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HomeMy WebLinkAboutItem 4B - 450 E Palm Canyon_HDEMO 2025-0001 HISTORIC SITE PRESERVATION BOARD STAFF REPORT DATE: February 4, 2025 NEW BUSINESS SUBJECT: A REQUEST BY CPSCA HOTEL GROUP LLC FOR APPROVAL OF A MAJOR ALTERATION TO A CLASS 3 SITE LOCATED AT 450 EAST PALM CANYON DRIVE AND ASSOCIATED REVIEW FOR POTENTIAL RE-DESIGNATION OF A CLASS 3 SITE TO A CLASS 1 OR 2 HISTORIC RESOURCE (APN #508-353-007) (SY). FROM: Department of Planning Services SUMMARY The applicant proposes to develop the 0.61 acre lot addressed 450 E. Palm Canyon Drive, which is currently vacant. The property was identified as a Class 3 site with records indicating that it was a commercial site from the pre-World War II era. The applicant proposes to demolish and reconfigure the street-facing property walls, rehabilitate all existing buildings and redesign the landscape and parking configuration. Pursuant to Municipal Code Section 8.05.130 (Demolition or Alteration to Class 3 and 4 sites), the HSPB will consider whether the site possesses sufficient historic significance to reclassify the site a Class 1 or Class 2 historic resource and in doing so may issue a stay on demolition or alteration of the site. The property owner is not seeking historic designation of the site at this time. RECOMMENDATION: That the HSPB take no action and allow the processing of building permits for the proposed alterations. BACKGROUND AND SETTING: Based on the historic research supplied by the applicant, the site was completed around 1945. Building Department records describe a 10-unit hotel known as the Palm Highlands Inn. Additional units to the north-east corner of the property were constructed after 1953. The site was impacted by the 2019 floods and currently remains in a state of disrepair. The irregularly shaped parcel has street frontage on East Palm Canyon Drive and Avenida Ortega. It is surrounded by multi-family residential development and hotels. Historic Site Preservation Board Staff Report: February 4, 2025 HDEMO 2025-0001 – Major Alteration of a Class 3 Site – 450 E. Palm Canyon Drive Page 2 of 7 AERIAL VIEW OF THE SUBJECT PARCEL. SUBJECT PROPERTY FROM EAST PALM CANYON DRIVE. VIEW OF SITE FROM INTERIOR COURTYARD LOOKING WEST. Historic Site Preservation Board Staff Report: February 4, 2025 HDEMO 2025-0001 – Major Alteration of a Class 3 Site – 450 E. Palm Canyon Drive Page 3 of 7 Related Relevant City Actions by HSPB, Planning, Fire, Building, etc… January, 2025 Site inspection by HSPB accompanied by City Staff. Ownership Status September, 2023 Purchase by the current owner. ANALYSIS: Staff analysis is based on the application material and the site visit conducted in January of 2025. The property fits within a range of periods: Post-World War II Palm Springs (1945-1969) Theme: Post-World War II Commercial Development (1945-1969) Sub-theme: Hotel and Resort Development (1945-1969) Registration Requirements to be eligible under this theme, a property must: • date from the period of significance; and • represent important patterns and trends in commercial development from this period; or • represent an excellent or rare example of an architectural style, property type, or method of construction; or be associated with a significant architect or designer; and • display most of the character-defining features of a property type or style; and • retain the essential aspects of historic integrity. The vacant site is in desperate need of major repairs and re-vitalization. The applicant proposes to restore the existing buildings in the Spanish Colonial Revival style. The existing perimeter wall along East Palm Canyon will be demolished and reconfigured to accommodate compliant parking spaces. Major alterations to a Class 3 site are processed according to Municipal Code Section 8.05.130. Criteria and Findings for Possible Re-designation of a Class 3 Building. If the HSPB finds that the site warrants possible re-designation, it may direct and authorize the processing of an application to re-designate the site as a Class 1 or Class 2 historic resource, which will then be considered by the HSPB and the City Council as provided in Chapter 8.05 of the Municipal Code. Any demolition/alteration permit shall be automatically stayed for a period of up to one-hundred twenty (120) days pending a re- designation decision. In making its review, the HSPB must make the following findings: 1. That the Class 3 or Class 4 building possesses exceptional historic, architectural, archaeological, cultural or aesthetic significance to warrant redesignation as a Class 1 or Class 2 historic resource in accordance with the criteria set forth in Section 8.05.070 above; and Historic Site Preservation Board Staff Report: February 4, 2025 HDEMO 2025-0001 – Major Alteration of a Class 3 Site – 450 E. Palm Canyon Drive Page 4 of 7 2. That the Class 3 or Class 4 building retains sufficient historical integrity relative to its original configuration, architectural features, or character. If the HSPB cannot affirmatively make these findings, then it shall take no action and refer the permit to the Director of Planning who shall thereafter approve the application for submittal to the Building Department for appropriate building permits. Staff analyzed the site relative to the criteria in 8.05.070 as follows: a. The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below: The site contains 15-units that are arranged along the east and west sides of the parcel with open space containing a large swimming pool at the center of the site. The buildings reflect Spanish Colonial Revival style features but the structures are in poor condition. Further evaluation of the site is listed below: (i) The resource is associated with events that have made a meaningful contribution to the nation, state or community; or Based on the information provided, there are no events associated with the site that rise to a level of significance resulting in a meaningful contribution to the nation, state, or community. This criterion is not met. (ii) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history; or The historic research provided did not identify individuals that would qualify under this criterion; therefore, criterion ii is not met. (iii) The resource reflects or exemplifies a particular period of national, state or local history; or The property is an example of small-scale hotel development during the post-World War II period. Exterior materials like stucco and clay roof tiles reflect an architectural style associated with the desert climate and a resort lifestyle but the surviving buildings would not be considered an exceptional representation, therefore, does not meet this criterion. The applicant proposes to maintain the existing footprint and massing of the structures. The color palette will remain desert neutral and the character-defining features on the buildings will be restored. (iv) The resource embodies the distinctive characteristics of a type, period or method of construction; or Historic Site Preservation Board Staff Report: February 4, 2025 HDEMO 2025-0001 – Major Alteration of a Class 3 Site – 450 E. Palm Canyon Drive Page 5 of 7 Wood frame construction and conventional building materials are used, therefore, does not qualify under Criterion iv. (v) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his or her age, or that possesses high artistic value; or Based on the research conducted by the applicant, the development is not associated with a master designer or builder and the buildings do not exhibit high artistic value. This criterion is not met. (vi) The resource represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or The property does not qualify under Criterion vi because the site does not qualify for district designation. (vii) The resource has yielded or may be likely to yield information important to national, state or local history or prehistory. There is no known information relative to the pre-historic period for this property. Evaluation of Historic Integrity. Historic Integrity is evaluated based on seven qualities: location, design, setting, materials, workmanship, feeling and association in accordance with guidelines of the United States Department of the Interior, National Park Service’s National Register Bulletin titled: “How to apply the National Register Criteria for Evaluation” as revised from time to time. Staff evaluated the property’s integrity as follows: Location. The structures appear on the lot in their original configuration. Design. The layout of the buildings on the site prioritizes the shared open space with the swimming pool as a gathering area. The buildings have flat roofs with parapet walls that are lined with barrel clay roof tiles in a traditional red/orange color as a decorative element. The windows and doors are arranged to optimize functionality, and the 1950s addition incorporates a covered porch along the entrances of each unit. The property also contains mature palm trees throughout the site. Historic Site Preservation Board Staff Report: February 4, 2025 HDEMO 2025-0001 – Major Alteration of a Class 3 Site – 450 E. Palm Canyon Drive Page 6 of 7 Setting. 450 E. Palm Canyon Drive is surrounded by multi-family residential development and hotels. The traffic and activity along East Palm Canyon Drive has increased significantly since the 1940s and there are not vacant lots in close proximity to this site. Materials. The first 10-units were constructed using concrete masonry units (CMU) and the 5-units from the 1950s used wood framing construction techniques. The exterior of each building has a uniform stucco finish, steel-frame windows, and the barrel clay roof tiles outline the parapet and patio/porch overhangs. Original windows have been replaced with vinyl windows in the 10-units from the 1940s, large sections of building walls are missing, and mechanical equipment for each unit is mounted on the roof. Workmanship. Conventional construction methods and materials were used to construct this site. Feeling. Due to the perimeter walls around the site, it is difficult to get a sense of the site from the street but from the interior of the lot, the property reflects a small-scale hotel from the post-World War II era. Association. The property retains a small hotel development feel but it is not affiliated with individuals or designers of significance. ENVIRONMENTAL ASSESSMENT The possible action of the HSPB to initiate a re-designation application and to place a stay of demolition/alteration on the property is not subject to review under CEQA pursuant to Sections 15060 (c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment), and Section 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 15, Chapter 3, because it has no potential for resulting in physical changes to the environment, directly or indirectly. CONCLUSION: Based on the submitted application material, staff finds that the site does not meet the necessary criteria to be reclassified as a Class 1 or Class 2 site at this time, therefore, recommends the HSPB take no action and allows the applicant to move forward with the proposed project. Historic Site Preservation Board Staff Report: February 4, 2025 HDEMO 2025-0001 – Major Alteration of a Class 3 Site – 450 E. Palm Canyon Drive Page 7 of 7 PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer REVIEWED BY: Christopher Hadwin, Director of Planning Services Attachments: A. Vicinity Map B. Application and related material ATTACHMENT A Department of Planning Services Vicinity Map CITY OF PALM SPRINGS 450 E. Palm Canyon Drive ATTACHMENT B JUSTIFICATION LETTER Ochoa Design Associates Richelle Ramirez 73-626 Highway 111 Palm Desert, CA 92260 December 17th, 2024 Historic Site Preservation Board 3200 E Tahquitz Canyon Way Palm Springs, CA 92262 Re: 450 E Palm Canyon Drive, Palm Springs, Ca 92264 To whom it may concern, The building located at 450 E Palm Canyon Drive, a hotel once full of life and music, has unfortunately closed down and become abandoned. Currently, this building is unkept both inside and out, and blocked off from HWY 111—but we believe that we can restore this once beautiful hotel back to its former glory. With the intentions of restoring and reopening as the Green Door Hotel, our goal is to maintain the image of the overall design with minor updates to modernize and comply with the current building code and design requirements. For example, we are proposing a small addition to the north-east side of Building C (refer to sheet A1) to create a larger and more comfortable room for ADA. Another example is that we are adding amenities not previously found at this location, such as a designated check in area, a gym, laundry, and small area for guests to grab a quick bite for the day. While these additional amenities are proposed additions to the site, the intention is to keep a uniform language throughout. The proposed additions (Building B, Building D, Sheet A1) will follow the same design currently present on site, not changing the current romantic Early California look. Another area we would like to modify would be the front and rear entrances. This hotel is blocked off from Highway 111 with an existing 8-foot-high wall. We would like to recreate this wall, following a more consistent look with the buildings next door. When fixed, this wall will showcase the building behind it with a welcoming entry door consistent with the architecture. Altogether, we believe that we are on the right path to create a welcoming and attractive new destination to Palm Springs, bringing in more tourism and revenue to the city. Sincerely, Juan Carlos Ochoa, Architect Richelle Ramirez, Project Manager/Interior Designer December 30, 2024 To whom it may concern, R and R Design authorizes Ochoa Design Associates to fill out and submit the historical application to the City of Palm Springs. Please feel free to call or email me for any questions or concerns. Sincerely, Richelle Ramirez Richelle Ramirez R and R Design LLC (323)-309-8211 richelle@randrdesign.net RESEARCH SUMMARY Ochoa Design Associates Richelle Ramirez 73-626 Highway 111 Palm Desert, CA 92260 December 17th, 2024 Historic Site Preservation Board 3200 E Tahquitz Canyon Way Palm Springs, CA 92262 Re: Summary of Historical Findings for 450 E Palm Canyon Drive, Palm Springs, Ca 92264 After conducting extensive research on the property mentioned above, with resources available to us, this was a summary of our findings: 1. Microfilm record was analyzed and shows that a building permit was applied for on December 1st, 1945, for the construction of 10 units. 2. An archive record found on the Palm Springs Historical Society website stated that there was an exchange agreement done in 1963. This was confirmed with the address, and it was discovered that this hotel, at some point in time, was called the Palm Highlands Inn. This allowed us to delve into old articles with information in regards to this hotel. 3. A simple google search was done first to see if there was any immediate information about this hotel under the name “Palm Highlands Inn” a. An old postcard being sold on eBay came up. This postcard is dated October 4th, 1955. It also has an image of the hotel years back, and also provided an address for this hotel. Interestingly enough, HWY 111 used to be called “Indio Road” so we also used this address to conduct further research—450 Indio Road, Palm Springs. b. The post card seems to be sent from a mother to her children, while she was out celebrating her honeymoon. c. The back of the postcard has a short description of the Inn, stating that they were ‘modern apartments and studio rooms’ d. The image of the postcard is helpful because it gives us a better look at the inn’s design. It used to be painted a dark green. Most of the design today is the same. Additions and changes have been done over the years. 4. Because we were able to find a new business name and address in relation to this location, conducting research on the UCR Center for Bibliographical Studies and Research, became more promising. 5. Research was done as extensively as we could, from searching up previous owners, addresses, and business names to see of there was anything of significance. 6. December 16th, 1958, a short article was written that the Palm highlands Inn was sold to Dr. George Fakehany of Los Angeles. Previous owners were Anna and Herman Waldman. a. The names from above were looked into. Nothing of importance was found. 7. October 11th, 1949, a short article was written that a duck arrived to the hotel and was adopted by the then-owners. Mr. and Mrs. M. M. Niemetz. a. The names above were looked into, nothing of importance was found. b. Another article was found that stated that Mrs. Niemetz reported a prowler at 4:58 am. No further information was provided. 8. March 15th, 1956, a short article was found stating that a few people had stayed at the inn while visiting family. a. The names mentioned in the article were looked into, nothing of importance was found. 9. March 24, 1977, a short article was written that the Palm Highlands Inn was sold to a group of investors. a. Names in the article were looked into, but nothing of significance was found. b. Article mentioned a gentleman named Lee Permut. Apparently, this gentleman disclosed this information to the Desert Sun. It seems like he did have some impact in the hotel industry in Palm Springs, but there was no direct relation with him and the hotel in particular. He was a broker, so he possibly simply helped with the sale of the hotel. 10. The City of Palm Springs Citywide Historic Context Statement provides a little information in regards to the Palm Highland tract, such as the scope of the tract and little information about the architectural style. 11. August 26th, 1964, there was a libel suit filed by the hotel owners. 12. Various dates: a. Los Angeles Mayor Fletcher Bowron and his wife would come and stay at the Palm Highlands Hotel when visiting Palm Springs b. It is unclear when these visits terminated. The items above are just a few of the items discovered mostly through newspapers. Other items were found as well, but in summary, most of the information found in newspapers were either gossip or marketing material such as ads and promotional items. A request for permit records was put in and were able to view much more information as to when the building was constructed and how construction progressed over the years. To begin, the earliest record found was a building permit application submitted December 1st, 1945—just a couple of months after the second world war ended. The permit, while it is hard to read, you can decipher that the permit was to construct a 10-unit hotel or apartment building. It is unclear who the designer may have been. No publishing or permits were found that named an architect. Simply owners, whom, after searching up their names, had no relevant information come up. When on site, the original units are easily identifiable because of the masonry used to construct the walls. The wood frame additions towards the north-east side of the lot were constructed sometime past July 28, 1953. This was confirmed through another building permit application. After reviewing some of the earliest building records, between 1945 and 1994, there have been many requests to update the building. From electrical panel updates, gas, and sewer lines. There were also many requests for a new pool and even a spa, although there is no spa on site at the moment. There were also complaints submitted to the city both in 1982 and 1983, from a neighbor, that this hotel was an eyesore and very unkept. Later building records between 2014-2023 show permits pulled for the replacement of various different items throughout the property, such as the replacement of the roofing material. One of the previous owners also requested an emergency remodel and replacement of walls throughout the building due to a flood. The remodeling company stated in a document that their plan would be to remove any items such as walls, drywall, or cabinets that were affected by the flood. Clearly, when on site, you can see the extent of the work they did—many walls are missing. To this day, this lot in the Palm Highlands tract remains a deserted building with great potential. After doing our research, we have concluded that this building poses no cultural or historical significance. It seems to us that this Inn/Hotel was a quick getaway for people passing through Palm Springs. While its architectural style may be different, it lays in a city that is mostly known for its mid-century modern buildings. Giving this building a desperately needed facelift might be just the thing that Palm Springs needs to bring in more attraction. We ask that you to strongly consider revoking any historical classifications for this building and allow us to breathe back life to this forgotten location. Sincerely, Juan Carlos Ochoa, Architect Richelle Ramirez, Project Manager/Interior Designer NOTES02/28/25JUAN C. OCHOAICHTECA RNI TREN S DC-28502ACIT ASL E FIACOEFLTOGENERAL SYMBOLSPROJECT TEAMVICINITY MAPPROJECT DATAPROPOSED ADDITION AND REMODEL:THE GREEN DOOR HOTELPROPOSED ADDITION AND REMODEL:450 E PALM CANYON DR., PALM SPRINGSTHE GREEN DOOR HOTELA1SITE PLAN & SITE DETAILSA2ELEVATIONS AND IMAGESAPN# 508-353-007 WALL SECTIONT.O.PL. TOP OF PLATECL. CENTERLINE ELEVATION HEIGHTT.O.P. TOP OF PARAPET MATERIAL DESCRIPTION8E85+19'-0"SHEET INDEXSheet No. C o n t a i n s0.Covered & General Notes:COVER SHEET/ GENERAL INFORMATIONArchitectural:The use of this plans shall be restricted to the original site for which they were prepared.to a third party without the written consent and proper compensation to Ochoa Design Associates.This plan and/or design are not to be changed or copied in any form, nor are to be assignedCopyright - 2024 Ochoa Design AssociatesDrawings, specifications and other documents, including those in electronic form, prepared by the Architect & the Architect's consultants are Instruments of Service for use solely with respect to this Project.The Architect and the Architect's consultants shall be deemed the authors and owners of their respectiveInstruments of Service and shall retain all common law, statutory and other reserved rights,including copyrights.ARCHITECT:JUAN CARLOS OCHOAPalm Desert, CA. 92260OCHOA DESIGN ASSOCIATESPhone: (760) 773-6605Email: ochoadesign@ochoadesign.com73-626 Highway 111INTERIOR DESIGN & PROJECT MANAGEMENTR&R DESIGN4270 Brunswick Ave Los Angeles, CA 90039Phone: (323) 309-8211RICHELLE RAMIREZLOCATIONPROJECTNORTHHWY 111Email: richelle@randrdesign.netTOTAL SHEETS4OCCUPANCY GROUP: R1TYPE OF CONSTRUCTION: VBNo. OF STORIES: 1BUILDING HEIGHT: 13'-0" SCOPE OF WORK: EXISTING STRUCTURE TO BE REMODELED AND ADDITION OF AMENITIES SUCH AS BAR, GYM, RECEPTION, ETC. 1) LIST OF BUILDING CODES APPLICABLE TO THIS PROJECT:2019 CALIFORNIA RESIDENTIAL CODE2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA GREEN BUILDING CODE2019 CALIFORNIA ENERGY CODESITE ADDRESS:450 E PALM CANYON DR.PALM SPRINGS, CALIFORNIAAPN# 508-353-007PROJECT SUMMARYTotal Land Area Existing BuildingProposed Additions............................................................................. 26,088 sq.ft................................................................................6,355 sq.ft...............................................................................973 sq.ft.Total Building Footprint................................................................... 7,328 sq.ft.Total Land.......................................................................................18,760 sq.ft.28%72%Total RoomsTotal Parking.....................................................................................................15............................................................................18 Stalls (2 ADA)Proposed Covered Patios.....................................................................753 sq.ft.(Existing and Proposed) (Landscape and Hardscape)HWY 111 AVENIDA ORTEGAE. AVENIDA OLANCHAS PALM CANYON DR. S. CALLE PALO FIERROVIA SALIDA A0EXISTING SITE PLAN & ELEVATIONS\\Ochoadesign-pc\OCHOA DESIGN FILES\Projects\Active Projects\Green Door Hotel\00-0 Cover sheet.dwg, 12/26/2024 2:38:26 PM, AutoCAD PDF (High Quality Print).pc3 123456789101112ROOM 1ROOM 2ROOM 3ROOM 4ROOM 5ROOM 8ROOM 9ROOM 10ROOM 11ROOM 12ROOM 13ROOM 14ROOM 15ROOM 7ROOM 6(E)LAUNDRYROOMSITE PLANSCALE: 1/8" = 1'-0"EXISTING SITE ANDPROPERTY LINE 78'-0"PROPERTY LINE 78'-0"PROPERTY LINE 114'-7"PROPERTY LINE 105'-0"PROPERTY LINE 78'-0" PROPERTY LINE 78'-0"PROPERTY LINE 114'-9"PROPERTY LINE 105'-0"EXISTING BUILDING AEXISTING BUILDING CEXISTING BUILDING CEXISTING REAR YARDEXISTING SIDE YARDEXISTING SIDE YARDEXISTING POOLEXISTING POOLDECKEXISTING PARKINGEXISTING FRONT PATIOEXISTING REARPARKING (UNMARKED)EXISTING TRASHENCLOSUREEXISTING COVERED PATIOEXISTING CONCRETE SLAB10'-0" SETBACK10'-0" SETBACK 10'-0" SETBACK 25'-0" SETBACK25'-0" SETBACK10'-0" SETBACK EXISTING POOL EQUIPMENTLOCATION OF EXISTING ELECTRICAL POSTLOCATION OF EXISTING GUIDEWIREEXISTING COURTYARDFLOOR PLANSF.F. 0'-0"(E) T.O. PARAPET ±12'-4"(E) T.O. ROOF ±10'-5"(E) WEST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING A EXISTING PAINTED CMU BLOCKF.F. 0'-0"(E) T.O. PARAPET ±13'-8"(E) T.O. PARAPET ±12'-8"(E) T.O. PARAPET ±12'-6"(E) WEST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING CEXISTING STUCCOEXISTING PATIO COVERALL SHADED AREAS INDICATEMISSING WALLS OR DOORS (TYPICAL)EXISTING AWNINGS (TYP.)(E) EAST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING CALL SHADED AREAS INDICATEMISSING WALLS OR DOORS (TYPICAL)EXISTING PAINTED CMU WALLSEXISTING STUCCO (E) T.O. PARAPET ±12'-6"F.FL. 0'-0"(E) T.O. PARAPET ±12'-4"(E) T.O. ROOF ±10'-5"F.FL. 0'-0"(E) T.O. PARAPET ±13'-8"(E) T.O. PARAPET ±12'-8"(E) T.O. PARAPET ±13'-0"(E) T.O. PARAPET ±12'-0"(E) EAST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING A ALL SHADED AREASOR DOORS (TYPICAL)EXISTING AWNINGS (TYP.)EXISTING ROOFEXISTING PAINTEDCMU BLOCK (TYP)INDICATE MISSING WALLSVENTS (TYP.)(E) NORTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING C (E) T.O. PARAPET ±12'-6"F.FL. 0'-0"EXISTING STUCCOF.F. 0'-0"(E) T.O. PARAPET ±13'-8"(E) T.O. PARAPET ±12'-4"(E) SOUTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING CEXISTING PAINTED CMU BLOCK (TYPICAL)F.F. 0'-0"(E) T.O. PARAPET ±13'-8"(E) T.O. PARAPET ±12'-4"(E) SOUTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING AEXISTING PAINTED CMU BLOCKNorthREVISIONS:#DATE: 12-2-24SCALE:S H E E T.DRAWN:FILE: Active /Green DoorOF SHEETS.JUAN C. OCHOAOEES L STIC TE ANOTHILCAI F ARCFC-28502D02/28/25R TIN A CE© original site for which they were prepared The use of this plans shall be restricted to the compensation to Ochoa Design Associates third party without the written consent and proper copied in any form, nor are to be assigned to a This plan and/or design are not to be changed or Instruments of Service for use solely with respect to the Architect and the Architect's consultants are including those in electronic form, prepared by Drawings, specifications and other documents, all common law, statutory and other reserved respective Instruments of Service and shall retain be deemed the authors and owners of their The Architect and the Architect's consultants shall Copyright 2024 Ochoa Design Associates this Project. rights, including copyrights.www.ochoadesign.com ochoadesign@ochoadesign.com phone (760) 773-6605 fax (760) 773-6602 Juan Carlos Ochoa, Architect C28502 73-626 HIGHWAY 111, PALM DESERT,CA. 92260 a r c h i t e c t u r e / d e s i g n / p l a n n i n g c h a e s i g n s s c i a t e s PALM SPRINGS, C A L I F O R N I A 450 E PALM CANYON DR. AN ADDITION AND REMODEL FOR: GREEN DOOR HOTEL APN # 508-353-007Hotel / WD1/AND ELEVATIONSA0D.C.11-4-2024AS SHOWNEXISTING SITE \\Ochoadesign-pc\OCHOA DESIGN FILES\Projects\Active Projects\Green Door Hotel\A0-Existing Site Plan.dwg, 12/23/2024 1:46:32 PM, AutoCAD PDF (General Documentation).pc3 SITE LEGENDGRAVELCONCRETESYNTHETIC GRASSWATERFIREPITFICUSTREEEXISTING TO BE REMOVED EXISTING 2x WALLNEW 2x WALLCUSHIONSNorthPALM TREENOTE: ALL PALM TREES ARE EXISTINGPROJECT DATASITE ADDRESS:450 E PALM CANYON DR.PALM SPRINGS, CALIFORNIAAPN# 508-353-007OVERHANGSCENTERLINESPROPERTY LINESSETBACKS1A1EXISTINGADDITIONCLCL123456789101112131415161718LOADING ZONEPROPERTY LINE 114'-7"PROPERTY LINE 78'-0" PROPERTY LINE 78'-0"PROPERTY LINE 114'-9"PROPERTY LINE 105'-0"PROPERTY LINE 105'-0"9'x 9' CANTILEVERED UMBRELLAPROPERTY LINE 78'-0"PROPOSED POOLEQUIPMENT LOCATIONPROPOSED WATER FEATUREPROPOSED RELOCATIONOF GUIDEWIRELOCATION OF EXISTING ELECTRICAL POSTROOM 16 0 I N CHES HANDI CCAPEDDIAMETERADAROOM 2ROOM 3ROOM 4ROOM 5ROOM 6ROOM 7ROOM 8ROOM 9ROOM 10ROOM 11ROOM 12ROOM 14ROOM 15ROOM 16PREP AREARECEPTIONSTO.6 0I NCHESHANDICCAPEDDIAMETERADAWORK- OUTSTO.60INCHESHANDICC A P E D D IAMETERADAROOMLAUNDRYMECH.4A3EXISTING STREET AND CURBSEXISTING STREET, CURB,AND SIDEWALKS10'-0" SETBACK 10'-0" SETBACK 4A3COVERED PAVILIONGREEN DOOR HOTELSCALE: 1/8" = 1'-0"PROPOSED SITE AND FLOOR PLANSFIREPITFIREPITPARASOLSPAFOUNTAINPOOLBIKE RACKSPABOCCECOURTFIREPITCORNHOLETENANT IMPROVEMENT AND ADDITION FOR:GREEN DOOR HOTELPROJECT SUMMARYTotal Land Area Existing BuildingProposed Additions.....................................................± 26,088 sq.ft.........................................................± 6,355 sq.ft........................................................973 sq.ft.Total Building Footprint............................................± 7,328 sq.ft.Total Open Space.................................................± 15,920 sq.ft.± 28%± 61%Total RoomsTotal Parking................................................................................15.......................................................18 Stalls (2 ADA)BEACH ENTRANCECOLORS:FLOOR PLANLANDSCAPEWALLS AND SITE:LANDSCAPE:BAR123321 123Proposed Covered Patios.............................................753 sq.ft.(Existing and Proposed) (Landscape, Hardscape, no parking or loading)ALFRESCOBENCHBENCH25'-0" SETBACKTANNINGSHELFNOPARKING25'-0" SETBACK65'-2"24'-5"13'-0"SPA3'-5"3'-0"15'-0"17'-0"11'-0"17'-0"18'-0"6'-0"29'-5"1A12A3TYPE ATYPE BPROPOSED NEWENTRANCE GATE1A311'-6" 5'-8"3'-0"10'-0" SETBACK 10'-0" SETBACKSPA1A33'-0"9'-0"5'-0" 8'-0"10'-0" 8'-0"5'-0"9'-0" PROPERTY LINE 78'-0" 10'-10"9'-0"5'-0"9'-0"WATER FEATUREPROPOSED NEWENTRANCE GATECL4'-0"SPANO PARKINGTYPE A1F.F. 0'-0"TYPICAL SECTION FOR TYPE A AND BPROPOSED FRONT AND REAR ENTRANCE312NEW ROOF TILES TOMATCH EXISTINGNEW WOOD CORBELS TOMATCH EXISTING OR SIMILARSOLID WOOD "GREEN DOOR"COLOR: ESSEX GREENSCALE: 1/4"=1'-0"F.F. 0'-0"T.O. RIDGE 11'-0"T.O. DOOR 7'-6"T.O. RIDGE 11'-0"T.O. DOOR 7'-6"T.O. ARCH 8'-6"13'-0"2'-6"1'-0"6'-0"1'-0"2'-6"3'-6"3'-6"3'-6"NOTE: SEE MATERIAL SAMPLEBOARD FOR COLORF.F. 0'-0"T.O. RIDGE 11'-0"T.O. DOOR 7'-6"9'-11"1'-0"6"5'-4"6"2'-7"6"1'-0"ELEVATIONTYPE BELEVATIONDATE:SCALE:S H E E T.DRAWN:FILE: Active/Green Door Hotel/OF SHEETS.REVISIONS:#JUAN C. OCHOAOEES L STIC TE ANOTHILCAI F ARCFC-28502D02/28/25R TIN A CE© original site for which they were prepared The use of this plans shall be restricted to the compensation to Ochoa Design Associates third party without the written consent and proper copied in any form, nor are to be assigned to a This plan and/or design are not to be changed or Instruments of Service for use solely with respect to the Architect and the Architect's consultants are including those in electronic form, prepared by Drawings, specifications and other documents, all common law, statutory and other reserved respective Instruments of Service and shall retain be deemed the authors and owners of their The Architect and the Architect's consultants shall Copyright 2024 Ochoa Design Associates this Project. rights, including copyrights.www.ochoadesign.com ochoadesign@ochoadesign.com phone (760) 773-6605 fax (760) 773-6602 Juan Carlos Ochoa, Architect C28502 73-626 HIGHWAY 111, PALM DESERT,CA. 92260 a r c h i t e c t u r e / d e s i g n / p l a n n i n g c h a e s i g n s s c i a t e s PALM SPRINGS, C A L I F O R N I A 450 E PALM CANYON DR. AN ADDITION AND REMODEL FOR: GREEN DOOR HOTEL APN # 508-353-007 SITE PLAN A1Proposed Site Plan 4D.C.11-4-2024AS SHOWNSITE DETAILS \\Ochoadesign-pc\OCHOA DESIGN FILES\Projects\Active Projects\Green Door Hotel\Proposed Site Plan 4.dwg, 12/26/2024 3:09:06 PM, AutoCAD PDF (High Quality Print).pc3 WEST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING DF.F. 0'-0"T.O. PARAPET 12'-0"T.O.P. 10'-0"21324SOUTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING DF.F. 0'-0"T.O. BEAM 9'-0"T.O. RIDGE ±11'-4"4EAST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING DF.F. 0'-0"B.O. BEAM 8'-0"T.O. RIDGE ±11'-4"NORTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING DF.F. 0'-0"T.O. PARAPET 12'-0"T.O.P. 10'-0"F.F. 0'-0"T.O. RIDGE ±11'-0"T.O. BEAM 9'-0"EAST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING BF.F. 0'-0"T.O. PARAPET 12'-0"F.F. 0'-0"T.O. RIDGE ±11'-0"B.O. BEAM 8'-0"NORTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING BT.O. PLATE 10'-0"WEST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING BF.F. 0'-0"T.O. PARAPET 12'-0"T.O. PLATE 10'-0"SOUTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING B21324PROPOSED NEW BUILDINGS AND COVERED PAVILIONSKEYNOTES#1.NEW STUCCO TO MATCH EXISTING(TYPICAL)2.NEW ROOF TILES TO MATCH EXISTING(TYPICAL)3.NEW ROOF VENTS TO MATCH EXISTING(TYPICAL)4.NEW WOOD PAVILION5.EXISTING ROOF TILES6.ALL EXISTING DOORS AND WINDOWS TOBE REMOVED AND REPLACEDACCORDING TO PLANS AND ELEVATIONS.STYLES TO BE DETERMINED. (TYP.)7.EXISTING PAINTED BRICK WALLS8.EXISTING STUCCO WALLS9.EXISTING OVERHANGS10.EXISTING ROOF VENTSNOTES:a.REFER TO IMAGES BELOW FOR ALLEXISTING ITEMS1AERIAL VIEW OF GREEN DOOR HOTELEXISTING CONDITIONS5SOUTH TO NORTH, FRONT (STREET) VIEW,FROM EAST PALM CANYON DR.4SW TO NE, INTERIOR COURTYARD VIEW,NORTH OF BUILDING C3WEST TO EAST, INTERIOR COURTYARD VIEW,SOUTH OF BUILDING C2NORTH TO SOUTH, INTERIOR COURTYARD VIEW,TOWARDS EAST PALM CANYON DR. 7NE TO SW, INTERIOR COURTYARD VIEW,BUILDING A9EAST TO WEST, INTERIOR COURTYARD VIEW,BUILDING A8SE TO NW, INTERIOR COURTYARD VIEW,BUILDING A10EXISTING BUILDING CSOUTHERN HALF OF BUILDING C ISPAINTED CMU. 6EXISTING BUILDING CNORTHERN HALF OF BUILDING C ISWOOD FRAMING WITH STUCCO,DETAIL IMAGE OF EXISTING PATIO COVERWITH CLAY ROOF TILES11EXISTING BUILDING CENTIRE BUILDING IS PAINTED CMUDETAIL IMAGE OF EXISTING PATIO COVERWITH CLAY ROOF TILES AND PAINTEDWOODEN CORBELSNorthNOTE: IMAGE IS NOT TO SCALE. IMAGE IS USED TO SHOW APPROXIMATE LOCATION OF BUILDINGSBUILDING ABUILDING CBUILDING DREFERENCE IMAGESAERIAL LEGENDREFER TO SITE PLAN (SHEET A1) FOR SCALE EXISTING TO REMAINPROPOSED ADDITIONSBUILDING BWEST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING CF.F. 0'-0"T.O. PARAPET ±13'-8"T.O. PARAPET ±12'-8"T.O. PARAPET ±12'-6"1'-0" 1'-0" 12'-0" 13'-0"F.F. 0'-0"T.O. PARAPET ±12'-4"T.O.P. 8'-6"NORTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING CADDITION TO BUILDING CEXISTINGF.F. 0'-0"T.O. PARAPET ±13'-8"T.O. PARAPET ±12'-4"SOUTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING CEAST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING CT.O. PARAPET ±12'-4"F.F. 0'-0"T.O. PARAPET ±12'-6"T.O. ROOF ±10'-5"1'-6"T.O.P. 8'-6"T.O. RIDGE ±10'-6"ADDITION TO BUILDING CEXISTINGF.F. 0'-0"T.O. PARAPET ±13'-8"T.O. PARAPET ±12'-4"SOUTH ELEVATIONSCALE: 1/8" = 1'-0"BUILDING AF.F. 0'-0"T.O. PARAPET ±12'-4"T.O. ROOF ±10'-5"WEST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING AF.F. 0'-0"T.O. PARAPET ±13'-8"T.O. PARAPET ±12'-8"T.O. PARAPET ±13'-0"T.O. PARAPET ±12'-0"EAST ELEVATIONSCALE: 1/8" = 1'-0"BUILDING A165225216756976657106910579998866DATE:SCALE:S H E E T.DRAWN:FILE: Active/Green Door Hotel/OF SHEETS.REVISIONS:#JUAN C. OCHOAOEES L STIC TE ANOTHILCAI F ARCFC-28502D02/28/25R TIN A CE© original site for which they were prepared The use of this plans shall be restricted to the compensation to Ochoa Design Associates third party without the written consent and proper copied in any form, nor are to be assigned to a This plan and/or design are not to be changed or Instruments of Service for use solely with respect to the Architect and the Architect's consultants are including those in electronic form, prepared by Drawings, specifications and other documents, all common law, statutory and other reserved respective Instruments of Service and shall retain be deemed the authors and owners of their The Architect and the Architect's consultants shall Copyright 2024 Ochoa Design Associates this Project. rights, including copyrights.www.ochoadesign.com ochoadesign@ochoadesign.com phone (760) 773-6605 fax (760) 773-6602 Juan Carlos Ochoa, Architect C28502 73-626 HIGHWAY 111, PALM DESERT,CA. 92260 a r c h i t e c t u r e / d e s i g n / p l a n n i n g c h a e s i g n s s c i a t e s PALM SPRINGS, C A L I F O R N I A 450 E PALM CANYON DR. AN ADDITION AND REMODEL FOR: GREEN DOOR HOTEL APN # 508-353-007 ELEVATIONS AND IMAGESA2Elevations 2D.C.10-1-2024AS SHOWN\\Ochoadesign-pc\OCHOA DESIGN FILES\Projects\Active Projects\Green Door Hotel\Elevations 2.dwg, 1/2/2025 10:24:05 AM, AutoCAD PDF (High Quality Print).pc3 S&J Environmental Testing 1464 Madera Rd. #N202, Simi Valley, Ca 93065 S&J Environmental Testing, Inc. 1464 Madera Rd. #N202, Simi Valley, CA 93065 (Phone) 805-206-9035 SJEnvironmentalTesting@Gmail.com ASBESTOS CONTAINING MATERIAL 1000 POINT COUNT REPORT February 26, 2019 Client Information: Precision Risk Management c/o Rose on Palms 450 E. Palm Canyon Drive Palm Springs, Ca 92264 Property Information: Rose on Palms The Green Door 450 E. Palm Canyon Drive Palm Springs, Ca 92264 Service: Asbestos 1000 Point Count Analysis Date: February 18, 2019 S&J Representative: Shane Blanchard (CSST 14-5207; CDPH 26822) Supervising CAC: Steve Finkelstein (CAC 92-0494) Client and/or Homeowner: Rose on Palms Authorization/Access given by: Coco Moffett/Rose on Palms Total Asbestos Bulk Samples Collected: 48 Total Regulated Asbestos Containing Materials: 2 Total Samples Resubmitted for 1000 Point Count: 2 Requested Samples for Resubmission: Sample A-04- Skim Coat- (Room 6 Kitchen Wall) - <1% Chrysotile Sample C-20- Skim Coat- (Lounge Water Heater Closet) - <1% Chrysotile Independent Accredited Laboratory: Micron Environmental Lab S&J Project No: 123-19-027 Claim Number: 2019-5354 Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. S&J Environmental Testing, Inc. 3938 Germain St., Camarillo, CA 93010 Methodologies Original samples collected for asbestos content were analyzed by Environmental Protection Agency (EPA) Method 600/R-93/116 per the Code of Federal Regulations (CFR) Title 40 Part 763.86 using Polarized Light Microscopy (PLM). Resubmitted samples were analyzed by the 1000 Point Count method. ASBESTOS Asbestos Sampling Protocol A minimum sample amount per material is collected based on building material type and category (as defined by the EPA), square footage and similarity (homogeneous in color, texture and installation dates). In accordance with EPA protocol, a material is considered to contain asbestos if results of any of the homogenous material samples indicate that asbestos is present. A material shall be considered non asbestos containing only if all samples collected of that material indicate that no asbestos is detected. Materials containing greater than one percent (>1.0%) asbestos as determined by Polarized Light Microscopy (PLM) methodology are considered to be regulated asbestos-containing materials (ACM) according to the Environmental Protection Agency (EPA). These materials are subject to regulatory provisions under 40 CFR 61. Materials containing greater than one tenth of one percent (>0.1%) methodology are considered to be a regulated asbestos-containing construction material (ACCM) according to California Occupational Safety and Health Administration (Cal-OSHA). These materials are subject to regulatory provisions under the California Code of Regulations (CCR), Title 8; Section 1529. The amended National Emission Standard for Hazardous Air Pollutants (NESHAP), November 20, 1990, included a requirement that when the asbestos content of a bulk sample material is determined using procedures outlined in the Interim Met hod and the asbestos content is estimated to be less than 10% by a method other than Point Counting, the parties legally responsible for a building (owner/operator) may (1) elect to assume the amount to be greater than 1% and treat the material as a regulated asbestos-containing material, or (2) require verification of the amount by the Point Counting method. The purpose of this procedure is to minimize false negative analysis (reporting the sample as containing less than 1% asbestos for asbestos -containing samples actually containing greater than 1%) and false positives (reporting the sample as containing greater than 1% asbestos for samples containing less than 1% asbestos). Point Counting was included in NESHAP in response to an EPA study that found an unacceptable amount of false negative and false positive analyses by methods outlined in the Interim Method. Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. S&J Environmental Testing, Inc. 3938 Germain St., Camarillo, CA 93010 Asbestos Sample Results S&J resubmitted a total of two (2) bulk samples to be re-analyzed by the 1000 Point Counting method for asbestos content. Analytical results and chain of custody are attached. Summary of Building Materials Sampled MATERIAL LOCATION REGULATED LEVELS Y/N EST. QTY CONDITION FRIABLE Y/N Skim Coat Room 6 Kitchen Wall No <0.1% CH 5000 SF Good Yes Skim Coat (Unfinished) Lounge Water Heater Closet Wall No <0.1% CH 800 SF Good Yes Results/Recommendations The material re-analyzed via the 1000-point count method DO NOT contain regulated levels of asbestos. Since the material has been deemed as a non-regulated material, the material is not required to be handled by an asbestos abatement contractor. Although the asbestos abatement option is still a recommendation, it is not a requirement per the 1000-point count result. Disposal Any materials containing greater than (>) 1.0% asbestos are subject to regulations under EPA (National Emission Standards for Hazardous Air Pollutants [NESHAP]) governing the storage, transportation and disposal of hazardous waste. Any materials containing less than (<) 1.0% asbestos may be properly bagged and disposed of as construction debris. Building Materials containing greater than 0.1% and less than 1% Asbestos, must be abated by a California Licensed Abatement Contractor and must be disposed as hazardous waste unless resubmitted for Point Counting analysis (SCAQMD (South Coast Air Quality Management District) Territory only). If no asbestos is present (and no lead-based paint is present), the material may be disposed of as construction debris. NESHAP has allowed for the composite sampling of drywall and joint compound for disposal purposes only. If the drywall and joint compound composite sample results indicate a content of less than 1% asbestos, the drywall and joint compound may be properly bagged and disposed of as construction debris, regardless of the asbestos content of the joint compound itself. If the drywall and joint compound composite sample results indicate a content of greater than 1% asbestos, then this material is subject to the EPA (NESHAP) regulations governing the storage, transportation and disposal of hazardous waste. Building Materials containing greater than 0.1% and less than 1% Asbestos, must be abated by a California Licensed Abatement Contractor and must be disposed as hazardous waste unless resubmitted for Point Counting analysis (SCAQMD (South Coast Air Quality Management District) Territory only). Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. S&J Environmental Testing, Inc. 3938 Germain St., Camarillo, CA 93010 Limitations S&J is committed to providing quality consulting services. However, asbestos survey and lead inspection work is not an exact science. Because there is the possibility of unforeseen or unexpected property, field and/or general conditions, beyond S&J’s control, that could potentially affect our work, and/or if there is present concern for the safety of our employees, our consultants, occupants or the public at the site, and/or if there are property insurance constraints, we must qualify the services we provide with the following limitations: • Although reasonable effort was made to sample all accessible suspect materials which will be impacted during the repairs/restoration activities of the damaged areas, additional suspect materia ls could be located between walls, in voids, or in other concealed areas. Caution should be exercised regarding these areas. In the event that additional materials are found which have not been sampled, S&J recommends that work stops until those materials can be sampled for asbestos and/or lead content. • In addition, sampling and laboratory analysis constraints typically hinder the investigation. S&J does not warrant, guarantee or profess to have the ability to locate or identify all asbestos- containing materials in a facility. • Confined spaces, and areas determined by S&J’s personnel as unsafe to access, are excluded from the scope of work. • S&J is not, and has no responsibility as, a generator, operator, treater, storer, transporter or dispos er of hazardous materials or waste found or identified as a result of S&J’s work. • S&J does not guarantee or warrant that the facility or workplace is safe; nor does S&J’s involvement in this property relieve the Client, building owner/operator or tenant of any continuing responsibility of providing a safe facility or living space. • This report was based on those conditions observed on the day the field evaluation was accomplished. In the event that changes in the nature of the property have occurred, or additional relevant information about the property is subsequently discovered, the findings contained in this report may not be valid unless these changes and additional relevant information are reviewed and the conclusion of this report is modified and verified in writing. If you have any questions concerning the information within this report, please contact our Operations Department at 805.558.3699. Thank you very much for choosing S&J Environmental Testing. We appreciate the opportunity to be of service. Sincerely, S&J Environmental Testing Written By: Shane Blanchard Field Technician Certified Site Surveillance Technician # 14-5207 Lead Sampling Technician #26822 Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. S&J Environmental Testing, Inc. 3938 Germain St., Camarillo, CA 93010 Reviewed By: Steve Finkelstein Certified Asbestos Consultant #92-0494 CDPH IA/MP #17901 Attachments: Analytical Data/Chain of Custody ATTACHMENT A ANALYTICAL DATA, CHAIN OF CUSTODY February 21, 2019 S & J Environmental Mr. Blanchard Subject:Bulk Sample Analysis by 1000 Point Count 11919059 Maxi ‒ The Green Door 450 E Palm Canyon Dr, Palm Springs, CA 92264 Dear This report includes an attached summary of the samples collected for the analyses of the 2 bulk samples received by this laboratory on 2/18/2019. The analyses were performed using polarized light microscopy (PLM) in accordance with the EPA Method 600/R-93/116, July 1993. The asbestos quantification was based using the semi-quantitative point count method (gravimetry/mass reduction). lie within the statistical variability based on the use of the reference standard material that are routinely quantified in the laboratory. Micron Environmental Labs, Inc. is accredited by the National Accreditation Program (NVLAP) Lab Code 200294-0 for asbestos fiber analysis (PLM). Micron Environmental Labs, Inc. is responsible for the accuracy in this report, but we are not liable for any wrong data given to us by the client regarding these samples or for any misuse or interpretation of information supplied by Liability shall extend to providing replicate analyses only. This report must not be used by the client to claim product endorsement by NVLAP or any agency of the U.S. Government. We will retain these samples for a period of ninety days unless otherwise specified. This report pertains only to the samples submitted and analyzed. Please feel free to contact the laboratory for questions regarding results or the analytical methods used at (626)-454-4782. Sincerely, Micron Environmental Labs, Inc. Daniel Gamez Director Attachments Shane Blanchard Simi Valley, Ca 93065 NO 1464 Madera Rd., Micron Environmental will not grant reproduction of this report unless an approval is obtained from this laboratory. The accuracy and precision of point count results are based on the use of known standard's materials. These 3565 Lexington Ave ∙ El Monte, California 91731 Phone (626) 454-4782 ∙ Fax (626) 602-9661 Micron Environmental Labs, Inc. 3565 Lexington Ave. El Monte, CA 9173 Tel: 626-454-4782 Fax: 626-602-9661 Bulk Sample Analysis Summary Reference No: Date Received: Date Analyzed: Sample Qty: Project: Microscopist: Sample Description / Color Asbestos Counts/ Total Counts Analytical Results Q.C. February 21, 2019 Shane Blanchard S & J Environmental Simi Valley, Ca 93065 Maxi ‒ The Green Door 450 E Palm Canyon Dr, Palm Springs, CA 92264 11919059 2/21/19 Daniel Gamez Client ID No. Micron ID No. 2/15/19Date Collected: 2/18/19 1464 Madera Rd., 2 NIST / NVLAP Lab Code No. 200294-0 California ELAP Certificate No. 2297 Analytical Method: EPA 600/R-93/116 PDF and Print Create Email Save Report PDF Attach log to report Save Invoice PDF A04 Skim Coat Room 6 kitchen wall <0.1%CHRY 99.9% Fillers RF: 0.3647; Acid Dissolution 0 / 1000 803445 C20 Skim Coat (unfinished) Lounge WH closet wall <0.1%CHRY 99.9% Fillers RF: 0.4134; Acid Dissolution 0 / 1000 803477 Microscopist: ___________________________________ The limit of detection for this analytical method using 400 points is 0.25 percent asbestos (area estimates). The limit of detection for this analytical method using 1000 points is 0.10 percent asbestos (area estimates). S&J Environmental Testing 1464 Madera Rd. #N202, Simi Valley, Ca 93065 S&J Environmental Testing, Inc. 1464 Madera Rd. #N202, Simi Valley, CA 93065 (Phone) 805-558-3699 SJEnvironmentalTesting@Gmail.com LIMITED BULK SAMPLING FOR ASBESTOS AND LEAD February 26, 2019 Client Information: Precision Risk Management c/o Rose on Palms 450 E. Palm Canyon Drive Palm Springs, Ca 92264 Property Information: Rose on Palms The Green Door 450 E. Palm Canyon Drive Palm Springs, Ca 92264 Service: Limited Asbestos and Lead Survey Date: February 15, 2019 S&J Representative: Shane Blanchard (CSST 14-5207; CDPH 26822) Supervising CAC: Steve Finkelstein (CAC 92-0494) Client and/or Homeowner: Rose on Palms Authorization/Access given by: Coco Moffett/Rose on Palms Total Samples Collected: 64 Total Asbestos Bulk Samples Collected: 48 Total Lead Bulk Samples Collected: 16 Requested and/or Affected Area: Units 2-15 (Walls & Ceilings (Partial)) This is a limited survey, sampling was limited to the areas and materials which will be impacted by repair/restoration/renovation activities as directed by client and/or representative. Independent Accredited Laboratory: Micron Environmental Lab Asbestos: EPA 600/R-93/116 (PLM)- Lead: SW 846 3050B EPA 7420 (FAA) S&J Project No: 123-19-027 Claim Number: 2019-5354 Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. Lab Analysis Method Samples collected for asbestos content were analyzed by Environmental Protection Agency (EPA) Method 600/R-93/116 per the Code of Federal Regulations (CFR) Title 40 Part 763.86 using Polarized Light Microscopy (PLM). Paint chip or other surface coating mat erial samples collected for lead content were analyzed by EPA Method SW 846 3050B, EPA 7420. ASBESTOS SURVEY Sampling Protocol A minimum sample amount per material is collected based on building material type and category (as defined by the EPA), square footage and similarity (homogeneous in color, texture and installation dates). In accordance with EPA protocol, a material is considered to contain asbestos if results of any of the homogenous material samples indicate that asbestos is present. A material shall be considered non asbestos containing only if all samples collected of that material indicate that no asbestos is detected. Materials containing greater than one percent (>1.0%) asbestos as determined by Polarized Light Microscopy (PLM) methodology are considered to be regulated asbestos-containing materials (ACM) according to the Environmental Protection Agency (EPA). These materials are subject to regulatory provisions under 40 CFR 61. Materials containing greater than one tenth of one percent (>0.1%) methodology are considered to be a regulated asbestos-containing construction material (ACCM) according to California Occupational Safety and Health Administration (Cal-OSHA). These materials are subject to regulatory provisions under the California Code of Regulations (CCR), Title 8; Section 1529. The amended National Emission Standard for Hazardous Air Pollutants (NESHAP), November 20, 1990, included a requirement that when the asbestos content of a bulk sample material is determined using procedures outlined in the Interim Method and the asbestos content is estimated to be less than 10% by a method other than Point Counting, the parties legally responsible for a building (owner/operator) may (1) elect to assume the amount to be greater than 1% and treat the material as a regulated asbestos-containing material, or (2) require verification of the amount by the Point Counting method. Building Materials containing greater than 0.1% and less than 1% Asbestos, must be abated by a California Licensed Abatement Contractor and must be disposed as hazardous waste unless resubmitted for Point Counting analysis (SCAQMD (South Coast Air Quality Management District) Territories only). The purpose of this procedure is to minimize false negative analysis (reporting the sample as containing less than 1% asbestos for asbestos-containing samples actually containing greater than 1%) and false positives (reporting the sample as containing greater than 1% asbestos for samples containing less than 1% asbestos). Point Counting was included in NESHAP in response to an EPA study that found an unacceptable amount of false negative and false positive analyses by methods outlined in the Interim Method. Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. Asbestos Sample Results S&J collected a total of forty-eight (48) bulk samples for asbestos analysis. In accordance with EPA bulk sampling method protocols, the laboratory must separate all layers within a single sample that may result in additional separate samples for analysis. Analytical results and chain of custody are attached. Results Table: Building Materials Sampled MATERIAL SAMPLED LOCATION OF SAMPLES REGULATED LEVELS Y/N EST. QTY CONDITION OF MATERIAL FRIABLE Y/N Plaster/Skim Coat Room 2 Bedroom Wall, Room 4 Bedroom Ceiling, Room 5 Bathroom Wall, Room 6 Kitchen Wall, Room 15 Kitchen Wall, Room 13 Bathroom Wall, Room 13 Bedroom Ceiling, Room 10 Den Wall, Room 9 Living Room Wall Yes Skim Coat <1% CH 5000 SF Good Yes Drywall/Joint Compound Room 2 Bedroom Wall, Room 5 Kitchen Wall, Room 6 Bedroom Wall, Room 14 Bathroom Wall, Room 11 Bathroom Wall, Room 10 Left Bedroom Ceiling, Room 10 Left Bedroom Wall, Room 9 Dining Room Wall, Room 9 Dining Room Ceiling No 5000 SF Good No Plaster/Skim Coat (Unfinished) Room 9 Water Heater Closet Wall, Lounge Water Heater Closet Wall, Room 1 Water Heater Closet Wall Yes Skim Coat <1% CH 800 SF Good Yes Drywall/Joint Compound (Unfinished) Room 9 Water Heater Closet Wall, Room 11 Water Heater Closet Wall, Room 5 Water Heater Closet Wall No 200 SF Good No Regulated Asbestos Containing Materials: 1) Skim Coat- Rooms 2-15 2) Skim Coat (Unfinished Plaster)- Water Heater Closets Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. Results/Recommendations The materials sampled (listed above) contain regulated levels of asbestos. California law requires that state registered and certified asbestos abatement contractors perform the abatement of any more than 100 square feet of regulated asbestos containing material. Abatement of less than 100 square feet must still follow Cal/OSHA health and safety regulations. S&J recommends that an abatement contractor perform all asbestos related work. Building Materials containing greater than 0.1% and less than 1% Asbestos, must be abated by a California Licensed Abatement Contractor and must be disposed as hazardous waste unless resubmitted for Point Counting analysis (SCAQMD Territories only). To more accurately determine if the material is regulated (any material less than 10%) S&J recommends the Point Counting Method, outlined above. If the material is not reanalyzed all similar materials must be considered regulated asbestos containing materials. Disposal Any materials containing greater than (>) 1.0% asbestos are subject to regulations under EPA (National Emission Standards for Hazardous Air Pollutants [NESHAP]) governing the storage, transportation and disposal of hazardous waste. Any materials containing less than (<) 1.0% asbestos may be properly bagged and disposed of as construction debris. If no asbestos is present (and no lead-based paint is present), the material may be disposed of as construction debris. Building Materials containing greater than 0.1% and less than 1% Asbestos, must be abated by a California Licensed Abatement Contractor and must be disposed as hazardous waste unless resubmitted for Point Counting analysis (SCAQMD (South Coast Air Quality Management District) Territory only). NESHAP has allowed for the composite sampling of drywall and joint compound for disposal purposes only. If the drywall and joint compound composite sample results indicate a content of less than 1% asbestos, the drywall and joint compound may be properly bagged and disposed of as construction debris, regardless of the asbestos content of the joint compound itself. If the drywall and joint compound composite sample results indicate a content of greater than 1% asbestos, then this material is subject to the EPA (NESHAP) regulations governing the storage, transportation and disposal of hazardous waste. Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. LEAD Sampling Protocol Representative paint chip or other surface coating material samples shall be collected for lead content of each dissimilar building component type which have common substrates and paint, stain, varnish or shellac color. The State of California, United States Department of Housing and Urban Development (HUD), and EPA define Lead-Based Paint (LBP) as a painted or other surface coating material containing greater than or equal to (>_) 5,000 parts per million (ppm) per 40 CFR Part 745. Painted material or surfaces containing lead levels between 0.1 and 1.0 mg/cm2 or 600 to 5000 ppm of lead however are considered Lead Containing Paint (LCP). LCP removal and disposal must be performed in accordance with California OSHA regulations and can be handled by a regular contractor who has prepared a California OSHA lead compliance plan/program for the protection of its workers. LCP is not a hazard to occupants per the EPA, HUD, and Cal/DPH and thus not regulated by those agencies. Lead Sample Results S&J collected a total of sixteen (16) paint or other surface coating material samples for lead analysis results. Lead Sample Results Table SPL # COLOR SUBSTRATE COMPONENT LOCATION CONDITION REGULATED LEVELS? Y/N LP-1 White Drywall/Plaster Walls & Ceiling Room 2 Bedroom Intact No <100 ppm LP-2 White Plaster Walls Room 2 Bathroom Intact No <100 ppm LP-3 Red Ceramic Tile Floors Room 2 Bathroom Intact No <100 ppm LP-4 White Wood Door Casing Room 4 Intact No <100 ppm LP-5 White Plaster Ceiling Room 4 Bedroom Intact No 112 ppm LP-6 White Plaster Walls Room 5 Kitchen Intact No <100 ppm LP-7 Yellow Ceramic Tile Shower Tile Room 4 Bathroom Intact No 266 ppm LP-8 Blue Ceramic Tile Shower Tile Room 4 Bathroom Intact No 370 ppm LP-9 White Drywall Walls Room 6 Bedroom Intact No 186 ppm Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. LP-10 White Brick Fireplace Room 6 Bedroom Intact No <100 ppm LP-11 White Plaster Walls Room 6 Bedroom Intact No <100 ppm LP-12 White Plaster Walls Room 13 Bathroom Intact No <100 ppm LP-13 Red Ceramic Tile Floor Tile Room 11 Bathroom Intact No <100 ppm LP-14 White Drywall Walls & Ceiling Room 9 Dining Room Intact No <100 ppm LP-15 Beige Ceramic Tile Shower Tile Room 9 Bathroom Intact No <100 ppm LP-16 White Wood Door Casing Room 9 Intact No 296 ppm Results/Recommendations The materials sampled did not contain regulated levels of lead. No lead abatement recommendation required. Unless the lead content is below the limit of detection (<100 ppm), the contractor and workers must be RRP certified and follow RRP guidelines. S&J recommends all lead containing materials be handled by a lead abatement contractor. Disposal If any lead-based paints (>5,000 ppm) were found, Total Threshold Limit Concentration (TTLC) sampling and analysis should occur for waste characterization purposes in California. However, if lead concentrations are less than 5,000 ppm and the paint is present on non-asbestos-containing materials, the waste may be disposed of as construction debris. Limitations S&J is committed to providing quality consulting services. However, asbestos survey and lead inspection work is not an exact science. Because there is the possibility of unforeseen or unexpected property, field and/or general conditions, beyond S&J’s control, that could potentially affect our work, and/or if there is present concern for the safety of our employees, our consultants, occupants or the public at the site, and/or if there are property insurance constraints, we must qualify the services we provide with the following limitations: • Although reasonable effort was made to sample all accessible suspect materials which will be impacted during the repairs/restoration activities of the damaged areas, additional suspect materials could be located between walls, in voids, or in other concealed areas. Caution should be exercised regarding these areas. In the event that additional materials are found which have not been sampled, S&J recommends that work stops until those materials can be sampled for asbestos and/or lead content. Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. • In addition, sampling and laboratory analysis constraints typically hinder the investigation. S&J does not warrant, guarantee or profess to have the ability to locate or identify all asbestos- containing materials in a facility. • Confined spaces, and areas determined by S&J’s personnel as unsafe to access, are excluded from the scope of work. • S&J is not, and has no responsibility as, a generator, operator, treater, storer, transporter or disposer of hazardous materials or waste found or identified as a result of S&J’s work. • S&J does not guarantee or warrant that the facility or workplace is safe; nor does S&J’s involvement in this property relieve the Client, building owner/operator or tenant of any continuing responsibility of providing a safe facility or living space. • This report was based on those conditions observed on the day the field evaluation was accomplished. In the event that changes in the nature of the property have occurred, or additional relevant information about the property is subsequently discovered, the findings contained in this report may not be valid unless these changes and additional relevant information are reviewed and the conclusion of this report is modified and verified in writing. Thank you very much for choosing S&J Environmental Testing. Sincerely, S&J Environmental Testing Written By: Shane Blanchard Field Technician Certified Site Surveillance Technician # 14-5207 Lead Sampling Technician #26822 Reviewed By: Steve Finkelstein Certified Asbestos Consultant #92-0494 CDPH IA/MP #17901 Attachments: Analytical Data/Chain of Custody Proprietary Note: This report contains CONFIDENTIAL INFORMATION and cannot be duplicated or copied under any circumstances without the express permission of S&J Environmental Testing. The purpose of the report is to allow the CLIENT(s) listed above to evaluate the potential environmental liabilities at the Subject Residence. Any unauthorized reuse of S&J Environmental Testing reports or data will be at the unauthorized user’s sole risk and liability. ATTACHMENT ANALYTICAL DATA, CHAIN OF CUSTODY, DIAGRAM Micron Environmental Labs, Inc. 3565 Lexington Ave. El Monte, CA 91731 Sample Summary ResultsTEL: 626-454-4782 FAX: 626-602-9661 Micron Ref. No. Date Received: Date Analyzed: No. Samples: Customer Project:Microscopist: Asbestos DetectedSample Description / Color Q.C. February 20, 2019 Shane Blanchard S & J Environmental 1464 Madera Rd., Simi Valley, Ca 93065 Maxi-The Green Door (PLM) 450 E. Palm Canyon Dr., Palm Springs, CA 92264 11919054 2/18/2019 2/19/2019 48 David Espique NIST / NVLAP Lab Code No. 200294-0 California ELAP Certificate No. 2297 Analytical Method: EPA 600/R-93/116 Cust ID No. Micron ID No. 2/15/2019Date Collected: Analytical Results Back to Menu A01 803438 Plaster Room 2 bedroom wall No 100% Mineral Filler grey A01 803439 Skim Coat Room 2 bedroom wall No X100% Mineral Filler white, beige A02 803440 Plaster Room 4 bedroom ceiling No 100% Mineral Filler grey A02 803441 Skim Coat Room 4 bedroom ceiling No 100% Mineral Filler beige A03 803442 Plaster Room 5 bathroom wall No 100% Mineral Filler grey A03 803443 Skim Coat Room 5 bathroom wall No 100% Mineral Filler offwhite PLM Client Report and Cover letter Report_MEL_A009 Rev. 2, 5/25/182 of 8 Sample Summary Results Date: Micron Ref. No.: Microscopist: Cust ID No. Micron ID No. Asbestos Detected Q.C. Feb 20, 2019 11919054 David Espique Sample Description / Color Analytical Results A04 803444 Plaster Room 6 kitchen wall No 100% Mineral Filler grey A04 803445 Skim Coat Room 6 kitchen wall Yes <1% Chrysotile 99% Mineral Filler pink, beige A05 803446 Plaster Room 15 kitchen No 100% Mineral Filler grey A05 803447 Skim Coat Room 15 kitchen No 100% Mineral Filler beige A06 803448 Plaster Room 13 bathroom wall No 100% Mineral Filler grey A06 803449 Skim Coat Room 13 bathroom wall No 100% Mineral Filler beige A07 803450 Plaster Room 13 bedroom ceiling No X100% Mineral Filler grey A07 803451 Skim Coat Room 13 bedroom ceiling No 100% Mineral Filler offwhite 1 of 8PLM Client Report and Cover letter Report_MEL_A009 Rev. 2, 5/25/183 Sample Summary Results Date: Micron Ref. No.: Microscopist: Cust ID No. Micron ID No. Asbestos Detected Q.C. Feb 20, 2019 11919054 David Espique Sample Description / Color Analytical Results A08 803452 Plaster Room 10 den wall No 100% Mineral Filler grey A08 803453 Skim Coat Room 10 den wall No 100% Mineral Filler white, green A09 803454 Plaster Room 9 living room wall No 100% Mineral Filler grey A09 803455 Skim Coat Room 9 living room wall No 100% Mineral Filler beige B10 803456 Drywall Room 2 bedroom wall No 5% Cellulose 95% Mineral Filler pink, brown B10 803457 Joint Compound Room 2 bedroom wall No 100% Mineral Filler white B11 803458 Drywall Room 5 kitchen wall No 5% Cellulose 95% Mineral Filler offwhite, brown B11 803459 Joint Compound Room 5 kitchen wall No 100% Mineral Filler white 1 of 8PLM Client Report and Cover letter Report_MEL_A009 Rev. 2, 5/25/184 Sample Summary Results Date: Micron Ref. No.: Microscopist: Cust ID No. Micron ID No. Asbestos Detected Q.C. Feb 20, 2019 11919054 David Espique Sample Description / Color Analytical Results B12 803460 Drywall Room 6 bedroom wall No 5% Cellulose 1% Fibrous Glass 94% Mineral Filler offwhite, brown B12 803461 Joint Compound Room 6 bedroom wall No 100% Mineral Filler white B13 803462 Drywall Room 14 bathroom wall No 15% Cellulose 3% Fibrous Glass 82% Mineral Filler pink, brown B13 803463 Joint Compound Room 14 bathroom wall No X100% Mineral Filler white B14 803464 Drywall Room 11 bathroom wall No 5% Cellulose 1% Fibrous Glass 94% Mineral Filler offwhite, brown B14 803465 Joint Compound Room 11 bathroom wall No 100% Mineral Filler white B15 803466 Drywall Room 10 left bedroom ceiling No 15% Cellulose 2% Fibrous Glass 83% Mineral Filler offwhite, brown B15 803467 Joint Compound Room 10 left bedroom ceiling No 100% Mineral Filler white 1 of 8PLM Client Report and Cover letter Report_MEL_A009 Rev. 2, 5/25/185 Sample Summary Results Date: Micron Ref. No.: Microscopist: Cust ID No. Micron ID No. Asbestos Detected Q.C. Feb 20, 2019 11919054 David Espique Sample Description / Color Analytical Results B16 803468 Drywall Room 10 left bedroom wall No 5% Cellulose 95% Mineral Filler white, brown B16 803469 Joint Compound Room 10 left bedroom wall No 100% Mineral Filler offwhite B17 803470 Drywall Room 9 dining wall No 5% Cellulose 1% Fibrous Glass 94% Mineral Filler beige, brown B17 803471 Joint Compound Room 9 dining wall No 100% Mineral Filler beige B18 803472 Drywall Room 9 dining ceiling No 5% Cellulose 1% Fibrous Glass 94% Mineral Filler beige, brown B18 803473 Joint Compound Room 9 dining ceiling No 100% Mineral Filler beige C19 803474 Plaster (unfinished) Room 9 WH closet wall No 100% Mineral Filler light grey C19 803475 Skim Coat (unfinished) Room 9 WH closet wall No 100% Mineral Filler blue, grey 1 of 8PLM Client Report and Cover letter Report_MEL_A009 Rev. 2, 5/25/186 Sample Summary Results Date: Micron Ref. No.: Microscopist: Cust ID No. Micron ID No. Asbestos Detected Q.C. Feb 20, 2019 11919054 David Espique Sample Description / Color Analytical Results C20 803476 Plaster (unfinished) Lounge WH closet wall No 100% Mineral Filler grey C20 803477 Skim Coat (unfinished) Lounge WH closet wall Yes X<1% Chrysotile 99% Mineral Filler pink, beige C21 803478 Plaster (unfinished) Room 1 WH closet wall No 100% Mineral Filler grey C21 803479 Skim Coat (unfinished) Room 1 WH closet wall No 100% Mineral Filler beige D22 803480 Drywall (unfinished) Room 9 WH closet wall No 5% Cellulose 1% Fibrous Glass 94% Mineral Filler pink, brown D22 803481 Joint Compound (unfinished) Room 9 WH closet wall No X100% Mineral Filler offwhite D23 803482 Drywall (unfinished) Room 11 WH closet wall No 5% Cellulose 1% Fibrous Glass 94% Mineral Filler pink, brown D23 803483 Joint Compound (unfinished) Room 11 WH closet wall No 100% Mineral Filler offwhite 1 of 8PLM Client Report and Cover letter Report_MEL_A009 Rev. 2, 5/25/187 Sample Summary Results Date: Micron Ref. No.: Microscopist: Cust ID No. Micron ID No. Asbestos Detected Q.C. Feb 20, 2019 11919054 David Espique Sample Description / Color Analytical Results D24 803484 Drywall (unfinished) Room 5 WH closet wall No 5% Cellulose 95% Mineral Filler offwhite, brown D24 803485 Joint Compound (unfinished) Room 5 WH closet wall No 100% Mineral Filler offwhite Microscopist: ___________________________________ The limit of detection for this analytical method is less than one percent asbestos (visual area estimates). CV=0.04 1 of 8PLM Client Report and Cover letter Report_MEL_A009 Rev. 2, 5/25/188 Prep and Analytical Method: EPA SW846-3050B, EPA 7420 ERA No: M088869 CA ELAP Certificate No.: 2297 Micron Environmental Labs, Inc. Micron Ref. No.: 3565 Lexington Av.Date: El Monte, CA 91731 Project:Maxi- The Green Door (FAA)Analyst: 450 E. Palm Canyon Dr., Palm Springs, CA 92264 Date Collected: Name:S & J Environmental Date Received: Address:1464 Madera Rd. #N202 Date Analyzed: City, State, Zip:Simi Valley, CA 93065 No. of samples: . Sample Sample Sample Vol.Dil. No.Description Mass (g)(ml)Factor LP-1 Paint Chip 0.1210 25 1 <0.40 <100 <0.010 LP-2 Paint Chip 0.1231 25 1 <0.40 <100 <0.010 LP-3 Ceramic Tile 1.3620 25 1 0.86 < 100 < 0.010 LP-4 Paint Chip 0.1576 25 1 0.40 < 100 < 0.010 LP-5 Paint Chip 0.1140 25 1 0.51 112 0.011 LP-6 Paint Chip 0.1298 25 1 0.40 < 100 < 0.010 LP-7 Ceramic Tile 1.4098 25 1 15.0 266 0.027 LP-8 Ceramic Tile 1.1898 25 1 17.6 370 0.037 LP-9 Paint Chip 0.1387 25 1 1.03 186 0.019 LP-10 Paint Chip 0.1852 25 1 0.57 < 100 < 0.010 LP-11 Paint Chip 0.1173 25 1 <0.40 <100 <0.010 LP-12 Paint Chip 0.1555 25 1 <0.40 <100 <0.010 LP-13 Ceramic Tile 1.4437 35 1 0.49 < 100 < 0.010 LP-14 Paint Chip 0.1120 30 1 <0.40 <107 <0.011 LP-15 Ceramic Tile 1.3309 25 1 0.78 < 100 < 0.010 LP-16 Paint Chip 0.1259 25 1 1.49 296 0.030 0.4 92 2/18/2019 11919054 2/19/2019 Lead (Pb) in Paint - Summary Results Edward Espinoza 2/15/2019 Analyst Signature Daniel Gamez, Laboratory Director ppm = parts per million. Reporting Limit = 0.400mg/L or 10ug for a sample volume of 25mL. Method Detection Limit = 0.100mg/L or 2.5ug for a sample volume of 25mL. Reporting limit is volume and mass dependent. 2/19/2019 16 Conc. (mg/L) Results mg/kg (ppm)% weight Page 1 of 1 March 23, 2019 RE: Mold Investigation for the property located at 450 E Palm Canyon Dr in Palm Springs, California PSR Environmental Consulting Services (PSR) performed a mold investigation and air sampling at the above referenced location on March 23, 2019. The purpose of the investigation was to determine the airborne fungal spore levels were within recommended guidelines. Visual Inspection Procedures The visual inspection was conducted to locate any visual fungi in the area(s). At the time of visual inspection the area(s) were dust free and there was no visible evidence of mold/fungi located within the area(s). Airborne Microbiology Study Procedures After the visual inspection, representative air samples were obtained from inside the area and outside for comparison, to determine if the inside airborne spore levels were within recommended guidelines. Six Air-O-Cell samples were obtained from inside and outside the area. Each sample was recorded on a sample log that possesses a chain of custody. PSR performed proper decontamination procedures to prevent the spread of secondary contamination for each sample obtained. The air samples were analyzed by an accredited laboratory and spore quantification was made with results presented as number of spores per cubic meter of air. Based upon the laboratory results presented in the table below, the airborne fungal spore levels were within recommended guidelines. The inside spore level was lower than the outside level obtained during the study. Based upon the visual inspection and the laboratory data, the airborne spore levels are within recommended guidelines. Adverse health effects would not be anticipated at the airborne mold/fungal spore levels detected in the area. Please contact the undersigned with your questions and/or comments regarding this letter. Sincerely, Mr. Paul Legerski Certified Microbial Consultant April 6, 2019 RE: Mold Investigation for the property located at 450 E Palm Canyon Dr in Palm Springs, California PSR Environmental Consulting Services (PSR) performed a mold investigation and air sampling at the above referenced location on April 6, 2019. The purpose of the investigation was to determine the airborne fungal spore levels were within recommended guidelines. Visual Inspection Procedures The visual inspection was conducted to locate any visual fungi in the area(s). At the time of visual inspection the area(s) were dust free and there was no visible evidence of mold/fungi located within the area(s). Airborne Microbiology Study Procedures After the visual inspection, representative air samples were obtained from inside the area and outside for comparison, to determine if the inside airborne spore levels were within recommended guidelines. Twelve Air-O-Cell samples were obtained from inside and outside the area. Each sample was recorded on a sample log that possesses a chain of custody. PSR performed proper decontamination procedures to prevent the spread of secondary contamination for each sample obtained. The air samples were analyzed by an accredited laboratory and spore quantification was made with results presented as number of spores per cubic meter of air. Based upon the laboratory results presented in the table below, the airborne fungal spore levels were within recommended guidelines. The inside spore level was lower than the outside level obtained during the study. Based upon the visual inspection and the laboratory data, the airborne spore levels are within recommended guidelines. Adverse health effects would not be anticipated at the airborne mold/fungal spore levels detected in the area. Please contact the undersigned with your questions and/or comments regarding this letter. Sincerely, Mr. Paul Legerski Certified Microbial Consultant 1 City of Palm Springs Development Services Department MEMORANDUM DATE: January 25, 2022 TO: Taja Sims, Plans Examiner Supervisor Angela LaFrance FROM: Noriko Kikuchi, Associate Planner CASE NO. / ADDRESS: Plan Check No. 2020-694 (Set VI) 450 East Palm Canyon Drive (APN: 508-353-007) REVIEWED THE FOLLOWING: • The Green Door Hotel (former St. Mortiz Hotel) Exterior Alterations The plans are APPROVED. February 7, 2022 Alberto Gradilla, Building Official City of Palm Springs – FINAL REVIEW City of Palm Springs City Permit No: 2020-694 3200 E. Tahquitz Canyon Way WC3 Job No.: 221-138-1100 Palm Springs, CA 92262 Email: Alberto.Gradilla@palmspringsca.gov Re: Plan Review: Hotel Repair & Remodel Address: 450 East Palm Canyon, Palm Springs, CA Dear Mr. Gradilla: West Coast Code Consultants, Inc. (WC3) has completed the final review of the following documents for the project referenced above on behalf of the City of Palm Springs: 1. Drawings: Electronic copy dated August 31, 2020, by Runyan Engineering. The 2019 California Building, Mechanical, Plumbing, and Electrical Codes (i.e., 2018 IBC, UMC, UPC, and 2017 NEC, as amended by the State of California), 2019 California Green Building Standards Code, 2019 California Existing Building Code, and 2019 California Energy Code, as applicable, were used as the basis of our review. Please note that our review has been completed and we have no further comments. We have enclosed the above noted documents bearing our review stamps for your use. Please call if you have any questions or if we can be of further assistance. Sincerely, West Coast Code Consultants, Inc. (WC3) Review By: Saeed Amirazizi, SE, CBO, CASp - Plan Review Supervisor West Coast Code Consultants, Inc. 17744 Sky Park Circle, Unit 200, Irvine, CA 92614 949.418.8114 | www.WC-3.com City of Palm Springs Department of Building and Safety Angela LaFrance 3200 East Tahquitz Canyon Way ● Palm Springs, CA 92262 Tel: 760.323.8242 x 8714 ● Fax: 760.322.8349 Email: Angela.LaFrance-T@palmspringsca.gov TRANSMITTAL COVER To: Stanley Asaro Email Address: Stanley@asaro-builders.com Date: 11 January 2022 Time: 10:09 Number of Pages (Including Cover): 2 Description of Documents: Planning Department Corrections for Plan Check Number 2020-694 Transmitted Via: ☐ Fax ☒ Email ☐ Snail Mail ☐ Hand ☐ Other: ☒ This is the only copy you will receive ☐ For your information ☐ A copy will be emailed to you today ☐ Per your request ☐ A copy will be faxed to you today ☒ Please review and return your corrections ☐ An original will be mailed to you today ☐ Other: Message: Please see attached comments from the Planning Department for the above project. 1 City of Palm Springs Development Services Department MEMORANDUM DATE: January 10, 2022 TO: Taja Sims, Plans Examiner Supervisor Angela LaFrance FROM: Noriko Kikuchi, Associate Planner CASE NO. / ADDRESS: Plan Check No. 2020-694 (Set IV) 450 East Palm Canyon Drive (APN: 508-353-007) REVIEWED THE FOLLOWING: • The Green Door Hotel (former St. Mortiz Hotel) Exterior Alterations The plans are NOT APPROVED due to the following reason: 1. The proposed aluminum rooftop screen does not meet Palm Springs Zoning Code Section 93.03.00(B), which states, “No mechanical equipment or duct work shall be allowed on the roof unless it is located in an orderly fashion to blend in with its surround ings and is concealed by roof structure, or other approved screening, which is no less than six (6) inches greater in height than the equipment being screened. Required screening shall be an integral part of the architecture. The planning commission or the director of planning and building may otherwise approve such equipment which may not meet this requirement if it is located in an orderly fashion to blend in with its surroundings; in no case shall duct work be exposed .” The rooftop screen design does not meet PSZC Section 93.03.00(B). Instead of the aluminum screen, consider the use of other materials such as stucco, stone veneer, or wood that better incorporates the overall architectural of the building. City of Palm Springs Department of Building and Safety Angela LaFrance 3200 East Tahquitz Canyon Way ● Palm Springs, CA 92262 Tel: 760.323.8242 x 8714 ● Fax: 760.322.8349 Email: Angela.LaFrance-T@palmspringsca.gov TRANSMITTAL COVER To: Stanley Asaro Email Address: Stanley@asaro-builders.com Date: 8 November 2021 Time: 09:13 Number of Pages (Including Cover): 3 Description of Documents: Planning Department Corrections for Plan Check Number 2020-694 Transmitted Via: ☐ Fax ☒ Email ☐ Snail Mail ☐ Hand ☐ Other: ☒ This is the only copy you will receive ☐ For your information ☐ A copy will be emailed to you today ☐ Per your request ☐ A copy will be faxed to you today ☒ Please review and return your corrections ☐ An original will be mailed to you today ☐ Other: Message: Please see conditions from the Planning Department for the above project. 1 City of Palm Springs Development Services Department MEMORANDUM DATE: November 5, 2021 TO: Taja Sims, Plans Examiner Supervisor Gerardo Huerta, Plans Examiner Angela LaFrance FROM: Noriko Kikuchi, Associate Planner CASE NO. / ADDRESS: Plan Check No. 2020-694 (Set III) 450 East Palm Canyon Drive (APN: 508-353-007) REVIEWED THE FOLLOWING: • The Green Door Hotel (former St. Mortiz Hotel) Exterior Alterations The plans are NOT APPROVED due to the following reason: None of the items included in the plan check memo dated September 14, 2021 are addressed. The September 14, 2021 plan check memo included the following items: 1. Submit a plan check fee in the amount of $558 to the Planning Division. 2. Elevations need to depict the existing rooftop equipment to remain. 3. Project scope of work includes reroofing. The existing non-screened rooftop equipment needs to be screened in accordance with Palm Springs Zoning Code Section 93.03.00(B), which states, “No mechanical equipment or duct work shall be allowed on the roof unless it is located in an orderly fashion to blend in with its surround ings and is concealed by roof structure, or other approved screening, which is no less than six (6) inches greater in height than the equipment being screened. Required screening shall be an integral part of the architecture. The planning commission or the director of planning and building may otherwise approve such equipment which may not meet this requirement if it is located in an orderly fashion to blend in with its surroundings; in no case shall duct work be exposed .” Depict the 2 rooftop screen information, including the material and finish, on the elevations. 4. Pursuant to Palm Springs Zoning Code Section 93.06.00(C)(10)(b), the handicapped space on the west side (Sheet T.2) needs to be designated as “van accessible”. Also, revise the information depicted in detail 2 on Sheet CD-1 accordingly. City of Palm Springs Department of Building and Safety Angela LaFrance 3200 East Tahquitz Canyon Way ● Palm Springs, CA 92262 Tel: 760.323.8242 x 8714 ● Fax: 760.322.8349 Email: Angela.LaFrance-T@palmspringsca.gov TRANSMITTAL COVER To: Stanley Asaro Email Address: Stanley@asaro-builders.com Date: 24 January 2022 Time: 13:07 Number of Pages (Including Cover): 2 Description of Documents: Planning Department Corrections for Plan Check Number 2020-694 Transmitted Via: ☐ Fax ☒ Email ☐ Snail Mail ☐ Hand ☐ Other: ☒ This is the only copy you will receive ☐ For your information ☐ A copy will be emailed to you today ☐ Per your request ☐ A copy will be faxed to you today ☒ Please review and return your corrections ☐ An original will be mailed to you today ☐ Other: Message: Please see attached comments from the Planning Department for the above project. 1 City of Palm Springs Development Services Department MEMORANDUM DATE: January 24, 2022 TO: Taja Sims, Plans Examiner Supervisor Angela LaFrance FROM: Noriko Kikuchi, Associate Planner CASE NO. / ADDRESS: Plan Check No. 2020-694 (Set V) 450 East Palm Canyon Drive (APN: 508-353-007) REVIEWED THE FOLLOWING: • The Green Door Hotel (former St. Mortiz Hotel) Exterior Alterations The plans are NOT APPROVED due to the following reason: 1. The plan proposes the placement of ground-mounted equipment in the west and east side yards. Pursuant to Palm Springs Zoning Code Section 93.01.00(G)(2), “Mechanical equipment which is adequately enclosed so as to prevent noise impacts to adjacent lots beyond the limits imposed by Chapter 11.74 of the Municipal Code may encroach into a required side or rear yard; provided, an access path of at least five (5) feet in width is provided; said equipment and necessary screening shall not exceed six (6) feet in height.” Please provide the following information for staff to continue the review: 1) Setback information* of the proposed equipment in the west and east side yards to demonstrate that the equipment is fully located out of the code- required setback area. 2) If the proposed equipment is located within the minimum side yard setback areas, demonstrate how the equipment installation meets the 5- foot access path and screening requirements. If the site is already developed with a block/concrete wall along the west and east property lines, it would be considered sufficient to meet the screening requirement. *Pursuant to Palm Springs Zoning Code Section 92.04.03(E)(3)(a), “…lot shall have a side yard on each side of not less than ten (10) feet, except as otherwise provided; any portion of a structure in excess of twelve (12) feet in height shall have a minimum setback equal to its height if abutting any residential property.” The property is adjacent to a residential property to the east. West Coast Code Consultants, Inc. 17744 Sky Park Circle, Unit 200 Irvine, CA 92614 T | (714) 418-8114 INVOICE September 14, 2021 Alberto Gradilla, Building Official City of Palm Springs 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Plan Review: Hotel Repair & Remodel Address: 450 East Palm Canyon, Palm Springs, CA City Permit No: 2020-694 WC3 Job No.: 221-138-1100 Thank you for working with WC3! PLAN REVIEW CYCLES TYPE OF REVIEW Area of Remodel AMOUNT 1 Hotel Repair & Remodel Bldg A Bldg B Bldg C Bldg D 4,300 sq.ft. 384 sq.ft. 1,914 sq.ft. 645 sq.ft. $1,164.45 Total This Invoice $1,164.45 West Coast Code Consultants, Inc. 17744 Sky Park Circle, Unit 200, Irvine, CA 92614 949.418.8114 | www.WC-3.com September 14, 2021 Stanley Asaro City of Palm Springs – SECOND REVIEW Asaro Builders City Permit No: 2020-694 42220 Green Way, WC3 Job No.: 221-138-1100 Palm Desert, CA 92211 Email: stanley@asaro-builders.com Re: Plan Review: Hotel Repair & Remodel Address: 450 East Palm Canyon, Palm Springs, CA Dear Mr. Asaro: West Coast Code Consultants, Inc. (WC3) has completed the second review of the following documents for the project referenced above on behalf of the City of Palm Springs: 1. Drawings: Electronic copy dated August 31, 2020, by Runyan Engineering. 2. Structural Calculations: Electronic copy Bldgs B & D dated August 31, 2020, by Runyan Engineering. 3. Energy Document: Electronic copy (4) Bldg’s A, B, C & D dated September 9, 2020, by Title 24 Data Corp. The 2019 California Building, Mechanical, Plumbing, and Electrical Codes (i.e., 2018 IBC, UMC, UPC, and 2017 NEC, as amended by the State of California), 2019 California Green Building Standards Code, 2019 California Existing Building Code, and 2019 California Energy Code, as applicable, were used as the basis of our review. Our comments follow on the attached list. Please submit an itemized response letter with the required number of set(s) of plans and documents to WC3 (see Resubmittal Instructions on following page). Please call if you have any questions or if we can be of further assistance. Sincerely, West Coast Code Consultants, Inc. (WC3) Review By: Areli Sanchez - Plan Review Engineer Quality Review By: Saeed Amirazizi, SE, CBO, CASp - Plan Review Supervisor Hotel Repair & Remodel City of Palm Springs – SECOND REVIEW 450 East Palm Canyon City Permit No.: 2020-694 September 14, 2021 WC3 Project No.: 221-138-1100 Page 2 Plan Review Comments OCCUPANCY & BUILDING SUMMARY: Occupancy Groups: R-1 Type of Construction: V-B Sprinklers: No Stories: 1 Area of Work (sq. ft.): Bldg A – 4,300 sq. ft., Bldg B – 384 sq. ft., Bldg C – 1,914 sq. ft., Bldg D - ?? GENERAL INFORMATION: A. The following comments are referred to the 2019 California Building, Mechanical, Plumbing, Electrical Codes, California Green Building Standards Code, and Energy Code (i.e., 2018 IBC, UMC, UPC, and 2017 NEC, as amended by the State of California). B. There may be other comments generated by the Building Division and/or other City departments that will also require your attention and response. This attached list of comments, then, is only a portion of the plan review. Contact the City for other items. C. Respond in writing to each comment by marking the attached comment list or creating a response letter. Indicate which details, specification, or calculation shows the required information. You r complete and clear responses will expedite the re-check and hopefully, approval of this project. D. Please be sure to include the architect and engineer's stamp and signature on all sheets of the drawings and on the coversheets of specifications and calculations per CBPC 5536.1 and CBPC 6735. This item will be verified prior to plan approval. RESUBMITTAL INSTRUCTIONS: E. Submit plans and supporting documents in electronic format to recheck@palmspringsca.gov If the file is larger than 25MB, please upload plans to https://spaces.hightail.com/uplink/PSBuilding Email subject line should read: RE-CHECK for (PERMIT # & ADDRESS) F. Respond in writing to each comment by marking the attached comment list or creating a response letter. Indicate which details, specification, or calculation shows the required information. Your complete and clear responses will expedite the re-check and hopefully, approval of this project. ARCHITECTURAL COMMENTS: A1. Sheet T-1: Address the following comments: a) Specify if fire alarm is provided for the buildings. b) The plans show work at Bldg D, as such update the Project Data to specify the square footage area of work. c) Under Governing Codes, please make reference to Palm Springs Municipal Code. d) Revise the sheet index to make reference to plumbing sheets P-4, P-5. P-6, structural sheets WSW4. e) Structural sheet S1.1. is erroneously labeled as A-1.1 on sheets. Please revise. A2. Sheet A-0.2: It appears both Buildings C & D are shown on the sheet. Plan only specifies Building C. Hotel Repair & Remodel City of Palm Springs – SECOND REVIEW 450 East Palm Canyon City Permit No.: 2020-694 September 14, 2021 WC3 Project No.: 221-138-1100 Page 3 A3. Sheet A-1.1: Address the following comments: a) Bldg A: The replaced laundry door size does not appear to provide a 32” clear width. As such, provide a new 36” door to allow a 32 inch clear width required per CBC 1010.1.1. b) Bldg A – Unit 1: The replaced rear door at Unit 1 door size does not appear to provide a 32” clear width. As such, provide a new 36” door to allow a 32 inch clear width required per CBC 1010.1.1. A4. Sheet A-1.2: Address the following comments: a) Bldg D: The replaced Hospitality Suite door size does not appear to provide a 32” clear width. As such, provide a new 36” door to allow a 32 inch clear width required per CBC 1010.1.1. b) Bldg C – Unit 15: The replaced rear door at Unit 15 door size does not appear to provide a 32” clear width. As such, provide a new 36” door to allow a 32 inch clear width required per CBC 1010.1.1. A5. Sheet A-2: Detail 1 provided does not specify if the insulation is air permeable or air impermeable. CRC R806.5. ACCESSIBILITY COMMENTS: D1. Sheet T-2: Provide an enlarged accessible parking plan and details. Show compliance with parking stall requirements (signs, dimensions, slope, etc). CBC 11B Division 5. D2. Provide truncated dome at hazardous vehicular area per 11B-247.1.2.5 of CBC. See image below: D3. On the cover sheet, identify the units with mobility features and communication features. D4. Since all 15 units are proposed to be renovated, per Section 11B-224.1.1 and Table 11B-224.2 of CBC, two guest rooms with mobility features (one with roll-in shower and one with tub) shall be provided. It appears only Unit 6 with roll-in shower is provided with mobility features. Provide one additional unit with tub with mobility features. If Unit 1 is intended to have mobility features, provide accessible bathroom complying with Division 6 of CBC. Hotel Repair & Remodel City of Palm Springs – SECOND REVIEW 450 East Palm Canyon City Permit No.: 2020-694 September 14, 2021 WC3 Project No.: 221-138-1100 Page 4 D5. Response to comments specify that the mobility features are addressed on sheet A-1.1 and A-1.2. Symbol C is not referenced on the floor plan at Bldg C. Please provide. Per CBC 11B-224.2, provide two rooms with communication features complying with 11B-806.2. One unit which is required to have mobility features shall provide communication features per 11B-224.5. D6. Doors in series at hallway outside of the bathroom at Hospitality Suite, shall conform to Section 11B- 404.2.6. Doors do not comply. See image below: Hotel Repair & Remodel City of Palm Springs – SECOND REVIEW 450 East Palm Canyon City Permit No.: 2020-694 September 14, 2021 WC3 Project No.: 221-138-1100 Page 5 D7. At Hospitality Suite, conform to the following redlines in the image below: Hotel Repair & Remodel City of Palm Springs – SECOND REVIEW 450 East Palm Canyon City Permit No.: 2020-694 September 14, 2021 WC3 Project No.: 221-138-1100 Page 6 D8. At public restroom, address the redlines on the image below: MECHANICAL COMMENTS: No comments. ELECTRICAL COMMENTS: E1. Sheet E-1.3: It appears that note W is cut off. Please revise. E2. Provide electrical plans for rooms with communication features to show compliance to 11B-806.3 for alarms and notification devices. PLUMBING COMMENTS: No comments. GREEN BUILDING COMMENTS: No comments. Hotel Repair & Remodel City of Palm Springs – SECOND REVIEW 450 East Palm Canyon City Permit No.: 2020-694 September 14, 2021 WC3 Project No.: 221-138-1100 Page 7 ENERGY COMPLIANCE COMMENTS: No comments. STRUCTURAL COMMENTS: S1. Add special inspection for Simpson Strong-Wall to the special inspection list. If you have any questions regarding the above comments, please contact Areli Sanchez (arelis@wc-3.com) for plan review comments via email or telephone (949) 418-8114. [END] 9320 Chesapeake Drive, Suite 208  San Diego, California 92123  (858) 560-1468  Fax (858) 560-1576 DATE: APR. 01, 2020  APPLICANT  JURIS. JURISDICTION: PALM SPRINGS PLAN CHECK #.: 2020-694 SET: I PROJECT ADDRESS: 450 EAST PALM CANYON DRIVE PROJECT NAME: THE GREEN DOOR HOTEL WATER & MOLD REPAIRS/RESTORATION The plans transmitted herewith have been corrected where necessary and substantially comply with the jurisdiction’s codes. The plans transmitted herewith will substantially comply with the jurisdiction’s codes when minor deficiencies identified below are resolved and checked by building department staff. The plans transmitted herewith have significant deficiencies identified on the enclosed check list and should be corrected and resubmitted for a complete recheck. The check list transmitted herewith is for your information. The plans are being held at EsGil until corrected plans are submitted for recheck. The applicant’s copy of the check list is enclosed for the jurisdiction to forward to the applicant contact person. The applicant’s copy of the check list has been sent to: EsGil staff did not advise the applicant that the plan check has been completed. EsGil staff did advise the applicant that the plan check has been completed. Person contacted: Jeff Glass Telephone #: 451-219-5256 Date contacted: (by: ) Email: Mail Telephone Fax In Person REMARKS: Scope: Includes, but not limited to, new framing to replace dry rot & mold, new insulation in walls & attic, new drywall, new lighting, new doors & windows, new HVAC, new electrical, remodel kitchen & baths, new fixtures, new built-up roofing, remove & reinstall tile, etc. Most of the 15-units are affected to some degree. By: ALI SADRE S.E. Enclosures: EsGil 3/05 PALM SPRINGS 2020-694 SET: I APR. 01, 2020 GENERAL PLAN CORRECTION LIST JURISDICTION: PALM SPRINGS PLAN CHECK #.: 2020-694 PROJECT ADDRESS: 450 EAST PALM CANYON DRIVE CONSTRUCTION = V-B; STORIES = ONE; HEIGHT = 12’; OCCUPANCY = R1 SPRINKLERS = NO; AREA = 6,598 (TOTAL); SCOPE = RENOVATIONS (SEE REMARKS) DATE PLAN RECEIVED BY DATE REVIEW COMPLETED: ESGIL: 3/05 APR. 01, 2020 REVIEWED BY: ALI SADRE S.E. FOREWORD (PLEASE READ): This plan review is limited to the technical requirements contained in the International Building Code, Uniform Plumbing Code, Uniform Mechanical Code, National Electrical Code and state laws regulating energy conservation, noise attenuation and disabled access. This plan review is based on regulations enforced by the Building Department. You may have other corrections based on laws and ordinances enforced by the Planning Department, Engineering Department or other departments. The following items listed need clarification, modification or change. All items must be satisfied before the plans will be in conformance with the cited codes and regulations. The approval of the plans does not permit the violation of any state, county or city law. GENERAL 1. Please make all corrections and submit THREE new stamped and signed complete sets of prints, to the Palm Springs building department. Please note: Before correcting the plans, you should wait until you’ve received comments from other city departments (Fire, Planning, etc.). 2. To facilitate rechecking, please identify, next to each item, the sheet of the plans upon which each correction on this sheet has been made and return this sheet with the revised plans. 3. Please indicate here if any changes have been made to the plans that are not a result of corrections from this list. If there are other changes, please briefly describe them and where they are located on the plans. Have changes been made not resulting from this list?  Yes  No PLANS 4. Please revise the sheet index to match the content of the plans. I.e., add Sheet P-0; there is no sheet M-0, as noted in the index; etc. PALM SPRINGS 2020-694 SET: I APR. 01, 2020 5. Please provide details and references on the plans for the interior non-bearing partitions with stud size, spacing, wall covering, shot pins diameter, embedment, ICC, or equal, approval #, spacings at ends and corners, etc. 6. Please specify all the new or replacement door sizes on the plans. ACCESSIBILITY 7. Please note on the plans that the existing parking, curbs, ramps, walks, etc. are HC accessible subject to field verification. 8. Please observe that Section 11B-202.4 requires that structural repairs and remodels to comply with the accessibility requirements. This only affects the units that are being impacted under this permit. 9. Hotels, Motels and similar places of transient lodging shall comply with the following provisions per Sections 11B-224.1 and 11B-806. 10. Where guest rooms are altered, the requirements of Section 11B-224 shall apply only to the altered rooms. Section 11B-224.1.1. 11. The number of guest rooms that must incorporate the required mobility features shall be per the following Table 11B-224.2. Accessible suites of rooms shall be dispersed among the various classes to provide a range of options regarding room size, cost, amenities and number of beds. a) Facilities with 1 room require that room to provide mobility features. b) 2 for up to 25 rooms. 12. In addition to rooms required above, Table 11B-224.2 requires a minimum number of rooms required to have roll-in showers: a) Facilities with 1 room require that room to have a roll in shower. b) 1 for up to 25 rooms. 13. The number of guest rooms that must incorporate the required communication features shall be per the following Table 11B-224.4. Not more than 10% of rooms providing mobility features shall be used to satisfy the minimum number of rooms required to provide communication features. Section 11B-224.5. a) Table 11B-224.4: i) 1 minimum. ii) 2 for between 2 rooms up to 25. b) Communication features that must be provided: i) Auxiliary visual alarms in compliance with section 11B-806.3. ii) Visual Notification Devices to alert the room occupants of incoming telephone calls and a door knock or bell. These devices shall not be connected to visible alarm signal appliances. 14. Accessible sleeping rooms shall provide 36" clear width maneuvering space along both sides of a bed, or between two beds. PALM SPRINGS 2020-694 SET: I APR. 01, 2020 15. Bathrooms in the accessible rooms shall comply with the following, per Section 11B- 806.2.4: a) Per Section 11B-603.2, the following clearance shall be shown: i) ≥60" diameter. ii) A T-shaped space as shown in Figure 11B-304.3.2. iii) Doors are not permitted to encroach into this space by more than 12 inches. b) Doors shall not swing into the required clear floor space for any fixture. Section 11B-603.2.3. c) Show that the water closet is located in a space which provides a clear space in front of the water closet measuring 60” wide by 48” in front. Section 11B-604.3.1. d) Show that accessible lavatories comply with the following, per Section 11B-606: i) ≥30" x 48" clear space is provided in front for forward approach. The clear space may include knee and toe space beneath the fixture. ii) When lavatories are adjacent to a side wall or partition, there shall be a minimum of 18” to the center line of the fixture to the wall. iii) The counter top is ≤34" maximum above the floor. iv) ≥29" high, reducing to 27” at a point located 8” back from the front edge. v) ≥9" high x 30" wide and 17" deep at the bottom. vi) Hot water pipes and drain lines are insulated. e) If tubs or showers are provided, at least one shall be accessible in compliance with Section 11B-607 for tubs or 11B-608 for showers. 16. Bathrooms in all remaining units (which are affected by the remodel, but outside of the units with mobility features) shall comply with the following: a) All bathroom fixtures shall be in a location that allows a person using a wheelchair measuring 30 “ by 48” to touch the wheelchair to any lavatory, urinal, water closet, tub, sauna, shower stall and any other similar sanitary installation if provided. Section 11B-603.6. b) All bathroom entrance doors shall have a clear opening width of 32” and shall be either sliding doors or shall be hung to swing in the direction of egress from the bathroom. Sections 11B-224.1.2 and 11B-404.2.3. 17. Show that every required passage door has ≥32" clear width, per Section 11B-404.2.3. 18. Show, or note, that there is a level floor or landing on each side of all doors. The floor or landing is to be ≤½" lower than the doorway threshold, per Section 11B-404.2.5. 19. Show or note that all hand-activated door opening hardware meets the following requirements, per Section 11B-404.2.7: a) Latching, or locking, doors in a path of travel are operated with a single effort by lever type hardware, by panic bars, push-pull activating bars, or other hardware designed to provide passage without requiring the ability to grasp the opening hardware. b) Is to be centered ≥34" but ≤44" above floor. 20. Show or note that the maximum effort to operate doors shall not exceed 5 pounds, with such pull or push effort being applied at right angles to hinged doors and at the center plane of sliding or folding doors. Section 11B-404.2.9. PALM SPRINGS 2020-694 SET: I APR. 01, 2020 21. Show or note that the lower 10" of all doors comply with Section 11B-404.2.10, as follows: a) To be smooth and uninterrupted, to allow the door to be opened by a wheelchair footrest, without creating a trap or hazardous condition. b) Narrow frame doors may use a 10" high smooth panel on the push side of the door. 22. Show that the minimum strike edge distances are provided at the level area on the side to which a door (or a gate) swings, per Section 11B-404.2.4: a) ≥18" at interior conditions. 23. Show a level area, or landing, per Section 11B-404.2.4: a) ≥60" in the direction of door swing. b) ≥48" in the direction opposite the door swing (or 44" if doors don't have latches or closers). 24. Note on the plans that controls and operating mechanisms shall comply with the requirements of Section 11B-309. 25. The highest and lowest operable parts of all controls, dispensers, receptacles and other operable equipment shall be placed within 48” of the floor but not lower than 15” for forward approach (or within 54” but not lower than 9” if side approached). Electrical and communication system receptacles on walls shall be mounted no less than 15” above the floor. Sec. 11B-308. GREEN BUILDING STANDARDS The California Building Standards Commission has adopted the Green Building Standards Code and must be enforced by the local building official. The following mandatory requirements for residential construction must be included on your plans. CGC Section 101.3. The Standards apply to additions/alterations. CGC Sec. 301.1.1. Provide a sheet on the plans labeled “Green Building Code Requirements” and include the following notes: 26. Indoor water use. Show compliance with the following table, per CGC Section 4.303.1. FIXTURE FLOW RATES FIXTURE TYPE MAXIMUM FLOW RATE Water closets 1.28 gallons/flush Showerheads 1.8 gpm @ 80 psi Lavatory faucets 1.2 gpm @ 60 psi1 Kitchen faucets 1.8 gpm @ 60 psi Metering faucets 0.20 gallons per cycle 1. Lavatory faucets shall not have a flow rate less than 0.8 gpm at 20 psi. 27. Note on the plans that landscape irrigation water use shall have weather or soil-based controllers. CGC Section 4.304.1. 28. Recycling. Note on the plans that a minimum of 65% of construction waste is to be recycled. CGC Section 4.408.1. 29. Recycling. Note on the plans that the contractor shall submit a Construction Waste Management Plan, per CGC Section 4.408.2. 30. Operation and maintenance manual. Note on the plans that the builder is to provide an operation manual (containing information for maintaining appliances, etc.) for the owner at the time of final inspection. CGC Section 4.410.1. PALM SPRINGS 2020-694 SET: I APR. 01, 2020 31. Pollutant control. Note on the plans that during construction, ends of duct openings are to be sealed, and mechanical equipment is to be covered. CGC Section 4.504.1. 32. Pollutant control. Note on the plans that VOC’s must comply with the limitations listed in Section 4.504.3 and Tables 4.504.1, 4.504.2, 4.504.3 and 4.504.5 for: Adhesives, Paints and Coatings, Carpet and Composition Wood Products. CGC Section 4.504.2. 33. Interior moisture control. Note on the plans that the moisture content of wood shall not exceed 19% before it is enclosed in construction. The moisture content needs to be certified by one of 3 methods specified. Building materials with visible signs of water damage should not be used in construction. The moisture content must be determined by the contractor by one of the methods listed in CGC Sec. 4.505.3. 34. Indoor air quality. Note on the plans that bathroom fans shall be Energy Star rated, vented directly to the outside and controlled by a humidistat. CGC 4.506.1. 35. Note on the plans that prior to final inspection the licensed contractor, architect or engineer in responsible charge of the overall construction must provide to the building department official written verification that all applicable provisions from the Green Building Standards Code have been implemented as part of the construction. CGC 102.3. ROOFS 36. Specify minimum 1/4 inch per foot roof/deck slope for drainage. Section 1507.10.1. 37. Enclosed rafter spaces do not require venting if the following specific insulation design is used, per Sections R806.5/EM3.9.6: ♦ If the insulation is air-permeable and it is installed directly below the roof sheathing with rigid board or sheet insulation with a minimum R-5 value installed above the roof sheathing. (or) ♦ If the insulation is air-impermeable & it is in direct contact with the underside of the roof sheathing. (or) ♦ If two layers of insulation are installed below the roof sheathing: An air-impermeable layer in direct contact with the underside of the roof sheathing and an additional layer of air permeable insulation installed directly under the air-impermeable insulation. 38. In climate zones 3-15, air permeable insulation installed as part of one of the previous insulation assemblies in unvented attics must comply with section R806.5.5.2 STRUCTURAL 39. Show foundation bolt size and spacing. Foundation bolt size and spacing for shear walls must be clearly shown on the foundation plan. The minimum anchor bolts shall be ½” diameter at 72” on center, per Section 2308.3.1 (for SDC E, 5/8” diameter minimum). Similarly, for epoxy anchors into existing footings. 40. For Seismic Design Categories D through F, anchor bolts shall be provided with square washers in accordance with Sections 2308.3.1.1 and 2308.3.1.2. Show the 3” square x 0.229” thick plate on the plans. 41. Please show the typical size & spacing for all the studs, rafters, ceiling joists, on plans. 42. Specify on the plans the plywood grade and panel span rating. Table 2304.8(3). 43. Please provide a shear wall schedule on plans. Also, indicate the SW designation and lengths on the structural plans for all the affected units within each building. PALM SPRINGS 2020-694 SET: I APR. 01, 2020 44. Show size, embedment & location of hold down anchors on foundation plan. Sec. 107.2. 45. The cover sheet of the plans specify Special Inspection is required for CMU retaining wall. Are there such walls under this permit? If so, show their construction details, references, and their locations on plans and provide calc’s. for them. If not relevant to this project, please remove this note from the plans. P/M/E 46. Provide complete isometric for all the plumbing changes [City Policy]; including: a) Complete drain, waste and vent plans. b) Provide gas line plans and calculations, showing pipe lengths and gas demands. c) Provide complete water line sizing calculations, including the water pressure, pressure losses, water demands, and developed pipe lengths. d) Show water heater size, type and location on plans. 47. On Sheet P-1.1, please specify what is new or existing, i.e., water lines, gas lines, etc. 48. On Sheet E-0, please show grounding electrode conductor, for the new panels, cold- water bond, etc. ENERGY CONSERVATION 49. The following comments have referenced sections in the Title 24 Energy Standards. If a section reference begins with 110; 120; or 130, it is mandatory. Section 140 refers to Prescriptive Method of Compliance: a) Non-Residential, high rise residential, hotel/motel: 50. For plans submitted for plan check on or after 1/02/17, provide an energy design detailing compliance with the Mandatory Measures and either the Performance or Prescriptive Methods of compliance. The Prescriptive design and the latest Performance software programs are available at: www.energy.ca.gov/title24/2016standards 51. A complete energy plan check will be performed after completed and/or the corrected energy design has been provided. 52. On the plans clearly show the building envelope design as applicable: insulation design, fenestration specifications, door insulation specifications, radiant barrier, and the roof covering specifications. 53. Hot water piping is required to be insulated as follows: 1” pipe size or less: 1’’ thick insulation, larger pipe sizes require 1-½” thick insulation. See Table 120.3-A. MISCELLANEOUS 54. The jurisdiction has contracted with EsGil, located at 9320 Chesapeake Dr., #208, S.D., CA 92123; Tel: 858/560-1468, to perform the plan review for your project. If you have any questions regarding these items, please contact ALI SADRE S.E. at EsGil. Thank you. PALM SPRINGS 2020-694 SET: I APR. 01, 2020 [DO NOT PAY – THIS IS NOT AN INVOICE] VALUATION AND PLAN CHECK FEE JURISDICTION: PALM SPRINGS PLAN CHECK #.: 2020-694 PREPARED BY: ALI SADRE S.E. DATE: APR. 01, 2020 BUILDING ADDRESS: 450 EAST PALM CANYON DRIVE BUILDING OCCUPANCY: R1; V-B Comments: Sheet 1 of 1 West Coast Code Consultants, Inc. 17744 Sky Park Circle, Unit 200 Irvine, CA 92614 T | (714) 418-8114 INVOICE February 7, 2022 Alberto Gradilla, Building Official City of Palm Springs 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Plan Review: Hotel Repair & Remodel Address: 450 East Palm Canyon, Palm Springs, CA City Permit No: 2020-694 WC3 Job No.: 221-138-1100 Thank you for working with WC3! PLAN REVIEW CYCLES TYPE OF REVIEW Area of Remodel AMOUNT 1 Hotel Repair & Remodel Bldg A Bldg B Bldg C Bldg D 4,300 sq.ft. 384 sq.ft. 1,914 sq.ft. 645 sq.ft. $1,164.45 4 PC4 T&M 1.5hrs $110/hr $165.00 Total This Invoice $1,329.45 City of Palm Springs Department of Building and Safety Gerardo Huerta ● Plans Examiner 3200 East Tahquitz Canyon Way ● Palm Springs, CA 92262 Tel: 760.323.8242 x 8720 Email: Gerardo.Huerta@palmspringsca.gov TRANSMITTAL COVER SECOND REVIEW PLANNING PLAN CHECK DATA: Plan Check No.: 2020-694 Date of Submittal: 16 August 2021 Today’s Date: 15 September 2021 PROJECT DATA: Project Address: 450 East Palm Canyon Drive Project Description: Rebuild/Remodel Hotel (Flood) Transmitted Via: ☐ Fax ☒ Email ☐ Snail Mail ☐ Hand ☐ Other: ☒ This is the only copy you will receive ☐ For your information ☐ A copy will be emailed to you today ☐ Per your request ☐ A copy will be faxed to you today ☐ Please review and return your comments ☐ An original will be mailed to you today ☐ Other: Message: Please see attached comments from the Planning Department for the above project. Respectfully, Gerardo Huerta Plans Examiner 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 760.323.8242 x 8720 www.palmspringsca.gov Shore and demolish structural exterior walls damaged by flood; interior demolition of partition walls/finishes and complete demolition of building/unit 6 in preparation for rebuild under permit 2020-694. 22785 Gabriel Redding 450 E Palm Canyon Dr 562 322 1855 J C S Restoration, Inc 18250 Pasedena St Ste E 951 297 3422 4,7,8 E Lake Elisinore CA Palm Springs CA 508-353-007 Rebeca McKeown Lot Size Zone Occupancy City of Palm Springs BUILDING PERMIT Date Submitted Permit Technician Owner Address Phone Contractor Address Phone Lic. Number Architect Address Phone Engineer Address Phone Lot # Block # Tract Parcel Number Describe work in detail: Class of New Additions Alternations Repair Remodel Removal Replace 450 E Palm Canyon Dr Special Conditions: The issuance of this permit shall not be held to be an approval of the violation of any provisions of any city or county ordinance or state law. Inspections of work are subject to an approved set of plans being on the job. Changes to plans are not to be made without permission of the Building and Safety Divisions. The owner and/or contractor is responsible for establishing all property lines. All utilities must be underground. This permit will expire if work is not started in 180 days or if more than 180 days elapses between inspections. I certify that I am familiar with all requirements of the City of Palm Springs as they apply to this permit and understand that these requirements must be completed prior to final inspection and that no certification of occupancy will be issued until such time as these requirements are met. I certify that I have read this application and state that the information is true and correct. IMPORTANT PERMIT NUMBER 2020-696 OWNER/CONTRACTOR/AGENT DATE ISSUED BY This is a building permit when properly filled out, signed and validated, and is not transferable. DO NOT CONCEAL OR COVER ANY CONSTRUCTION UNTIL THE WORK IS INSPECTED Case No.: Building Address: Building Sq. Ft. Garage/Carport Roofed Patio/Porch Remodeled Area New Use of building Permit Type Const. Type Fixture Units Fire Sprinkler Units Valuation Permit Fees Paid hotel 261.0550000.00 1023099 03/02/2020 Miscellaneous Finaled_________________ JUSTIFICATION LETTER Ochoa Design Associates Richelle Ramirez 73-626 Highway 111 Palm Desert, CA 92260 December 17th, 2024 Historic Site Preservation Board 3200 E Tahquitz Canyon Way Palm Springs, CA 92262 Re: 450 E Palm Canyon Drive, Palm Springs, Ca 92264 To whom it may concern, The building located at 450 E Palm Canyon Drive, a hotel once full of life and music, has unfortunately closed down and become abandoned. Currently, this building is unkept both inside and out, and blocked off from HWY 111—but we believe that we can restore this once beautiful hotel back to its former glory. With the intentions of restoring and reopening as the Green Door Hotel, our goal is to maintain the image of the overall design with minor updates to modernize and comply with the current building code and design requirements. For example, we are proposing a small addition to the north-east side of Building C (refer to sheet A1) to create a larger and more comfortable room for ADA. Another example is that we are adding amenities not previously found at this location, such as a designated check in area, a gym, laundry, and small area for guests to grab a quick bite for the day. While these additional amenities are proposed additions to the site, the intention is to keep a uniform language throughout. The proposed additions (Building B, Building D, Sheet A1) will follow the same design currently present on site, not changing the current romantic Early California look. Another area we would like to modify would be the front and rear entrances. This hotel is blocked off from Highway 111 with an existing 8-foot-high wall. We would like to recreate this wall, following a more consistent look with the buildings next door. When fixed, this wall will showcase the building behind it with a welcoming entry door consistent with the architecture. Altogether, we believe that we are on the right path to create a welcoming and attractive new destination to Palm Springs, bringing in more tourism and revenue to the city. Sincerely, Juan Carlos Ochoa, Architect Richelle Ramirez, Project Manager/Interior Designer RESEARCH SUMMARY Ochoa Design Associates Richelle Ramirez 73-626 Highway 111 Palm Desert, CA 92260 December 17th, 2024 Historic Site Preservation Board 3200 E Tahquitz Canyon Way Palm Springs, CA 92262 Re: Summary of Historical Findings for 450 E Palm Canyon Drive, Palm Springs, Ca 92264 After conducting extensive research on the property mentioned above, with resources available to us, this was a summary of our findings: 1. Microfilm record was analyzed and shows that a building permit was applied for on December 1st, 1945, for the construction of 10 units. 2. An archive record found on the Palm Springs Historical Society website stated that there was an exchange agreement done in 1963. This was confirmed with the address, and it was discovered that this hotel, at some point in time, was called the Palm Highlands Inn. This allowed us to delve into old articles with information in regards to this hotel. 3. A simple google search was done first to see if there was any immediate information about this hotel under the name “Palm Highlands Inn” a. An old postcard being sold on eBay came up. This postcard is dated October 4th, 1955. It also has an image of the hotel years back, and also provided an address for this hotel. Interestingly enough, HWY 111 used to be called “Indio Road” so we also used this address to conduct further research—450 Indio Road, Palm Springs. b. The post card seems to be sent from a mother to her children, while she was out celebrating her honeymoon. c. The back of the postcard has a short description of the Inn, stating that they were ‘modern apartments and studio rooms’ d. The image of the postcard is helpful because it gives us a better look at the inn’s design. It used to be painted a dark green. Most of the design today is the same. Additions and changes have been done over the years. 4. Because we were able to find a new business name and address in relation to this location, conducting research on the UCR Center for Bibliographical Studies and Research, became more promising. 5. Research was done as extensively as we could, from searching up previous owners, addresses, and business names to see of there was anything of significance. 6. December 16th, 1958, a short article was written that the Palm highlands Inn was sold to Dr. George Fakehany of Los Angeles. Previous owners were Anna and Herman Waldman. a. The names from above were looked into. Nothing of importance was found. 7. October 11th, 1949, a short article was written that a duck arrived to the hotel and was adopted by the then-owners. Mr. and Mrs. M. M. Niemetz. a. The names above were looked into, nothing of importance was found. b. Another article was found that stated that Mrs. Niemetz reported a prowler at 4:58 am. No further information was provided. 8. March 15th, 1956, a short article was found stating that a few people had stayed at the inn while visiting family. a. The names mentioned in the article were looked into, nothing of importance was found. 9. March 24, 1977, a short article was written that the Palm Highlands Inn was sold to a group of investors. a. Names in the article were looked into, but nothing of significance was found. b. Article mentioned a gentleman named Lee Permut. Apparently, this gentleman disclosed this information to the Desert Sun. It seems like he did have some impact in the hotel industry in Palm Springs, but there was no direct relation with him and the hotel in particular. He was a broker, so he possibly simply helped with the sale of the hotel. 10. The City of Palm Springs Citywide Historic Context Statement provides a little information in regards to the Palm Highland tract, such as the scope of the tract and little information about the architectural style. 11. August 26th, 1964, there was a libel suit filed by the hotel owners. 12. Various dates: a. Los Angeles Mayor Fletcher Bowron and his wife would come and stay at the Palm Highlands Hotel when visiting Palm Springs b. It is unclear when these visits terminated. The items above are just a few of the items discovered mostly through newspapers. Other items were found as well, but in summary, most of the information found in newspapers were either gossip or marketing material such as ads and promotional items. A request for permit records was put in and were able to view much more information as to when the building was constructed and how construction progressed over the years. To begin, the earliest record found was a building permit application submitted December 1st, 1945—just a couple of months after the second world war ended. The permit, while it is hard to read, you can decipher that the permit was to construct a 10-unit hotel or apartment building. It is unclear who the designer may have been. No publishing or permits were found that named an architect. Simply owners, whom, after searching up their names, had no relevant information come up. When on site, the original units are easily identifiable because of the masonry used to construct the walls. The wood frame additions towards the north-east side of the lot were constructed sometime past July 28, 1953. This was confirmed through another building permit application. After reviewing some of the earliest building records, between 1945 and 1994, there have been many requests to update the building. From electrical panel updates, gas, and sewer lines. There were also many requests for a new pool and even a spa, although there is no spa on site at the moment. There were also complaints submitted to the city both in 1982 and 1983, from a neighbor, that this hotel was an eyesore and very unkept. Later building records between 2014-2023 show permits pulled for the replacement of various different items throughout the property, such as the replacement of the roofing material. One of the previous owners also requested an emergency remodel and replacement of walls throughout the building due to a flood. The remodeling company stated in a document that their plan would be to remove any items such as walls, drywall, or cabinets that were affected by the flood. Clearly, when on site, you can see the extent of the work they did—many walls are missing. To this day, this lot in the Palm Highlands tract remains a deserted building with great potential. After doing our research, we have concluded that this building poses no cultural or historical significance. It seems to us that this Inn/Hotel was a quick getaway for people passing through Palm Springs. While its architectural style may be different, it lays in a city that is mostly known for its mid-century modern buildings. Giving this building a desperately needed facelift might be just the thing that Palm Springs needs to bring in more attraction. We ask that you to strongly consider revoking any historical classifications for this building and allow us to breathe back life to this forgotten location. Sincerely, Juan Carlos Ochoa, Architect Richelle Ramirez, Project Manager/Interior Designer