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HomeMy WebLinkAboutITEM 2B - STM-2024-0008_PC Packet_03252025 PLANNING COMMISSION STAFF REPORT DATE: March 25, 2025 PUBLIC HEARING SUBJECT: A REQUEST BY EGAN CIVIL, INC., ON BEHALF OF CANYON PALM SPRINGS HOTEL, LLC, FOR A TENTATIVE PARCEL MAP TO CREATE SEVEN (7) COMMERCIAL CONDOMINIUMS AT THOMPSON PALM SPRINGS LOCATED AT 414 NORTH PALM CANYON DRIVE, ZONE CBD, SECTION 15 (CASE STM-2024-0008). (NK) FROM: Department of Planning Services SUMMARY: This is a request to create seven (7) commercial condominiums at Thompson Palm Springs. Thompson Palm Springs is an existing multi-use commercial property, which includes a hotel, retail spaces, restaurants, and parking. The applicant is requesting the approval of a Tentative Parcel Map for a commercial condominium subdivision to separate the hotel, commercial retail, restaurant, and parking components of the development so that they can be owned, leased or financed separately. ISSUE: 1. Under the Subdivision Map Act, each subdivided condominium “lot/airspace” must provide for its own parking. However, the hotel, retail, and restaurant uses are dependent on the existing parking elsewhere within the Thompson Palm Springs project. If the existing on-site parking is subdivided and becomes inaccessible to any of these uses as the result of an ownership change, such uses will become non-compliant with the Municipal Code’s off-street parking requirements. Therefore, the City cannot approve such a subdivision unless the existing parking remains in common ownership to serve the entire Thompson Palm Springs project. This is addressed in Condition of Approval PLN 1. RECOMMENDATION: Approve the application subject to conditions of approval attached to this staff report (Attachment 3) which include, but are not limited to, the following: 1. Parking shall remain in common ownership and operation with the rest of the parcels/airspaces created by this map, to ensure that Code required on-site Planning Commission Staff Report March 25, 2025 – Page 2 of 11 Case STM-2024-0008 parking is provided for all such uses. SCOPE OF REVIEW: 1. The Planning Commission shall review the Tentative Parcel Map application (Case STM-2024-0008) for conformance to the criteria listed in Section 66474 of the Subdivision Map Act. BUSINESS PRINCIPAL DISCLOSURE: The owner of the property is Canyon Palm Springs Hotel, LLC. Public Integrity Disclosure Forms are attached to this staff report (Attachment 5). PROJECT DESCRIPTION: The applicant is seeking approval of a Tentative Parcel Map to create seven (7) commercial condominium units at Thompson Palm Springs, an existing multi-use commercial building which includes a hotel, retail spaces, restaurants, and parking. The site is already developed. Like with residential condominiums, the applicant is proposing a one-lot “airspace” subdivision so that the subdivided “parcels/airspace” can be owned, leased or financed separately. BACKGROUND INFORMATION: Related Relevant City Actions 10/04/2006 The City Council approved Planned Development District, Vesting Tentative Tract Map, and Architectural Review applications (Cases 5.1091 – PD 324, 3.2933, TTM 34190) and adopted a Mitigated Negative Declaration. The project included: 1) 118 residential condominium units; 2) 25,000 SF retail commercial space; 3) subterranean garage with 315 spaces (96 spaces for retail and 219 spaces for residential use); and 4) creation of a new private street, Clovelly Street (Resolution No. 21724). The Planning Commission had previously reviewed and recommended approval of the project to the City Council on 09/13/2006 (PC Resolution No. 6020). 03/07/2007 The City Council reviewed a Special Sign District (SP 07-023), which created a Sign Program to allow temporary construction signs (Resolution No. 21840). 07/30/2008 The City Council approved the amendment to the Vesting Tentative Tract Map (TTM 34190). The Planning Commission had previously reviewed this application and recommended approval to the City Council on 07/09/2008. Planning Commission Staff Report March 25, 2025 – Page 3 of 11 Case STM-2024-0008 Related Relevant City Actions 10/04/2008 The City Council approved a proposed amendment to the Preliminary Planned Development District and Vesting Tentative Tract Map 34190 to re-designate Clovelly Street which is a private Street within the project to a public Street. 10/28/2009 The Planning Commission approved a one-year extension of time for the project. 09/22/2010 The Planning Commission approved a one-year extension of time for the project (Resolution No. 6154). 09/07/2011 The City Council approved a proposed amendment to the Preliminary Planned Development District from a 118-unit residential condominium and commercial retail project to a 175-room hotel and ancillary commercial retail development (Resolution No. 23003). 12/11/2013 The Planning Commission approved the proposed amended project and recommended approval to the City Council with conditions. 04/02/2014 The City Council reviewed and approved a proposed amendment to the Preliminary Planned Development District for a 150-room hotel and ancillary commercial retail (Resolution No. 23527) 10/15/2014 The City Council upheld the appeal of Palm Springs, LLC and found that the Final Development Plan for PD 324 is in general conformance with the Preliminary Development Plan and finding that the previously adopted Mitigated Negative Declaration as sufficient and appropriate environmental documentation (Resolution No. 23680). 02/11/2015 The Planning Commission found that the Final Planned Development Plans for PD 324 are in substantial conformance with the previously approved Preliminary Development Plans for a 150-room hotel and ancillary retail commercial retail and parking structures (Resolution No. 6468). 03/04/2015 The Planning Commission found that the revised Final Planned Development Plans for PD 324 are in substantial conformance with the previously approved Preliminary Development Plans for a 150-room hotel and ancillary retail commercial retail and parking structures and finding that the previously adopted Mitigated Negative Declaration as sufficient and appropriate environmental documentation (Resolution No. 23778). 06/09/2021 The Planning Commission approved the proposed amended project and recommended approval to the City Council with conditions. 06/24/2021 The City Council reviewed and approved a proposed amendment to the Final Planned Development District for a 164-room hotel and ancillary commercial retail (Resolution No. 24917). 10/27/2021 The Planning Commission approved an amendment to the Final Development Plans to relocate the spa/fitness and social rooms from the second level to the ground level and to create four (4) additional guestrooms to provide 168 guestrooms in total (Resolution No. 6886). Planning Commission Staff Report March 25, 2025 – Page 4 of 11 Case STM-2024-0008 Related Relevant City Actions 10/28/2021 The City Council approved an amendment to the Final Development Plans to relocate the spa/fitness and social rooms from the second level to the ground level and to create four (4) additional guestrooms to provide 168 guestrooms in total (Resolution No. 24951). Most Recent Change of Ownership 10/03/2022 Canyon Palm Springs Hotel, LLC Related Building Permits/Business Licenses 2016 Building Permit No. 2015-1913 was issued by the Building Division to commence the building construction. 2016 Building Permit No. 2016-894 was issued by the Building Division as part of revisions to the building. 2018 Building Permit No. 2018-2072 was issued by the Building Division for a revision to the building. 2019 Building Permit No. 2019-4674 was issued by the Building Division for another revision to the building. Neighborhood Notice 03/13/2025 Notice of public hearing mailed to addresses within 500-feet of the site, notifying that the subject application would be considered by the Planning Commission at a public hearing on March 25, 2025. 03/12/2025 Notice emailed to Neighborhood Organizations within one (1) mile of the project site. 03/14/2025 Notice of public hearing published in the local newspaper. Field Check 03/04/2025 Site visit was conducted by staff to confirm the site conditions. Existing Street Improvement Conditions Street Name Travel Lanes Curb & Gutter Sidewalk North Palm Canyon Drive Y Y Y North Indian Canyon Drive Y Y Y East Alejo Road Y Y Y DETAILS OF APPLICATION REQUEST: Site Area Net Acres 4.02 Acres (175,156 SF) Planning Commission Staff Report March 25, 2025 – Page 5 of 11 Case STM-2024-0008 Surrounding Property Existing Land Use Per Chapter 92 Existing General Plan Designation Existing Zoning Designation Subject Property Multi-Use Commercial (Hotel/Retail/Restau rants) CBD (Central Business District) CBD (Central Business District)/PD North Public (Frances Stevens Park) OS-P (Open Space – Parks/Recreation) O (Open Space) South Multi-Tenant Commercial CBD CBD East Undeveloped/Retail TRC (Tourist Resort Commercial) REO (Specialty Retail- Entertainment- Office)* West Restaurants/Offices/ Retail CBD CBD/CU (Civic Uses District) *Section 14 Land Use Designation General Plan Areas or Master Plan Areas Compliance Downtown Urban Design Plan Y* “D” Downtown Parking Combining Zone Y* “R” Resort Overlay Zone Y* *Via PD 324 approval. No physical changes are proposed. ANALYSIS: Background: The Thompson Palm Springs project, formerly known as “4 One 4 Palm” and “Port Lawrence”, was originally approved in 2006 as a mixed-use development project which included 118 residential condominium units and retail spaces. Since its original approval, the project has been amended over the years, including the 2011 amendment which replaced the residential condominiums with hotel suites. Today, Thompson Palm Springs is a four (4)-story multi-use commercial development with 168 hotel rooms, a 33,754-SF retail space, spa, restaurants, event space, and 280 parking spaces. Planning Commission Staff Report March 25, 2025 – Page 6 of 11 Case STM-2024-0008 Perspective Image of Thompson Palm Springs Floor/Site Plan – Level 1 Planning Commission Staff Report March 25, 2025 – Page 7 of 11 Case STM-2024-0008 Floor Plan – Level 2 Floor Plan – Level 3 Planning Commission Staff Report March 25, 2025 – Page 8 of 11 Case STM-2024-0008 Floor Plan – Level 4 FINDINGS – TENTATIVE PARCEL MAP Pursuant to Section 66474 of the Subdivision Map Act, the following findings must be made relative to the proposed map: Criteria and Findings [PSZC 94.04.01(D)] Compliance 1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all applicable general and specific plans. Y The proposed project entails a commercial condominium subdivision which is intended to separate the hotel, retail, restaurant, and parking portions of an existing commercial development for separate ownership, leasing or financing. The project site is not located within a Specific Plan area, and the existing development and uses have been approved as a Planned Development District (PD 324). There are no physical changes or changes in uses proposed as a part of this subdivision application. 2. The design and improvements of the proposed Tentative Tract Map or Tentative Parcel Map is consistent with the zone in which the property is located. Yes, as conditioned Planning Commission Staff Report March 25, 2025 – Page 9 of 11 Case STM-2024-0008 Criteria and Findings [PSZC 94.04.01(D)] Compliance The existing land uses, site design, and site improvements have been approved through PD 324, which have allowed deviations from the standard CBD Zone development standards. Pursuant to PSZC Section 93.06.00(B)(2)(a), off-street parking is required for any existing building or use so long as such building or use remains. Independent ownership and operation of the off-street parking which is separated from the rest of the development raises concern for potential parking inaccessibility for the rest of the six (6) parcels. To ensure that off-street parking will be provided for these parcels, a condition of approval will be added to the subdivision which requires the site’s on-site parking to remain in common ownership and operation with the rest of the subdivided parcels. As conditioned, the project meets this finding. 3. The site is physically suited for this type of development. Yes The project is an existing development which has already been approved as a Planned Development District and developed consistently with it. This is merely a subdivision of the airspace of the existing development. There are no physical changes proposed to the site as a part of this application which would necessitate the reevaluation of the appropriateness of the development for the site. 4. The site is physically suited for the proposed density of development. Y The subdivision is proposed to subdivide the airspace of an existing development. There is no physical expansion to the existing commercial spaces or a change to the total number of existing hotel units as a part of this application. The existing density, which was approved via PD 324, will remain, and this subdivision will not affect the density of the development. 5. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. Y The proposed project takes place within an existing development for which a Mitigated Negative Declaration (MND) has been adopted and the project was built in accordance with the MND. The project does not involve any physical alterations to the site to what has already been approved and developed, and it will not have adverse environmental impacts. 6. The design of the subdivision or type of improvements is not likely to cause serious public health problems. Y Planning Commission Staff Report March 25, 2025 – Page 10 of 11 Case STM-2024-0008 Criteria and Findings [PSZC 94.04.01(D)] Compliance The project is being proposed within an existing development, and no physical changes are proposed. Any activity which involves physical changes to the site will be subject to the regulatory requirements of the Zoning, Building, and Fire Codes to ensure public health and safety. Therefore, the proposed subdivision is not likely to cause serious public health problems. 7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. Y The proposed subdivision will take place entirely within an existing development, and no physical changes to the site are being proposed as a part of this application which would affect easements and or access. ENVIRONMENTAL ANALYSIS: An environmental assessment was previously prepared under the guidelines of the California Environmental Quality Act (CEQA), and a Mitigated Negative Declaration (MND) No. 2006109032 was adopted by the City Council on October 4, 2006 and September 7, 2011 for the development of Thompson Palm Springs. There are no physical changes proposed to the premises in conjunction with this application, and the approval of this application will not have any potential significant environmental impacts. CONCLUSION: The application proposes a seven (7)-parcel commercial condominium subdivision at Thompson Palm Springs so that the hotel, retail, restaurant, and parking can be owned, leased or financed separately. While the proposed project will not alter the site’s existing development features and uses, the separation of parking ownership from the rest of the development raises parking accessibility concern for the rest of the six (6) parcels under the new ownership. To address this concern, staff recommends a condition of approval which requires the parking to remain in common ownership and operation with the rest of the subdivided parcels. With the implementation of this condition, the proposed project meets the required findings for approval. In conclusion, staff recommends that the Planning Commission approve the proposed project subject to the conditions of approval attached to this staff report (Attachment 3). REVIEWED BY: PREPARED BY: Noriko Kikuchi, AICP, Associate Planner REVIEWED BY: Christopher Hadwin, AICP, Director of Planning Services Planning Commission Staff Report March 25, 2025 – Page 11 of 11 Case STM-2024-0008 ATTACHMENTS: 1. Vicinity Map 2. Aerial Map 3. Draft Resolution & Conditions of Approval (Exhibit A). 4. Justification Letter 5. Public Integrity Disclosure Forms 6. Site Photographs 7. Subdivision Proposal 8. Tentative Parcel Map No. 39127 Department of Planning Services Vicinity Map CITY OF PALM SPRINGS STM-2024-0008 414 North Palm Canyon Drive (APN: 513-081-049) Project Site E. Alejo Road N. Palm Canyon Drive N. Indian Canyon Drive RESOLUTION NO. _________ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NO. STM-2024-0008, TENTATIVE PARCEL MAP, TO CREATE SEVEN (7) COMMERCIAL CONDOMINIUMS AT THOMPSON PALM SPRINGS LOCATED AT 414 NORTH PALM CANYON DRIVE (APN: 513-081-049), ZONE CBD, SECTION 15 (CASE NO. STM- 2024-0008). WHEREAS, Canyon Palm Springs Hotel, LLC (“Applicant”) has filed a Tentative Parcel Map application, Case No. STM-2024-0008, with the City pursuant to Title 9 (Subdivision of Land) of the Plam Springs Municipal Code to create seven (7) commercial condominiums at Thompson Palm Springs located at 414 North Palm Canyon Drive (APN: 513-081-049); and WHEREAS, Palm Springs Municipal Code Title 9 (Subdivision of Land) provides standards and specifications to control and regulate the division of land within the City in accordance with Title 7, Division 2, of the Government Code of the State of California, also known as the Subdivision Map Act; and WHEREAS, Pursuant to Sections 66426(c) and (f) of the Subdivision Map Act, a Parcel Map is required for creating five (5) or more condominiums when “The land consists of a parcel or parcels of land having approved access to a public street or highway, which comprises part of a tract of land zoned for industrial or commercial development, and which has the approval of the governing body as to street alignments and widths”; and WHEREAS, Notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case No. STM-2024-0008, was given in accordance with applicable law; and WHEREAS, On March 25 2025, a public hearing on the application was held by the Planning Commission in accordance with applicable law; and WHEREAS, An environmental assessment was previously prepared under the guidelines of the California Environmental Quality Act (CEQA) and a Mitigated Negative Declaration (MND) No. 2006109032 was adopted by the City Council on October 4, 2006 and September 7, 2011 for the development of Thompson Palm Springs. There are no physical changes proposed to the premises in conjunction with this application, and the approval of this application will not have any potential significant environmental impacts; and Planning Commission Resolution No. March 25, 2025 Case No. STM-2024-0008 Page 2 WHEREAS, The Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented; and THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: Tentative Parcel Map Findings. The required findings for Tentative Parcel Map approval are outlined in Section 66474 of the Subdivision Map Act as follows: 1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all applicable general and specific plans. The proposed project to be subdivided entails a commercial condominium subdivision which is intended to separate the hotel, retail, restaurant, and parking portions of an existing commercial development for separate ownership, leasing or financing. The project site is not located within a Specific Plan area, and the existing development and uses have been approved as a Planned Development District (PD 324). There are no physical changes or changes in uses proposed as a part of this subdivision application. 2. The design and improvements of the proposed Tentative Tract Map or Tentative Parcel Map is consistent with the zone in which the property is located. The existing land uses, site design, and site improvements have been approved through PD 324, which have allowed deviations from the standard CBD Zone development standards. Pursuant to PSZC Section 93.06.00(B)(2)(a), off-street parking is required for any existing building or use so long as such building or use remains. Independent ownership and operation of the off-street parking which is separated from the rest of the development raises concern for potential parking inaccessibility for the rest of the six (6) parcels. To ensure that off-street parking will be provided for these parcels, a condition of approval will be added to the subdivision which requires the site’s on-site parking to remain in common ownership and operation with the rest of the subdivided parcels. As conditioned, the project meets this finding. Planning Commission Resolution No. March 25, 2025 Case No. STM-2024-0008 Page 3 3. The site is physically suited for this type of development. The project is an existing development which has already been approved as a Planned Development District and developed consistently with it. This is merely a subdivision of the airspace of the existing development. There are no physical changes proposed to the site as a part of this application which would necessitate the reevaluation of the appropriateness of the development for the site. 4. The site is physically suited for the proposed density of development. The subdivision is proposed to subdivide the airspace of an existing development. There is no physical expansion to the existing commercial spaces or a change to the total number of existing hotel units as a part of this application. The existing density, which was approved via PD 324, will remain, and this subdivision will not affect the density of the development. 5. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The proposed project takes place within an existing development for which a Mitigated Negative Declaration (MND) has been adopted and the project was built in accordance with the MND. The project does not involve any physical alterations to the site to what has already been approved and developed, and it will not have adverse environmental impacts. 6. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The project is being proposed within an existing development, and no physical changes are proposed. Any activity which involves physical changes to the site will be subject to the regulatory requirements of the Zoning, Building, and Fire Codes to ensure public health and safety. Therefore, the proposed subdivision is not likely to cause serious public health problems. 7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The proposed subdivision will take place entirely within an existing development, and no physical changes to the site are being proposed as a part of this application which would affect easements and or access. Planning Commission Resolution No. March 25, 2025 Case No. STM-2024-0008 Page 4 NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Case No. STM-2024-0008, a Tentative Parel Map, to create seven (7) commercial condominiums at Thompson Palm Springs located at 414 North Palm Canyon Drive (APN: 513-081-049), subject to the conditions set forth in the attached Exhibit A. ADOPTED THIS 25th DAY of March, 2025. AYES: NOES: ABSENT: ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA _____ Christopher Hadwin Director of Planning Services 1 RESOLUTION NO. _______ EXHIBIT A Thompson Palm Springs – Creation of Seven (7) Commercial Condominiums 414 North Palm Canyon Drive (APN: 513-081-049) Case No. STM-2024-0008 March 25, 2025 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Director of Building and Safety, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ADMINISTRATIVE CONDITIONS ADM 1. Project Description. This approval is for the project described per Case STM- 2024-0008; except as modified with the conditions below; ADM 2. Reference Documents. The site shall be developed and maintained in accordance with the approved plans, including site plans, architectural elevations, exterior materials and colors, landscaping, and grading on file in the Department of Planning Services except as modified by the approved conditions below. ADM 3. Conform to all Codes and Regulations. The project shall conform to the conditions contained herein, all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, and any other City County, State and Federal Codes, ordinances, resolutions and laws that may apply. ADM 4. Deviations. Deviations to the project description and approved plan shall be reviewed in accordance with the provisions of the Palm Springs Zoning Code. ADM 5. Indemnification. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case No. STM-2024-0008. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the Planning Commission Resolution No. _____ March 25, 2025 Case STM-2024-0008 2 matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent, but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 6. Expiration. An approved, or conditionally approved, tentative map shall expire after its approval or conditional approval in the time and in the manner prescribed by the Subdivision Map Act. ADM 7. Time Extension. The approval or conditional approval of the Tentative Parcel Map shall expire 24 months from the date the map was approved or conditionally approved by the City Council. Applicant may request a time extension of the Tentative Map approval or conditional approval by written application to the Planning Commission. Such application to filed at least sixty (60) days before the approval or conditional approval is due to expire. The application shall state the reasons for requesting the extension and the amount of time requested. In granting an extension of time, new conditions may be imposed and existing conditions may be revised or amended. The expiration of the approved or conditionally approved tentative map shall terminate all proceedings and no final map or parcel map of all or any portion of the real property included within such tentative map shall be filed without first processing a new tentative map pursuant to PSMC Title 9 (Subdivision of Land). ADM 8. Right to Appeal. The decision of the Planning Commission regarding this Development Permit application shall be final unless appealed to the City Council. The appeal procedure shall be pursuant to Chapter 2.05 of the Palm Springs Municipal Code. The appeal fee must be submitted with the appeal request. PLANNING SERVICES CONDITION PLN 1. Parking shall remain in common ownership and operation with the rest of the parcels/airspaces created by this map, to ensure that Code required on-site parking is provided for all such uses. ENGINEERING SERVICES CONDITIONS APPLICATION FOR APPROVAL OF A PARCEL MAP FOR CONDOMINIUM PURPOSES LOCATED AT 414 NORTH PALM CANYON DRIVE, (APN 513-081-049), Planning Commission Resolution No. _____ March 25, 2025 Case STM-2024-0008 3 SECTION 15, TOWNSHIP 4 S, RANGE 4 E, S.B.M., CASE NO. STM-2024-0008, ENG. FILE NO. TPM 39127. The Engineering Services Department recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. MAP ENG 1. A Parcel Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Services Department for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Parcel Map to the Engineering Services Department as part of the review of the Map. ENG 2. In accordance with Government Code Section 66426 (f), an application for a Tentative Parcel Map shall be submitted to the Planning Department if the subject property is proposed to be subdivided into commercial condominiums for the purpose of sale, lease, or financing. ENG 3. A copy of draft Covenants, Conditions and Restrictions (CC&R’s) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Services Department’s recommendations. The CC&R’s shall be approved by the City Attorney prior to approval of the Final (Parcel) Map by the City Council. ENG 4. Upon approval of a parcel map, the parcel map shall be provided to the City in G.I.S. digital format, consistent with the “Guidelines for G.I.S. Digital Submission” from the Riverside County Transportation and Land Management Agency.” G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, ArcInfo Coverage or Exchange file, DWG (AutoCAD drawing filetype), DGN (Microstation drawing filetype), DXF (AutoCAD ASCII drawing exchange filetype), and PDF (Adobe Acrobat document filetype) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. END OF CONDITIONS Egan Civil, Inc. - A California Corporation (760) 404-7663 Page 1 of 2 Address – Physical: 46150 Commerce St, Ste 100, Indio, CA 92201 / Mailing: PO Box 5282, La Quinta, CA 92248-5282 PROJECT JUSTIFICATION LETTER TENTATIVE PARCEL MAP NO. 39127 – THOMPSON HOTEL Date: December 6, 2024 To: City of Palm Springs Planning Department 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Regarding: Project Justification Letter - Tentative Parcel Map No. 39127 – Thompson Hotel [Prior City Case 5.1091-PDD 324 and Vesting Tentative Tract Map No. 34190 – 3.2933] [Mitigated Negative Declaration Number 2006109031/2006109032] To whom it may concern, Tentative Parcel Map No. 39127 is a proposed division to create seven commercial condominiums with the approved 5.1091-PDD 324 Hotel Project also known as the Thompson Hotel. The reason for the request for the airspace commercial condominium division is to separate the hotel, commercial retail, restaurant, and parking portions of the project so they can be owned and financed separately. The project meets the following criteria: 1. The proposed tentative parcel map is consistent with all applicable general and specific plans. 2. The design and improvements of the proposed tentative parcel map are consistent with the zone in which the property is located. 3. The site is physically suited for this type of development. 4. The site is physically suited for the proposed density of development. 5. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. 6. The design of the subdivision or type of improvements is not likely to cause serious public health problems. Egan Civil, Inc. - A California Corporation (760) 404-7663 Page 2 of 2 Address – Physical: 46150 Commerce St, Ste 100, Indio, CA 92201 / Mailing: PO Box 5282, La Quinta, CA 92248-5282 7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. The Thompson Hotel was originally entitled as a Condominium Hotel. The project was subject to numerous extensions and revisions over the years, and the originally approved Vesting Tentative Tract Map No. 34190 – 3.2933, which is now expired. The project history can be found under Case 5.1091-PDD 324 and past ARC Resolution 1041 and City Council Resolutions 21724, 21840, 23527, 23680, 23778, 24917 and 24951. Mitigated Negative Declaration Number 2006109031/2006109032 was filed for the Hotel project and expired map. At this time, construction of the Hotel project is complete, and all Conditions have been complied with, hence the proposed map is strictly an overlay for finance purposes. The project is proposed as a Tentative and Final Parcel Map because the State Subdivision Map Act and Local Ordinance provide that Commercial Divisions of any number of units may be processed as Parcel Maps instead of Tract Maps. (SMA 66426(c)&(f)) The project proposes a single parcel which will be divided into seven airspace units by a subsequent Condominium Map overlay. Please do not hesitate to contact me if you have any further questions regarding this Tentative Parcel Map Application. Respectfully submitted, _______________________________ Benjamin Daniel Egan, PE, PLS Principal NO. 8756BENJAMINDANIELEGANPROFESSIONALLANDSURVEYOR STATEOF C A L IFORNIA SITE PHOTOGRAPHS 1. Hotel 2. Parking I 3. Parking II 4. Retail I 5. Retail II 6. Retail III 7. Retail IV 2 1 3 6 5 4 4 7 (N89°51'41"E 151.59')D1,D2 152.59'M (N89°43'46"E 128.06')D1 , D 2 (N00°08'06"W 426.61')D1,D2(N00°08'06"W 100.00 ') (N89°51'17"E 10.00')D1,D2 (N89°51'54"E 10.00')D1,D2 (N89°51'02"E 145.27')D1,D2 (N00°07'57"W 25.00')D1,D2 (N00°07'47"W 600.1 8')D1,D2 (N89°51'05"E 145.27')D1,D2 C/L E ALEJO ROAD C/L INDIAN CANYON DRIVEC/L NORTH PALM CANYON DRIVE40.00' VARIES(50.00')(N89°43'46"E 374.86') R 1 , D 1 ( 3 7 4 . 8 5 ' ) R 2 ( 3 7 4 . 8 6 ' ) R 3 (N00°14'00"W 1324.52')R1(N00°08'06"W 13 2 3.81')R1 (Δ=89°51'33")D1,D2 (R=10.00') (L=15.68') PARCEL 1 (RS 10/95) 4.02± ACRES PARCEL "A" OF GRANT DEED REC. 12/28/2017 AS DOC. #2017-0544631, O.R. 16 18 18 19 19 55.00' 17 (5') 50.00' VARIES (N00°16'14"W 13.25')D1,D2 (4') 16 (4') 17 (5') 50.00' 17 (5') 50.00' 17 (5') 50.00' (10') 18 VARIES 18 VARIES 18 VARIES VARIES VARIES VARIESR1(15')16(44.33')(37.10')(50.00')R1,D1(40.00')R1,D1 (40.00') (45.42')(N00°08'06"W)(75.06')D1,D2 (17')(36.75')D1R1, D1R1,D1,D2(37.13')R1,D1,D2 D1,D2 D1,D2 D1,D2175,156± SQUARE FEET FILE NO. S H E E T 1"= 40' 20241264 JOB NUMBER SCALE OCTOBER 16, 2024 DATE FOR:CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIACANYON PALM SPRINGS HOTEL LLC414 N. PALM CANYON DRIVEPALM SPRINGS, CA 92262DATE BY DESCRIPTION APP'D DATER E V I S I O N SBDE/TE DRAWN BY BDE CHECKED BY 20241264TENTATIVE PARCEL MAP 391271OF1NO. 73070BENJAMINDANIELEGA N REGISTEREDPROFESSIONAL ENG IN E E R CIVILST ATEOFCALIFORNIATENTATIVE PARCEL MAP NO. 39127 BEING A PROPOSED SUBDIVISION OF A PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 4 SOUTH, RANGE 4 EAST, SAN BERNARDINO MERIDIAN CANYON PLAM SPRINGS HOTEL , LLC2323 ROSS AVENUE, SUITE 200DALLAS, TX 75201EXISTING SITE PLAN AND PROPOSED DIVISION PO BOX 5282, LA QUINTA, CA 92248-5282EGANCIVIL, INC.(760) 404-7663 WWW.EGANCIVIL.COMDATE:P.L.S. 8756BENJAMIN DANIEL EGAN, PE, PLS10/16/2024SC A L E : 1 " = 4 0 'A PORTION OF THE NE 1/4 OF THE NE 1/4 OF NO T T O S C A L E LOCATION MAP CI T Y O F PA L M FOR CONDOMINIUM PURPOSES SEC. 15, TS 4S, R 4E, S.B.M.UTILITY COMPANIES: RELATED CASE NUMBERS: GENERAL PLAN DESIGNATION: CURRENT LAND USE: PROPOSED LAND USE: HOTEL & RETAIL - FOR CONDO PURPOSES HOTEL & RETAIL FEMA FLOOD ZONE INFORMATION FEMA MAP PANEL 06065C158 G - EFFECTIVE AUGUST 28, 2008 - ZONE X - AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. PROJECT DESCRIPTION: A PROPOSED DIVISION TO CREATE SEVEN COMMERCIAL CONDOMINIUMS WITHIN THE APPROVED 5.1091-PDD 324 HOTEL PROJECT. NOTES ON PROPOSED DIVISION: 1.THE PROPOSED TENTATIVE PARCEL MAP IS CONSISTENT WITH ALL APPLICABLE GENERAL AND SPECIFIC PLANS. 2.THE DESIGN AND IMPROVEMENTS OF THE PROPOSED TENTATIVE PARCEL MAP ARE CONSISTENT WITH THE ZONE IN WHICH THE PROPERTY IS LOCATED. 3.THE SITE IS PHYSICALLY SUITED FOR THIS TYPE OF DEVELOPMENT. 4.THE SITE IS PHYSICALLY SUITED FOR THE PROPOSED DENSITY OF DEVELOPMENT. 5.THE DESIGN OF THE SUBDIVISION IS NOT LIKELY TO CAUSE ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH, WILDLIFE, OR THEIR HABITATS. 6.THE DESIGN OF THE SUBDIVISION OR TYPE OF IMPROVEMENTS IS NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS. 7.THE DESIGN OF THE SUBDIVISION OR TYPE OF IMPROVEMENTS WILL NOT CONFLICT WITH EASEMENTS, ACQUIRED BY THE PUBLIC AT LARGE, FOR ACCESS THROUGH OR USE OF THE PROPERTY WITHIN THE PROPOSED SUBDIVISION. GAS CO. POWER CO. SOUTHERN CALIFORNIA EDISON COMPANY WATER CO. SEWER CO. SCHOOL DISTRICT SOUTHERN CALIFORNIA GAS 5.1091-PDD 324 PALM SPRINGS UNIFIED SCHOOL DISTRICT LOT AREA: AREA = 4.02± ACRES. BASIS OF BEARINGS: BEARING SHOWN HEREON ARE BASED ON THE CENTERLINE OF INDIAN CANYON DRIVE, AS SHOWN BY A RECORD OF SURVEY ON FILE IN BOOK 146, PAGE 24 OF SURVEYS, RECORDS OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, BEING: NORTH 00°14'00" WEST. MISSION SPRINGS WATER PALM SPRINGS ZONING: ZONING: CBD CENTRAL BUSINESS DISTRICT GENERAL PLAN DESIGNATION: HIGH DENSITY GATEWAY (COMM./RES.) RECORD DATA: EASEMENTS AND TITLE REPORT MATTERS 1. ANY DEFECT, LIEN, ENCUMBRANCE, ADVERSE CLAIM, OR OTHER MATTER THAT APPEARS FOR THE FIRST TIME IN THE PUBLIC RECORDS OR IS CREATED, ATTACHES, OR IS DISCLOSED BETWEEN THE POLICY DATE AND THE DATE ON WHICH ALL OF THE SCHEDULE B, PART I-REQUIREMENTS ARE MET. 2. (A) TAXES OR ASSESSMENTS THAT ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OF ANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THE PUBLIC RECORDS; (B) PROCEEDINGS BY A PUBLIC AGENCY THAT MAY RESULT IN TAXES OR ASSESSMENTS, OR NOTICES OF SUCH PROCEEDINGS, WHETHER OR NOT SHOWN BY THE RECORDS OF SUCH AGENCY OR BY THE PUBLIC RECORDS. 3. ANY FACTS, RIGHTS, INTERESTS, OR CLAIMS THAT ARE NOT SHOWN BY THE PUBLIC RECORDS BUT THAT COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR THAT MAY BE ASSERTED BY PERSONS IN POSSESSION OF THE LAND. 4. EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, NOT SHOWN BY THE PUBLIC RECORDS. 5. ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION, OR ADVERSE CIRCUMSTANCE AFFECTING THE TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE AND COMPLETE LAND SURVEY OF THE LAND AND NOT SHOWN BY THE PUBLIC RECORDS. 6. (A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B), OR (C) ARE SHOWN BY THE PUBLIC RECORDS. ITEMS 1 THROUGH 6 ARE HEREBY DELETED. 7. ANY CLAIM TO (A) OWNERSHIP OF OR RIGHTS TO MINERALS AND SIMILAR SUBSTANCES, INCLUDING BUT NOT LIMITED TO ORES, METALS, COAL, LIGNITE, OIL, GAS, GEOTHERMAL RESOURCES, URANIUM, CLAY, ROCK, SAND AND GRAVEL LOCATED IN, ON, OR UNDER THE LAND OR PRODUCED FROM THE LAND, WHETHER SUCH OWNERSHIP OR RIGHTS ARISE BY LEASE, GRANT, EXCEPTION, CONVEYANCE, RESERVATION, OR OTHERWISE; AND (B) ANY RIGHTS, PRIVILEGES, IMMUNITIES, RIGHTS OF WAY, AND EASEMENTS ASSOCIATED THEREWITH OR APPURTENANT THERETO, WHETHER OR NOT THE INTERESTS OR RIGHTS EXCEPTED IN (A) OR (B) APPEAR IN THE PUBLIC RECORDS OR ARE SHOWN IN SCHEDULE B. 8. GENERAL AND SPECIAL TAXES AND ASSESSMENTS FOR THE FISCAL YEAR 2023-2024, INSTALLMENT #2 NOT YET DUE AND PAYABLE. 9. THE LIEN OF SUPPLEMENTAL TAXES, IF ANY, ASSESSED PURSUANT TO CHAPTER 3.5 COMMENCING WITH SECTION 75 OF THE CALIFORNIA REVENUE AND TAXATION CODE. 10. AN EASEMENT FOR SUCH RIGHTS OF WAY FOR FLUMES AND DITCHES FOR CONDUCTING WATER FOR IRRIGATING PURPOSES AND DOMESTIC USE, AS HAVE BEEN RESERVED TO THE PALM VALLEY LAND AND WATER COMPANY, A CORPORATION, RECORDED AUGUST 10, 1882 IN BOOK 68 OF DEEDS, PAGE 471. 11. AN EASEMENT FOR IRRIGATING DITCHES AND WATER PIPES AND INCIDENTAL PURPOSES, RECORDED MARCH 26, 1889 IN BOOK 143 OF DEEDS, PAGE 470. IN FAVOR OF: S. W. FERGUSON AND F. M. BUTLER AFFECTS: AS DESCRIBED THEREIN THE LOCATION OF THE EASEMENT CANNOT BE DETERMINED FROM RECORD INFORMATION. 12. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 13. THE EFFECT OF A MAP PURPORTING TO SHOW THE LAND AND OTHER PROPERTY, FILED MARCH 04, 1936 IN BOOK 10, PAGE 95 OF RECORD OF SURVEYS. 14. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 15. EASEMENTS, COVENANTS AND CONDITIONS CONTAINED IN THE DEED FROM COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF PALM SPRINGS, CALIFORNIA, A PUBLIC BODY, CORPORATE AND POLITIC, AS GRANTOR, TO HARRY N. MOSCATEL, A SINGLE MAN, AS GRANTEE, RECORDED DECEMBER 13, 1995 AS INSTRUMENT NO. 412950 OF OFFICIAL RECORDS. REFERENCE BEING MADE TO THE DOCUMENT FOR FULL PARTICULARS. 16. AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED APRIL 03, 2008 AS INSTRUMENT NO. 2008-0165364 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION, ITS SUCCESSORS AND ASSIGNS AFFECTS: AS DESCRIBED THEREIN 17. AN EASEMENT FOR CONSTRUCT, RECONSTRUCT, ALTER, REPLACE, USE, OPERATE, INSPECT, MAINTAIN, REPAIR, AND REMOVE WATER AND SEWAGE PIPELINES AND APPURTENANCES AND ELECTRICAL AND COMMUNICATION CONDUITS AND APPURTENANCES, WITH ALL CONNECTIONS THERETO, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED MARCH 11, 2016 AS INSTRUMENT NO. 2016-0096431 OF OFFICIAL RECORDS. IN FAVOR OF: DESERT WATER AGENCY, A PUBLIC AGENCY, ITS SUCCESSORS AND ASSIGNS AFFECTS: AS DESCRIBED THEREIN 18. AN EASEMENT FOR STREETS, HIGHWAYS, UNDERGROUND SEWERS, PUBLIC UTILITY INSTALLATIONS AND OTHER APPURTENANT USES, TOGETHER WITH THE RIGHT TO CONSTRUCT, MAINTAIN, REPAIR, OPERATE, USE, DEDICATE OR DECLARE THE SAME FOR PUBLIC USE AND INCIDENTAL PURPOSES, RECORDED AUGUST 05, 2016 AS INSTRUMENT NO. 2016-0334950 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF PALM SPRINGS, A CHARTER CITY AND MUNICIPAL CORPORATION ORGANIZED UNDER THE LAWS OF THE STATE OF CALIFORNIA AFFECTS: AS DESCRIBED THEREIN 19. AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS FOR DISTRIBUTING ELECTRICAL ENERGY AND FOR TRANSMITTING INTELLIGENCE, DATA AND/OR COMMUNICATIONS (EG. THROUGH FIBER OPTIC CABLE) AND INCIDENTAL PURPOSES, RECORDED MARCH 13, 2019 AS INSTRUMENT NO. 2019-0084564 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION, ITS SUCCESSORS AND ASSIGNS AFFECTS: AS DESCRIBED THEREIN 20. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 21. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 22. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 23. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 24. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 25. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 26. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS. 27. CONSEQUENCES, IF ANY, AS TO THE FOLLOWING MATTERS SHOWN ON THE SURVEY BY PRECISION ENGINEERING AND SURVEYING, CERTIFIED TO BY FERNANDO PADILLA, PLS 9449, DATED 04/24/2023 (THE "SURVEY"): - ENCROACHMENT OF BUILDING AND FIRST FLOOR ROOF OVER WEST BOUNDARY LINE INTO RIGHT OF WAY; - ENCROACHMENT OF BUILDING AND WALL ONTO SUBJECT PROPERTY OVER SOUTH BOUNDARY LINE; - ELECTRIC OVERHEAD LINE ENCROACHES ONTO SOUTH PORTION OF SUBJECT PROPERTY AND DOES NOT APPEAR TO LIE WITHIN DESIGNATED EASEMENT AREA; - ABOVE GROUND TELECOMMUNICATIONS COVER ON NORTH PORTION OF SUBJECT PROPERTY DOES NOT APPEAR TO LIE WITHIN DESIGNATED EASEMENT AREA. 28. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 29. ANY STATUTORY LIEN OR CLAIM OF LIEN, NOT SHOWN BY THE PUBLIC RECORDS AT DATE OF POLICY, THAT ARISES FROM SERVICES PROVIDED, LABOR PERFORMED, OR MATERIALS OR EQUIPMENT FURNISHED, EXCEPT AS INSURED BY THE ALTA 32-06 ENDORSEMENT AS IT MAY BE REVISED BY AN ALTA 33-06 ENDORSEMENT. 30. MEMORANDUM OF SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT DATED _______, 2023, EXECUTED AMONG HYATT CORPORATION, TEXAS CAPITAL BANK, ADMINISTRATIVE AGENT, AND CANYON PALM SPRINGS HOTEL, LLC, RECORDED ________, AS INSTRUMENT NO. ___________, OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA PROJECT ADDRESS: ASSESSOR'S PARCEL NO: 513-081-049 OWNER/SUBDIVIDER: CANYON PALM SPRINGS HOTEL, LLC CARE OF STEPHANIE BYRD 2323 ROSS AVENUE, SUITE 200 DALLAS, TX 75201 (214) 269-9516 SBYRD@HALLGROUP.COM 414 N. PALM CANYON DRIVE PALM SPRINGS, CA 92262 ()D1 DENOTES RECORD DATA PER PARCEL MERGER REC. 12/28/2017 AS DOC. #2017-0544631, OFFICIAL RECORDS. ()D2 DENOTES RECORD DATA PER DEED REC. 2/24/2021 AS DOC. #2021-0119956, OFFICIAL RECORDS. ()R1 DENOTES RECORD DATA PER RS 146/24. ()R2 DENOTES RECORD DATA PER RS 10/95. ()R3 DENOTES RECORD DATA PER PMB 93/8-9. ()R4 DENOTES RECORD DATA PER SAN DEIGO COUNTY MAP BOOK 9, PAGE 43, RECORDS OF THE COUNTY OF SAN DEIGO. 10 40 20 40 80 120 SCALE: 1"=40' 0 15 16 17 18 19 LEGAL DESCRIPTION: REAL PROPERTY IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: THAT PORTION OF SECTION 15, TOWNSHIP 4 SOUTH, RANGE 4 EAST, SAN BERNARDINO BASE AND MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 15, AS SHOWN BY MAP OF RECORD OF SURVEY ON FILE IN BOOK 10 OF RECORDS OF SURVEY AT PAGE 95 THEREOF, RECORDS OF RIVERSIDE COUNTY; THENCE ALONG THE EAST LINE OF SAID SECTION 15, BEING THE CENTERLINE OF NORTH INDIAN CANYON DRIVE, SOUTH 00°14'00" EAST, A DISTANCE OF 37.13 FEET TO A POINT THEREIN; THENCE SOUTH 89°51'41" WEST, A DISTANCE OF 44.33 FEET TO A POINT ON THE WESTERLY LINE OF SAID NORTH INDIAN CANYON DRIVE, ALSO BEING THE POINT OF BEGINNING; THENCE ALONG SAID WESTERLY LINE SOUTH 00°07'47" EAST, A DISTANCE OF 600.18 FEET TO AN ANGLE POINT THEREIN, SAID POINT BEING SOUTH 89°51'05" WEST, A DISTANCE OF 45.42 FEET DISTANT FROM THE EAST LINE OF SAID SECTION 15; THENCE SOUTH 89°51'05" WEST, A DISTANCE OF 145.27 FEET; THENCE SOUTH 00°07'57" EAST, A DISTANCE OF 25.00 FEET; THENCE SOUTH 89°51'02" WEST, A DISTANCE OF 145.27 FEET, TO A POINT ON THE EASTERLY LINE OF NORTH PALM CANYON DRIVE, BEING A LINE PARALLEL AND DISTANT 40.00 FEET NORTHWESTERLY MEASURED AT RIGHT ANGLES FROM THE CENTERLINE OF SAID NORTH PALM CANYON DRIVE; THENCE ALONG SAID EASTERLY LINE NORTH 00°08'06" WEST, A DISTANCE OF 75.06'; THENCE NORTH 89°51'54" EAST, A DISTANCE OF 10.00'; THENCE NORTH 00°08'06" WEST, A DISTANCE OF 100.00'; THENCE SOUTH 89°51'17" WEST, A DISTANCE OF 10.00'; THENCE NORTH 00°08'06" WEST, A DISTANCE OF 426.63' TO A TANGENT CURVE CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 10.00 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 89°51'52", AN ARC LENGTH OF 15.68 FEET; THENCE NORTH 89°43'46" EAST, A DISTANCE OF 128.06 FEET; THENCE NORTH 00°16'14" WEST, A DISTANCE OF 13.25 FEET; THENCE NORTH 89°51'41" EAST, A DISTANCE OF 151.59 FEET TO THE POINT OF BEGINNING. THIS LEGAL DESCRIPTION IS DESCRIBED AS PARCEL "A" OF PARCEL MERGER GRANT DEED RECORDED DECEMBER 28, 2017 AS INSTRUMENT NO. 2017-0544631 OF OFFICIAL RECORDS. SP R I N G S PHASING: THE PROPOSED SUBDIVISION CONSISTS OF A SINGLE PHASE.