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CITY COUNCIL STAFF REPORT
DATE: JUNE 5, 2023 PUBLIC HEARING
SUBJECT: A REQUEST BY SELENE PALM SPRINGS, LLC, FOR AN AMENDMENT
TO THE PREVIOUSLY APPROVED FINAL DEVELOPMENT PLANS AND
TENTATIVE TRACT MAP FOR THE DREAM HOTEL TO INCLUDE THE
ADDITION OF 24 CONDOMINIUM UNITS TO THE SOUTHEAST
SECTION OF THE SITE; RECONFIGURATION OF 12 CONDOMINIUM
UNITS AT THE NORTHWEST AREA OF THE SITE; AND AN INCREASE
IN THE NUMBER OF TOWER CONDOMINIUM UNITS FROM 28 TO 29
UNITS AND MODIFICATIONS TO THE FINAL LANDSCAPE PLANS FOR
THE DEVELOPMENT LOCATED AT THE NORTHWEST CORNER OF
AVENIDA CABALLEROS AND AMADO ROAD, ZONE PDD 333, SECTION
14 (CASE 5.1132-PD 333/TTM 35236), AND CONSIDERATION OF A
SETTLEMENT AND DEVELOPMENT AGREEMENT TO FACILITATE THE
COMPLETION OF THE PROJECT
FROM: Scott C. Stiles, City Manager
BY: Department of Planning Services
SUMMARY:
This memo supplements the City Council Staff Reports presented at the Council’s
meeting of May 11, 2023. At that time, the City Council reviewed the subject project and
voted to continue the hearing to a date certain of June 5, 2023, to allow the applicant to
make certain revisions to the condominium structure located at the northwesterly portion
of the site and consider certain Council requested modifications to the Settlement and
Development Agreement. Specifically, the Council directed the applicant to lower the
heights of the buildings adjacent to Center Court, indicating a preference for a height
closer to that of the 2019 amended project which was 38’ high without reducing the overall
unit count. In addition, the Council requested modification to the unavoidable delay
provision, pre-procurement of certain construction items to ensure there would not be
supply chain concerns, that the Developer bond for or provide a personal guarantee to
ensure the timely construction of the Project, and that a private security firm be hired to
provide regular monitoring of the site. The Developer has rejected all of these revisions.
RECOMMENDATION:
1. Continue deliberations on the amendment request proposed by Selene Palm
Springs, LLC. Public testimony received on May 25, 2023.
City Council Staff Report
June 5, 2023 -- Page 2
Revisions to Dream Hotel Amendment and Settlement Agreement
2. Close the public hearing and adopt Resolution No. _____, “A RESOLUTION OF
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,
APPROVING A PROPOSED AMENDMENT TO THE FINAL DEVELOPMENT
PLANS OF A PREVIOUSLY APPROVED FINAL PDD TO INCLUDE THE
ADDITION OF TWENTY-FOUR RESIDENTIAL UNITS; ELIMINATING THE
EVENT CENTER AT THE SOUTHEAST SECTION OF THE SITE;
RECONFIGURATION OF TWELVE CONDOMINIUM UNITS, ADDITION OF
THREE RESIDENTIAL VILLAS AT THE NORTHWEST SECTION OF THE SITE;
AMENDING THE RESIDENTIAL TOWER BY ADDING ONE MORE UNIT TO
INCREASE THE NUMBER OF CONDO UNITS FROM 40 UNITS TO 69 UNITS;
AND MINOR MODIFICATIONS TO THE FINAL LANDSCAPE PLANS OF THE
DREAM HOTEL LOCATED AT 450 NORTH CALLE ALVARADO ROAD, ZONE
PDD 333, SECTION 14.”
3. Adopt Resolution No. _____, “A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING THE SETTLEMENT AND
DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF PALM
SPRINGS AND SELENE PALM SPRINGS LLC RELATED TO THE
DEVELOPMENT OF THE DREAM HOTEL PROJECT.”
4. Approve and authorize the City Manager to execute the Settlement and
Development Agreement, attached hereto in substantially final form and subject to
minor modifications as approved by the City Manager and City Attorney, and to
take all necessary actions to achieve the intent of this Agreement.
STAFF ANALYSIS:
Based on the direction provided at the City Council meeting of May 11, 2023, the applicant
has submitted revised plans modifying the layout and maximum heights of the North Villa
residential buildings. A summary of these changes is listed below, and revised plans are
included as Attachment E to this report.
Proposed Revisions
• The amended North Villa layout consists of four structures containing 16 units with
heights varying from 23 feet adjacent to the Center Court to 56 feet along North
Calle Alvarado. No changes to the residential tower, hotel tower, or south villas
have been proposed.
• A primary condominium structure containing 13 units is proposed for the northwest
portion of the property immediately adjacent to North Calle Alvarado. The height
of this building is proposed to be five stories, or 56 feet high, an increase of 9.8
feet over the prior proposal.
• Three individual one-unit villas are proposed along the eastern half of the North
Villas site, closest to Center Court. The maximum height of these villas is proposed
to be two stories or 23 feet, a reduction of over 22 feet from the prior proposal and
slightly below what was approved in 2019.
Item 2A - Page 2
City Council Staff Report
June 5, 2023 -- Page 3
Revisions to Dream Hotel Amendment and Settlement Agreement
• The five-story condominium building is situated a minimum of 198 feet from the
Center Court property line, increasing to 222 feet at the fifth story as the building
steps back.
• Overall, the amended plans reflect a reduction in height of over 22 feet for buildings
within approximately 200 feet of Center Court, and an increase of nearly 10 feet at
the westernmost portion along Calle Alvarado.
• The number of units in the hotel, condominium tower, and south villas remains
unchanged.
• A slight reduction in overall parking has been achieved with the removal of a
parking area on the north side of the South Villas that is no longer necessary with
the elimination of the event space. This area will be used for additional
landscaping, and result in an increase in overall open space.
• The chart below outlines the evolution of the proposed changes since the 2019
approval.
While there will be an increase to the height of the buildings at the western most edge of
the property, the revisions made by the applicant relative to site layout and building height
reduce the overall height of the buildings closest to Center Court by two stories. The
proposed heights in this location are representative of what was approved in 2019, and
the five-story condominium building is located over 200 feet from the nearest residence
in Center Court. The additional landscaping included as a condition of approval by the
Planning Commission will further help screen the proposed buildings from adjacent
development. The proposal, as revised, complies with the requirements of the Planned
Development District and the Section 14 Specific Plan. The Architectural Review
Development
Standard
2019 Approved
Project
Initial 2022
Proposal
As Approved by
Planning
Commission
Proposed
Revisions
to Council
Lot Coverage 38% 41% 41% 36%
Hotel Tower Height 46 feet / 4 stories No Change No Change No Change
Condo Tower Height 56 feet / 5 stories No Change No Change No Change
North Villas 37.9 feet /
3 stories
52 feet /
5 stories
46.2 Feet /
4 Stories
West: 56 ft / 5
Stories
East: 23 ft / 2
Stories
South Villas
24 feet / 2 stories 44 feet / 4
stories
38.2 Feet / 4
Stories
No Change
Hotel Units 156 No Change No Change No Change
Residential Units 40 65 65 69
Total Parking
Spaces 289 327 327 303
Open Space 61.7% 59.8% No Change 74%
Item 2A - Page 3
City Council Staff Report
June 5, 2023 -- Page 4
Revisions to Dream Hotel Amendment and Settlement Agreement
Committee (ARC) will review the final architectural details of the buildings. A full analysis
of the changes and their compliance with the required findings of the Zoning Code is
included in the Staff Report of May 11, 2023 (as revised), included as Attachment D.
BUSINESS PRINCIPAL DISCLOSURE:
The subject property is owned by Selene Palm Springs, LLC, a California Limited Liability
Company. The completed Public Integrity Disclosure Form, as required by Section
2.60.050 of the Municipal Code, is included as an attachment to this report.
ENVIRONMENTAL ASSESSMENT:
On July 18, 2007, the City Council adopted Mitigated Negative Declaration (MND) No.
2006109032 for the previously approved project. In 2017, in accordance with California
Environmental Quality Act (CEQA) Guidelines Section 15162, the City prepared a
Subsequent Initial Study/Mitigated Negative Declaration (IS/MND) for the amended
project and appropriate mitigation measures were incorporated to ensure that the
amended project would have a less than significant impact on the environment. In addition
to the mitigation measures included in the MND, conditions of approval have been
included in support of the Mitigated Negative Declaration. Given the scope of the current
proposed changes, further environmental review is not required.
SETTLEMENT AND DEVELOPMENT AGREEMENT:
At their meeting of May 11, 2023, Council raised several questions about the language in
the Settlement and Development Agreement. Specifically, the Council sought clarification
or modification of:
• Unavoidable Delay Provision
o Council suggested deleting the phrase “inability to obtain labor and
materials” and discussed the pre-procurement of items known to have a
long lead time, thus avoiding potential supply chain caused delays.
Additional language was requested to clarify that there would need to be
some change from the status quo as of the date of the Settlement and
Development Agreement for an event to qualify as an unavoidable delay
event related to the pandemic.
o The Developer responded that the “unavoidable delay” language was in the
original agreement, and they are unwilling to make any changes. As to the
concept of pre-procuring long lead time items, the Developer indicated that
they are unable to do so based upon their financing. The Developer’s
counsel did indicate that currently “there is nothing that our clients can
envision which will not be available.”
o It should also be noted that the Agreement currently states that both parties
have agreed there is no existing event that qualifies as an unavoidable
Item 2A - Page 4
City Council Staff Report
June 5, 2023 -- Page 5
Revisions to Dream Hotel Amendment and Settlement Agreement
delay. To utilize this provision, the Developer would need to demonstrate
that there has been a change in circumstances.
• Bond or Personal Guarantee
o The Developer was requested to provide a bond or personal guarantee for
the completion of the Project, as other developers in the City have done.
o The Developer’s counsel indicated that they will not agree to a bond or
personal guarantee as they have invested over $40,000,000 in the project
to date with the total cost expected to exceed $200,000,000. They have
agreed to the imposition of additional penalties requested by the City in the
“highly unlikely” event the project is further delayed and assert that the City
should feel comfortable they will do everything in their power to complete
the project, including both third-party financing and self-financing as
reflected in the current draft of the settlement agreement.
• Private Security
o The Council requested that the Developer agree to hire a private security
firm to undertake regular patrols of the area.
o The Developer’s counsel responded that there will be security procedures
in place once the construction begins and that the best way to ensure
security is to approve the project and get the site work completed - including
installation of temporary electric service which allow the installation of lights
and CCTV (cameras), and the presence of the construction team on site.
There are also built-in obligations regarding cameras in the settlement
agreement. Their position is that they cannot and will not agree to expend
even more money on security for an empty lot but have indicated that they
are already monitoring the site on a regular basis, addressing graffiti and
trespassers among other security issues.
Based upon the position of the Developer, there have been no modifications to the
Settlement and Development Agreement originally presented on May 11, 2023. The final
Schedule of Performance will be modified to clarify that each of the financing obligations
is a “Phase” as that term is used in the Agreement.
FISCAL IMPACT:
None.
Item 2A - Page 5
City Council Staff Report
June 5, 2023 -- Page 6
Revisions to Dream Hotel Amendment and Settlement Agreement
REVIEWED BY:
Department Director: Christopher Hadwin
Deputy City Manager: Flinn Fagg
City Manager: Scott Stiles
ATTACHMENTS:
A. Draft Resolutions
B. Conditions of Approval
C. Action Summary of City Council Meeting of May 11, 2023
D. City Council Staff Report - May 11, 2023
E. Revised Plans
Item 2A - Page 6
ATTACHMENT A
Item 2A - Page 7
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, APPROVING A PROPOSED AMENDMENT
TO THE FINAL DEVELOPMENT PLANS OF A PREVIOUSLY
APPROVED FINAL PDD TO INCLUDE ADDITION OF TWENTY-FOUR
RESIDENTIAL UNITS; ELIMINATING EVENT CENTER AT THE
SOUTHEAST SECTION OF THE SITE; RECONFIGURATION OF
TWELVE CONDOMINIUM UNITS AND THREE RESIDENTIAL VILLAS
ON THE NORTHWEST SECTION OF THE SITE; AMENDING THE
RESIDENTIAL TOWER BY ADDING ONE MORE UNIT TO INCREASE
THE NUMBER OF CONDO UNITS FROM 40 UNITS TO 69 UNITS;
AND MINOR MODIFICATIONS TO THE FINAL LANDSCAPE PLANS
OF THE DREAM HOTEL LOCATED AT 450 NORTH CALLE
ALVARADO ROAD, ZONE PDD 333, SECTION 14
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. Selene Palm Springs, LLC, (the “Applicant”) has filed an application with the City
to amend the previously approved Planned Development District 333 and Tentative
Parcel Map 35236 pursuant to the provisions of Section 94.02.00 (B) of the Palm
Springs Zoning Code.
B. The City Council of the City of Palm Springs last approved Planned Development
District 333 (PDD 333), on June 19, 2019, for a 156-room hotel and a 40-unit
condominium complex (“Amended Project”).
C. The project applicant timely submitted a request for an extension of the Initial
Project and applied for amendments to the PDD 333 and Tentative Parcel Map 35236
(TPM 35236) (collectively the “Amended Project”).
D. On September 14, 2022, The Planning Commission held a duly noticed public
hearing on the Amended Project in accordance with applicable law and voted to
continue the hearing to a date certain of September 28, 2022.
E. On September 28, 2022, the Planning Commission held a duly noticed public
hearing on the Amended Project in accordance with applicable law where they reviewed
the Amended Project and voted 3-2-2 (absent, Ervin, Roberts) to recommend approval
of the amended Planned Development District 333 and Tentative Tract Map 35236.
F. The Amended Project is considered a “project” pursuant to the terms of the
California Environmental Quality Act (“CEQA”), and a Subsequent Mitigated Negative
Declaration has been prepared for the Amended Project and was distributed for public
review and comments in accordance with CEQA.
G. A Subsequent Mitigated Negative Declaration was prepared pursuant to CEQA
guidelines and was adopted by the City Council on June 7, 2017.
Item 2A - Page 8
Resolution No. 5.1132-PD 333 AMND
Page 2 June 5, 2023
H. On May 11, 2023, the City Council held a duly noticed public hearing on the
Amended Project in accordance with applicable law. The City Council has carefully
reviewed and considered all the evidence presented in connection with the meeting on
the Amended Project, including but not limited to the staff report, the Mitigated Negative
Declaration and the final Addendum, and all written and oral testimony presented, and
voted to continue the hearing to a date certain of June 5, 2023.
I. On June 5, 2023, the City Council held a duly noticed public hearing on the
Amended Project in accordance with applicable law. The City Council has carefully
reviewed and considered all the evidence presented in connection with the meeting on
the Amended Project, including but not limited to the staff report, the Mitigated Negative
Declaration and the final Addendum, and all written and oral testimony presented.
J. Pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has
considered the effect of the proposed project on the housing needs of the region and
has balanced these needs against the public service needs of residents and available
fiscal and environmental resources.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Pursuant to Section 94.03.00(E) of the Palm Springs Zoning Code, the City Council
finds as follows:
1. The uses, density and intensity of the proposed preliminary development
plan are in conformance to the general plan land use designation for the
site;
The proposed amendment to Planned Development District 333 is consistent with the
High-Density Residential designation of the General Plan and the Section 14 Specific
Plan designation of High Residential as amended, which represents the General Plan
and Zoning for the property on which the project is located. The hotel, residential and
restaurant uses are all in conformance to the general plan and Specific Plan land use
designation of the site. The site is 7.8 acres in size allowing a maximum of up to 336
units. The addition of 24 condo units to the southeast section of the site, the addition of
three residential villas to the northwest section of the site, and the addition of one more
unit to the residential tower, for a total of 29 tower unit, brings the overall residential
units at the development to 69. The total number of hotel rooms remains at 156.
According to the Land Use Element of the General Plan, typical development in the
High-Density Residential designation would include duplexes, townhomes, and
apartments. Hotels and motels are also permitted up to 43 rooms per net acre (up to 86
rooms per net acre permitted on Indian Land) as long as they are consistent with the
design and character of the surrounding neighborhoods and do not create significant
design, parking, or traffic impacts to the surrounding residential neighborhood. The
Dream Hotel and its residential components met all the above stated requirements of
the general plan.
Item 2A - Page 9
Resolution No. 5.1132-PD 333 AMND
Page 3 June 5, 2023
2. The uses permitted under the proposed development plan are in
conformance to the requirements listed in Section 94.03.00(D)(1), and are
not detrimental to adjacent properties or residents;
The amended project consists of a hotel, residential and restaurant uses; the uses are
consistent with the originally approved project at the site. As planned, designed, and
conditioned, is consistent with the Section 14 Specific Plan and the City of Palm Springs
vision of the area for the future. The density and the overall size and scope of the
project are still in keeping with the planned development district; furthermore, the 7.8-
acre site is physically suitable and appropriate for the amended project with the 24-unit
condominium project. Given the close proximity of the site to the Convention Center and
the downtown area, the addition of residential uses will not be detrimental to adjacent
properties or residents. The location provides sufficient access points for all uses
proposed.
3. The preliminary development plan is in conformance to the property
development standards listed in Section 94.03.00(D)(2);
The proposed amended project is not seeking any relief or deviations from the
previously approved development and design standards of Planned Development
District 333. The proposed amendments are relative to site reconfiguration and the
elimination of the event center/farmhouse to be replaced with condominium buildings.
The proposed residential buildings are in compliance with all the development
standards of PDD 333 in terms of density, setbacks, and height limitations. The project
site is located within the boundaries of the Section 14 Master Plan; per Section 6.2. of
Section 14 Specific Plan, “the maximum height of high-rise buildings shall be 100 feet
not including all appurtenances on the buildings, as measured from any point of natural
elevation of the ground at the building line, before grading, to the maximum projection
on top of the building above the same point”. The maximum height of the hotel is 56
feet; the maximum height of the condominium building to the northwest closest to Calle
Alvarado is 56 feet and the maximum height of the condominium building to the
southeast is 38 feet. The project is also in compliance with parking requirements as
listed in Section 93.06.00 of the Zoning Ordinance.
4. The site is adequate in size and shape to accommodate the density and/or
intensity of the proposed development;
The project site is 7.8 acres and large enough to accommodate the hotel development
and the residential uses. The Amended Planned Development District made
modifications to the development while maintaining the original intent and purposed
envisioned for the site. All development standards such as setbacks, sidewalks, walls,
and fences are consistent with the development standards established by PDD 333 and
more specifically, the Section 14 Specific Plan.
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
Item 2A - Page 10
Resolution No. 5.1132-PD 333 AMND
Page 4 June 5, 2023
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 proposes primary vehicular access to existing public streets from North
Calle Alvarado. There is another entry on the easterly portion of the development from
Avenida Caballero for service vehicles only and an additional Fire access on East
Amado Road, therefore the development will relate to existing streets and highways
such as North Indian Canyon Drive which is a major thoroughfare. The site is also within
a walking to distance to the downtown and uptown areas of the City. Also, traffic and
circulation within and around the development were analyzed in the previously adopted
Mitigated Negative Declaration and incorporated into the current document. The
addition of 25 residential units to the project site is consistent with density standards
anticipated in Section 14 and will not result in significant traffic impacts.
6. The public benefit provided by the development is mitigates any waivers
or exceptions requested as part of the preliminary development plan; and
This project was originally approved in 2007 prior to the adoption of public benefit
policy, moreover, the applicant is not requesting for any new relief or deviations from the
Code or the previously established development standards with this amendment.
According to the application, the amended project will include the addition of twenty-four
(24) condominium units to the southeast section of the site, reconfiguration of the
previously approved twelve (12) unit condominium building at the northwest portion of
the site and amending the residential tower condo units to have one more unit. These
changes will not affect the established development standards of the project; therefore,
the applicant will not be required to provide public benefit to the amended project.
7. That the conditions to be imposed and shown on the approved preliminary
development plan are necessary to protect the public health, safety and
general welfare.
The City Council previously approved conditions for the development; these conditions
from different departments of the City which include Planning, Building, Fire and Public
Works will remain valid and in effect for the project since the circumstances surrounding
the development have not changed significantly. Also, revised conditions from the
original entitlement and Mitigation Measures from the adopted Mitigated Negative
Declaration will continue to apply to the amended project. Therefore, it has been
determined that all the conditions imposed on the development are deemed necessary
to protect the public health, safety, and general welfare.
Pursuant to Municipal Code Chapter 9.64 and the State of California Subdivision Map
Act Section 66474, the City Council finds as follows:
1. The proposed Tentative Tract Map is consistent with all applicable general
and specific plans.
Item 2A - Page 11
Resolution No. 5.1132-PD 333 AMND
Page 5 June 5, 2023
The previously approved tentative tract map was for a two-parcel condominium map
and three lettered lots for the 7.8-acre parcel. The applicant is now proposing to modify
the condominium map that will make a 3-parcel map with three lettered lots (Lots A, B,
& C) for street purposes only. The amended map will contain the hotel building in Lot 1;
the north villas residential/condominium building will be in Lot 2; and the south villas
condominium buildings will Lot 3. In terms of required lot sizes and availability of public
infrastructure, the map is consistent with the City’s General Plan and the Section 14
Specific Plan respectively.
2. The design and improvements of the proposed Vesting Tentative Tract
Map are consistent with the zone in which the property is located.
The design of the map is consistent with the allowable uses under the Planned
Development District for this property and is consistent with the development standards
of the Section 14 Specific Plan. The required public improvements include sanitary
sewer, water, gas, and electricity and are consistent with Chapter 4 of the Section 14
Specific Plan.
3. The site is physically suited for this type of development.
As a flat in-fill property, the 7.8-acre site is physically suited for the amended project.
Construction activities at the site commenced in 2018, however, construction work have
been stalled for over three years due to issues not relating to the physical suitability of
the site. The on-going construction of the hotel building and residences on the site is
appropriate at this location, as planned by Section 14 Specific Plan and the 2007
adopted General Plan. The project site is surrounded by existing residential
development, the convention center and City streets.
4. The site is physically suited for the proposed density of development.
The site can accommodate the 156-room hotel and the 69-unit residential uses as
proposed which are within density limits of the General Plan and the Section 14 Specific
Plan The approximately 7.8-acre site is physically suited for the size, scope and density
of the hotel and residential uses.
5. The design of the subdivision is not likely to cause environmental damage
or substantially and avoidably injure fish, wildlife, or their habitats.
The Amended Tentative Tract Map and associated Planned Development District have
been reviewed under the California Environmental Quality Act, and a Mitigated Negative
Declaration has been adopted by the City Council. Mitigation measures have been
included which will reduce potential impacts to less than significant levels. The site was
previously disturbed and developed as a parking lot for many years and does not
include any natural habitat. The project will therefore not damage or injure fish, wildlife,
or their habitats.
6. The design of the subdivision or type of improvements is not likely to
cause serious public health problems.
Item 2A - Page 12
Resolution No. 5.1132-PD 333 AMND
Page 6 June 5, 2023
The subdivision is designed to meet or exceed City standards, and will include utility
improvements such as sanitary sewer, water, gas, and electricity. The development of
the hotel and residential uses will be required to meet or exceed City building codes.
The project will not cause public health problems.
7. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of
the property within the proposed subdivision.
There are no known public easements or access across the subject property, therefore
the design of the subdivision will not conflict with easements for access through the
property. Any utility easements can be accommodated within the project design.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS:
SECTION 1. That the foregoing Recitals are true and correct and are incorporated herein
by this reference.
SECTION 2. The Amended Project is considered a “project” pursuant to the terms of
the California Environmental Quality Act (“CEQA”), and a Subsequent Mitigated
Negative Declaration has been prepared pursuant to CEQA guidelines and was
adopted by the City Council on June 7, 2017.
SECTION 3. The City Council hereby approves the amended Planned Development
District and amended Tentative Parcel Map 35236 for the Dream Hotel located at the
northwest corner of Avenida Caballeros and Amado Road subject to the Conditions of
Approval attached hereto as Exhibit A.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES AS FOLLOWS:
ADOPTED this 5th day of June, 2023.
SCOTT STILES
CITY MANAGER
ATTEST:
BRENDA PREE, MMC
CITY CLERK
Item 2A - Page 13
Resolution No. 5.1132-PD 333 AMND
Page 7 June 5, 2023
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, BRENDA PREE, 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:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of
the City of Palm Springs, California, this ______ day of ______________, _________.
BRENDA PREE, MMC
CITY CLERK
Item 2A - Page 14
ATTACHMENT B
Item 2A - Page 15
EXHIBIT A
Case No. 5.1132 – PD 333 AMND & Tentative Parcel Map 35236
Selene Palm Springs, LLC
Northwest corner of Avenida Caballeros and Amado Road
(The Dream Hotel Palm Springs)
CONDITIONS OF APPROVAL
June 5, 2023
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 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
5.1132-PDD 333 & TTM 35236; except as modified with the approved
Mitigation Monitoring Program and the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, date stamped June 30, 2022, including
site plans, architectural elevations, exterior materials and colors, landscaping,
and grading on file in the Planning Department 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 5.1132-PDD 333 & TTM 35236. The City of Palm
Springs will promptly notify the applicant of any such claim, action, or
Item 2A - Page 16
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
Page 2 June 5, 2023
proceeding against the City of Palm Springs and the applicant will either
undertake defense of the matter and pay the City's 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 Limit on Approval. Approval of the Amended Project shall be valid for a
period of two (2) years from the effective date of the approval. Extensions of
time may be granted by the Planning Commission upon demonstration of
good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City
of Palm Springs may be appealed in accordance with Municipal Code
Chapter 2.05.00. Permits will not be issued until the appeal period has
concluded.
ADM 9. 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 artwork and protect the public rights of access and viewing.
ADM 10. Tribal Fees Required. As the property is Indian reservation land, fees as
required by the Agua Caliente Band of Cahuilla Indians Tribal Council,
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including any applicable habitat conservation plan fees shall be paid prior to
consideration of this project by the Planning Commission.
ADM 11. CC&R’s The applicant prior to issuance of building permits shall submit a draft
declaration of covenants, conditions and restrictions (“CC&R’s”) to the Director
of Planning for approval in a format to be approved by the City Attorney. These
CC&R’s may be enforceable by the City, shall not be amended without City
approval, and shall require maintenance of all property in a good condition and
in accordance with all ordinances
ADM 12. CC&R’s. Prior to recordation of a Final Map or issuance of building permits,
the applicant shall submit a draft declaration of covenants, conditions and
restrictions ("CC&R's") to the Director of Planning for approval in a format to
be approved by the City Attorney. The draft CC&R package shall include:
a. The document to convey title
b. Deed restrictions, easements, of Covenant Conditions and Restrictions to
be recorded.
c. Provisions for joint access to the proposed parcels, and any open space
restrictions.
d. A provision, which provides that the CC&R’s may not be terminated or
substantially amended without the consent of the City and the developer’s
successor-in-interest.
Approved CC&R’s are to be recorded following approval of the final map.
The CC&R's may be enforceable by the City, shall not be amended
without City approval, and shall require maintenance of all property in a
good condition and in accordance with all ordinances,
ADM 13. CC&R’s Deposits & Fees. The applicant shall submit to the City of Palm
Springs, a deposit in the amount of $3,640, for the review of the CC&R's by
the City Attorney. A $1,165 filing fee shall also be paid to the City Planning
Department for administrative review purposes.
ENVIRONMENTAL ASSESSMENT CONDITIONS:
ENV 1. All the Mitigation Measures contained in the adopted Mitigated Negative
Declaration (MND) shall be part of the conditions of approval.
ENV 2. 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 3. California Fish & Game Fees Required. The project is required to pay a fish
and game impact fee as defined in Section 711.4 of the California Fish and
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Game Code. This CFG impact fee plus an administrative fee for filing the
action with the County Recorder shall be submitted by the applicant to the
City in the form of a money order or a cashier's check payable to the
Riverside County Clerk prior to the final City action on the project (either
Planning Commission or City Council determination). This fee shall be
submitted by the City to the County Clerk with the Notice of Determination.
Action on this application shall not be final until such fee is paid. The project
may be eligible for exemption or refund of this fee by the California
Department of Fish & Game. Applicants may apply for a refund by the CFG
at www.dfg.ca.gov for more information.
ENV 4. Mitigation Monitoring. The mitigation measures of the environmental
assessment shall apply. The applicant shall submit a signed agreement that
the mitigation measures outlined as part of the MND will be included in the
plans prior to issuance of building permits.
ENV 5. Cultural Resource Survey Required. Prior to any ground disturbing activity,
including clearing and grubbing, installation of utilities, and/or any
construction related excavation, an Archaeologist qualified according to the
Secretary of the Interior’s Standards and Guidelines, shall be employed to
survey the area for the presence of cultural resources identifiable on the
ground surface.
ENV 6. Cultural Resource Site Monitoring. There is a possibility of buried cultural or
Native American tribal resources on the site. A Native American Monitor shall
be present during all ground-disturbing activities.
a). A Native American Monitor(s) shall be present during all ground disturbing
activities including clearing and grubbing, excavation, burial of utilities,
planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla
Indian Cultural Office for additional information on the use and availability of
Cultural Resource Monitors. Should buried cultural deposits be encountered,
the Monitor shall contact the Director of Planning. After consultation the
Director shall have the authority to halt destructive construction and shall
notify a Qualified Archaeologist to further investigate the site. If necessary,
the Qualified Archaeologist shall prepare a treatment plan for submission to
the State Historic Preservation Officer and Agua Caliente Cultural Resource
Coordinator for approval.
b). Two copies of any cultural resource documentation generated in
connection with this project, including reports of investigations, record
search results and site records/updates shall be forwarded to the Tribal
Planning, Building, and Engineering Department and one copy to the City
Planning Department prior to final inspection.
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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
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. 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 4. 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 5. 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 6. 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 7. Pool Enclosure Approval Required. Details of fencing or walls around pools
(material and color) and pool equipment areas shall be submitted for approval
by the Planning Department prior to issuance of Building Permits.
PLN 8. Provide ‘smart controllers’ for all irrigation systems.
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PLN 9. Encourage employees to ride bicycles and utilize public transit in order to
reduce parking demand. The hotel should communicate the benefits of bicycle
riding and public transit to employees. This is a cost effective, eco friendly
option that reduces parking demand.
PLN 10. Information about transit, “Palm Springs Buzz” trolley, Uber/Lyft and taxi
services should be readily available to guests staying at the resort. This
information should also be easily found on the hotel website. This will
encourage guests to utilize alternate modes of transportation.
PLN 11. Parking for the hotel shall be valet-only. Such a requirement shall be recorded
concurrent with the recordation of the Final Map on lots 1 and 2 as depicted on
Tentative Tract Map 35236.
PLN 12. Parking for condominium guests shall meet Zoning Ordinance requirements.
The parking, if gated, shall include an intercom system to the units, and
adequate turn-around area for guests unable to contact the resident they are
seeking.
PLN 13. Avenida Caballeros shall have minimum 8’ sidewalks with shade trees on
private property pursuant to Fig. 5-7 in Section 14 Specific Plan. (Added by
PC on 6.12.13)
PLN 14. Amado Road shall have a minimum 5’ sidewalk, 4’ parkway and shade trees
spacing out 30’ or less per Section Specific Plan. (Added by PC on 6.12.13)
PLN 15. On Amado Road and Avenida Caballeros, the planting materials along the
street frontages shall be pursuant to Tables 5-5 and 5-6 of Section 14
Specific Plan. (Added by PC on 6.12.13)
PLN 16. Streetscape furniture shall be provided along Avenida Caballeros subject to
the approval of Director of Public Works pursuant to Section 14 Specific Plan.
(Added by PC on 6.12.13)
PLN 17. Crosswalks at Avenida Caballeros and Calle Alvarado shall meet paving
requirements of Section 14 Specific Plan. (Added by PC on 6.12.13)
PLN 18. The grading plan shall show the disposition of all cut and fill materials. Limits
of site disturbance shall be shown, and all disturbed areas shall be fully
restored or landscaped.
PLN 19. Construction of any residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of
Title 25 of the California Administrative Code. Compliance shall be
demonstrated to the satisfaction of the Director of Building and Safety.
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PLN 20. The street address numbering/lettering shall not exceed eight inches in
height.
PLN 21. The applicant shall be required to provide adequate height of rear wall / fencing
to contain fugitive dust during construction. (Added by PC on 5.24.17)
PLN 22. The applicant shall coordinate with City staff to investigate installing a mid block
pedestrian crossing subject to City approval to be funded by the applicant.
(Added by PC on 5.24.17)
PLN 23. Prior to the issuance of building permit, a Planning Commission subcommittee
of three members shall review minor revisions to the following:
1. The building façade at the intersection of Amado Road and Calle
Alvarado.
2. Lobby path from the intersection of Amado Road and Calle Alvarado.
3. East wall of farm building facing Avenida Caballeros.
4. Design of the landscaping and block wall at the common property line
with the Center Court Condominiums.
(Added by PC on 5.24.17)
PLN 24. A revised final landscape plan to address the entrance along the northwest
corner of Calle Alvarado and East Amado Road; southwest corner of Amado
Road and Calle Alvarado and at the southwest corner of Avenida Caballeros
and Amado Road shall be brought back to the Planning Commission for a final
approval. (Added by PC on 6.26.19)
PLN 25. The farmhouse / event center to be changed to the original approved plans with
standing seam roof with additional articulations on the east elevation. (Added
by PC on 6.26.19)
PLN 26. A final landscape plan to include additional plantings to serve as a buffer for
adequate privacy at the Plateau shall be brought back to the Planning
Commission for a final approval. (Added by PC on 6.26.19)
PLN 27. The proposed restrooms at the northerly side of the main pool area to be
relocated to the condominium tower building. (Added by PC on 6.26.19)
PLN 28. 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 29. 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.
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PLN 30. Landscape Buffer. The applicant shall be required to install additional
landscaping along the entire buffer area between the South Villas condos and
the Center Court Condominium development. (Added by PC on 9/28/22)
ENGINEERING DEPARTMENT:
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
ENG 1. Submit street improvement plans prepared by a registered California civil engineer to
the Engineering Division. The plans shall be approved by the City Engineer prior to
issuance of any building permits.
ENG 2. All Grading Plans, Improvement Plans, Required Studies and Documents listed
below, must be submitted to Engineering Services Department for review and
approval.
ENG 3. 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.
ENG 4. Master planned roadways (Avenida Caballeros, Amado Road, and Calle Alvarado)
shall be improved to the Final Section 14 Master Development Plan/Specific Plan
design standards on and adjacent to the site, as generally identified herein, or to
alternative design standards proposed by the applicant and approved by the City.
AVENIDA CABALLEROS
ENG 5. Remove the existing driveway approach and replace with new street improvements
(curb and gutter, and sidewalk) to match existing street improvements, in accordance
with applicable City standards.
ENG 6. Construct a 24 feet wide driveway approach in accordance with City of Palm Springs
Standard Drawing No. 205. The centerline of the driveway approach shall be located
approximately 380 feet from the centerline of Amado Road.
ENG 7. Construct a 30 feet wide driveway approach in accordance with City of Palm Springs
Standard Drawing No. 205. The centerline of the driveway approach shall be located
approximately 210 feet from the centerline of Amado Road.
ENG 8. Avenida Caballeros street improvements shall be installed consistent with the
streetscape standards and guidelines in the Section 14 Master Development
Plan/Specific Plan (November 2004), which includes a landscaped private setback of
variable width and an 8 feet wide pedestrian sidewalk with double palm trees planted
approximately 60 feet apart. The specific street improvements described in this
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condition may be modified by the applicant, in consultation with the City, provided that
the intent of the Section 14 Specific Plan guideline is maintained.
ENG 9. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
AMADO ROAD
ENG 10. Dedicate additional right-of-way of 15 feet to provide the ultimate half street right-of-
way width of 40 feet along the entire frontage, together with a property line - corner
cut-back at the northwest corner of the intersection of Amado Road and Avenida
Caballeros, and at the northeast corner of the intersection of Amado Road and Calle
Alvarado, in accordance with City of Palm Springs Standard Drawing No. 105.
ENG 11. Construct a 5 feet wide sidewalk and 4 feet wide landscaped parkway behind the curb
along the entire frontage and concentric with the “Drop Off” turn outs to be consistent
with the Section 14 Master Plan related to Amado Road in accordance with City of
Palm Springs Standard Drawing No. 210.
ENG 12. Dedicate additional right-of-way concentric with the back of the proposed vehicle
“Drop off” turnouts, with the back of right-of-way located at the back of sidewalk.
ENG 13. Remove the existing driveway approach and replace with new street improvements
(curb and gutter, and sidewalk) to match existing street improvements, in accordance
with applicable City standards.
ENG 14. Construct pavement with a minimum pavement section of 5 inches asphalt concrete
pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24
inches at 95% relative compaction, or equal, from edge of proposed turn out to clean
sawcut edge of pavement. 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.
ENG 15. Construct the proposed vehicle turn-out bay in accordance with applicable City
standards. The vehicle turn-out bay shall be a minimum of 12 feet wide where there is
no parallel parking allowed and a minimum of 20 feet wide when there is one traffic
lane with parallel parking on the north side of the turn-out. The vehicle turn-out bay
shall be constructed with new curb, gutter, and sidewalk to match existing
improvements, in accordance with applicable City standards.
ENG 16. Amado Road street improvements shall be installed consistent with the streetscape
standards and guidelines in the Section 14 Master Development Plan/Specific Plan
(November 2004), which includes a 4 feet wide landscaped parkway that includes
shade trees in an informal pattern at a spacing of 30 feet or less and a 4 feet wide
pedestrian sidewalk. The specific street improvements described in this condition may
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be modified by the applicant, in consultation with the City, provided that the intent of
the Section 14 Specific Plan guideline is maintained.
ENG 17. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
CALLE ALVARADO
ENG 18. Remove the existing driveway approaches as necessary and replace with new street
improvements (curb and gutter, and sidewalk) to match existing street improvements,
in accordance with applicable City standards.
ENG 19. Remove the existing street improvements as necessary to construct a minimum 24
feet wide driveway approach located approximately 695 feet north of the centerline of
Amado Road, respectively. The driveway approach shall be constructed in
accordance with City of Palm Springs Standard Drawing No. 205.
ENG 20. Construct a Type A curb ramp meeting current California State Accessibility standards
on each side of the driveway approaches in accordance with City of Palm Springs
Standard Drawing No. 212. The applicant shall ensure that an appropriate path of
travel, meeting ADA guidelines, is provided across the driveways, and shall adjust the
location of the access ramps, if necessary, to meet ADA guidelines, subject to the
approval of the City Engineer. If necessary, additional pedestrian and sidewalk
easements shall be provided on-site to construct a path of travel meeting ADA
guidelines.
ENG 21. Construct a 5 feet wide sidewalk behind the curb along the entire frontage (where not
already existing) in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 22. Calle Alvarado street improvements shall be installed consistent with the streetscape
standards and guidelines in the Section 14 Master Development Plan/Specific Plan
(November 2004), which includes a 5 feet wide landscaped parkway and a 5 feet wide
pedestrian sidewalk. The specific street improvements described in this condition may
be modified by the applicant, in consultation with the City, provided that the intent of
the Section 14 Specific Plan guideline is maintained.
ENG 23. All broken or off grade street improvements along the project frontage shall be
repaired or replaced.
ON-SITE
ENG 24. The on-site private street shall have a minimum travel way width of 24 feet and shall
be constructed with standard 6 inch curb and gutter, a wedge curb, or other approved
curbs along both sides of the street, as necessary to accept and convey on-site
stormwater runoff to the on-site drainage system, in accordance with applicable City
standards. Note that one-way sections of the roadway (including ramps) shall be a
minimum of 16 feet wide.
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ENG 25. The on-site private street shall have a minimum centerline radius of 50 feet.
ENG 26. The minimum pavement section for all on-site pavements shall be 2½ 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.
ENG 27. Parking shall be restricted along the two-way drive aisle as necessary to maintain a 24
feet wide clear two-way travel way. Regulatory Type R26 “No Parking” signs or red
curb shall be installed along the drive aisle as necessary to enforce parking
restrictions. A Homeowners Association shall be responsible for regulating and
maintaining required no parking restrictions, which shall be included in Covenants,
Conditions, and Restrictions required for the development.
ENG 28. An accessible pedestrian path of travel shall be provided throughout the development,
as may be required by applicable state and federal laws. An accessible path of travel
shall be constructed of Portland cement concrete unless alternative materials meeting
state and federal accessibility standards is approved by the City Engineer.
SANITARY SEWER
ENG 29. All sanitary facilities shall be connected to the public sewer system via the on-site
private sewer system. Existing sewer service laterals to the property may be used for
new sanitary facilities. New laterals shall not be connected at manholes.
ENG 30. All on-site sewer systems shall be privately maintained by a Homeowners Association
(HOA). Provisions for maintenance of the on-site sewer system acceptable to the City
Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R’s)
required for this project.
ENG 31. The project is subject to the Section 14 Sewer Impact Fee. The sewer impact fee at
the present time is $696.00 per acre. The fee shall be paid prior to, or concurrently
with issuance of building permits.
GRADING
ENG 32. Submit a Precise Grading & Paving Plan prepared by a California registered Civil
engineer to the Engineering Division for review and approval. The Precise Grading &
Paving Plan shall be approved by the City Engineer prior to issuance of grading
permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading
contractor and submitted to the Engineering Division for review and approval. The
applicant and/or its grading contractor shall be required to comply with Chapter
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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 Division 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 “PM10” 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 Division
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 Tentative Tract Map; a copy of current Title
Report; a copy of Soils Report; a copy of the associated Hydrology Study/Report;
and a copy of the project-specific Final Water Quality Management Plan.
ENG 33. 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.
ENG 34. 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.
ENG 35. 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.
ENG 36. 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
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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.
ENG 37. Prior to issuance of grading permit, the applicant shall provide verification to the City
that the Tribal Habitat Conservation Plan (THCP) fee has been paid to the Agua
Caliente Band of Cahuilla Indians in accordance with the THCP.
ENG 38. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep
nuisance water from entering the public streets, roadways, or gutters.
ENG 39. 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.
ENG 40. This project requires the preparation and implementation of a stormwater pollution
prevention plan (SWPPP). As of September 4, 2012, all SWPPPs shall include a
post-construction management plan (including Best Management Practices) in
accordance with the current Construction General Permit. Where applicable, the
approved final project-specific Water Quality Management Plan shall be incorporated
by reference or attached to the SWPPP as the Post-Construction Management Plan.
A copy of the up-to-date SWPPP shall be kept at the project site and be available for
review upon request.
ENG 41. 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 at the time of issuance of grading permit for mitigation measures for
erosion/blowsand relating to this property and development.
ENG 42. 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 Division with the first submittal of a grading plan.
ENG 43. The applicant shall provide all necessary geotechnical/soils inspections and testing
in accordance with the Geotechnical/Soils Report prepared for the project. All
backfill, compaction, and other earthwork shown on the approved grading plan shall
be certified by a California registered geotechnical or civil engineer, certifying that all
grading was performed in accordance with the Geotechnical/Soils Report prepared
for the project. No certificate of occupancy will be issued until the required
certification is provided to the City Engineer.
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ENG 44. The applicant shall provide pad elevation certifications for all building pads in
conformance with the approved grading plan, to the Engineering Division prior to
construction of any building foundation.
ENG 45. In cooperation with the Riverside County 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” (RIFA Form CA-1) prior to approval of the Grading Plan. The California
Department of Food and Agriculture office is located at 73-710 Fred Waring Drive,
Palm Desert (Phone: 760-776-8208).
WATER QUALITY MANAGEMENT PLAN
ENG 46. 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&Rs) required for the development.
ENG 47. 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.
ENG 48. Prior to issuance of any grading or building permits, the property owner shall record
a “Covenant and Agreement” with the County-Clerk Recorder or other instrument on
a standardized form to inform future property owners of the requirement to
implement the approved Final Project-Specific WQMP. Other alternative instruments
for requiring implementation of the approved Final Project-Specific WQMP include:
requiring the implementation of the Final Project-Specific WQMP in Home Owners
Association or Property Owner Association Covenants, Conditions, and Restrictions
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(CC&Rs); formation of Landscape, Lighting and Maintenance Districts, Assessment
Districts or Community Service Areas responsible for implementing the Final Project-
Specific WQMP; or equivalent. Alternative instruments must be approved by the
City Engineer prior to the issuance of any grading or building permits.
ENG 49. Prior to issuance of certificate of occupancy or final City approvals (OR of “final”
approval by City), the applicant shall: (a) demonstrate that all structural BMP’s have
been constructed and installed in conformance with approved plans and
specifications; (b) demonstrate that applicant is prepared to implement all non-
structural BMP’s included in the approved Final Project-Specific WQMP, conditions
of approval, or grading/building permit conditions; and (c) demonstrate that an
adequate number of copies of the approved Final Project-Specific WQMP are
available for the future owners (where applicable)
DRAINAGE
ENG 50. 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.
ENG 51. Submit storm drain improvement plans for all on-site storm drainage system facilities
for review and approval by the City Engineer.
ENG 52. Construct storm drain improvements, including but not limited to catch basins, and
storm drain lines, for drainage of on-site private street and underground parking
garages into the on-site underground retention system, as described in the
Preliminary Drainage Study for Tentative Tract Map No. 35236, prepared by
Fomotor Engineering, dated December 2006. The hydrology study for Tentative
Tract Map 35236 shall be amended to include catch basin sizing, storm drainpipe
sizing, and underground retention system sizing calculations and other specifications
for construction of required on-site storm drainage improvements. (study to be
updated to reflect changes to project)
ENG 53. All on-site storm drain systems shall be privately maintained by a Homeowners
Association (HOA). Provisions for maintenance of the on-site storm drain systems
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acceptable to the City Engineer shall be included in Covenants, Conditions and
Restrictions (CC&Rs) required for this project.
ENG 54. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $9,212 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
GENERAL
ENG 55. 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. The
developer shall be responsible for removing, grinding, paving and/or overlaying
existing asphalt concrete pavement of off-site streets as required by and at the
discretion of the City Engineer, including additional pavement repairs to pavement
repairs made by utility companies for utilities installed for the benefit of the proposed
development (i.e. Desert Water Agency, Southern California Edison, Southern
California Gas Company, Time Warner, Verizon, Mission Springs Water District,
etc.). Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development may
require complete grinding and asphalt concrete overlay of the affected off-site
streets, at the discretion of the City Engineer. The pavement condition of the existing
off-site streets shall be returned to a condition equal to or better than existed prior to
construction of the proposed development.
ENG 56. All proposed utility lines shall be installed underground.
ENG 57. All existing utilities shall be shown on the improvement plans for the project. The
existing and proposed service laterals shall be shown from the main line to the
property line.
ENG 58. Upon approval of any improvement plan by the City Engineer, the improvement plan
shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004
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.
ENG 59. The original improvement plans prepared for the proposed development and
approved by the City Engineer shall be documented with record drawing “as-built”
information and returned to the Engineering Division 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.
ENG 60. 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.
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ENG 61. 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.
MAP
ENG 62. The developer shall apply for an annexation to the City of Palm Springs Community
Facilities District established for public safety services and submit required
applications, waivers, and consent forms to the annexation prior to approval of a
final map. Payment of an annexation fee ($7,500) and shall be made at the time of
the application. The annexation shall be completed by action of the city council in a
public hearing, prior to processing a final map for approval.
ENG 63. A Final Map shall be prepared by a California registered Land Surveyor or qualified
Civil Engineer and submitted to the Engineering Division for review and approval. A
Title Report prepared for subdivision guarantee for the subject property, the traverse
closures for the existing parcel and all lots created therefrom, and copies of record
documents shall be submitted with the Final Map to the Engineering Division as part
of the review of the Map. The Final Map shall be approved by the City Council prior
to issuance of building permits.
ENG 64. A copy of draft Covenants, Conditions and Restrictions (CC&Rs) shall be submitted
to the City Attorney for review and approval for any restrictions related to the
Engineering Division’s recommendations. The CC&Rs shall be approved by the City
Attorney prior to approval of the Final Map, or in the absence of a Final Map, shall
be submitted and approved by the City Attorney prior to issuance of Certificate of
Occupancy.
ENG 65. Upon approval of a final map, the final map shall be provided to the City in G.I.S.
digital format, consistent with the “Guidelines for G.I.S. Digital Submission” from the
Riverside County Transportation and Land Management Agency.” G.I.S. digital
information shall consist of the following data: California Coordinate System, CCS83
Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-
way, and centerlines shown as continuous lines; full map annotation consistent with
annotation shown on the map; map number; and map file name. G.I.S. data format
shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase,
ArcView Shapefile, ArcInfo Coverage or Exchange file (e00), DWG (AutoCAD 2004
drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing
exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the
type and format of G.I.S. digital data to be submitted to the City may be authorized,
upon prior approval of the City Engineer.
TRAFFIC
ENG 66. As determined by the Westin Hotel and Residences Traffic Impact Study prepared
by Endo Engineering (as revised March 5, 2007) and a revised focused traffic study
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Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
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by KOA Corporation (March 3, 2017) have determined that the following mitigation
measures will be required:
a) Install a 24 inch stop sign, stop bar, and “STOP” legend for traffic exiting the
development at all project egress points, in accordance with City of Palm Springs
Standard Drawing Nos. 620-625.
b) A clear unobstructed sight distance shall be provided at all project access points; a
clear sight triangle inside the property measuring 8 feet by 8 feet shall be provided
at each access driveway, with screening fences or landscaping restricted to
maintain the require sight distance.
ENG 67. Submit traffic striping plans for Amado Road, prepared by a California registered civil
engineer, for review and approval by the City Engineer. All required traffic striping
and signage improvements shall be completed in conjunction with required street
improvements, to the satisfaction of the City Engineer, and prior to issuance of a
certificate of occupancy.
ENG 68. A minimum of 48 inches of clearance for handicap accessibility shall be provided on
public sidewalks or pedestrian paths of travel within the development. Minimum
clearance on public sidewalks or pedestrian paths of travel 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 Avenida Caballeros, Amado Road, and Calle Alvarado frontages of the
subject property.
ENG 69. All damaged, destroyed, or modified pavement legends, traffic control devices,
signing, striping, and streetlights, associated with the proposed development shall
be replaced as required by the City Engineer prior to issuance of a Certificate of
Occupancy.
ENG 70. 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.
ENG 71. This property is subject to the Transportation Uniform Mitigation Fee which shall be
paid prior to issuance of building permit.
WASTE DISPOSAL:
1. Trash cans shall be screened from view and kept within fifty (50) feet of the street.
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POLICE DEPARTMENT:
1. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs
Municipal Code.
BUILDING DEPARTMENT:
1. Prior to any construction on-site, all appropriate permits must be secured.
FIRE DEPARTMENT:
FID 1 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. Initial fire department conditions have been
determined on the resubmitted plans received and dated February 1, 2017.
Additional requirements may be required at that time based on revisions to
plans.
FID 2 Fire Department Conditions were based on the 2013 California Fire Code as
adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Appendix “O” Development Requirements and latest adopted NFPA
Standards. Three (3) complete sets of plans for private fire service mains, fire
alarm, or fire sprinkler systems must be submitted at time of the building plan
submittal. No deferred submittals accepted.
FID 3 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.
FID 4 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
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.
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Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
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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.
FID 5 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.
FID 6 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
leading from fire apparatus access roads to exterior openings shall be
provided when required by the fire code official.
FID 7 Aerial Fire Access Roads (CFC Appendix D105.1): Buildings or portions of
buildings or facilities exceeding 30 feet in height above the lowest level of fire
department vehicle access shall be provided with approved fire apparatus
access roads capable of accommodating fire department aerial apparatus.
Overhead utility and power lines shall not be located within the aerial fire
apparatus access roadway.
• Aerial Fire Access Road Width (CFC Appendix D105.2): Fire
apparatus access roads shall have a minimum unobstructed
width of 26 feet, exclusive of shoulders, in the immediate vicinity
of any building or portion of building more than 30 feet in height.
• Aerial Access Proximity to Building (CFC Appendix D105.3):
At least one of the required access routes for buildings or facility
exceeding 30 feet in height above the lowest level of fire
department vehicle access shall be located within a minimum of
15 feet and a maximum of 30 feet from the building and shall be
positioned parallel to one entire side of the building.
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Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
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Project Note: Site plan does not show aerial apparatus access roads
FID 8 Turning radius (CFC 503.2.4): Fire access road turns and corners shall be
designed with a minimum inner radius of 25 feet and an outer radius of 43
feet. Radius must be concentric.
FID 9 Traffic Calming Devices (CFC 503.4.1): Traffic calming devices shall be
prohibited unless approved by the fire code official.
FID 10 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 lifesaving 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.
• 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 11 Required Water Supply (CFC 507.1): An approved water supply capable of
supplying the required fire flow for fire protection shall be provided to
premises upon which facilities, buildings or portions of buildings are hereafter
constructed or moved into or within the jurisdiction.
FID 12 Water Plan (CFC 501.3 & 901.2): A water plan for on-site and off-site is
required and shall include underground private fire main for fire sprinkler
riser(s), public fire hydrant(s), public water mains, Double Check Detector
Assembly, Fire Department Connection and associated valves.
FID 13 Location of Fire Department Connections: The connection inlets must
face the street and be located on the street side of the building. The face of
the inlets shall be 18 inches horizontal from the back edge of sidewalk (or
back of curb, if no sidewalk), and shall be 36 to 44 inches in height to center
of inlets above finished grade. No landscape planting, walls, or other
obstructions are permitted within 3 feet of Fire Department connections.
The FDC and supporting piping shall be painted OSHA safety red.
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Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
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The address of the building served shall be clearly indicated on the Fire
Department Connection (FDC). A sign with this information shall be placed
on or near the FDC. The sign shall be constructed of metal. The sign face,
lettering, and attachment shall be made of weather and vandal resistant
materials. Sign background will be bright red. Letters will be bright white.
Sign format will be substantially as follows:
FDC SERVES
354 N PALM CANYON
[Designate Buildings Served]
FID 14 Fire Hydrant & FDC Location (CFC 912.2): A public commercial fire
hydrant is required within 30 feet of the Fire Department Connection (FDC).
Fire Hose must be protected from vehicular traffic and shall not cross
roadways, streets, railroad tracks or driveways or areas subject to flooding or
hazardous material or liquid releases.
FID 15 Fire Department Connections (CFC 912.2.1 & 912.3): Fire Department
connections shall be visible and accessible, have two 2.5-inch NST female
inlets, and have an approved check valve located as close to the FDC as
possible. All FDC's shall have KNOX locking protective caps. Contact the
fire prevention secretary at 760-323-8186 for a KNOX application form.
FID 16 Location of Class I standpipe hose connections (CFC 905.4):
Class I standpipe hose connections shall be provided in all of the following
locations:
1. In every required stairway, a hose connection shall be provided for each
floor level above or below grade. Hose connections shall be located at an
intermediate floor level landing between floors, unless otherwise approved by
the fire code official. See Section 909.20.3.2 for additional provisions in
smoke-proof enclosures.
2. On each side of the wall adjacent to the exit opening of a horizontal exit.
Exception: Where floor areas adjacent to a horizontal exit are reachable
from exit stairway hose connections by a nozzle attached to 100 feet of hose,
as measured along the path of travel, a hose connection shall not be required
at the horizontal exit.
3. In every exit passageway, at the entrance from the exit passageway to
other areas of a building.
Exception: Where floor areas adjacent to an exit passageway are reachable
from exit stairway hose connections by a 30-foot hose stream from a nozzle
attached to 100 feet of hose, a hose connection shall not be required at the
entrance from the exit passageway to other areas of the building.
4. N/A
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5. Where the roof has a slope less than four units vertical in 12 units
horizontal (33.3-percent slope), a hose connection shall be located to serve
the roof or at the highest landing of a stairway with stair access to the roof
provided in accordance with Section 1009.16.
6. Where the most remote portion of a non-sprinklered floor or story is more
than 150 feet from a hose connection or the most remote portion of a
sprinklered floor or story is more than 150 feet from a hose connection, the
fire code official is authorized to require that additional hose connections be
provided in approved locations. The distances from a hose connection shall
be measured along the path of travel.
FID 17 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, 2013 Edition, as modified by local ordinance.
FID 18 NFPA 13R 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 13R, 2013 Edition, as modified by local ordinance.
FID 19 Floor Control Valves (CFC 903.3.8 & Ordinance 1781: Item 42): Floor
control valves and water flow detection assemblies shall be installed at
each floor in buildings three or more stories in height. Valve locations will be
determined and approved by the fire code official.
FID 20 Identification (CFC 509.1): Fire protection equipment shall be identified in
an approved manner. Rooms containing controls for air-conditioning
systems, sprinkler risers and valves, roof access, electrical rooms, or other
fire detection, suppression or control elements shall be identified for the use
of the fire department. Approved signs required to identify fire protection
equipment and equipment location, shall be constructed of durable
materials, permanently installed and readily visible.
FID 21 Fire Sprinkler Supervision and Alarms System (CFC 903.4/4.1): All
valves controlling the water supply for automatic sprinkler systems, pumps,
tanks, water levels and temperatures, critical air pressures and water-flow
switches on all fire sprinkler systems shall be electrically supervised by a
listed Fire Alarm Control Unit (FACU). The listed FACU alarm, supervisory
and trouble signals shall be distinctly different and shall be monitored at a UL
listed central station service. The fire sprinkler supervision and alarms system
shall comply with the requirements of NFPA 72, 2013 Edition. All control
valves shall be locked in the open position.
FID 22 Fire Alarm System: Fire alarm system is required, and installation shall
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Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
Page 24 June 5, 2023
comply with the requirements of NFPA 72, 2013 Edition.
FID 23 Central Station Protective Signaling Service (CFC 903.4.1): A UL listed,
and certified Protective Signaling Service (Central Station Service) is
required. Provide the Fire Department with proof of listing and current
certificate. The Fire Department shall be notified immediately of change in
service.
FID 24 HVAC Duct Smoke Detection/Shut Down with a Fire Sprinkler
Supervision & Alarm System or Fire Alarm System (CFC 907.4.1, CMC
609.0 & NFPA 72): All HVAC systems supplying greater than 2,000 CFM
shall require a duct detector and HVAC shut down when smoke is detected.
HVAC shut down shall be on an individual basis, not global. These systems
shall supervise the Duct Detectors and activate the notification appliances.
An accessory module shall be installed for each unit, including alarm LED,
pilot LED and key-operated test/reset switch.
FID 25 Smoke Alarm or Detector Locations - R-1 Occupancy (CFC 907.2.11.1):
Single or multiple-station smoke alarms shall be installed in all of the
following locations in Group R-1:
1. In sleeping areas.
2. In every room in the path of the means of egress from the sleeping area to
the door leading from the sleeping unit.
3. In each story within the sleeping unit, including basements. For sleeping
units with split levels and without an intervening door between the adjacent
levels, a smoke alarm installed on the upper level shall suffice for the
adjacent lower level provided that the lower level is less than one full story
below the upper level.
FID 26 Groups R-1 and R-2.1 Accessibility Requirements (CFC 907.6.2.3.3):
Group R-1 and R-2.1 dwelling units or sleeping units in accordance with
Table 907.6.2.3.3 shall be provided with a visible alarm notification appliance,
activated by both the in-room smoke alarm and the building fire alarm
system. Also comply with Section 1111B.4.5, Table 11B-3, and Table 11B-4
of the California Building Code.
FID 27 Fire Extinguisher Requirements (CFC 906): Provide one 2-A:10-B:C
portable fire extinguisher for every 75 feet of floor or grade travel distance for
normal hazards. Show proposed extinguisher locations on the plans.
Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet
above floor level. Preferred location is in the path of exit travel or near an exit
door.
Portable Fire Extinguishers for Food Processing Equipment (CFC 906.1
& 4): In addition to the fixed system, a fire extinguisher listed and labeled for
Class K fires shall be installed within 30 feet of commercial food heat
processing equipment, as measured along an unobstructed path of travel.
Item 2A - Page 39
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
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The preferred location is near the exit from the cooking equipment area.
FID 28 Emergency responder radio coverage in new buildings (CFC 510.1): All
new buildings shall have approved radio coverage for emergency responders
within the building based upon the existing coverage levels of the public
safety communication systems of the jurisdiction at the exterior of the
building. This section shall not require improvement of the existing public
safety communication systems.
FID 29 Elevator Stretcher Requirement (CBC 3002.4): Elevators shall be
designed to accommodate medical emergency service. The elevator(s) so
designed shall accommodate the loading and transport of an ambulance
gurney or stretcher 24 inches by 84 inches in the horizontal position. The
elevator entrance shall have a clear opening of not less than 42 inches wide
or less than 78 inches high. The elevator car shall be provided with a
minimum clear distance between walls or between walls and door excluding
return panels not less than 80 inches by 54 inches, and a minimum distance
from wall to return panel not less than 51 inches with a 42-inch side slide
door.
FID 30 Elevator Emergency Operation (CFC 607.1): Existing elevators with a
travel distance of 25 feet or more shall comply with the requirements in
Chapter 46. New elevators shall be provided with Phase I emergency recall
operation and Phase II emergency in-car operation in accordance with
California Code of Regulations, Title 8, Division 1, Chapter 4, Subchapter 6,
Elevator Safety Orders and NFPA 72.
• Elevator Keys (CFC 607.4): Keys for the elevator car doors and
fire-fighter service keys shall be kept in an approved location for
immediate use by the fire department.
• Elevator System Shunt Trip (CFC 607.5): Where elevator
hoistways or elevator machine rooms containing elevator control
equipment are protected with automatic sprinklers, a means
installed in accordance with NFPA 72, Section 21.4, Elevator
Shutdown, shall be provided to automatically disconnect the
main line power supply to the affected elevator prior to the
application of water. This means shall not be self-resetting. The
activation of sprinklers outside the hoistway or machine room
shall not disconnect the main line power supply.
• Fire Sprinklers at Bottom of Elevator Pit (NFPA 13: 8.15.5.1):
Sidewall spray sprinklers shall be installed at the bottom of each
elevator hoistway not more than 2 ft above the floor of the pit.
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• Elevator Hoistways and Machine Rooms (NFPA 13: 8.15.5.3):
Automatic fire sprinklers shall be required in elevator machine
rooms, elevator machinery spaces, control spaces, or hoistways
of traction elevators.
• Fire Sprinklers at the Top of Elevator Hoistways (NFPA 13:
8.15.5.6): The sprinkler required at the top of the elevator
hoistway by 8.15.5.5 shall not be required where the hoistway for
passenger elevators is noncombustible or limited combustible
and the car enclosure materials meet the requirements of ASME
A17.1, Safety Code for Elevators and Escalators.
• Elevator Recall for Fire Fighters’ Service with Automatic Fire
Detection (NFPA 72: 21.3.3): Unless otherwise required by the
authority having jurisdiction, only the elevator lobby, elevator
hoistway, and elevator machine room smoke detectors, or other
automatic fire detection as permitted by 21.3.9, shall be used to
recall elevators for fire fighters’ service.
• Exception: A water-flow switch shall be permitted to initiate
elevator recall upon activation of a sprinkler installed at the
bottom of the elevator hoistway (the elevator pit), provided the
water-flow switch and pit sprinkler are installed on a separately
valved sprinkler line dedicated solely for protecting the elevator
pit, and the water-flow switch is provided without time-delay
capability.
• Elevator Recall with Fire Sprinkler in Elevator Pit (NFPA 72:
21.3.7): When sprinklers are installed in elevator pits, automatic
fire detection shall be installed to initiate elevator recall in
accordance with 2.27.3.2.1(c) of ANSI/ASME A.17.1/CSA B44,
Safety Code for Elevators and Escalators, and the following shall
apply:
• Where sprinklers are located above the lowest level of recall, the
fire detection device shall be located at the top of the hoistway.
• (2) Where sprinklers are located in the bottom of the hoistway
(the pit), fire detection device(s) shall be installed in the pit in
accordance with Chapter 17.
• (3) Outputs to the elevator controller(s) shall comply with
21.3.14.
• Elevator Systems Automatic Detection (NFPA 72: 21.3.9): If
Item 2A - Page 41
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
Page 27 June 5, 2023
ambient conditions prohibit installation of automatic smoke
detection, other automatic fire detection shall be permitted.
• Detector Annunciation at the Building Fire Alarm Control
Unit (NFPA 72: 21.3.10): When actuated, any detector that has
initiated fire fighters’ recall shall also be annunciated at the
building fire alarm control unit, or other fire alarm control unit as
described in 21.3.2, and at required remote annunciators.
FID 31 “Exit Analysis Plans” required (CFC 104.7.2): Prepared, stamped and
signed by a state licensed architect in ¼” = 1’ scale. The floor plans shall
address the following for all assembly occupancies including swimming pool
enclosures:
• Provide net occupant load calculations for interior (restaurant &
bar) and outdoor patios. The occupant load determination shall
be made by the Fire Marshal
• Seating/table diagram with compliant aisle widths
• Minimum required egress width to accommodate occupant load
• Exit access travel distance
• Egress paths to public way
• Means of egress illumination locations
• Illuminated EXIT sign locations
• Compliant exit doors/gates and door/gate hardware (panic
hardware)
• Note any elevation changes in the exit discharge
• Locations of fire extinguishers (minimum rating 2A-10BC).
FID 32 Interior Finish, Decorative Materials and Furnishings (CFC 801.1):
Scope. The provisions of this chapter shall govern interior finish, interior trim,
furniture, furnishings, decorative materials, and decorative vegetation in
buildings. Existing buildings shall comply with Sections 803 through 808. New
buildings shall comply with Sections 804 through 808, and Section 803 of the
California Building Code.
• Report submittal to be prepared by a registered design
professional acceptable to the fire code official
FID 33 Hazardous Materials (CFC 5004.1): Storage of hazardous materials in
amounts exceeding the maximum allowable quantity per control area as set
forth in Section 5003.1 shall be in accordance with Sections 5001, 5003 and
5004. Storage of hazardous materials in amounts not exceeding the
maximum allowable quantity per control area as set forth in Section 5003.1
shall be in accordance with Sections 5001 and 5003. Retail and wholesale
storage and display of nonflammable solid and nonflammable and
Item 2A - Page 42
Conditions of Approval Case No. 5.1132-PD 333 AMND / TTM 35236
Page 28 June 5, 2023
noncombustible liquid hazardous materials in Group M occupancies and
Group S storage shall be in accordance with Section 5003.11.
• Pool Chemicals – dedicated, compliant storage cabinets, rooms,
or areas required
• Liquid Petroleum Gas (LPG) – dedicated, compliant storage
cabinets, rooms, or areas required
END OF CONDITIONS
Item 2A - Page 43
ATTACHMENT C
Item 2A - Page 44
Thursday, May 11, 2023
Minutes of the Regular Meeting of the City Council
of the City of Palm Springs
Pursuant to Assembly Bill 361 this meeting was conducted in part by teleconference.
CALL TO ORDER:
A Regular Meeting of the Palm Springs City Council was called to order by Mayor Garner on
Thursday, May 11, 2023, at 5:30 p.m.
PLEDGE OF ALLEGIANCE:
Colby-Belle Segrist, elementary school student, led the Pledge of Allegiance.
ROLL CALL:
Present: Councilmembers Christy Holstege, Ron deHarte, Lisa Middleton; Mayor Pro Tem
Jeffrey Bernstein; and Mayor Grace Elena Garner.
Absent: None.
City Staff Present:
Scott Stiles, City Manager; Teresa Gallavan, Assistant City Manager; Jeremy
Hammond, Deputy City Manager; Flinn Fagg, Deputy City Manager; Jeff Ballinger,
City Attorney; Frank Browning, Police Lieutenant; and Brenda Pree, City Clerk, were
present at Roll Call. Other staff members presented reports or responded to questions
as indicated in the minutes.
1. PUBLIC HEARINGS:
A. REQUEST BY SELENE PALM SPRINGS, LLC, FOR AN AMENDMENT TO THE
PREVIOUSLY APPROVED FINAL DEVELOPMENT PLANS AND TENTATIVE
TRACT MAP FOR THE DREAM HOTEL TO INCLUDE THE ADDITION OF 24
CONDOMINIUM UNITS TO THE SOUTHEAST SECTION OF THE SITE;
RECONFIGURATION OF THE 12 CONDOMINIUM UNITS AT THE
NORTHWEST AREA OF THE SITE; AND AN INCREASE IN THE NUMBER OF
TOWER CONDOMINIUM UNITS FROM 28 TO 29 UNITS AND
MODIFICATIONS TO THE FINAL LANDSCAPE PLANS FOR THE
DEVELOPMENT LOCATED AT THE NORTHWEST CORNER OF AVENIDA
CABALLEROS AND AMADO ROAD, ZONE PDD 333, SECTION 14 (CASE
5.1132-PD 333/TTM 35236), AND CONSIDERATION OF A SETTLEMENT AND
DEVELOPMENT AGREEMENT TO FACILITATE THE COMPLETION OF THE
PROJECT
Dan Burkett, David Elliott, Maureen Burl, Thomas Boudrot, Craig Withycombe, David
Powell, and David Thielens provided public hearing testimony.
Item 2A - Page 45
City Council Minutes May 11, 2023
City of Palm Springs Page 2
ALL ACTIONS ARE DRAFT PENDING APPROVAL OF THE FINAL MINUTES
MOTION BY COUNCILMEMBER DEHARTE, SECOND BY COUNCILMEMBER
MIDDLETON, CARRIED 5-0, to continue the Public Hearing to a date certain (June 5,
2023, Regular City Council Meeting).
Item 2A - Page 46
ATTACHMENT D
Item 2A - Page 47
CITY COUNCIL STAFF REPORT
DATE: May 11, 2023 PUBLIC HEARING
SUBJECT: A REQUEST BY SELENE PALM SPRINGS, LLC, FOR AN AMENDMENT
TO THE PREVIOUSLY APPROVED FINAL DEVELOPMENT PLANS
AND TENTATIVE TRACT MAP FOR THE DREAM HOTEL TO INCLUDE
THE ADDITION OF 24 CONDOMINIUM UNITS TO THE SOUTHEAST
SECTION OF THE SITE; RECONFIGURATION OF THE 12
CONDOMINIUM UNITS AT THE NORTHWEST AREA OF THE SITE;
AND AN INCREASE IN THE NUMBER OF TOWER CONDOMINIUM
UNITS FROM 28 TO 29 UNITS AND MODIFICATIONS TO THE FINAL
LANDSCAPE PLANS FOR THE DEVELOPMENT LOCATED AT THE
NORTHWEST CORNER OF AVENIDA CABALLEROS AND AMADO
ROAD, ZONE PDD 333, SECTION 14 (CASE 5.1132-PD 333/TTM
35236), AND CONSIDERATION OF A SETTLEMENT AND
DEVELOPMENT AGREEMENT TO FACILITATE THE COMPLETION OF
THE PROJECT.
FROM: Scott Stiles, City Manager
BY: Department of Planning Services
SUMMARY:
This is a request to amend the previously approved final development plans of the
Dream Hotel that was last approved in 2019 by the City Council. The proposed
amendment will include the addition of 24 condominium units to the southern portion of
the site, an adjustment of the residential tower condominium units increasing from 28
units to 29 units, and reconfiguration of the 12 condominium units at the northeast area
of the site. The hotel tower remains unchanged, and the overall size of the project will
remain unchanged. Specifically, the proposed amendment will include the following:
• Addition of 24 condominium units at the southeast section of the site and
elimination of the farmhouse/event space previously located there.
• Reconfiguration of the 12 condominium units at the northwest section of the site
and the residential swimming pools.
• Adjustment to the residential tower by increasing the condo units from 28 to 29
units.
These modifications to the Project and the passage of time require the City and Selene
to either enter in a 12th Amendment to the Purchase and Sale Agreement (A6329) or
enter into a new agreement to address the development of the project as it is proposed
today. As many of the provisions in the Purchase and Sale Agreement have either been
Item 2A - Page 48
REVISED City Council Staff Report
May 11, 2023 -- Page 2
Amendments to Final Development Plan for Dream Hotel
complied with or are no longer applicable to the Project, the Parties have negotiated a
new Settlement and Development Agreement to govern the ongoing development of the
site and the responsibilities of the Parties.
RECOMMENDATION:
1. Open the public hearing and receive public testimony.
2. Close the public hearing and adopt Resolution No._____, “A RESOLUTION OF
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS APPROVING A
PROPOSED AMENDMENT TO THE FINAL DEVELOPMENT PLANS OF A
PREVIOUSLY APPROVED FINAL PDD TO INCLUDE THE ADDITION OF
TWENTY-FOUR RESIDENTIAL UNITS; ELIMINATING THE EVENT CENTER
AT THE SOUTHEAST SECTION OF THE SITE; RECONFIGURATION OF
TWELVE CONDOMINIUM UNITS AT THE NORTHWEST SECTION OF THE
SITE; AMENDING THE RESIDENTIAL TOWER BY ADDING ONE MORE UNIT
TO INCREASE THE NUMBER OF CONDO UNITS FROM 40 UNITS TO 65
UNITS; AND MINOR MODIFICATIONS TO THE FINAL LANDSCAPE PLANS
OF THE DREAM HOTEL LOCATED AT 450 NORTH CALLE ALVARADO
ROAD, ZONE PDD 333, SECTION 14.”
3. Adopt Resolution No.____, “A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA, APPROVING THE SETTLEMENT
AND DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF PALM
SPRINGS AND SELENE PALM SPRINGS LLC RELATED TO THE
DEVELOPMENT OF THE DREAM HOTEL PROJECT.”
4. Approve and authorize the City Manager to execute the Settlement and
Development Agreement, attached hereto in substantially final form and subject
to minor modifications as approved by the City Manager and City Attorney, and
to take all necessary actions to achieve the intent of this Agreement.
BUSINESS PRINCIPAL DISCLOSURE:
The subject property is owned by Selene Palm Springs, LLC, a California Limited
Liability Company. The completed Public Integrity Disclosure Form, as required by
Section 2.60.050 of the Municipal Code, is included as an attachment to this report.
BACKGROUND:
On July 18, 2007, the City Council approved a Planned Development District (PD 333)
and Tentative Tract Map 35236 to facilitate a 200-room hotel and 143-unit condominium
development on the subject site. The property is L-shaped and is bounded on three
sides by City streets: Avenida Caballeros on the east, Amado Road on the south, and
Calle Alvarado on the west. The northern portion of the L-shaped parcel is bounded by
Item 2A - Page 49
REVISED City Council Staff Report
May 11, 2023 -- Page 3
Amendments to Final Development Plan for Dream Hotel
undeveloped land and on the east by existing residential development. The subject site
is within the Section 14 Specific Plan Area.
The project has been amended on two occasions in 2017 and again on July 10, 2019,
when the City Council approved amendments that resulted in a planned 156-room hotel,
40 residential units, and associated parking on the 7.8 acres of land. The current
request proposes further changes to the residential component by adding twenty-four
(24) condominium units to the southeast portion of the site. To make space for the
condominium units, the event space will be relocated and incorporated within various
areas throughout the site and hotel. The amended project will also include the
reconfiguration of the twelve (12) condominium units located at the northwest section of
the site. Finally, there will be minor adjustment to the residential tower by increasing the
number of condominium units from 28 to 29 units. In total, the proposed amendment will
increase the number of residential units from 40 to 65 units while the hotel units will
remain unchanged at 156. The proposed changes to the southeast section of the site
will require minor modifications to the landscape design and changes to the
architectural character of the space. The project remains as an urban resort with indoor
and outdoor event spaces, residential use, a restaurant, and swimming pools.
Comparisons between Current Approval and Proposed Amendment
Project Data Existing PDD 333 Proposed Amendment
Hotel Units 156 156
North Residential Units (North Villas) 12 Condo Units 12 Condo Units
South Residential Units (South Villas) Event Space 24 Condo Units
Condominium Units at Hotel Tower 28 Units 29 Units
Total Hotel Rooms & Condo Units 196 221
Development
Standard
2019 Approved
Project
Proposed PD-333
Amendment
Approved by
Planning
Commission
Coverage 38% 41% 41%
Residential/Tower
Units 64,000 square feet No Change No Change
Hotel Tower Height 46 feet / 4 stories No Change No Change
Condo Tower Height 56 feet / 5 stories No Change No Change
5 Condo Bldgs Up to 37.9 feet / 3
stories 52 feet / 5 stories 46.2 feet / 4
stories
Farmhouse/Event
Space 24 feet / 2 stories 44 feet / 4 stories 38.2 feet / 3
stories
Hotel Units 156 No Change No Change
Residential/Condo
Units 40 65 65
Total Parking Spaces 289 327 327
Common Open Space 61.7% excluding
patios & balconies 59.8% 59.8%
Item 2A - Page 50
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REVISED City Council Staff Report
May 11, 2023 -- Page 4
Amendments to Final Development Plan for Dream Hotel
Related Relevant City Actions
07/18/07
The City Council approved a Planned Development District (PDD
333) for a 200-room hotel, a 143-unit condominium development and
Tentative Tract Map 35236.
06/07/17
The City Council approved an amended project consisting of 170-
room hotel, 35 residential units and associated parking on an
undeveloped 7.8-acre parcel of land.
07/10/19
The City Council approved an amended project to reconfigure
portions of the site plan, increasing number of condo units from 35 to
40 units and decreasing hotel units from 170 to 156 units.
09/28/22
The Planning Commission voted to recommend approval of the
proposed amendment, as revised, by the City Council with an
additional condition requiring additional landscape screening along
the property line shared with Center Court Condominiums.
10/05/22
The City Council voted unanimously to continue the hearing to a date
certain of February 21, 2023, to allow the Purchase and Sale
Agreement by and between the City of Palm Springs and Selene
Palm Springs, LLC, to be considered at the same hearing.
STAFF ANALYSIS:
The proposed amended project remains largely consistent with what has been
previously entitled. The most notable change in the current request is the elimination of
the event center/farmhouse located at the southeast area of the site. The event
center/farmhouse will be replaced by residential structures known as the South Villas,
and the applicant indicates that other spaces within the hotel and amenity areas will be
able to accommodate event spaces. The additional 24-unit condominium complex will
be three stories with a maximum height of 38.2 feet which is taller than the event space
which had been proposed at two (2) stories/24 feet, however a prior amendment had
allowed a 50-unit residential structure with a maximum height of 50 feet at the same
location. The South Villas will have a dedicated swimming pool, a clubhouse with a
kitchen and rooftop deck for the units.
The residential section to the north formerly known as “The Plateau” will be redesigned
to include individual parking garages with access to each unit by an elevator and will
now be known as the North Villas. The unit count remains the same at twelve (12) units
but will now be four (4) stories with a maximum height of 46.2 feet as opposed to three
(3) stories and 37.9 feet high as previously approved. Additionally, an 8-foot landscape
hedge will be planted along the perimeter with Center Court, which was a condition
added by the Planning Commission in response to concerns from those residents.
The main hotel building will stay the same while a minor interior change to the
residential tower will increase the number of units by one for a total of 29 units in that
location. The amended project will require minor changes to the development
standards of the PDD that are largely consistent with the previous approval and
complies with the requirements of Section 14 Specific Plan design requirements. If
approved by the City Council, the revised plans will be reviewed by the Architectural
Review Committee (ARC) for final approval of the architectural and landscape details.
Item 2A - Page 51
REVISED City Council Staff Report
May 11, 2023 -- Page 5
Amendments to Final Development Plan for Dream Hotel
2019 AMENDED PROJECT
2022 PROPOSED AMENDED SITE PLAN
Location of 5
Residential Buildings
Farmhouse/
Event Space
Reconfigured 12
Condo Units
Proposed 24
Condominium Units
Item 2A - Page 52
REVISED City Council Staff Report
May 11, 2023 -- Page 6
Amendments to Final Development Plan for Dream Hotel
In terms of the use of the condominium units, the applicant is proposing the following:
• 29 condominium units – Hotel Tower: Short-term rental eligible.
• 12 condominium units – North Villas: Not short-term rental eligible.
• 24 condominium units – South Villas: Not short-term rental eligible.
FINDINGS – PLANNED DEVELOPMENT DISTRICT 5.1132 – PDD 333:
Section 94.03.00(E) of the Palm Springs Zoning Code (PSZC) requires that seven
findings be made relative approval of the Development Plans. Staff’s analysis of the of
the request against the seven conditions is provided below.
Criteria and Findings PSZC 94.03.00(E)
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 proposed amendment to Planned Development District 333 is consistent
with the High-Density Residential designation of the General Plan and the
Section 14 Specific Plan designation of High Residential, as amended. The
addition of 24 condo units to the southeast section of the site, and the addition
of one more unit to the residential tower brings the overall residential units at
the development to 65 units and the total number of hotel rooms remains at
156 which is consistent with the General Plan and Section 14 Specific Plan.
2. The uses permitted under the proposed development plan are in conformance
to the requirements listed in Section 94.03.00(D)(1), and are not detrimental to
adjacent properties or residents;
The amended project consists of a hotel, residential and restaurant uses which
are consistent with the originally approved project, as well as the General Plan
and Section 14 Specific Plan. The 7.8-acre site is physically suitable and
appropriate for the amended project. Given the proximity of the site to the
Convention Center and the downtown area, the addition of residential uses will
not be detrimental to adjacent properties or residents. The location provides
sufficient access points for all uses proposed.
3. The preliminary development plan is in conformance to the property
development standards listed in Section 94.03.00(D)(2);
The proposed amendments are relative to site reconfiguration and the
elimination of the event center/farmhouse to be replaced with condominium
buildings. The proposed residential buildings comply with the development
standards of PDD 333 in terms of density, setbacks, and height limitations. The
project is below the maximum 100-foot height permitted by the Section 14
Specific Plan. The project is also in compliance with parking requirements as
listed in Section 93.06.00 of the Zoning Ordinance.
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REVISED City Council Staff Report
May 11, 2023 -- Page 7
Amendments to Final Development Plan for Dream Hotel
4. The site is adequate in size and shape to accommodate the density and/or
intensity of the proposed development;
The project site is 7.8 acres and large enough to accommodate the hotel
development and the residential uses. The Amended Planned Development
District made modifications to the development while maintaining the original
intent and purpose envisioned for the site. All development standards such as
setbacks, sidewalks, walls, and fences are consistent with the development
standards established by PDD 333 and more specifically, the Section 14
Specific Plan.
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 proposes primary vehicular access to existing public streets from
North Calle Alvarado. There will be an additional access point from Avenida
Caballero for service vehicles only, and an additional Fire access on East
Amado Road. The site is also within a walking to distance to the downtown and
uptown areas of the city. Traffic and circulation within and around the
development were analyzed in the previously adopted Mitigated Negative
Declaration and incorporated into the current document. The addition of 25
residential units to the project site is consistent with density standards
anticipated in Section 14 and will not result in significant traffic impacts.
6. The public benefit provided by the development mitigates any waivers or
exceptions requested as part of the preliminary development plan; and
This project was originally approved in 2007 prior to the adoption of public
benefit policy, and the applicant is not requesting any new relief or deviation
from the Code or the previously established development standards with this
amendment. The applicant will not be required to provide public benefit to the
amended project.
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 City Council previously approved conditions for the development which
remain valid. Amended conditions from the original entitlement and Mitigation
Measures from the adopted Mitigated Negative Declaration will also continue to
apply to the amended project. Therefore, it has been determined that all the
conditions imposed on the development are deemed necessary to protect the
public health, safety, and general welfare.
FINDINGS – TENTATIVE TRACT MAP 35236:
In addition, pursuant to Section 66474 of the Subdivision Map Act, the following findings
must be made relative to the proposed map:
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REVISED City Council Staff Report
May 11, 2023 -- Page 8
Amendments to Final Development Plan for Dream Hotel
Criteria and Findings Section 66474 of the Subdivision Map Act
1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with
all applicable general and specific plans.
The previously approved tentative tract map was for a two-parcel condominium
map and three lettered lots for the 7.8-acre parcel. The applicant is now
proposing to modify the condominium map that will make a 3-parcel map with
three lettered lots (Lots A, B, & C) for street purposes only. The amended map
will contain the hotel building in Lot 1; the north villas residential/condominium
building will be in Lot 2; and the south villas condominium buildings will be in
Lot 3. In terms of required lot sizes and availability of public infrastructure, the
map is consistent with the City’s General Plan and the Section 14 Specific Plan
respectively.
2. The design and improvements of the proposed Tentative Tract Map or
Tentative Parcel Map is consistent with the zone in which the property is
located.
The design of the map is consistent with the allowable uses under the Planned
Development District for this property and is consistent with the development
standards of the Section 14 Specific Plan. The required public improvements
include sanitary sewer, water, gas, and electricity and are consistent with
Chapter 4 of the Section 14 Specific Plan.
3. The site is physically suited for this type of development.
As a flat in-fill property, the 7.8-acre site is physically suited for the amended
project. Construction activities at the site commenced in 2018, however,
construction work had been stalled due to issues unrelated to the physical
suitability of the site. The on-going construction of the hotel building and
residences on the site is appropriate at this location, as planned by Section 14
Specific Plan and the 2007 adopted General Plan. The project site is
surrounded by existing residential development, the convention center and City
streets.
4. The site is physically suited for the proposed density of development.
The site can accommodate the 156-room hotel and the 65-unit residential uses
as proposed which are within density limits of the General Plan and the Section
14 Specific Plan The approximately 7.8-acre site is physically suited for the
size, scope and density of the hotel and residential uses.
5. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The Amended Tentative Tract Map and associated Planned Development
District have been reviewed under the California Environmental Quality Act,
and a Mitigated Negative Declaration has been adopted by the City Council.
Mitigation measures have been included which will reduce potential impacts to
less than significant levels. The site was previously disturbed and developed
as a parking lot for many years and does not include any natural habitat. The
project will therefore not damage or injure fish, wildlife, or their habitats.
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REVISED City Council Staff Report
May 11, 2023 -- Page 9
Amendments to Final Development Plan for Dream Hotel
Criteria and Findings Section 66474 of the Subdivision Map Act
6. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
The subdivision is designed to meet or exceed City standards, and will include
utility improvements such as sanitary sewer, water, gas, and electricity. The
development of the hotel and residential uses will be required to meet or
exceed City building codes. The project will not cause public health problems.
7. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of the
property within the proposed subdivision.
There are no known public easements or access across the subject property,
therefore the design of the subdivision will not conflict with easements for
access through the property. Any utility easements can be accommodated
within the project design.
PLANNING COMMISSION ACTION:
On September 14, 2022, the Planning Commission reviewed the proposed
amendments at a public hearing and after hearing from members of the public,
continued the item to allow the applicant to respond to concerns about the height of the
proposed condominiums. On September 28, 2022, the Planning Commission reviewed
revised plans proposing slightly reduced building heights (as presented in this report)
and voted 3-2-2 to recommend approval of the application to the City Council with the
addition of a condition requiring additional landscape buffering along the property
boundary shared with the adjacent Center Court Condominium development.
ENVIRONMENTAL ASSESSMENT:
On July 18, 2007, the City Council adopted Mitigated Negative Declaration (MND) No.
2006109032 for the previously approved project. In 2017, in accordance with California
Environmental Quality Act (CEQA) Guidelines Section 15162, the City prepared a
Subsequent Initial Study/Mitigated Negative Declaration (IS/MND) for the amended
project and appropriate mitigation measures were incorporated to ensure that the
amended project would have a less than significant impact on the environment. In
addition to the mitigation measures included in the MND, conditions of approval have
been included in support of the Mitigated Negative Declaration. Given the scope of the
current proposed changes, further environmental review is not required.
SETTLEMENT AND DEVELOPMENT AGREEMENT:
On March 6, 2013, the City and Selene Palm Springs LLC (“Developer”) entered into a
Purchase and Sale Agreement (“PSA”) and a related Services Agreement (“SA”) for the
purpose of developing and maintaining the Dolce Hotel Project (“Hotel”), a First-Class
Superior Hotel (Four+ stars) on a 7.8-acre parcel owned by the City and located at the
northeast corner of Calle Alvarado and East Amado Road (“Property”). The PSA
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REVISED City Council Staff Report
May 11, 2023 -- Page 10
Amendments to Final Development Plan for Dream Hotel
identified the terms and conditions for the City’s conveyance of the Property to the
Developer, including a performance schedule that identified deadlines for: (1)
entitlements; (2) close of escrow; (3) start of construction; and (4) opening date of the
Hotel. The PSA has been amended eleven times over the past 10 years. The
amendments have modified numerous terms and conditions of the sale, the
development schedule, and other matters. The 11th Amendment was entered into
February 2020 just prior to the start of the Covid 19 Pandemic. That Amendment
extended the schedule of performance to provide the Developer with a brief period to
finalize revisions to the proposed project. Shortly after entering into that Amendment the
pandemic interrupted the ongoing course of business and, as a force majeure event,
tolled the timeframes under the existing amended PSA.
Over the ensuing two years the Developer has put forth the project before the Council
and the Parties have negotiated a new agreement to govern the ongoing development
of the property. The Settlement and Development Agreement (SDA) is included as
Attachment J to this report.
SDA Terms:
• The Parties enter into a general release of all claims against each other related
to the PSA.
• Developer may only transfer the property prior to the completion of the project
with the consent of the City.
• With 60 days of the Effective Date of the Agreement, Developer shall provide
evidence of financing for all civil work to be completed on site.
• Within 120 days of receiving a “ready to issue” building permits for a particular
portion of the project the Developer will provide evidence of financing for that
portion.
• Developer shall construct the project consistent with the Schedule of
Performance attached to the SDA.
• Developer covenants to maintain the property on the tax rolls and to pay the City
a predetermined amount to replace sales and TOT tax that would be lost by the
City if the project does not open on time.
• Developer covenants to maintain the property including:
o maintenance of the perimeter fence;
o maintenance of a decorative fence cover upon completion of the site work;
o installation of temporary sensor lighting upon completion of the site work
and installation of electricity to the site;
o installation of CCTV cameras and monitoring on the site, completion of the
site work and installation of electricity on the site and
o explore the feasibility and constructability of landscaping the area
immediately in front of the fence on East Amado Road.
• Developer has also agreed to indemnify the City and defend the SDA in case of
legal challenge.
• City maintains the right to repurchase the property if the Developer is found to be
in default of the SDA.
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REVISED City Council Staff Report
May 11, 2023 -- Page 11
Amendments to Final Development Plan for Dream Hotel
With proposed amendments to the Project and the passage of time, many of the
provisions in the PSA were no longer applicable to the Project. To clarify the obligations
of the Parties, including but not limited to the schedule for the development, the City and
Developer negotiated the SDA to facilitate the development of the Project.
Regarding the Schedule of Performance, the developer has provided a schedule for
permitting, construction, and completion of the project. Section 3.3.2 of the SDA
establishes that failure to complete each Phase of the development per the approved
timeline, barring any Unavoidable Delays as defined, shall constitute a default under the
agreement. The general construction timeline is proposed as follows:
• August 2023 – commencement of site grading and civil construction
• September 2024 – commencement of Dream Hotel superstructure construction
• November 2024 – commencement of North Villas construction
• January 2025 – commencement of South Villas construction
• February 2025 – Dream Hotel construction (exterior enclosure of structure and
commencement of interior work)
• December 2026 – completion of North Villas, Dream Hotel, and South Villas
FISCAL IMPACT:
None.
REVIEWED BY:
Department Director: Christopher Hadwin
Deputy City Manager: Flinn Fagg
City Manager: Scott Stiles
ATTACHMENTS:
A. Vicinity Map
B. Draft Resolutions
C. Conditions of Approval
D. Excerpts of Minutes of Planning Commission 9-14-22 & 9-28-22 Meetings
E. Justification Letter
F. Public Integrity Disclosure Form
G. Site Photographs
H. Revised Plans
I. TTM 35236
J. Settlement and Development Agreement
Item 2A - Page 58
ATTACHMENT E
Item 2A - Page 59
450 N. CALLE AVARADO
DREAM HOTEL PALM SPRINGS, CA
PROPOSED REVISIONS TO NORTH VILLAS
Plan Development 333, Section 14 (PD-333)
T.01
A0.01
A1.0N
A1.1N
A1.2N
A1.3N
A1.4N
A1.5N
A1.6N
A3.0N
A9.0N
TITLE SHEET
SITE PLAN
UNDERGROUND PARKING
FIRST LEVEL
SECOND LEVEL
THIRD LEVEL
FOURTH LEVEL
FIFTH LEVEL (PENTHOUSE)
ROOF LEVEL
SECTION DIAGRAMS
UNIT AREA CALCULATIONS
Hotel & Condominiums:
(Level 1- Public Area Both Condominiums & Hotel Floors)
- 4 Levels Of Guestroom Floors
- 5 Levels Of Condominium Floors
(Level 1- Public Area Both Condominiums & Hotel Floors)
Guest Room Keys: 160 Keys
Condominiums: 29 Private For Sale Residential Units
The dream hotel and resort, and Condominium Tower will be
located at 450 North Calle Alvarado (at the corner of Calle
Alvarado and Amado road). The project site consists of 7.8
acres. The new structures to be built shall consist of a 5-story
condominium building and a 4-story hotel building.
There will be two additional condominium areas on the North:
North Villas 16 Private For Sale Residential Units, and on the
South-East: South Villas 24 Private For Sale Residential Units.
North Villas: Intended for review with this document.
The proposed unit count has changed to 16 condominiums.
These units are now separated into four buildings; a five story
condo building with a height of 56’ (13 units) and two story
stand alone villas with a height of 23’ (3 units). The
condominiums are built over an underground parking level (30
cars) to service all four buildings. The ground level is heavily
landscaped at the perimeter and the interior courtyards.
South Villas:
The former event center has been eliminated to allow for the
construction of 24 condominiums on a partially subterranean
parking capped by the building podium. The building is now 3
stories with a height of 37’-2”.
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NT.01
COVER SHEET & PROJECT DATA
Item 2A - Page 60
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SOUTH VILLAS ENTRY
HOTEL 5.1132-PD333
AMENDMENT 06/17/2019
FIRE ACCESS
PARKING RAMP
SERVICE DRIVE
GUEST PARKING
SITE WALL
KEYNOTES
1
2
20’-0” INTERNAL SETBACK
20’-0” INTERNAL SETBACK
30’-0” FRONT YARD SETBACK 30’-0” FRONT YARD SETBACK30’-0” FRONT YARD SETBACK30’-0” FRONT YARD SETBACK20’-0” INTERNAL SETBACK30’-0” FRONT YARD SETBACK5
6
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ROOF 56’-0”
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CONDO ROOF 56’-0”
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HOTEL ROOF 45’-9”
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ROOF 44’-0”
(501.50’)
REVISED DESIGN OF 16 CONDO UNITS
LANDSCAPE PALETTE TO FOLLOW
5.1132-PD333 AMENDMENT 06/17/2019
SITE & LANDSCAPE DESIGN UNCHANGED
5.1132-PD333 AMENDMENT 06/17/2019
HOTEL MECHANICAL
BUILDING
APPROVED CONDO UNIT DESIGN 24 UNITS
5.1132-PD333 AMENDMENT 06/17/2019
4
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SITE PLAN
SCALE: 1/32” = 1’-0”0 16’ 32’ 64’
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ROOF 12’-0”
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ROOF 12’-0”
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ROOF 23’-0”
(480.50’)
RF. 23’-0”
(480.50’)
RF. 23’-0”
(480.50’)
76’
20'20'
56'
198'114’12'30'
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NA0.01
SITE PLAN
Item 2A - Page 61
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SCALE: 1/16” = 1’-0”0 8’ 16’ 32’
ENTRY GARDEN
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KEYNOTES
1
2
3
4
5
6
7
8
9
LEGEND
DREAM
HOTEL
PARKING30 CARS
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NNORTH VILLAS
UNDERGROUND PARKING
A1.0N
Item 2A - Page 62
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20'-0"39'-0"
INTERNAL SETBACK
PROPERTY LINE
FRONT YARD SETBACKINTERNAL SETBACKPROPERTY LINEPROPERTY LINENORTH CALLE ALVARADONORTH VILLAS - FIRST LEVEL
SCALE: 1/16” = 1’-0”0 8’ 16’ 32’
ENTRY GARDEN
FOYER
KITCHEN
LIVING ROOM
WASHER / DRYER
POWDER ROOM
DEN / OFFICE / GYM
MAIN BEDROOM
PRIVATE TERRACE
HOT TUB
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10
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KEYNOTES
1
2
3
4
5
6
7
8
9
LEGEND
DREAM
HOTEL
VILLA A3,840 SF
VILLA B3,840 SF
VILLA C3,840 SF
UNIT 1A2,350 SF
UNIT 1B2,350 SF
LOBBY1,540 SF
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NA1.1N
Item 2A - Page 63
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INTERNAL SETBACK
PROPERTY LINE
FRONT YARD SETBACKINTERNAL SETBACKPROPERTY LINEPROPERTY LINENORTH CALLE ALVARADONORTH VILLAS - SECOND LEVEL
SCALE: 1/16” = 1’-0”0 8’ 16’ 32’
ENTRY GARDEN
FOYER
KITCHEN
LIVING ROOM
WASHER / DRYER
POWDER ROOM
DEN / OFFICE / GYM
MAIN BEDROOM
PRIVATE TERRACE
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PRIVATE BEDROOM SUITE
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GARAGE
BACK OF HOUSE
RECEPTION
GARDEN
CONDO
CORE
PARKING
10
11
12
13
14
15
16
KEYNOTES
1
2
3
4
5
6
7
8
9
LEGENDROOF 12’-0”
ROOF 12’-0”
ROOF 12’-0”
DREAM
HOTEL
UNIT 2C2,485 SF
VILLA A
VILLA B
VILLA C
UNIT 2A2,350 SF
UNIT 2B2,350 SF
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NNORTH VILLAS
SECOND LEVEL
A1.2N
Item 2A - Page 64
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30'-2"20'-0"52'-6"70'-0"190'-6"88'-0"12'-0"20'-0"
20'-0"39'-0"
INTERNAL SETBACK
PROPERTY LINE
FRONT YARD SETBACKINTERNAL SETBACKPROPERTY LINEPROPERTY LINENORTH CALLE ALVARADONORTH VILLAS - THIRD LEVEL
SCALE: 1/16” = 1’-0”0 8’ 16’ 32’
ENTRY GARDEN
FOYER
KITCHEN
LIVING ROOM
WASHER / DRYER
POWDER ROOM
DEN / OFFICE / GYM
MAIN BEDROOM
PRIVATE TERRACE
HOT TUB
PRIVATE BEDROOM SUITE
KITCHEN ALLEY
BATHROOM
GARAGE
BACK OF HOUSE
RECEPTION
GARDEN
CONDO
CORE
PARKING
10
11
12
13
14
15
16
KEYNOTES
1
2
3
4
5
6
7
8
9
LEGEND
ROOF 23’-0”
ROOF 23’-0”
ROOF 23’-0”
ROOF 12’-0”
ROOF 12’-0”
ROOF 12’-0”
DREAM
HOTEL
UNIT 3A2,310 SF
UNIT 3B2,310 SF
UNIT 3C2,485 SF
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NNORTH VILLAS
THIRD & FOURTH LEVELS
A1.3N
Item 2A - Page 65
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114'-0"198'-0"
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INTERNAL SETBACK
PROPERTY LINE
FRONT YARD SETBACKINTERNAL SETBACKPROPERTY LINEPROPERTY LINENORTH CALLE ALVARADONORTH VILLAS - FOURTH LEVEL
SCALE: 1/16” = 1’-0”0 8’ 16’ 32’
ENTRY GARDEN
FOYER
KITCHEN
LIVING ROOM
WASHER / DRYER
POWDER ROOM
DEN / OFFICE / GYM
MAIN BEDROOM
PRIVATE TERRACE
HOT TUB
PRIVATE BEDROOM SUITE
KITCHEN ALLEY
BATHROOM
GARAGE
BACK OF HOUSE
RECEPTION
GARDEN
CONDO
CORE
PARKING
10
11
12
13
14
15
16
KEYNOTES
1
2
3
4
5
6
7
8
9
LEGEND
ROOF 23’-0”
ROOF 23’-0”
ROOF 23’-0”
ROOF 12’-0”
ROOF 12’-0”
ROOF 12’-0”
DREAM
HOTEL
UNIT 4A2,310 SF
UNIT 4B2,310 SF
UNIT 3C2,485 SF
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NNORTH VILLAS
SECOND LEVEL
A1.4N
Item 2A - Page 66
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INTERNAL SETBACK
PROPERTY LINE
FRONT YARD SETBACKINTERNAL SETBACKPROPERTY LINEPROPERTY LINENORTH CALLE ALVARADONORTH VILLAS - FIFTH LEVEL (PENTHOUSE)
SCALE: 1/16” = 1’-0”0 8’ 16’ 32’
ENTRY GARDEN
FOYER
KITCHEN
LIVING ROOM
WASHER / DRYER
POWDER ROOM
DEN / OFFICE / GYM
MAIN BEDROOM
PRIVATE TERRACE
HOT TUB
PRIVATE BEDROOM SUITE
KITCHEN ALLEY
BATHROOM
GARAGE
BACK OF HOUSE
RECEPTION
GARDEN
CONDO
CORE
PARKING
10
11
12
13
14
15
16
KEYNOTES
1
2
3
4
5
6
7
8
9
LEGEND
DREAM
HOTEL
ROOF 23’-0”
ROOF 23’-0”
ROOF 23’-0”
ROOF 12’-0”
ROOF 12’-0”
ROOF 12’-0”
ROOF 45’-0”ROOF 45’-0”PHA2,700 SF
PHB2,610 SF
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NNORTH VILLAS
FIFTH LEVEL
A1.5N
Item 2A - Page 67
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30'-0"20'-0"55'-0"66'-0"25'-6"46'-0"190'-6"18'-0"12'-0"
INTERNAL SETBACK
PROPERTY LINE
FRONT YARD SETBACKINTERNAL SETBACKPROPERTY LINEPROPERTY LINENORTH CALLE ALVARADONORTH VILLAS - ROOF
SCALE: 1/16” = 1’-0”0 8’ 16’ 32’
ENTRY GARDEN
FOYER
KITCHEN
LIVING ROOM
WASHER / DRYER
POWDER ROOM
DEN / OFFICE / GYM
MAIN BEDROOM
PRIVATE TERRACE
HOT TUB
PRIVATE BEDROOM SUITE
KITCHEN ALLEY
BATHROOM
GARAGE
BACK OF HOUSE
RECEPTION
GARDEN
CONDO
CORE
PARKING
10
11
12
13
14
15
16
KEYNOTES
1
2
3
4
5
6
7
8
9
LEGEND
ROOF 23’-0”
ROOF 23’-0”
ROOF 23’-0”
ROOF 12’-0”
ROOF 12’-0”
ROOF 12’-0”
ROOF 56’-0”
(PH A)
ROOF 56’-0”
(PH B)
ROOF 45’-0”ROOF 45’-0”DREAM
HOTEL
CONDO ROOF 56’-0”
(513.50’)
MECH. & ROOF
ACCESS ONLY
MECH. & ROOF
ACCESS ONLY
05/20/2023
21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NNORTH VILLAS
ROOF LEVEL
A1.6N
Item 2A - Page 68
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21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NNORTH VILLAS
SECTION DIAGRAMS
A3.0N
304'20'
20'114'30’46'20'46'
76’
56’
30'
12'
304'20'
20'114'30’46'20'46'
76’
56’
30'
12'
N. VILLAS 2019 PROPOSAL
N. VILLAS 2022 PROPOSAL
PROPOSED SIGHT LINES
LEGEND
PREVIOUS SIGHT LINES
3RD 23’-0”
(11’-0”)
4TH 34’-0”
(11’-0”)
5TH 45’-0”
(11’-0”)
ROOF 56’-0”
(11’-0”)
2ND 12’-0”
GROUND 0’-0”
PKG -12’-6”
2022 PROPOSAL
(45’-2”)
2019 PROPOSAL
(38’-0”)
3RD 23’-0”
(11’-0”)
4TH 34’-0”
(11’-0”)
5TH 45’-0”
(11’-0”)
ROOF 56’-0”
(11’-0”)
2ND 12’-0”
GROUND 0’-0”
PKG -12’-6”
SITE SECTION HEIGHT 2022 COMPARISON DIAGRAM
SCALE: 1/16” = 1’-0”1
SITE SECTION HEIGHT 2019 COMPARISON DIAGRAM
SCALE: 1/16” = 1’-0”2
Item 2A - Page 69
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21067.00
PLANNING SUBMITTAL 01
CITY COUNCIL REVIEW 01
PLANNING SUBMITTAL 02
CITY COUNCIL REVIEW 02
450 N. CALLE ALVARADO
PALM SPRINGS, CA 92262
SELENE PALM SPRINGS, LLC
06.29.2022
05.11.2023
09.21.2022
06.05.2023
SELENE PALM SPRINGS VILLAS
N O T F O R P E R M I T T I N G O R C O N S T R U C T I O NNORTH VILLAS
UNIT AREA CALCS
A9.0N
PREVIOUSLY PROPOSED AREA & UNIT COUNT (2022)
CURRENT PROPOSED AREA & UNIT COUNT
North Villas
Units Amenities
Residential Parking Services Circulation Total (Indoor) Terraces TotalCondos Villas Lobby
Club
House
16 1,540 SF 0 SF 43,115 SF 0 SF 0 SF 7,245 SF 51,900 SF 5,960 SF 57,860 SF
Parking 15,300 SF 2,280 SF 665 SF 18,245 SF 18,245 SF
1st Floor 2 3 1,540 SF 12,370 SF 1,465 SF 15,375 SF 740 SF 16,115 SF
2nd Floor 3 11,045 SF 1,700 SF 12,745 SF 740 SF 13,485 SF
3rd Floor 3 7,190 SF 1,700 SF 8,890 SF 740 SF 9,630 SF
4rd Floor 3 7,190 SF 1,700 SF 8,890 SF 740 SF 9,630 SF
5th Floor (Penthouse)2 5,320 SF 680 SF 6,000 SF 3,000 SF 9,000 SF
North Villas
Units Amenities
Residential Parking Services Circulation Total (Indoor) Terraces TotalCondos Villas Lobby
Club
House
12 235 SF 0 SF 42,200 SF 6,880 SF 1,685 SF 7,710 SF 58,710 SF 11,735 SF 70,445 SF
1st Floor 1 235 SF 2,995 SF 6,880 SF 1,685 SF 2,375 SF 14,170 SF 1,675 SF 15,845 SF
2nd Floor 4 13,920 SF 1,775 SF 15,695 SF 4,060 SF 19,755 SF
3rd Floor 4 14,050 SF 1,690 SF 15,740 SF 3,170 SF 18,910 SF
4th Floor 3 11,235 SF 1,870 SF 13,105 SF 2,830 SF 15,935 SF
Item 2A - Page 70
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