I SECTION ® SCALE 1/16" = I' ...... 7 :J N fAIPfAX AV£NL,E SUITE C LOS ANGELIS CA 7:x>'~ r) O:Jl:J::/i HF l O ~))OSSO 1:<INCJRTl1COI"'" CUENT/ WEST HOI.Ll"NOOO CO,.,.MUNrrY 1-'0L;SING COPJ'OAA.ION HlO ~N7A MONICA BOL-LE\IARO WESi t--Oll YWOOO CA 100-C6 lll6.509771 SLRVf:lOR/ t"OI.LENl-'AL,fRQl;Q1.,P ~ 9W C'"HNOAKSBIVO 7NDFI. ~l:~~ei9CA112:'.12 G£01"EOiNICALI GEOCONWE~T 'l'i.71 CORNNG Fl.>a SUl1E 0 ~ .. ~1;'~m62 CMLENGNHRI Q,;E ENONEEP.ING ~42D WlSt-lfU BLVD SU1E IJ30 LOS ANGEUS. CA 1:)0,l:l ,:11 ~~9 ]31:1 t-.lSTQRICALCONSl.'LTANT / 'rERESAQl.1-'ES l23'3t32:m TP.AtfC CONSUli.&NI f fr~~~!{fe 1~50 21)~3~911 /;r""'•a,-.# .. \ NOT FOR CONSTRUCTION \..,._.✓' N0 q 1479 N. PALM CANYON ORNE, PALM SPRINGS. CAUFORNIA 92262 D 9nl/2020 FREAFFUCA OON RE\1EW "l t 11 J Y2020 FOIU"ll<J. Af'PIJCA TION EAST-WEST SECTION A401 1703· ~ -'t,-:ow:f"ol I :l_J : I [? :;. FULL HEIGHT Ei',O PANEL,-. µw @KITCHEN, TYPE I @ ADA BATHROOM, TYPE I REMOVEASlE SASE CABINET ~ t--;: 20'-11" q tr PATIO ~ 9'-IO"X 5'-0' BEDROOM ~ 9'-B"X 12'-0' 10-1· ~ ~ LIVING & IOTC-IEN []Q[J IJ'-'"X 23' 10" CLOSET ~ ~·--{tX7'-I I" ' ,--, , ' ,f"ol ' ,L_J ~ I BEDROOM, TYPE I 01 ) 630 Sf WITH PATIO SCALE 1/4" = I' (575SFW1THOUTPATIO) ....... \i§:~f~t'::: C CLIENT/ WEST ... Oll'f"NOOO C~l"'I..NJTY t--OL:Sll"IG CORFOf!AilON 75j0 SANTA ,..,ONICA 801...lEVAJI.O WEST HOLL r.-.ooo CA -1:x)-46 )236;:'.)9771 SWRVHORJ t-;Ol.LfNl-'Ai..[RQl.01,.P H) W CLENOA~SBLVD 2ND fl ~~:~:r:-:~rA, l~2 CEOTEQ-11,,1CAL/ GEOCONWEST 41S71 COIWWCFtACE sun 10 M~RIUflA.CA,~61 ,,~ )').£])00 CMLENCINEERI 0,.((NGIN((N'4G f,41:JWI.SHfl[Bl\lO.!il.lTl-!:JOO LOS ,.r,,NGflfS CA 1:,0.~ ,:B',)17)61 1--'ISTORICAL CONSULT ANT I HPESAGRM:S u:;~~2)1\ TRAFfC.CONSUI.TANT I WAL<fR CONSULT NiTS 7'J7Wl.SHllfll..\1JSL.1TE3610 LOS,t,,NGElfS.C>.'10017 21] ~~ ,rm /;"~•o,-,,.\ NOT FOR CONSTRUCTION \ J ~~./ N0 ~ 1479 N. PALM CANYON DRIVE. PALIM SPRINGS, CALIFORNIA. 92262 0) 1 l/1&2020 fOKr""Al.Af'fUCAilON ENLARGED UNIT FLOOR PLANS ASOI 171Attachment 10 Alternate Site Plan 172David Newell From: Sent: To: Cc: Subject: Attachments: E David: Wil Carson <carson@64north.com> Wednesday, December 23, 2020 1 :33 PM David Newell Keith Marks; Matt Mason; Taylor Teeple; Rick Minjares Agave at Palm Canyon -Revised Site Access Exhibit for Review Palm Canyon -Exhibit A -Revised Site Access -2020 12 23.pdf; Palm Canyon -Exhibit A -Revised Site Access -2020 12 23.pdf Hope this finds you well. As promised, please see the attached for your review Monday/Tuesday of the coming week. It has been vetted both with Fire (Taylor) and Engineering (Rick). I believe it should be suitable for everyone to review the pros and cons of this approach. Changes Made -We have added the 24' two-way driveway which intersects Palm Canyon at the south edge of the property. It then links into parking in the rear of the property. Units have been reconfigured as a result. The second level will connect over the driveway (and fire trucks will not be making that tum, so there is no clearance issue). -The Camino Norte entry has been gated with an Omnicom system so it will be for fire department access only. It and the Stevens Road entries must be maintained to allow for suitable fire access to the west side of the building. -The Stevens Road entry remains ungated, given the difficulty of traffic exiting the Palm Canyon entry turning north. -The overall Palm Canyon frontage and the corner has been configured to address the various conditions (and future deferred conditions) that will be required per Engineering/Rick. Summary I wanted to summarize my perspective on these changes given my 20-year experience as an architect and urban designer. After discussing the proposed change with Rick, it is clear that he shares this view --I'll let you two talk directly Monday. I do not feel that adding a curb cut on Palm Canyon is a good idea. Gating the Camino Norte entry is a good solution, it doesn't change the project from an architectural or an urbanistic standpoint in any significant way and removes any concerns the neighbors may have about traffic there. However, adding the curb cut on Palm Canyon has a number of adverse effects on both the urban context from a City perspective as well as the project itself. A curb cut of any kind onto a major thoroughfare is not a good idea from a traffic planning perspective --traffic flow and safety are far better served having traffic come onto Stevens, and then onto Palm Canyon. As you noted traffic going left in or out of this new entry will be unsafe, as it will have to cross multiple lanes of traffic. Further, right in and right out traffic is also problematic, as people taking a right exiting will not be able to see oncoming traffic as their view will be blocked any time a bus is present --which is a lot of the time, having spent a significant amount of time at the site. Similarly people turning right into the driveway will have to cut in front of a bus, which sometimes may be trying to enter the flow of traffic. Further, within the site this additional driveway has significant deleterious effects. We cannot reconfigure the parking and fire access along the west side of the site --as a result now a significant portion more of the site is given over to asphalt versus planting or open space. Eight units now have significantly less good access to natural light and air, though they are still code compliant. There is less space for planting adjacent to the parking area, making that experience less pleasant both for residents, who now are more proximate to the parking and 173driveways, and for anyone getting in or out of a car, as there is less landscape adjacent to these spaces. A drive aisle bisects the site where senior citizens will be wanting to cross between the two parts of the project (and this cannot be solved without removing a significant number of units overall). Parking count on the site has significantly reduced; while this is still code compliant having more parking on site is useful to avoid any overflow parking. And, given the difficulties of the Palm Canyon entry/exit, it is likely that most residents are going to use Stevens anyway, so these deleterious effects will in the end not change the resulting traffic in any significant way. In my view simply modifying the original scheme by adding a gate at Camino Norte for fire department access only would be the best solution, and the Steven Road neighbors will not be significantly affected, as first, the total number of cars in this development is going to be very small (far less than if it was market rate, a library, or a hotel, certainly) and traffic to and from the project will simply be coming down Stevens as far as the driveway --per the traffic study there are no reasons for anyone to go further west on Stevens unless they are actually visiting someone in the neighborhood to the west. A Note About Concerns I also wanted to share a few notes regarding the concerns raised regarding the Camino Norte traffic. The neighbors' reading of the traffic report is erroneous; they were concerned that there was 50% of the total daily trips entering/exiting from that entry, but it is in fact only half that. Further, the neighbors noted that their concern was that some portion of this traffic would then travel west into the neighborhood, north, and then link to Vista Chino. As the traffic report clearly shows, zero traffic is expected to take this pattern --I 00% of the Camino Norte traffic exits immediately to the south. Last, there was the concern about the blind corner there; it's certainly a hard comer for pedestrians with no visibility around the tum and no sidewalks, but the entry is positioned in such a way that the incoming and exiting traffic would have no problem seeing any oncoming pedestrians (because of where the entry is situated at the corner of the curve, it has visibility both directions clearly, and incoming traffic will take a right from the right lane, so again have visibility ahead of them). All of these concerns would be moot if we install the emergency only gate as noted, but regardless, it seems important that the planning commission be aware that they are based on a faulty reading of the documents. I look forward to hearing your thoughts regarding the attached and we remain at the ready to make changes as needed to help the project be approved by the City. Hope you and your family have a great holiday and look forward to talking soon. Wil & Team Wil Carson Design Director NCARB, LEED AP Faculty I lJ SC School of Architecture UCLA A1is & Architecture 64NORTH Architecture I Interiors I Urban Design 719 N. F'airfax Ave., Suite CI Los Angeles, CA 90046 0 3 IO 91 9 091 9 x l I M 3 IO 923 08 l 3 carson(cil.64north.com I www.6--t-north.com 2 1740 <( 0 ex: Vl z w > UJ 1-Vl TWO-WAY VEHICUlAR t> f.NTRY FUTUR( OJRB UNE i '1 ~ ~ 2 d N. PA L M CA N Y O N D RIV E 182'--0' REQUIRED BUS STOP N>£A BUS STOP PL~ ,----------------------L -----~------------------- - - -" --1 - - - ---- - - -i=r-------rrT-, - --: : H'-0" / NEW DRMWAY ADDED ~-------····..: •. _l -'.I. c==~=,-,,,,=··""-=·~--="_-.-' __ ::-_·:-::: :·:-:.·::-=-.:-=-:· ..:-=-.:-=-: ·_--:-_---·_-::::: ::-::.-::: :-::-_·:_-::::-:-:_·:-::::-=-:·..:-=-.:-=-:·..:-=-_:7_-·_-::::·_-::-_--_-::::: ::-_-:_-:::-:-:_-:7-_-_:-_:-_:-_:-_:·.:·.:·.:·.:·.:-.:-.:---. -·_-·_--_: :::::::::: :::.·:: :·:·:· :· :·:·:-.:· STEPS & RAMP TO BE RECONFIGURED. TB()-- - ----------7 ~-1 / CAMINO NORTE (v ~~:~~:= ~ -REVISED SITE ACCESS ~s';~LYWOOOCO""/"l.NTY HOJSl'JG C:~TION 7S30 w-.-A MONCA a01.u:vASO ms:~~},\YWOOO. CA ,00,6 SlJ'.VEYO"/ MOll[~R CROUP ,i,w.Q.ENOM5 &..VD. lNO FL ~~89'JCAfl702 aorcou.ac.AL, GEOCONWtH •IS11 COPN",;CPlAa.rum 101 ~~g~CAru61 CM...ENQ~EEAI OICF.ENOl'l:E~ 6"110'NI.Sl-ff.BI.V"J,SUITE ICW L0S:MlaJ.(S.CA90048 ,o,s~,nu HSTONCA:..CONSU.11'Nll """""""'' 31)9'82J91 TFIAH'IC CON5ULTANT / WAL..KERCO,SULTANTS ~::~~~~~1650 NOT FOR CONS fRUCTION 1479 N. PALM CANYON ORNE, PAI.M SPRINGS. CALIFORNIA. 92262 01 WDnOl0 ~TION?EVIEW 02 11116'2020 FClRl"'tN..N'PUCATION EXHIBIT A/ REVISED SITE ACCESS Al Cl'4NORTH~ECTUAE,Ll0.