HomeMy WebLinkAboutITEM 2B - Combined SR 7-22-25
PLANNING COMMISSION STAFF REPORT
DATE: JULY 22, 2025 PUBLIC HEARING
SUBJECT: A REQUEST BY FIRST INDUSTRIAL REALTY TRUST INC, OWNER TO
CERTIFY A FINAL ENVIRONMENTAL IMPACT REPORT (FEIR), AND
APPROVE OF A STATEMENT OF OVERRIDING CONSIDERATIONS; A
TENTATIVE PARCEL MAP (#38790) FOR TWO (2) PARCELS; AND A
MAJOR DEVELOPMENT PERMIT FOR THE CONSTRUCTION OF TWO
WAREHOUSE BUILDINGS ON A NINETY-SIX (96) ACRE PARCEL
LOCATED AT THE SOUTHWEST CORNER OF NORTH INDIAN
CANYON DRIVE AND 18TH AVENUE. (CASES #STM 2023-0015, & DP
2023-0023) (GM)
FROM: DEPARTMENT OF PLANNING SERVICES
SUMMARY:
This is a request for the Planning Commission to consider a Tentative Parcel Map for a
two (2) lot subdivision and a Major Development Permit and associated Final
Environmental Impact Report (FEIR) to construct two (2) warehouse buildings; Building 1
equaling 1,516,174-square feet, and Building 2 equaling 398,530-square feet on ninety-
six (96) acres as a by-right development in the M-2 (Industrial) zone. The project proposes
929 parking spaces for autos, and 258 loading docks for Building 1, and 302 parking
spaces for autos and 42 loading docks for Building 2 located along the northern and
southern sides of the warehouse building.
For purposes of the California Environmental Quality Act (CEQA), the City Planning
Commission has the principal approval authority over the proposed project and is
therefore the lead agency. A Final Environmental Impact Report (FEIR) State
Clearinghouse number (2024010068) has been prepared and will be a part of the
consideration of the project. The FEIR has determined that while a number of impacts
can be mitigated, Transportation will cause significant impacts to the environment that
cannot be mitigated to a less than significant levels. Therefore, a Statement of Overriding
Considerations (SOC) is required. The Planning Commission is therefore being asked to
adopt a SOC and Mitigation Monitoring and Reporting Program (MMP) as part of the
environmental review process in conjunction with the Major Development Permit for this
project.
Planning Commission Staff Report
July 22, 2025 – Page 2 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
The proposed project complies with the development standards implemented by the City
Council in 2022 when they amended the Municipal Code to permit large warehouse and
logistic centers in this area of the City. As such, no further Code amendments, conditional
use permits or variances are required as part of this application.
The Draft EIR can be found here: First Palm Springs Commerce Center Draft EIR.pdf
Final EIR can be found here: FEIR 7-22-25.pdf
Statement of Overriding Considerations can be found here: FoF and SOC_07.16.25.pdf
RECOMMENDATION:
That the Planning Commission take the following actions:
1. Certify that the Final Environmental Impact Report as complete.
2. Adopt the Statement of Overriding Considerations (for those environmental
impacts that cannot be mitigated to below the level of significance).
3. Adopt the Mitigation Monitoring and Reporting Program.
4. Approve the Tentative Parcel Map (TPM 2023-0015) and Major Development
Permit (DP-2023-0023) application subject to attached conditions of approval.
BUSINESS PRINCIPAL DISCLOSURE:
The applicant has submitted a Business Disclosure form stating that the property is
owned by First Industrial Realty Inc., a publicly traded company as described in the
attached form.
PROJECT DESCRIPTION:
The proposed development located on a vacant 91.97-acre site would be developed with
two (2) warehouse buildings with office spaces, truck docking areas and employee
parking spaces. The proposed Project would employ approximately 700 to 725
employees. While portions of the site will be operational 24 hours of the day, with trucks
accessing the site, the primary hours of operation for office uses will be approximately
between 7:00 am and 6:00 pm.
Building 1 at 1,516,174 square feet (sf), will include 258 truck trailer docks, four (4) grade
doors, 929 parking spaces for cars and trucks, of which 16 spaces would be for handicap
parking, 25 bicycle parking areas, as well as external building and internal roadway
lighting, landscaping, and trash enclosure areas. Two (2) office areas on each side of the
building would be provided along North Indian Canyon Avenue and Indigo Drive,
respectively. Site access would be gated for security purposes and provided from North
Indian Canyon Drive to the east, and two (2) new internal roadways - Noble Drive to the
south and Indigo Drive to the west.
Planning Commission Staff Report
July 22, 2025 – Page 3 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
Building 2 at 388,530 sf includes 42 truck trailer docks, two (2) grade doors, 302 parking
spaces for cars and trucks, of which eight (8) spaces would be for handicapped parking,
14 bicycle parking areas, as well as external building and internal roadway lighting,
landscaping, and trash enclosure areas. Monument signs would be provided at the site
entrances at 19th Avenue, and Noble Drive. One (1) office area would be provided at the
southeast corner of the building. Site access would be gated and provided from the new
roadway for Noble Drive to the north and 19th Avenue to the south.
Tentative Tract Map
A Tentative Tract Map (#38790) will merge a total of five (5) existing smaller parcels into
two (2) parcels. The larger lot (Parcel 1) will be 77.13-acres and the smaller lot at 19.33-
acres (Parcel 2). Both are to contain future warehouse development as described in the
Staff Report.
Major Development Permit
The purpose of a Major Development Permit is to ensure that the proposed development is
consistent with the General Plan, Zoning Code, and other adopted plans, regulations, and
policies of the City; that the location, height, massing, and placement of the proposed
development is consistent with applicable standards; and that the necessary
infrastructure is in place to serve the proposed development. A Major Development
Permit is required for new industrial buildings. Major Development Permit submittals shall
include a site plan; preliminary grading plan; floor plans; building elevations; roof plan;
landscape plan; material and color selections; lighting plan; and other plans or exhibits
required by the Director (Section 94.04.01(B) and 94.04.01(C)(1)(b) of the Palm Springs
Zoning Code).
Project Construction
The proposed project construction will occur in two phases. The construction activities
will include site preparation, grading, building construction, paving, and architectural
coating. Construction is anticipated to begin in early 2026 and completed in 2027.
Along with the warehouse facility, construction will also include circulation and parking
facilities, public utilities, and infrastructure, and be undertaken in accordance with the
final conditions of approval for the project. Equipment utilized for the construction of the
project will meet industry standards and typical construction practices, each piece of
construction equipment will operate up to a total of eight hours per day.
In addition, to support the project development, there will be off‐site improvements
associated with the project’s connection to existing new water and sewer lines
infrastructure along N. Indian Canyon Drive and 19th Avenue. It is expected that the off‐
site construction activities would only occur during permitted construction hours.
Site Circulation
The proposed Project would provide gated access and circulation primarily from N.
Indian Canyon Drive and 18th and 19th Avenues. Two (2) internal roadways – Noble
Planning Commission Staff Report
July 22, 2025 – Page 4 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
Drive and Indigo Drive would provide internal site access. All site access and internal
roadways would be constructed with lane widths and rights- of-way adequate for access
and circulation of fire trucks and emergency response vehicles.
Employee automobile parking and bike storage would be provided in designated parking
areas on the site. Truck docking positions and trailer parking would be provided along
the northern and southern sides of Building 1 and along the eastern side of Building 2.
Circulation for the proposed project includes the development of gated secure access
points, internal drive aisles, and paved parking spaces. Access to Building 1 will be
provided at four points along Indian Canyon Drive and one point on 19th Avenue plus
four access points along Indigo Drive and one connection along Noble Drive; Building 2
will have two entry points from 19th Avenue. All public roadways are either paved or will
be improved with new road surfaces, curb, gutter and sidewalks. They will be improved to
the standards of the City of Palm Springs General Plan Circulation Element. The project
will construct 18th Avenue from the project’s western boundary at Indigo Drive to Indian
Canyon Drive at its ultimate half‐section width as a Secondary Thoroughfare, with a
minimum pavement width of 64 feet. Indigo Drive at the western edge of the
development will be a private street as well as Noble Drive acting as an internal
circulation street
Within the Transportation chapter of the EIR vehicle trip generation rates are analyzed
for the Project, as well as a vehicle trip generation summary with daily and peak hour trip
generation estimates. For Building 1, the project is anticipated to generate a total of
2,744 vehicle trip‐ends per day with 227 AM peak vehicle hour trips and 242 PM vehicle
trip‐ends per day. For Building 2, the project is anticipated to generate a total of 707 vehicle
trip-ends per day with 59 AM peak vehicle hour trips and 63 PM peak hour vehicle trips.
The remaining trips will occur at off-peak times. This analysis generates the most
conservative analysis by assuming operations will be conducted 24 hours a day and 7
days a week to account for future users that may utilize those working hours as well.
Infrastructure Plan
The utility system planned to serve the project will be designed to provide coordinated
infrastructure and public services to adequately serve the project area at full buildout. The
project will be served by the following utilities:
• Water: Mission Springs Water District (MSWD)
• Sewer: Mission Springs Water District
• Electricity: Southern California Edison (SCE)
MSWD will provide water service for the project property. Existing MSWD water
infrastructure is located adjacent to the project, along the surrounding roadways. The
sanitary sewer service for the project area is provided by MSWD. Sewer connections to
the site will occur with a lateral line to 19th Avenue from an existing sewer line. The project
will extend the sewer line connecting to the project with private internal sewer lines.
Planning Commission Staff Report
July 22, 2025 – Page 5 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
BACKGROUND AND SETTING:
City Council Action:
The City Council on January 27, 2022 adopted Ordinance #2056 for a Zone Text
Amendment (Case ZTA 5.1547) amending the PSZC Chapter 92 and Chapter 93 relative
to the development standards for the M-2 and E-1 zones to allow warehouse uses by-right.
This revision specifically identified the area of the City north of Interstate 10, west of North
Indian Canyon Drive as an appropriate and desirable location for future development of
large-scale warehouse/fulfillment centers and appropriately zoned the area for this type of
development. As a matter of land use, the proposed facility is permitted as of right and
consistent with the Council directive.
Related Relevant City Actions by Planning, Fire, Building, etc…
1/27/2022 The City Council, by a vote of 5-0, adopted Ordinance #2056 amending
Palm Springs Zoning Code (PSZC) Chapters 92 and 93 relative to the
development standards for the M-2 and E-1 zones to allow
warehouse/fulfillment centers.
1/8/2024 Initial Study circulated for a 30-day review period ending on 2-7-24
1/17/2024 Scoping Meeting conducted to provide an opportunity for the public to
learn about the proposed project and provide comments on the possible
environmental effects.
12/23/2024 Draft Environmental Impact Report (DEIR) available for a 45-day review
period ending February 10, 2025
2/11/2025 The DEIR was re-circulated for an additional 20-day comment period
ending on March 2, 2025.
7/11/2025 The Final EIR was posted to the State Clearinghouse and on the City web
site.
Property Posting
2/9/2023 Property posted with “Project Under Consideration” sign
DETAILS OF APPLICATION REQUEST:
Site Area
96.46-Acres
General Plan, Zoning and Land Uses of Site & Surrounding Areas
Existing General Plan
Designations
Existing Zoning
Designation
Existing Land Use
Site IND (Industrial) M-2 (Industrial) Vacant
North IND (Industrial) M-2 (Industrial) Desert Hot Springs
South IND (Industrial) M-2 (Industrial) Vacant
East IND (Industrial) M-2 (Industrial) Desert Hot Springs
Planning Commission Staff Report
July 22, 2025 – Page 6 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
West IND (Industrial) M-2 (Industrial) Vacant
ANALYSIS:
Site Plan:
The project proposes the development of Building 1 as a two‐story, 1,516,601‐square‐
foot warehouse and Building 2 as a two-story 391,077-squre foot warehouse on a vacant
lot of approximately 96 acres. The project will be constructed in two phases with ultimate
build-out to include the warehouses, office space and include associated infrastructure
(paved driveways and parking, landscaping, gated access points, retention area, and
perimeter fencing). The buildings will be situated in the center of each parcel with auto
parking on the east and west ends of Building 1 and the north and south sides of Building
2 with the remainder of the sites to be used for truck/tailor parking and loading docks.
The Palm Springs Zoning Code (PSZC) establishes setback requirements for M‐2 zones
in the City and requires a minimum setback of 25 feet from a building to the property line.
The setbacks for each of the buildings vary on all sides and are compliant with the PSZC.
Lot size
The minimum lot area for M‐2 zones is 40,000 square feet; the minimum lot width is 200
feet, and the minimum depth is 200 feet. The project lot width for Building 1 is
approximately 2,487 feet, and the lot depth is approximately 1,375 feet equaling
3,359,782-square feet; Building 2 has a width of 660 feet and length of 1,286 feet equaling
842,014-square feet. The project is compliant with the lot area, width and depth
requirements.
Parking:
The proposed fulfillment center requires a total of 312 spaces for employee parking, 420
total spaces are provided in the front parking area exceeding the minimum requirement.
A total of 306 spaces for truck/tailers are located within the gated area on the north and
south sides of the building. The table below shows the parking calculation per Section
93.06.00(D)(36) of the PSZC:
Parking Square Feet Parking Ratio Spaces
Building 1
1,516,174 sq ft
1st 100,000-sq ft
2nd 100,000-sq ft
Remainder
Office
1 per 800-sq ft
1 per 1,250-sq ft
1 per 5,000-sq ft
125 spaces
80 spaces
261 spaces
50 spaces
Total Parking Required 516 spaces
Building 2 398,530 sq ft
1st 100,000-sq ft
2nd 100,000-sq ft
Remainder
Office
1 per 800-sq ft
1 per 1,250-sq ft
1 per 5,000-sq ft
125 spaces
80 spaces
36 spaces
50 spaces
Total Parking Required 291 Spaces
Planning Commission Staff Report
July 22, 2025 – Page 7 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
The proposed parking lot includes spaces for low emitting vehicles and EV charging
stations located within the automobile parking lot. The applicant has indicated that
additional truck EV charging spaces may be provided within the gated parking areas to
meet future needs as the industry shifts.
Site Lighting:
Development of the project will introduce additional lighting to the area. During the period
of construction, the project is expected to utilize temporary light fixtures as a standard
measure of nighttime construction site safety. These sources of light are generally
downward‐oriented, and some are only activated by motion. The temporary construction
perimeter fencing (with wind fabric) is expected to visually screen the temporary light
fixtures, therefore preventing temporary light spillage effects.
Once completed, the project will provide nighttime lighting for security purposes to safely
illuminate the parking areas, entrances, signs, and walkways. According to the
photometric plan, project light fixtures will consist of downward‐oriented pole‐mounted
and wall‐mounted fixtures located throughout the project. The wall‐mounted fixtures will
provide lighting for building entryways, sidewalks, and general exterior lighting. The
pole‐mounted fixtures are proposed to be located in the parking lot areas and along the
paved driveways. The downward‐oriented fixtures are designed to not only provide
light on the project site, but also to reduce the amount of light emitted towards adjacent
properties. The primary access points (at the southwestern, northeastern, and
southeastern property corners) will include light fixtures to illuminate the project’s gated
entry points. Per the photometric plan the light fixtures proposed at the project site will
comply with the Outdoor Lighting Standards of the PSZC.
Mass and Scale:
The proposed building will be fifty-three (53) feet in height, and setback 177 feet from
property line along Noth Indian Canyon Drive. This increased setback will reduce the
scale and visual impact of the building by placing it further away from the right-of-way,
therefore reducing the building mass viewed by the motorists on the adjacent streets.
The PSZC Sections 92.17.1.04 through 92.17.1.05 establish the development standards
and guidelines for properties within the City’s Manufacturing (M‐2) zoning designation.
Per the City Council’s 2022 amendment, Section 92.17.1.03(c)(2)(d) allows for a
maximum height of sixty (60) feet provided that: (1) the building is located on a parcel of
not less than one acre in size; and (2) the building or any portion thereof is set back one
foot from any property line for every one foot of vertical height. Further, Section
92.17.0.03(c)(2)(d) limits buildings with a maximum height above forty (40) feet to an M-
2 zoned area bounded by 18th Avenue on the north, Indian Canyon Drive on the east,
19th Avenue on the south, and the western boundary of the zone district on the west. The
project meets both of these standards. Thus, the project’s building height of 50 feet
complies with the development standards in the PSZC.
Planning Commission Staff Report
July 22, 2025 – Page 8 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
Building Design and Landscaping:
Architectural details will be reviewed by the Architectural Review Committee (ARC) upon
approval of the Development Permit by the Planning Commission.
ENVIRONMENTAL IMPACT REPORT AND DETERMINATION
Following publication of the Initial Study in January 2024, the Draft EIR in December 2024,
and the Re-Circulation of the EIR in February 2025 and the associated public review that
concluded in March 2025, a Final EIR has been prepared and distributed to the Planning
Commission.
The EIR analyzed the following: Aesthetics, Air Quality, Biological Resources, Cultural
Resources, Energy Resources, Geology and Soils, Greenhouse Gas Emissions,
Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing,
Public Services, Transportation, Tribal Cultural Resources, and Utilities and Service
Systems. Other sections of the DEIR analyzed the Significant and Unavoidable Impacts
of the project on the environment, Significant Irreversible Environmental Changes, and
Growth-Inducing Impacts. The full analysis of the project is found in the EIR for all sections
with Mitigation Measures.
Less Than Significant Impacts:
From the conclusions of the EIR the following were determined to have less than
significant impacts and no further mitigation measures are required: Aesthetics, Energy,
Hazards and Hazardous Materials, Noise, Hydrology, Public Services, and Utilities and
Service Systems.
Less Than Significant Impacts with Mitigation Measures:
From the conclusions of the DEIR the following were determined to have less than
significant impacts if further mitigation measures are implemented: Air Quality, Biological
Resources, Cultural Resources, Tribal, Greenhouse Gas Emissions, and Geology and
Soils.
Significant and Unavoidable Impacts:
From the conclusions of the DEIR the following were determined to have significant and
unavoidable impacts on the environment: Transportation.
In a previous EIR analysis for an adjacent warehouse project it was determined that
Greenhous Gas Emissions (GHG) would be significant and unavoidable. The analysis
for the First Industrial Commerce warehouse for GHG used best practices modeling that
resulted in GHG not being significant and unavoidable. This result is based upon the
construction materials, coatings, internal fixtures, and other building elements proposed
resulting is less impact than the adjacent project. However, the EIR determined that
mitigation measures can be implemented that reduces the impacts to less than significant.
Planning Commission Staff Report
July 22, 2025 – Page 9 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
The following section of the staff report will discuss the sections of the EIR that address
impacts that are significant and cannot be mitigated to less than significant levels even
with the imposition of mitigation measures.
Transportation:
The Transportation section analyzed proposed improvements to intersections and
roadways and other measures required for the implementation of the project. This
evaluation is based on the information contained in the N. Indian Canyon/18th Ave High‐
Cube Warehouse Traffic Analysis (TA) Vehicle Miles Traveled and (VMT) Analysis, the
Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate
Vulnerabilities, and Advancing Health and Equity, as well as the 2007 Palm Springs
General Plan Circulation Element. Analysis of VMT is the most current measure for
identifying transportation impacts for land use projects. The City’s General Plan, however,
includes policies relating to Level of Service (LOS) to evaluate future road network
operations and to identify improvements that will be needed to address project and other
development impacts.
In terms of cumulative effects, the project is being developed in an area of the City and
the region that is still urbanizing. Vacant lands in Palm Springs and Desert Hot Springs
are designated for industrial and commercial uses and will generate additional traffic on
area roadways. However, these future projects will be required to analyze their traffic
impacts and will be required to comply with the City’s policies relating to level of service.
The level of impact and mitigation measures, if required, will be developed specific to
these projects as they occur. Similar to the proposed project, future projects will be
required to pay Development Impact Fee (DIF) fees and contribute to intersection
improvements to assure adequate LOS at City intersections. As a result, and as analyzed
in the General Plan EIR, area roadways will operate at acceptable levels through build out
of the General Plan, and the project and other projects will not have cumulatively
considerable impacts on traffic flow. Based upon analysis found in Chapter 4.14 of the
EIR there will be significant impacts even with the imposition of all feasible mitigation
measures, as follows:
TRA -1: VMT Reduction Program
The proposed Project shall require all operators on the site to implement a VMT
reduction program, to the maximum extent feasible, the following applicable
transportation measures as listed under CAPCOA’s Handbook for Analyzing
Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and
Advancing Health and Equity, which provides project type, scale, and locational
context factors to determine if a transportation measure is applicable to a
particular project.
• Measure T-8: Provide Ridesharing Program
• Measure T-9: Implement Subsidized or Discounted Transit Program
• Measure T-10 Provide End-of-Trip Bicycle Facilities
Planning Commission Staff Report
July 22, 2025 – Page 10 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
• Measure T-11: Provide Employer-Sponsored Vanpool
• Measure T-13: Implement Employee Parking Cash-Out
• Measure T-14: Provide electric vehicle charging infrastructure
• Measure T-21-A: Implement conventional Carshare Program
• Measure T-21-B: Implement electric Carshare Program
• Measure T-30: Use cleaner fuel vehicles
ALTERNATIVES TO THE PROPOSED PROJECT
The EIR in Chapter 7 has considered and evaluated alternatives to the proposed project
pursuant to the provisions of Section 15126.6 of the State CEQA Guidelines.
Alternatives Considered and Rejected
State CEQA Guidelines Section 15126.6(c) requires an EIR to identify any alternatives
that were considered by the lead agency but were rejected as infeasible during the
scoping process, and to briefly explain the reasons underlying the agency’s
determination. Additionally, alternatives may be eliminated from detailed consideration in
the EIR if they fail to meet most of the project objectives, or do not avoid any significant
environmental effects. The following Alternatives were selected for evaluation of the EIR:
1. Alternative 1 – No Project
The project site, under this Alternative, would remain in its current condition as a
vacant and undeveloped lot. No development would occur at the site. The existing
visual character and visual resources would remain the same, and none of the
impacts of the project would occur. The No Project Alternative would not result in
impacts to the project site since there would be no development. Alternative 1 is
environmentally superior but it does not meet any of the objectives of the proposed
project because it would not involve development of the site.
2. Alternative 2 – Industrial Park Alternative
Under Alternative 2 - Industrial Business Park Alternative, the proposed Project
site would be developed with a mix of industrial, small business and office spaces,
vehicle storage and rental facilities, as well as distribution centers. Alternative 2
would provide employment for 604 employees at the site. It would also provide four
(4) warehouse storage facilities at a size of 155,000 square feet (sqft) each, two
(2) vehicle storage and rental facilities with each facility averaging 28,000 sqft in
size, two (2) manufacturing buildings (26,000 sqft each), two (2) wholesale
warehouse structures at 275,000 sqft each, and six (6) small business spaces
each averaging 4,500 sqft, in size. This Alternative would account for
approximately 946 total parking spaces including 574 personal vehicle parking and
30 handicap parking spaces, as well as 24 bicycle parking spaces, 176 trailer
parking stalls, and 134 truck dock positions. Alternative 2 would still result in
impacts requiring mitigation measures to reduce them.
Planning Commission Staff Report
July 22, 2025 – Page 11 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
3. Alternative 3 – Reduced Intensity Alternative
The Reduced Intensity Alternative or Alternative 3 for the proposed Project would
develop the site with a reduced intensity industrial project that would reduce both
building sizes by 50 percent. Building 1 would be at a maximum size of 758,090
sqft, while Building 2 would be at a maximum size of 194,265 sqft. Alternative #3
would reduce the number of employees on the site to approximately 350
employees, thereby reducing vehicular trip traffic. This Alternative would also
account for 338 car parking spaces and 12 handicap parking spaces, as well as 17
spaces for bicycle parking, 270 trailer parking stalls, and 152 truck dock positions,
for a total of 803 onsite parking spaces.
4. Alternative 4 – Warehousing
Alternative 4 or the Distribution Warehouse Alternative would develop the site with
one (1) large distribution warehouse, at an estimated total square footage of
1,904,704 sqft, to store and distribute goods to wholesalers and retailers. Under
this Alternative, total building footprint would remain the same as that for the
proposed Project, but the total number of employees needed at the site would be
reduced to 250 employees, requiring 240 vehicle parking and 10 handicap parking
spaces and only 10 bicycle parking spaces to be provided at the site. Under
Alternative 4 the total trailer stalls and dock positions would remain the same as
that for Alternative 3, with 267 stalls for trailer parking and 152 truck dock positions,
for a total of 607 parking spaces at the site.
STATEMENT OF OVERRIDING CONSIDERATIONS
Based on the analysis contained in the Final EIR, impacts to transportation have been
determined to be significant and unavoidable, after all feasible mitigation measures have
been considered and adopted. These unavoidable impacts are overridden by the project
benefits set forth in the Statement of Overriding Considerations. The City of Palm Springs
finds that for each of the significant effects, specific economic, legal, social, technological,
or other considerations, including the provision of employment opportunities for highly
trained workers, make infeasible the mitigation measures or alternatives identified in the
Draft/Final EIR. However, the City finds that with respect to the significant and
unavoidable impacts described, specific overriding economic, legal, social, technological
or other benefits of the project outweigh the significant effects on the environment.
RESPONSE TO COMMENTS
The review of the Draft Environmental Impact Report (DEIR) for the project included a
45-day comment period for the original release of the document and subsequent re-
circulation. The City received a total of eight (8) letters of comments during the initial
review period. The re-circulation did not result in any new letters.
CEQA and the CEQA Guidelines provide those written comments received during the
public review period for an EIR must be responded to in writing. The responses to
comments must provide reasonable, good faith analyses regarding all significant
Planning Commission Staff Report
July 22, 2025 – Page 12 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
environmental issues raised in the EIR comments. Responses to comments submitted
by another public agency must be provided to the commenting agency at least 10 days
before certification of the Final EIR. Comments that are only objections to the merits of
the project itself may be addressed briefly, as they do not relate to a specific
environmental concern. The complete list of responses to comments is included in the
Final Environmental Impact Report attached to this staff report.
FINDINGS – TENTATIVE PARCEL MAP (CASE STM 2023-0015)
Pursuant to Section 66474 of the Subdivision Map Act, the following findings must be
made relative to the proposed map:
1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all
applicable general and specific plans.
The Tentative Parcel Map (TPM) will merge a total of five (5) existing smaller parcels into
two (2) parcels. The larger lot (Parcel 1) will be 77.13-acres and the smaller lot at 19.33-
acres (Parcel 2) for the purpose of future warehouse development consistent with the
General Plan designation of Industrial (IND). The Industrial (IND) land use typically
includes warehouses, research and development parks, light manufacturing, laboratories,
and industrial services. The approval of the TPM will allow for development consistent
with the M-2 (Manufacturing) zone and land uses per the Industrial designation.
Specific goals and policies of the IND include:
Goal LU3 Attract and retain high-quality industrial and business park development.
LU3.1 Encourage well planned research and development areas and business
parks that contain coordinated design guidelines and enhanced amenities.
LU3.2 Promote opportunities for expansion and revitalization of industrial uses
within the City.
LU3.7 Continue to work with the Chamber of Commerce and other business
promotion groups within the City to attract new industrial businesses to
Palm Springs.
The proposed project will meet the stated goals above and the finding has been met.
2. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
The subject 96-acre parcel is currently zoned M-2 (Manufacturing) which typically
includes areas for alternative energy development, industrial development, and
cultivation uses including warehouses, research and development parks, light
manufacturing, laboratories, and industrial services. The approval of the TPM will allow
for development consistent with the M-2 (Manufacturing) zone and land uses per the
Industrial designation. Any new project would be consistent with underlying zoning and
Planning Commission Staff Report
July 22, 2025 – Page 13 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
General Plan Land Use designation and continue through the required entitlement
process reviewed by the Planning Commission and the finding has been met.
3. The site is physically suited for this type of development.
The parcel is physically suited for a warehouse development as it is currently
undeveloped and vacant and contains native scrub brush and other plantings. The 96-
acre parcel located at the far north end of the City is an area that is designated for future
development. The vacant lot is relatively flat with a gentle slope downward from north to
south. The parcel is adequate in size to accommodate future uses that would be
consistent with the Industrial land use. Access will be via the construction of a new 19th
Avenue and Indigo Drive. Proposed conditions of approval will address all required site
modifications consistent with City Standards and will assure safe access to any future
development and the finding has been met.
4. The site is physically suited for the proposed density of development.
The Tentative Parcel Map will allow the parcels to be developed with two (2) warehouse
buildings and a specific project site plan and layout is part of the application. The proposed
TPM will result in the merger of five (5) existing smaller parcels into two (2) parcels. The
larger lot (Parcel 1) will be 77.13-acres and the smaller lot at 19.33-acres (Parcel 2) and
the parcels are physically suited for the proposed development at a density consistent with
the Industrial land use designation. Industrial allows for a 0.50 FAR for a stand-alone
industrial use. The approval of the TPM will allow for the development in a manner that is
consistent with the Industrial land use and development standards of the E-1 zone and the
finding has been met.
5. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The subject site is a flat ungraded lot with native vegetation. The TPM project has been
analyzed in an EIR as part of the development process. The approval of the TPM into two
(2) parcels with intended development has the potential to have impacts on the
environment, however as the EIR has determined that implementation of mitigation
measures will reduce any impacts to less than significant as a result of the proposed parcel
map and the finding has been met.
6. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
Any development of the site would be consistent with Section 94.04 of the Palm Springs
Zoning Code requiring further review by the Planning Commission and Architectural Review
Committee for proposed building elevations, site and landscape plans. Any development
will be designed in a way that meets and exceeds City Standards and will include
connections to all public utilities including water and sewer systems. The development will
have appropriately designed and constructed streets and internal private driveways built to
Planning Commission Staff Report
July 22, 2025 – Page 14 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
City standards providing ingress/egress. Access to the site to be via the construction of 19th
Avenue connecting with North Indian Canyon Drive.
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 Tentative Parcel Map shows several easements on both parcels. There are reciprocal
access easements on the north property line along 19th Avenue and west property line along
Indigo Drive. Other easements exist along the property line fronting on North Indian Canyon
Drive and 18th Avenue. Any proposed development will need to take into consideration
these easements and propose a design that does not encroach, and the finding has been
met.
FINDINGS – MAJOR DEVELOPMENT PERMIT APPLICATION (CASE DP 2024-0002)
Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) requires an evaluation of
the proposed development. Staff has analyzed the findings in order below.
1. The proposed project is consistent with the General Plan and any applicable
specific plan;
The development proposes to construct two (2) warehouse buildings as a by-right
development in the M-2 (Industrial) zone. The project is in an area designated as
Industrial (IND) per the General Plan (GP) with a corresponding zoning classification of
M-2 (Manufacturing). The project as proposed is a by-right use in the M-2 zone and is
consistent with the GP designation.
The development also supports the following goals and policies established in the Land
Use Element of the General Plan:
Goal LU3: Attract and retain high‐quality industrial and business park development.
Policy LU3.1: Encourage well‐planned research and development areas and
business parks that contain coordinated design guidelines and
enhanced amenities.
Policy LU3.2: Promote opportunities for expansion and revitalization of industrial
uses within the City.
Policy LU3.3: Ensure operation of industrial uses is unobtrusive to surrounding
areas and prohibit the development of manufacturing uses that
operate in a manner or use materials that may impose a danger on
adjacent uses or are harmful to the environment.
Policy CR1.3 Continue coordination/cooperation with adjacent jurisdictions
regarding future roadway sections, standards, and
improvements.
Planning Commission Staff Report
July 22, 2025 – Page 15 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
Policy CR1.9 Maintain a truck route system that serves business districts,
industrial areas, and the Airport.
Policy CR1.11 Encourage large employers (employers with 100 or more
persons) to adopt incentive programs that include ridesharing,
fleet vehicles and vanpools, preferential parking for
rideshares, subsidized shuttle bus services, telecommuting,
alternative work hour programs, bicycle racks, lockers and
shower rooms, and information on transit services to reduce
overall traffic volumes in the City.
Policy CR1.13 Require the owner or applicant of new development projects
to fund the cost to mitigate traffic impacts generated by the
new development project to LOS D or better.
Policy CR1.14 Pursue an aggressive regional posture advocating new and
improved transportation solutions, including continued
participation in the Transportation Uniform Mitigation Fee.
Policy CR1.16 Require developers, prior to approval of development plans,
to provide increased right‐of‐way through land dedications to
accommodate additional demand for dual left‐turn and
exclusive right‐turn lanes, interchange improvements, bus
stops and lanes, bicycle facilities or other improvements
required to maintain a minimum
2. The proposed uses are in conformance to the uses permitted in the zone district
where the site is located, and are not detrimental to adjacent properties or residents;
The subject parcel is zoned M-2 and the proposed warehouse per Section 92.17.1.01(11)
is a by-right use in this zone. The proposed warehouse is compliant with the existing land
use and zoning designations established by the City of Palm Springs. The area around
the site consists of other industrial buildings containing a variety of uses that are
consistent with the proposed project and the finding has been met.
3. The proposed project is in conformance to the property development standards for
the zone district where the site is located;
The proposed application conforms to current development standards as to overall area,
density, building height, and required landscaping including the increased setbacks for
large format warehouses and the finding has been met.
4. The proposed height and massing of the project is consistent with applicable
standards and compatible with adjacent development;
Planning Commission Staff Report
July 22, 2025 – Page 16 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
The proposed building will be fifty-three (53) feet in height, and Building 1 is setback 177
feet from property line along North Indian Canon Drive. This setback will reduce the scale
of the building by placing it further away from the right-of-way, therefore reducing the
building mass viewed by the motorists on the adjacent streets. The project complies with
Section 92.17.1.00 through 92.17.1.05 Per Section 92.17.1.03.
5. The proposed setbacks and placement of the building are consistent with
applicable standards and consistent with setbacks of adjacent buildings;
The proposed project has setbacks greater than the required M-2 zone development
standards. The placement of the buildings in the center of the parcels with parking on the
east, and west for Building 1 and south, and north sides for Building 2 is consistent with
other industrial buildings in the immediate area. Adjacent industrial sites utilize parking
and storage yards commonly present to serve warehouse buildings.
6. The site for the proposed project has adequate access to streets and highways
properly designed and improved to carry the type and quantity of traffic to be generated
by the proposed uses, and the design for the site plan enhances or continues the city’s
existing grid in accordance with the Circulation Plan of the General Plan;
Circulation for the proposed project includes the development of gated secure access
points, internal drive aisles, and paved parking spaces. Access to Building 1 will be
provided at four points along Indian Canyon Drive and one point on 19th Avenue plus
four access points along Indigo Drive and one connection along Noble Drive; Building 2
will have two entry points from 19th Avenue. All public roadways are either paved or will
be improved with new road surfaces, curb, gutter and sidewalks. They will be improved to
the standards of the City of Palm Springs General Plan Circulation Element. The project
will construct 18th Avenue from the project’s western boundary at Indigo Drive to Indian
Canyon Drive at its ultimate half‐section width as a Secondary Thoroughfare, with a
minimum pavement width of 64 feet. Indigo Drive at the western edge of the
development will be a private street as well as Noble Drive acting as an internal
circulation street. All roads will be constructed per the General Plan Circulation Plan and
the finding has been met.
7. On-site circulation conforms to minimum standards, and accommodations are
made for safe on-site pedestrian circulation;
The internal circulation system will consist of a series of drives around the project
buildings. The ends of the project buildings is designated for auto parking for employees,
while the paved drive aisles along the building’s north, west, and south sides are
designated for truck access only. The proposed internal rights of way vary from 24‐foot‐
wide drives to 185‐foot‐wide drives. The location of the automobile parking on the ends
of the buildings allows for a separation from trucks allowing direct pedestrian access into
the office sections of the building and the finding has been met.
Planning Commission Staff Report
July 22, 2025 – Page 17 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
8. Landscape areas and open space are in conformance to applicable standards, and
the design of stormwater management features are appropriately integrated with other
elements of the site design;
The project landscape will include drought‐tolerant trees (24‐inch boxes), 12‐foot palms,
and ground covers (15‐gallon) typically found in the region, such as fruitless olive, desert
museum palo verde, mesquite, African Sumac and Mexican fan palms. Shrubs and
accent plantings proposed for the project include agave, aloe coyote bush,
bougainvillea, bird of paradise, century plant, red yucca, Texas ranger, beargrass, prickly
pear cactus, and blue yucca. Fractured rock, and decomposed granite will provide
ground cover. Exterior irrigation will use drip or micro‐spray applicators. Water retention
basins are proposed along the southern edge of Building 1 and Building 2. The shade
trees will be located within the auto parking lots providing shading. The Architectural
Review Committee (ARC) will review the final landscape plan.
9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to
serve the proposed project;
Mission Springs Water District (MSWD) will provide water service for the project property.
Existing MSWD water infrastructure is located adjacent to the project, along the
surrounding roadways. Sewer connections to the site will occur on 19th Avenue from an
existing sewer line in 19th Avenue. The project will extend the sewer line to connect to the
project. Based upon these existing and planned infrastructure improvements the project
will meet the finding.
10. Based on environmental review, the proposed project either has no potentially
significant environmental impacts, any potentially significant impacts have been reduced
to less than significant levels because of mitigation measures incorporated in the project,
or a Statement of Overriding Considerations has been adopted to address unmitigated
significant environmental impacts;
An EIR has been prepared with full analysis of the proposed project. As a result of the
EIR findings a Statement of Overriding Considerations (SOC) has been written that
explains why the benefit of the project outweighs the unmitigated adverse environmental
consequences associated with implementing the project. The EIR has determined that
Transportation will cause significant impacts to the environment that cannot be mitigated
to a level of less than significant and an SOC is required. All other impacts can be
mitigated to a level of less than significant.
11. The proposed project has no unacceptable adverse effects on public welfare,
health or safety.
The proposed warehouse development as analyzed in the EIR will require the
implementation of mitigation measures that will reduce impacts on public welfare, health
and safety to a level less than significant as envisioned by CEQA. The SOC provides a
Planning Commission Staff Report
July 22, 2025 – Page 18 of 18
Case STM 2023-0015 & DP 2023-0023 – First Industrial Warehouses
detailed discussion of how the public benefit of the project outweighs the adverse
environmental consequences associated with implementing the project resulting in
increased employment, tax revenue and improvement to surrounding street networks. A
Mitigation Monitoring Program will be implemented, and the development will be required
to be constructed with proper permits from the Building Department and require a final
inspection from the Building Department staff prior to occupancy.
ENVIRONMENTAL DETERMINATION:
An Environmental Impact Report (EIR) pursuant to the California Environmental Quality
Act (CEQA) has been prepared for the proposed project (State Clearinghouse Number
2023080091) and will be acted upon by the Planning Commission.
CONCLUSION:
The proposal is for a Tentative Parcel Map as a two (2) lot subdivision and a Major
Development Permit as a by-right use to construct two (2) warehouse buildings, Building
1 equaling 1,516,174-square feet and Building 2 equaling 398,530-square feet on ninety-
one (91) acres. The proposed warehouses comply with all the requirements outlined in
the above-mentioned sections of the Palm Springs Municipal Code and Zoning Code.
Therefore, Staff recommends certification of the Final Environmental Impact Report and
associated Statement of Overriding Considerations, Findings of Fact, and implementation
of the Mitigation Monitoring Program and approve the proposed subject to the attached
conditions. Further review by the Architectural Review Committee will evaluate the
building architecture, materials, and landscaping.
PREPARED BY: Glenn Mlaker, AICP – Associate Planner
REVIEWED BY: Edward Robertson – Principal Planner
REVIEWED BY: Christopher Hadwin, AICP, Director of Planning Services
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution
3. Conditions of Approval
4. Justification Letter
5. Business Disclosure Form
6. Statement of Overriding Considerations and Mitigation Monitoring Program
7. Final EIR with Response to Comments
8. Site Plan and Building Elevations
Documents previously delivered to the Planning Commission:
1. Draft Environmental Impact Report (DEIR)
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
Case DP 2023-0023; AR 2023-0104; STM 2023-015
First Palm Springs Commerce Center
North Indian Canyon Drive and 18th Avenue
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PALM SPRINGS, CALIFORNIA, CERTIFYING THE ENIRONMENTAL
IMPACT REPORT (SCH #2024010068) AS COMPLETE; ADOPTING A
STATEMENT OF OVERRIDING CONSIDERATIONS AND FINDINGS OF
FACT PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALTY ACT
(CEQA); ADOPTING THE MITIGATION MONITORING PROGRAM;
APPROVING A TENTATIVE PARCEL MAP (#38790) AND A MAJOR
DEVELOPMENT PERMIT FOR THE CONSTRUCTION OF TWO
WAREHOUSE BUILDINGS LOCATED AT THE SOUTHWEST CORNER OF
NORTH INDIAN CANYON DRIVE AND 18TH AVENUE, ZONE M-2. (CASE #
STM 2023-0015 & DP 2023-0023)
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
A. First Industrial Realty Trust Inc. (“Applicant”) has submitted an application with
the City pursuant to Section 94.04.01 of the Palm Springs Zoning Code for a Tentative
Parcel Map for a two (2) lot subdivision and a Major Development permit and
associated Environmental Impact Report (EIR) to construct two (2) warehouse
buildings; Building 1 equaling 1,516,174-square feet, and Building 2 equaling 398,530-
square feet on ninety-six (96) acres. The application includes the certification of a Final
Environmental Impact Report; Statement of Overriding Considerations and Facts and
Findings; and adoption of a Mitigation Monitoring Program to meet the requirements of
the California Environmental Quality Act (CEQA).
B. On January 27, 2022, the City Council adopted Ordinance #2056 amending the
Palm Springs Zoning Code Chapters 92 and 93 relative to the development standards
for the M-2 and E-1 zones to allow warehouse/fulfillment centers as a by-right use.
C. On January 17, 2024, a Scoping Meeting was conducted to provide an
opportunity for the public to learn about the proposed project and provide comments on
the possible environmental effects the City should study in the EIR process.
D. On December 23, 2024 a Draft Environmental Impact Report (DEIR) was made
available for a 45-day comment period ending on February 10, 2025.
E. On February 11, 2025 the DEIR was re-circulated for an additional 20-day
comment period ending on March 2, 2025.
F. A notice of the public hearing for Cases STM 2023-0015 and DP 2023-0023 was
given in accordance with applicable law.
G. On July 11, 2025 the Response to Comments was emailed to all commenting
parties per CEQA requirements.
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 2 of 10
H. On July 22, 2025, a public hearing on the proposed Tentative Parcel Map and
Major Development Permit application and the certification of the final EIR, Statement of
Overriding Considerations, and adoption of the Mitigation Monitoring Program was held
by the Planning Commission in accordance with applicable law.
I. 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.
J. Pursuant to Section 21067 of the California Environmental Quality Act (“CEQA”),
and Section 15367 of the State CEQA Guidelines, the City of Palm Springs (“City”) is
the Lead Agency for the Proposed Project;
K. The City issued a Notice of Preparation (“NOP”) for a Draft EIR and Re-
Circulated Draft EIR for the First Commerce Center on December 17, 2024, and
February 11, 2025 and it was transmitted to the State Clearinghouse, local and regional
agencies, and posted at the Riverside County Clerk’s office for a 45-day and 20-day
comment period where comments and participation were sought from the public and all
interested and affected groups and agencies.
L. Upon initial circulation on December 23, 2024 and upon Re-Circulation of the EIR
on February 11, 2025, the City published a Notice of Availability (“NOA”) which initiated
a 45-day public review and comment period of the Draft EIR for the Proposed Project
and released the Draft EIR for public review and comment at those times;
M. The City prepared a Final EIR, consisting of the comments received during the
public review and comment period on the Draft EIR, written responses to those
comments, to the Draft EIR and a Mitigation Monitoring and Reporting Program for the
Project. For the purposes of this Resolution, the “EIR” shall refer to the Draft EIR, the
Final EIR, together with the other sections of the Final EIR.
N. An Environmental Impact Report (EIR), State Clearing House #202401068 has
been prepared for the proposed “project”. A Statement of Overring Considerations
(SOC) has been prepared pursuant to the California Environmental Quality Act
Guidelines (“CEQA”). The site is zoned M-2 and is a by-right use for an industrial
warehouse and is in conformance with the General Plan and zoning, and no variances
or exceptions are required.
O. The EIR included a complete and thorough analysis of four (4) Alternatives,
including the No Project, Reduced Intensity, Industrial Business Park, and Warehousing
alternatives.
P. The EIR found that although most project environmental impacts can be reduced
to less than significant levels, impacts to Transportation will remain significant and
unavoidable.
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 3 of 10
Q. Prior to taking action, the Planning Commission as the Lead Agency has heard,
been presented with, reviewed and considered all of the information and data in the
administrative record, including the EIR, and all oral and written evidence presented to it
during all meetings.
R. The EIR reflects the independent judgment of the Planning Commission and is
deemed adequate for purposes of making decisions on the merits of the Proposed
Project.
S. All the requirements of CEQA, and the State CEQA Guidelines, have been
satisfied by the City in the EIR, which is sufficiently detailed so that all of the potentially
significant environmental effects of the “Project” have been adequately evaluated.
T. All other legal prerequisites to the adoption of this Resolution have occurred.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1:
That the above recitations are true and constitute the Findings of the Planning
Commission.
Section 2:
That the Planning Commission does adopt the Statement of Overriding Considerations
attached as Exhibit 4, attached hereto and incorporated herewith by this reference.
Section 3:
The Planning Commission hereby adopts the Mitigation Monitoring and Reporting
Program for the “Project” attached to this Resolution as Exhibit 2. Implementation of the
mitigation measures contained in the Mitigation Monitoring and Reporting Program is
hereby made a condition of approval of the Project. In the event of any inconsistencies
between the mitigation measures set forth herein and the Mitigation Monitoring and
Reporting Program, the Mitigation Monitoring and Reporting Program shall control.
Section 4:
The Planning Commission finds that it has been presented with the EIR, which it has
reviewed and considered, and further finds that the EIR is an accurate and objective
statement that has been completed in full compliance with CEQA, the State CEQA
Guidelines and that the EIR reflects the independent judgment and analysis of the
Planning Commission.
The Planning Commission declares that no evidence of new significant impacts as
defined by the State CEQA Guidelines section 15088.5 have been received by the
Planning Commission after circulation of the Draft EIR which would require recirculation.
Therefore, the Planning Commission hereby certifies the EIR based on the entirety of
the record of proceedings.
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 4 of 10
Section 5:
Pursuant to Section 66474 of the Subdivision Map Act, the following findings must be
made relative to the proposed map:
1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all
applicable general and specific plans.
The Tentative Parcel Map (TPM) will merge a total of five (5) existing smaller parcels
into two (2) parcels. The larger lot (Parcel 1) will be 77.13-acres and the smaller lot at
19.33-acres (Parcel 2) for the purpose of future warehouse development consistent with
the General Plan designation of Industrial (IND). The Industrial (IND) land use typically
includes warehouses, research and development parks, light manufacturing,
laboratories, and industrial services. The approval of the TPM will allow for
development consistent with the E-1 (Light Industrial) zone and land uses per the
Industrial designation.
Specific goals and policies of the IND include:
Goal LU3 Attract and retain high-quality industrial and business park development.
LU3.1 Encourage well planned research and development areas and business
parks that contain coordinated design guidelines and enhanced amenities.
LU3.2 Promote opportunities for expansion and revitalization of industrial uses
within the City.
LU3.7 Continue to work with the Chamber of Commerce and other business
promotion groups within the City to attract new industrial businesses to
Palm Springs.
The proposed project will meet the stated goals above and the finding has been met.
2. The design and improvements of the proposed Tentative Parcel Map are
consistent with the zone in which the property is located.
The subject 94-acre parcel is currently zoned E-1 (Energy Industrial) which typically
includes areas for alternative energy development, industrial development, and
cultivation uses including warehouses, research and development parks, light
manufacturing, laboratories, and industrial services. The approval of the TPM will allow
for development consistent with the E-1 (Light Industrial) zone and land uses per the
Industrial designation. Any new project would be consistent with underlying zoning and
General Plan Land Use designation and continue through the required entitlement
process reviewed by the Planning Commission and the finding has been met.
3. The site is physically suited for this type of development.
The parcel is physically suited for a warehouse development as it is currently
undeveloped and vacant and contains native scrub brush and other plantings. The 94-
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 5 of 10
acre parcel located at the far north end of the City is an area that is designated for
future development. The vacant lot is relatively flat with a gentle slope downward from
north to south. The parcel is adequate in size to accommodate future uses that would
be consistent with the Industrial land use. Access will be via the construction of a new
19th Avenue and Indigo Drive. Proposed conditions of approval will address all required
site modifications consistent with City Standards and will assure safe access to any
future development and the finding has been met.
4. The site is physically suited for the proposed density of development.
The Tentative Parcel Map will allow the parcels to be developed with two (2) warehouse
buildings and a specific project site plan and layout is part of the application. The proposed
TPM will result in the merger of five (5) existing smaller parcels into two (2) parcels. The
larger lot (Parcel 1) will be 77.13-acres and the smaller lot at 19.33-acres (Parcel 2) and
the parcels are physically suited for the proposed development at a density consistent with
the Industrial land use designation. Industrial allows for a 0.50 FAR for a stand-alone
industrial use. The approval of the TPM will allow for the development in a manner that is
consistent with the Industrial land use and development standards of the E-1 zone and the
finding has been met.
5. The design of the subdivision is not likely to cause environmental damage or
substantially and avoidably injure fish, wildlife, or their habitats.
The subject site is a flat ungraded lot with native vegetation. The TPM project has been
analyzed in an EIR as part of the development process. The approval of the TPM into
two (2) parcels with intended development has the potential to have impacts on the
environment, however as the EIR has determined that implementation of mitigation
measures will reduce any impacts to less than significant as a result of the proposed
parcel map and the finding has been met.
6. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
Any development of the site would be consistent with Section 94.04 of the Palm Springs
Zoning Code requiring further review by the Planning Commission and Architectural
Review Committee for proposed building elevations, site and landscape plans. Any
development will be designed in a way that meets and exceeds City Standards and will
include connections to all public utilities including water and sewer systems. The
development will have appropriately designed and constructed streets and internal private
driveways built to City standards providing ingress/egress. Access to the site to be via the
construction of 19th Avenue connecting with North Indian Canyon Drive.
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.
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 6 of 10
The Tentative Parcel Map shows several easements on both parcels. There are reciprocal
access easements on the north property line along 19th Avenue and west property line
along Indigo Drive. Other easements exist along the property line fronting on North Indian
Canyon Drive and 18th Avenue. Any proposed development will need to take into
consideration these easements and propose a design that does not encroach, and the
finding has been met.
Section 6:
Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) requires an evaluation of
the proposed development. Staff has analyzed the findings in order below.
1. The proposed project is consistent with the General Plan and any applicable
specific plan;
The development proposes to construct two (2) warehouse buildings as a by-right
development in the M-2 (Industrial) zone. The project is in an area designated as
Industrial (IND) per the General Plan (GP) with a corresponding zoning classification of
M-2 (Manufacturing). The project as proposed is a by-right use in the M-2 zone and is
consistent with the GP designation.
The development also supports the following goals and policies established in the Land
Use Element of the General Plan:
Goal LU3: Attract and retain high‐quality industrial and business park development.
Policy LU3.1: Encourage well‐planned research and development areas and
business parks that contain coordinated design guidelines and
enhanced amenities.
Policy LU3.2: Promote opportunities for expansion and revitalization of industrial
uses within the City.
Policy LU3.3: Ensure operation of industrial uses is unobtrusive to surrounding
areas and prohibit the development of manufacturing uses that
operate in a manner or use materials that may impose a danger on
adjacent uses or are harmful to the environment.
Policy CR1.3 Continue coordination/cooperation with adjacent jurisdictions
regarding future roadway sections, standards, and
improvements.
Policy CR1.9 Maintain a truck route system that serves business districts,
industrial areas, and the Airport.
Policy CR1.11 Encourage large employers (employers with 100 or more
persons) to adopt incentive programs that include
ridesharing, fleet vehicles and vanpools, preferential parking
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 7 of 10
for rideshares, subsidized shuttle bus services,
telecommuting, alternative work hour programs, bicycle
racks, lockers and shower rooms, and information on transit
services to reduce overall traffic volumes in the City.
Policy CR1.13 Require the owner or applicant of new development
projects to fund the cost to mitigate traffic impacts generated
by the new development project to LOS D or better.
Policy CR1.14 Pursue an aggressive regional posture advocating new
and improved transportation solutions, including continued
participation in the Transportation Uniform Mitigation Fee.
Policy CR1.16 Require developers, prior to approval of development
plans, to provide increased right‐of‐way through land
dedications to accommodate additional demand for dual
left‐turn and exclusive right‐turn lanes, interchange
improvements, bus stops and lanes, bicycle facilities or
other improvements required to maintain a minimum
2. The proposed uses are in conformance to the uses permitted in the zone district
where the site is located, and are not detrimental to adjacent properties or residents;
The subject parcel is zoned M-2 and the proposed warehouse per Section
92.17.1.01(11) is a by-right use in this zone. The proposed warehouse is compliant with
the existing land use and zoning designations established by the City of Palm Springs.
The area around the site consists of other industrial buildings containing a variety of
uses that are consistent with the proposed project and the finding has been met.
3. The proposed project is in conformance to the property development standards
for the zone district where the site is located;
The proposed application conforms to current development standards as to overall
area, density, building height, and required landscaping including the increased
setbacks for large format warehouses and the finding has been met.
4. The proposed height and massing of the project is consistent with applicable
standards and compatible with adjacent development;
The proposed building will be fifty-three (53) feet in height, and Building 1 is setback
177 feet from property line along North Indian Canon Drive. This setback will reduce the
scale of the building by placing it further away from the right-of-way, therefore reducing
the building mass viewed by the motorists on the adjacent streets. The project complies
with Section 92.17.1.00 through 92.17.1.05 Per Section 92.17.1.03.
5. The proposed setbacks and placement of the building are consistent with
applicable standards and consistent with setbacks of adjacent buildings;
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 8 of 10
The proposed project has setbacks greater than the required M-2 zone development
standards. The placement of the buildings in the center of the parcels with parking on
the east, and west for Building 1 and south, and north sides for Building 2 is consistent
with other industrial buildings in the immediate area. Adjacent industrial sites utilize
parking and storage yards commonly present to serve warehouse buildings.
6. The site for the proposed project has adequate access to streets and highways
properly designed and improved to carry the type and quantity of traffic to be generated
by the proposed uses, and the design for the site plan enhances or continues the city’s
existing grid in accordance with the Circulation Plan of the General Plan;
Circulation for the proposed project includes the development of gated secure access
points, internal drive aisles, and paved parking spaces. Access to Building 1 will be
provided at four points along Indian Canyon Drive and one point on 19th Avenue plus
four access points along Indigo Drive and one connection along Noble Drive; Building 2
will have two entry points from 19th Avenue. All public roadways are either paved or will
be improved with new road surfaces, curb, gutter and sidewalks. They will be improved
to the standards of the City of Palm Springs General Plan Circulation Element. The
project will construct 18th Avenue from the project’s western boundary at Indigo Drive
to Indian Canyon Drive at its ultimate half‐section width as a Secondary Thoroughfare,
with a minimum pavement width of 64 feet. Indigo Drive at the western edge of the
development will be a private street as well as Noble Drive acting as an internal
circulation street. All roads will be constructed per the General Plan Circulation Plan
and the finding has been met.
7. On-site circulation conforms to minimum standards, and accommodations are
made for safe on-site pedestrian circulation;
The internal circulation system will consist of a series of drives around the project
buildings. The ends of the project buildings is designated for auto parking for
employees, while the paved drive aisles along the building’s north, west, and south
sides are designated for truck access only. The proposed internal rights of way vary
from 24‐foot‐wide drives to 185‐foot‐wide drives. The location of the automobile parking
on the ends of the buildings allows for a separation from trucks allowing direct
pedestrian access into the office sections of the building and the finding has been met.
8. Landscape areas and open space are in conformance to applicable standards,
and the design of stormwater management features are appropriately integrated with
other elements of the site design;
The project landscape will include drought‐tolerant trees (24‐inch boxes), 12‐foot palms,
and ground covers (15‐gallon) typically found in the region, such as fruitless olive,
desert museum palo verde, mesquite, African Sumac and Mexican fan palms. Shrubs
and accent plantings proposed for the project include agave, aloe coyote bush,
bougainvillea, bird of paradise, century plant, red yucca, Texas ranger, beargrass,
prickly pear cactus, and blue yucca. Fractured rock, and decomposed granite will
provide ground cover. Exterior irrigation will use drip or micro‐spray applicators. Water
retention basins are proposed along the southern edge of Building 1 and Building 2. The
shade trees will be located within the auto parking lots providing shading. The
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 9 of 10
Architectural Review Committee (ARC) will review the final landscape plan.
9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to
serve the proposed project;
Mission Springs Water District (MSWD) will provide water service for the project
property. Existing MSWD water infrastructure is located adjacent to the project, along
the surrounding roadways. Sewer connections to the site will occur on 19th Avenue from
an existing sewer line in 19th Avenue. The project will extend the sewer line to connect
to the project. Based upon these existing and planned infrastructure improvements the
project will meet the finding.
10. Based on environmental review, the proposed project either has no potentially
significant environmental impacts, any potentially significant impacts have been reduced
to less than significant levels because of mitigation measures incorporated in the
project, or a Statement of Overriding Considerations has been adopted to address
unmitigated significant environmental impacts;
An EIR has been prepared with full analysis of the proposed project. As a result of the
EIR findings a Statement of Overriding Considerations (SOC) has been written that
explains why the benefit of the project outweighs the unmitigated adverse
environmental consequences associated with implementing the project. The EIR has
determined that Transportation will cause significant impacts to the environment that
cannot be mitigated to a level of less than significant and an SOC is required. All other
impacts can be mitigated to a level of less than significant.
11. The proposed project has no unacceptable adverse effects on public welfare,
health or safety.
The proposed warehouse development as analyzed in the EIR will require the
implementation of mitigation measures that will reduce impacts on public welfare, health
and safety to a level less than significant as envisioned by CEQA. The SOC provides a
detailed discussion of how the public benefit of the project outweighs the adverse
environmental consequences associated with implementing the project resulting in
increased employment, tax revenue and improvement to surrounding street networks. A
Mitigation Monitoring Program will be implemented, and the development will be
required to be constructed with proper permits from the Building Department and
require a final inspection from the Building Department staff prior to occupancy.
THE PLANNING COMMISSION RESOLVES:
That the findings and determinations reflected above are true and correct and are
incorporated by this reference herein as the cause and foundation for the action taken
by and through this Resolution. Based upon the foregoing, the Planning Commission
hereby certifies the Environmental Impact Report (EIR), Statement of Overriding
Considerations (SOC), Mitigation Monitoring Program, and approves a Tentative Parcel
Map for a two (2) lot subdivision and a Major Development Permit to construct two (2)
warehouse buildings; Building 1 at 1,516,174-square feet and Building 2 at 396,530-
square feet subject to the conditions set forth in the attached Exhibit A.
Planning Commission Resolution No. July 22 2025
Case STM 2023-0015 & DP 2023-0023 First Commerce Realty Page 10 of 10
ADOPTED this 22nd day of July, 2025.
MOTION:
AYES:
NOES:
ABSENT:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
______________________________________
Christopher Hadwin, AICP
Director of Planning Services
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RESOLUTION NO._______
EXHIBIT A
PALM SPRINGS FIRST INDUSTRIAL COMMERCE CENTER
(CASES STM 2023-0015 & DP 2023-0023)
TENTATIVE PARCEL MAP & MAJOR DEVELOPMENT PERMIT
JULY 22, 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 Cases STM
2023-0015 and DP 2023-0023; except as modified with the conditions below;
ADM 2. Reference Documents. The site shall be developed and maintained in
accordance with the approved plans, dated July 31, 2023, including site plans,
architectural elevations, exterior materials and colors, landscaping, and
grading on file in the Planning Division except as modified by the conditions
below.
ADM 3. Conform to all Codes and Regulations. The project shall conform to the
conditions contained herein, all applicable regulations of the Palm Springs
Zoning Ordinance, Municipal Code, and any other City County, State and
Federal Codes, ordinances, resolutions and laws that may apply.
ADM 4. Minor Deviations. The Director of Planning or designee may approve minor
deviations to the project description and approved plans in accordance with the
provisions of the Palm Springs Zoning Code.
ADM 5. The owner/applicant shall defend, indemnify, and hold harmless the City of
Palm Springs, its elected officials, agents, officers, and employees
(“Indemnitees”) from any claim, action, or proceeding against the City of Palm
Springs or any Indemnitee(s), arising, in any way, out of the approval of this
application or the activities authorized by this Tentative Parcel Map and Major
Development Permit, including any award of attorney’s fees and/or costs. The
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City will promptly notify the applicant of any such claim, action, or proceeding
and the applicant will either undertake defense of the matter and pay the City's
associated legal costs or will advance funds to pay for defense of the matter by
the City Attorney. If the City 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 Indemnitees. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but should
it do so, the City shall waive the indemnification herein, except, the City's
decision to settle or abandon a matter following an adverse judgment or failure
to appeal, shall not cause a waiver of the indemnification rights herein.
ADM 6. Maintenance and Repair. The property owner(s) and successors and
assignees in interest shall maintain and repair the improvements including and
without limitation all structures, sidewalks, bikeways, parking areas, landscape,
irrigation, lighting, walls, and fences that extend onto private property, in a first
class condition, free from waste and debris, and in accordance with all
applicable law, rules, ordinances and regulations of all federal, state, and local
bodies and agencies having jurisdiction at the property owner’s sole expense.
This condition shall be included in the recorded covenant agreement for the
property if required by the City.
ADM 7. Time Limit on Approval. Approval of the Tentative Parcel Map and
Development Permit shall be valid for a period of two (2) years from the
effective date of the approval. Extensions of time may be granted by the
Planning Commission upon demonstration of good cause.
ADM 8. Right to Appeal. Decisions of an administrative officer or agency of the City of
Palm Springs may be appealed in accordance with Municipal Code Chapter
2.05.00. Permits will not be issued until the appeal period has concluded.
ADM 9. Park Development Fees. The developer shall dedicate land or pay a fee in lieu
of a dedication, at the option of the City. The in-lieu fee shall be computed
pursuant to Ordinance No. 1632, Section IV, by multiplying the area of park to
be dedicated by the fair market value of the land being developed plus the cost
to acquire and improve the property plus the fair share contribution, less any
credit given by the City, as may be reasonably determined by the City based
upon the formula contained in Ordinance No. 1632. In accordance with the
Ordinance, the following areas or features shall not be eligible for private park
credit: golf courses, yards, court areas, setbacks, development edges, slopes
in hillside areas (unless the area includes a public trail) landscaped
development entries, meandering streams, land held as open space for wildlife
habitat, flood retention facilities and circulation improvements such as bicycle,
hiking and equestrian trails (unless such systems are directly linked to the City’s
community-wide system and shown on the City’s master plan).
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ADM 10. Public Art Fees. This project shall be subject to Chapters 2.24 and 3.37 of the
Municipal Code regarding public art. The project shall either provide public art
or payment of an in lieu fee. In the case of the in-lieu fee, the fee shall be based
upon the total building permit valuation as calculated pursuant to the valuation
table in the Uniform Building Code, the fee being 1/2% for commercial projects
or 1/4% for residential projects with first $100,000 of total building permit
valuation for individual single-family units exempt. Should the public art be
located on the project site, said location shall be reviewed and approved by the
Director of Planning and Zoning and the Public Arts Commission, and the
property owner shall enter into a recorded agreement to maintain the art work
and protect the public rights of access and viewing.
ENVIRONMENTAL ASSESSMENT CONDITIONS
ENV 1. Coachella Valley Multiple-Species Habitat Conservation Plan (CVMSHCP)
Local Development Mitigation Fee (LDMF) required. All projects within the City
of Palm Springs, not within the Agua Caliente Band of Cahuilla Indians
reservation are subject to payment of the CVMSHCP LDMF prior to the
issuance of certificate of occupancy.
ENV 2. California Fish & Game Filing Fee. The project is required to pay a fish and
game impact fee as defined in Section 711.4 of the California Fish and Game
Code. The applicant is responsible for payment to the City of the CFG impact
fee. Coordinate this payment with the project planner. The project may be
eligible for exemption or refund of this fee by the California Department of Fish
& Game. Applicants may apply for a refund by the CFG at www.dfg.ca.gov for
more information.
ENV 3. Mitigation Monitoring. The mitigation measures of the EIR shall apply. The
applicant shall submit a signed agreement that the mitigation measures
outlined as part of the EIR will be included in the plans prior to Planning
Commission consideration. A third-party consultant shall be hired by the City
at the expanse of the applicant to conduct Mitigation Monitoring Program.
Mitigation measures are defined in the CEQA Evaluation and summarized here
as follows:
Aesthetics:
AES-1 Throughout construction and the lifetime operations of the Project, the City of
Palm Springs and Project proponent shall eliminate all nonessential lighting
throughout the Project area and avoid or limit the use of artificial light at night
during the hours of dawn and dusk when many wildlife species are most
active. The City of Palm Springs and Project proponent shall ensure that all
lighting for the Project is fully shielded, cast downward and directed away from
surrounding open-space and agricultural areas, reduced in intensity to the
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greatest extent possible, and does not result in lighting trespass including
glare into surrounding areas or upward into the night sky (see the International
Dark- Sky Association standards at http://darksky.org/). The City of Palm
Springs and Project proponent shall ensure use of LED lighting with a
correlated color temperature of 3,000 Kelvins or less, proper disposal of
hazardous waste, and recycling of lighting that contains toxic compounds with
a qualified recycler.
Biological:
BIO-1: Prior to Project construction activities, a thorough, recent, floristic-based
assessment of special status plants and natural communities, following
CDFW’s Protocols for Surveying and Evaluating Impacts to Special Status
Native Plant Populations and Sensitive Natural Communities(see
https://wildlife.ca.gov/Conservation/Plants) shall be performed by a qualified
biologist. Should any state-listed plant species (excluding CVMSHCP Covered
Species) be present in the Project area, the Project proponent shall
obtain appropriate CESA authorization for those species prior to the start of
Project activities. Should any species of native plants designated as rare,
threatened, or endangered by state law (excluding CVMSHCP Covered
Species) be present in the Project area, on-site or off-site habitat restoration
(whichever is applicable) and/or enhancement and preservation should be
evaluated and discussed in detail. Where habitat preservation is not available
on-site, off-site land acquisition, management, and preservation shall be
evaluated.
BIO-2: To the greatest extent feasible, Project construction activities will avoid the
peak nesting season (February 1 through September 15). Regardless of the
time of year, nesting bird surveys shall be performed by a qualified avian
biologist no more than 3 days prior to all vegetation removal or ground
disturbing activities. Pre- construction surveys shall focus on both direct and
indirect evidence of nesting, including nest locations and nesting behavior. The
qualified avian biologist will make every effort to avoid potential nest predation
as a result of survey and monitoring efforts. If active nests are found during the
pre-construction nesting bird surveys, a qualified biologist shall establish an
appropriate nest buffer to be marked on the ground. Nest buffers are species
specific and shall be at least 300 feet for passerines and 500 feet for raptors.
A smaller or larger buffer may be determined by the qualified biologist familiar
with the nesting phenology of the nesting species and based on nest and buffer
monitoring results. Construction activities may not occur inside the established
buffers, which shall remain on- site until a qualified biologist determines the
young have fledged or the nest is no longer active. Active nests and adequacy
of the established buffer distance shall be monitored daily by the qualified
biologist until the qualified biologist has determined the young have fledged or
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the Project has been completed. The qualified biologist has the authority to stop
work if nesting pairs exhibit signs of disturbance.
BIO-3: Suitable burrowing owl habitat has been confirmed on the site; therefore,
focused burrowing owl surveys shall be conducted by a qualified biologist
according Mitigation (CDFG, 2012 or most recent version) prior to all vegetation
removal or ground-disturbing activities. If burrowing owls are detected during
the focused surveys, the qualified biologist and Project proponent shall begin
coordination with CDFW and USFWS immediately, and shall prepare a
Burrowing Owl Plan that shall be submitted to CDFW for review and approval
prior to commencing Project activities. The Burrowing Owl Plan shall describe
proposed avoidance, minimization, mitigation, and monitoring actions.
The Burrowing Owl Plan shall include the number and location of occupied
burrow sites (occupied site means at least one burrowing owl or its sign has
been observed within the last three years; may be indicated by owl sign
including feathers, pellets, prey remains, eggshell fragments, or excrement at
or near a burrow entrance or perch site), acres of burrowing owl habitat that will
be impacted, details of site monitoring, and details on proposed buffers and
other avoidance measures. If impacts to occupied burrowing owl habitat or
burrow cannot be avoided, the Burrowing Owl Plan shall also describe
minimization and compensatory mitigation actions that will be implemented.
Proposed implementation of burrow exclusion and closure should only be
considered as a last resort, after all other options have been evaluated as
exclusion is not in itself an avoidance, minimization, or mitigation method and
has the possibility to result in take. The Burrowing Owl Plan shall identify
compensatory mitigation for the temporary or permanent loss of occupied
burrow(s) and habitat consistent with the “Mitigating Impacts” section of the
2012 Staff Report and shall implement CDFW- approved mitigation prior to
initiation of Project activities. If impacts to occupied burrows cannot be avoided,
information shall be provided regarding adjacent or nearby suitable habitat
available to owls and the conservation status of adjacent or nearby suitable
habitat, along with proposed relocation actions. If no suitable habitat is
available nearby, details regarding the creation and funding of artificial burrows
(numbers, location, and type of burrows) and management activities for
relocated owls shall also be included in the Burrowing Owl Plan. The Project
proponent shall implement the Burrowing Owl Plan following CDFW and
USFWS review and approval. If Project activities, including burrow exclusion
and closure, could result in take of burrowing owl, appropriate CESA
authorization should be obtained prior to commencement of Project activities.
Preconstruction burrowing owl surveys shall be conducted no less than 14 days
prior to the start of Project-related activities and within 24 hours prior to
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ground disturbance, in accordance with the Staff Report on Burrowing Owl
Mitigation (CDFG, 2012 or most recent version). Preconstruction surveys shall
be repeated when there is a pause in construction of more than 30 days.
Preconstruction surveys shalll be performed by a qualified biologist following
the recommendations and guidelines provided in the Staff Report on Burrowing
Owl Mitigation. If the preconstruction surveys confirm occupied burrowing owl
habitat, Project activities shall be immediately halted. The qualified biologist
shall coordinate with CDFW and prepare a Burrowing Owl Plan that shall be
submitted to CDFW and USFWS for review and approval prior to commencing
Project activities.
BIO-4: Prior to construction, the Project Sponsor shall obtain written correspondence
from the California Department of Fish and Wildlife (CDFW) stating that
notification under section 1602 of the Fish and Game Code is not required for
the Project, or the Project Sponsor shall obtain a CDFW- executed Lake and
Streambed Alteration Agreement, authorizing impacts to Fish and Game Code
section 1602 resources associated with the Project.
BIO-5: Throughout construction and the lifetime operations of the Project, the City of
Palm Springs and Project proponent shall eliminate all nonessential lighting
throughout the Project area and avoid or limit the use of artificial light at night
during the hours of dawn and dusk when many wildlife species are most active.
The City of Palm Springs and Project proponent shall ensure that all lighting for
the Project is fully shielded, cast downward and directed away from
surrounding open-space and agricultural areas, reduced in intensity to the
greatest extent possible, and does not result in lighting trespass including glare
into surrounding areas or upward into the night sky (see the International Dark-
Sky Association standards at http://darksky.org/). The City of Palm Springs
and Project proponent shall ensure use of LED lighting with a correlated color
temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and
recycling of lighting that contains toxic compounds with a qualified recycler.
BIO-6: Prior to vegetation removal or ground-disturbing activities, the City of Palm
Springs shall collaborate with the Coachella Valley Conservation Commission
to plan and implement a salvage of sand-dependent Covered Species within
the Project site.
Cultural:
CUL-1: Initial grubbing and grading of the property (first five feet) shall be monitored by a
qualified archeologist and Native American monitor from either the Agua Caliente
Band of Cahuilla Indians or other consulting tribe. Prior to any ground‐disturbing
activities the project archaeologist shall develop an Archaeological Monitoring and
Treatment Plan (AMTP) to address the details, timing, and responsibilities of all
8
archaeological and cultural resource activities that occur on the project site. The
AMTP shall also include the process for handling of and mitigating impacts to
potentially significant Inadvertent Discoveries in accordance with CEQA
requirements, including but not limited to the potential for avoidance or reburial
within an open space area of the project as potential treatment.
CUL-2: The consulting archaeologist shall have the authority to modify and reduce the
monitoring program to either periodic spot‐checks or suspension of the monitoring
program should the potential for cultural resources appear to be less than
anticipated. In the event resources are identified archaeological and Native
American monitoring shall continue until the soil conditions no longer retain the
potential to contain cultural deposits.
CUL-3: The retained archeologist and Native American monitor shall attend the pregrade
meeting with the grading contractors to explain and coordinate the requirements
of the monitoring plan. In the event that previously unidentified cultural resources
are discovered, the archaeologist and Native American monitor shall have the
authority to divert or temporarily halt ground disturbance operation in the area of
discovery to allow for the evaluation of potentially significant cultural resources and
handling in accordance with CEQA and the AMTP. A final report[s] created as a
part of the project (including all associated records) shall be submitted to the Lead
Agency by the archaeologist at the end of the monitoring program.
CUL-4: Should grading and construction activities at the Project site reveal the presence
of human remains, all work at the site shall be stopped and all remains shall be
handled in accordance with the California Public Resources Code Section
5097.98.
Geology and Soils:
GEO-1 Should paleontological resources be discovered at the proposed Project site, the
area of the discovery shall be cordoned off and a Riverside County qualified
paleontologist shall be consulted to determine the significance of the finds. If the
discovery is determined to be significant by the qualified paleontologist, a
Paleontological Resource Impact Program (PRIMP) shall be required for the
proposed Project prior to approval by the City of Palm Springs to reduce adverse
impacts to paleontological resources to a level below significant. The PRIMP shall
follow the guidelines of the City of Palm Springs, the County of Riverside, and the
recommendations of the Society of Vertebrate Paleontology (2010). The PRIMP
shall include methods for:
• Attendance by a qualified paleontologist at the preconstruction meeting to consult
with the grading and excavation contractors.
• On-site presence of a paleontological monitor to inspect for paleontological
resources during the excavation of previously undisturbed deposits.
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• Salvage and recovery of paleontological resources by the qualified paleontologist
or paleontological monitor.
• Preparation (repair and cleaning), sorting, and cataloguing of recovered
paleontological resources.
• Donation of prepared fossils, field notes, photographs, and maps to a scientific
institution with permanent paleontological collections.
Completion of a final summary report that outlines the results of the mitigation.
GEO-2 Should site grading activities go below 10 feet, a qualified paleontological monitor
shall be retained by the proposed Project applicants(s) to check for fossils. Should
site grading activities lead to the discovery of paleontological resources, the
proposed Project site shall be cordoned off, all work shall be halted in that area and
a qualified paleontologist from Riverside County shall be consulted to assess the
significance of the findings. The paleontologist shall have authority to divert grading
away from exposed fossils temporarily in order to recover the fossil specimens.
GEO-3 Should site grading activities below 10 feet lead to the discovery of paleontological
resources, the proposed Project site shall be cordoned off, and a qualified
paleontologist from Riverside County shall be consulted to assess the
significance of the findings. If the qualified paleontologist deems the discovery to
be significant, a Paleontological Resource Impact Program (PRIMP) shall be
implemented by a qualified paleontological monitor. If paleontological resources are
discovered, construction shall be halted in the area and moved to other parts of the
site while the monitor determines the significance of these resources. The
paleontologist shall have authority to divert grading away from exposed fossils
temporarily in order to recover the fossil specimens. If the find is determined to be
significant, avoidance or other appropriate measures shall be implemented as
recommended by the monitor.
The PRIMP, shall include methods for:
• Attendance by a qualified paleontologist at the preconstruction meeting to
consult with the grading and excavation contractors.
• On-site presence of a paleontological monitor to inspect for paleontological
resources during the excavation of previously undisturbed deposits.
Salvage and recovery of paleontological resources by qualified paleontologist or
paleontological monitor.
• Preparation (repair and cleaning), sorting, and cataloguing recovered
paleontological resources.
• Donation of prepared fossils, field notes, photographs, and maps to a scientific
institution with permanent paleontological collections.
• Completion of a final summary report that outlines the results of the mitigation
program.
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The PRIMP shall be submitted for approval by the City of Palm Springs.
All fossils and associated data recovered during the paleontological monitoring shall
be reposted in a public museum or other curation facility based upon the specific
resource recovered and recommendations from the paleontological consultant.
GEO-4 Prior to placing engineered fill, the exposed bottom surfaces in the removal areas
shall be approved by a representative of project geotechnical consultant. The
exposed bottom(s) shall be scarified to a minimum depth of 12 inches, moisture-
conditioned or air-dried to achieve approximately two percent above optimum
moisture content and then compacted with a heavy construction equipment prior to
placement of fill. Minimum compaction of the upper 12 inches of the removal bottom
shall meet or exceed 90 percent relative compaction. The laboratory maximum dry
density, the standard for determining relative compaction, and optimum moisture
content for each change in soil type shall be determined in accordance with Test
Method ASTM D 1557.
GEO-5 If remedial grading is necessary immediately adjacent to the property boundaries,
a geotechnical consultant must prepare a plan addressing issues including:
temporary backcut slopes shall generally be restricted to a slope ratio of 1:1 (h:v)
or flatter to protect adjacent offsite improvements (including pavement, sidewalks,
walls, buried utilities, etc.). Depending on the actual horizontal extent of necessary
remedial grading, a wedge of unsuitable soil may remain in place along the site
perimeter that will extend into the site. Any new perimeter site improvements that
are anticipated to be within this zone may need to be designed and constructed
with deepened and/or strengthened foundation systems designed to withstand
relative movement that is likely to result from settlement of these likely compressible
surficial soils. Alternately, the remedial grading adjacent to the site boundaries may
be accomplished by the slot-cutting method. More specific recommendations may
be appropriate once the rough grading plan is available for review.
GEO-6 All fill materials shall be placed in approximately 6- to 8-inch-thick loose lifts,
watered or air-dried as necessary to achieve a minimum moisture content at least
2 percent above the optimum moisture condition, and then compacted in-place to
a minimum relative compaction of 90 percent. The laboratory maximum dry density
and optimum moisture content for each change in soil type shall be determined in
accordance with ASTM D 1557.
GEO-7 Prior to the start of earthwork, a meeting shall be held at the site with the owner’s
representative, contractor, and geotechnical consultant to discuss the work
schedule and geotechnical aspects of the grading. Earthwork, which in this
instance will generally entail removal and re-compaction of the near surface soils,
shall be accomplished under full-time observation and testing by the geotechnical
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consultant. A representative of the project geotechnical consultant shall be present
onsite during all earthwork operations to document placement and compaction of
fills, as well as to document compliance with the other recommendations presented
herein. Additionally, the project geotechnical consultant shall provide observation
and testing services based on scheduling determined during the pre-earthwork
meeting during final clearing and grubbing operations to document compliance
with the above recommendations. In addition, shall unusual or adverse soil
conditions or buried structures be encountered during grading that are not
described herein, these conditions shall be brought to the immediate attention of
the project geotechnical consultant for corrective recommendations.
GEO-8 Footings:
a) Exterior continuous footings supporting one- and two-story light-weight
construction shall be founded at a minimum depth of 15 inches below the
lowest adjacent final grade. For concrete tilt up structures, continuous
footings shall be founded at a minimum depth of 24 inches. Interior
continuous footings may be founded at a minimum depth of 12 inches below
the top of the adjacent finish floor slabs.
b) In accordance with Table 1809.7 of 2022 CBC, all continuous footings shall
have minimum widths of 12 inches for one- and two-story construction. Petra
recommends all continuous footings shall be reinforced with a minimum of
two No. 4 bars, one top and one bottom.
c) A minimum 12-inch-wide grade beam founded at the same depth as adjacent
footings shall be provided across openings such as large doors or bay
windows. The grade beam shall be reinforced in a similar manner as
provided above.
d) Interior isolated pad footings, if required, shall be a minimum of 24 inches
square and founded at a minimum depth of 12 inches below the bottoms of
the adjacent floor slabs. Pad footings shall be reinforced with No. 4 bars
spaced a maximum of 18 inches on centers, both ways, placed near the
bottoms of the footings.
e) Exterior isolated pad footings intended for support of roof overhangs such
as patio covers and similar construction shall be a minimum of 24 inches
square, and founded at a minimum depth of 18 inches below the lowest
adjacent final grade. The pad footings shall be reinforced with No. 4 bars
spaced a maximum of 18 inches on centers, both ways, placed near the
bottoms of the footings. Exterior isolated pad footings may need to be
connected to adjacent pad and/or continuous footings via tie beams at the
discretion of the project structural engineer.
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f) The minimum footing dimensions and reinforcement recommended herein
may be modified (increased or decreased subject to the constraints of
Chapter 18 of the 2022 CBC) by the structural engineer responsible for
foundation design based on calculations, engineering experience, and
judgment.
Greenhouse Gas Emissions:
GHG-1: The project is to provide a minimum of 101 points per the County Screening
Tables. The City shall verify incorporation of the identified Screening Table
Measures within the project building plans and site designs prior to the
issuance of building permit(s). The City shall verify implementation of
the identified Screening Table Measures prior to the issuance of Certificate(s)
of Occupancy.
Hydrology:
HYD-1: All landscaping and irrigation plans, and irrigation systems shall comply with all
City ordinances and MSWD’s Water Efficient Landscaping Guidelines. Irrigation
systems shall be automatic, operated by a timer. To promote deep root irrigation,
the system shall use two bubbler heads or drop heads per tree.
HYD-2: The proposed Project shall use, to the extent practicable, native plant materials
and drought-tolerant plants. The Project shall not make use of turf grass in the
landscape design, instead, ground cover plants consisting of shrubs non-turf
grasses, and groundcovers
HYD-3: All on-site water supply metering systems shall be installed and maintained in
compliance with MSWD’s metering and operating range according to AWWA
standards.
HYD-4: The proposed Project shall be comply with MSWD rate structures for water and
sewer services at the site.
Transportation:
TRA -1: The proposed Project shall require all operators on the site to implement a VMT
reduction program, to the maximum extent feasible, the following applicable
transportation measures as listed under CAPCOA’s Handbook for
Analyzing Greenhouse Gas Emission Reductions, Assessing Climate
Vulnerabilities, and Advancing Health and Equity, which provides project type,
scale, and locational context factors to determine if a transportation measure is
applicable to a particular project.
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• Measure T-8: Provide Ridesharing Program
• Measure T-9: Implement Subsidized or Discounted Transit Program
• Measure T-10 Provide End-of-Trip Bicycle Facilities
• Measure T-11: Provide Employer- Sponsored Vanpool
• Measure T-13: Implement Employee Parking Cash-Out
• Measure T-14: Provide electric vehicle charging infrastructure
• Measure T-21-A: Implement conventional Carshare Program
• Measure T-21-B: Implement electric Carshare Program
• Measure T-30: Use cleaner fuel vehicles
TRA-2: Traffic Control Plan: Prior to construction of any project related improvements,
including offsite utilities and/ or issuance of a grading permit, the applicant shall
prepare and submit to the City of Palm Springs for review and approval detailed
construction traffic management plans, including street closure information,
detour plans, haul routes, and staging plans as necessary for any off-site work
that would encroach on public right-of-way. The construction traffic
management plans shall include the following elements, as appropriate:
• Provisions for temporary traffic control during all construction activities
adjacent to public right-of-way to improve traffic flow on public roadways
(e.g., flag person);
• Construction-related vehicles shall not park on surrounding public streets;
• Provision of safety precautions for pedestrians and bicyclists through such
measures as alternate routing and protection barriers;
• Schedule construction-related deliveries to reduce travel during peak travel
periods;
• Obtain the required permits for truck haul routes from the City of Desert Hot
Springs prior to the issuance of any permit for the project; and
• Obtain a Caltrans transportation permit for use of oversized transport
vehicles on Caltrans facilities.
• Outline adequate measures to ensure emergency vehicle access during all
aspects of the project’s construction, including, but not limited to, the use of
flagmen during partial closures to streets surrounding the project site to
facilitate the traffic flow until construction is complete.
• Include the implementation of security measures during construction in
areas that are accessible to the general public to help reduce any increased
demand on law enforcement services, including fencing construction areas,
providing security lighting, and providing security personnel to patrol
construction sites.
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PLANNING DEPARTMENT CONDITIONS
PLN 1. Outdoor Lighting Conformance. Exterior lighting plans, including a photometric
site plan showing the project’s conformance with Section 93.21.00 Outdoor
Lighting Standards of the Palm Springs Zoning ordinance, shall be submitted
for approval by the Department of Planning prior to issuance of a building
permit. Manufacturer's cut sheets of all exterior lighting on the building and in
the landscaping shall be included. If lights are proposed to be mounted on
buildings, down-lights shall be utilized. No lighting of hillsides is permitted.
PLN 2. Water Efficient Landscaping Conformance. The project is subject to the Water
Efficient Landscape Ordinance (Chapter 8.60.00) of the Palm Springs
Municipal Code and all other water efficient landscape ordinances. The
applicant shall submit a landscape and irrigation plan to the Director of Planning
for review and approval prior to the issuance of a building permit. Landscape
plans shall be approved by the Riverside County Agricultural Commissioner's
Office prior to submittal. Prior to submittal to the City, landscape plans shall
also be certified by the local water agency that they are in conformance with
the water agency’s and the State’s Water Efficient Landscape Ordinances.
PLN 3. Screen Roof-mounted Equipment. All roof mounted mechanical equipment
shall be screened per the requirements of Section 93.03.00 of the Zoning
Ordinance.
PLN 4. No off-site Parking. Vehicles associated with the operation of the proposed
development including company vehicles or employees vehicles shall not be
permitted to park off the project site unless a parking management plan has
been approved by the Planning Department.
PLN 5. Pad Elevations. Final building pad elevations shall not vary more than 12
inches above or below the pad elevation established by the approved
preliminary grading plan and / or tentative map. Any deviations from this
provision shall require approval by the Architectural Review Committee and/or
the Planning Commission.
PLN 6. Third-Party Agreement. The applicant shall implement the commitments
enforceable under any agreements entered between third-parties including the
Sierra Club Settlement Agreement and Release between First Realty Trust Inc.
and Sierra Club, as executed on November 26, 2024 (“Settlement Agreement
and Release”), agreement with Advocates for the Environment, Southern
California District Council of Laborers, and Community Workforce and Training.
PLN 7. Renewable Energy. Subject to compliance with the Settlement Agreement and
Release, if rooftop solar is not expected to meet the facility’s energy demands,
the applicant shall endeavor to use 100% carbon free power via Desert
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Community Energy or SCE to satisfy the excess power requirements for the
project and help reduce any impacts. A determination on the feasibility and
applicability of this requirement shall be made by the Director of Planning
Services in consultation with the Office of Sustainability and in coordination with
the applicant.
PLN 8. Zero Emissions Fleet. The Project shall implement a zero emissions fleet as
soon as technology permits and is practical and in compliance with state law.
PLN 9. Employee Break Areas. The project shall provide indoor and shaded outdoor
employee break areas and designate a location for food trucks to offer food
service to the facilities employees.
PLN 10. Bicycle Storage. The project shall provide indoor bike storage for employees.
PLN 11. Union Labor. The Developer shall explore using union labor for construction as
feasible and appropriate.
PLN 12. Architectural Review Committee (ARC). The ARC shall review landscape plan
with special emphasis on shade tree types with the ability to survive the harsh
wind and heat conditions at the site.
POLICE DEPARTMENT CONDITIONS
POL 1. Developer shall comply with Section II of Chapter 8.04 “Building Security
Codes” of the Palm Springs Municipal Code.
BUILDING DEPARTMENT CONDITIONS
BLD 1. Prior to any construction on-site, all appropriate permits must be secured.
ENGINEERING DEPARTMENT CONDITIONS
STREETS
ENG 1. Any improvements within the public right-of-way require a City of Palm
Springs Encroachment Permit. All improvements are subject to inspection
and a 48-hour inspection notification is required.
ENG 2. Submit street improvement plans prepared by a registered California civil
engineer to the Engineering Services Department. The plan(s) shall be
approved by the City Engineer prior to issuance of any encroachment or
building permits.
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ENG 3. Asphalt concrete paving for streets prior to completion of on-site
construction activities, will require additional paving requirements prior to
acceptance of the street improvements, including, but not limited to:
removal and replacement of damaged asphalt concrete pavement, overlay,
slurry seal, or other repairs, as required by the City Engineer. Completion is
to be to the satisfaction of the City Engineer, and prior to issuance of a
certificate of occupancy.
NORTH INDIAN CANYON DRIVE
ENG 4. Dedicate an additional 10 feet to provide the ultimate half street right-of-way
width of 50 feet along the entire frontage, together with a property line
corner-cut-back at the southwest corner of the intersection of North Indian
Canyon Drive and 18th Avenue, in accordance with City of Palm Springs
Standard Drawing No. 105.
ENG 5. Construct an 8 inch curb and gutter, 38 feet west of centerline along the
entire frontage, with a 35 feet radius (min) curb return, spandrel and 8 feet
wide cross gutter (cross gutter to extend northward across the entire
intersection to limits of construction) at the southwest corner of the
intersection of North Indian Canyon Drive and 18th Avenue in accordance
with City of Palm Springs Standard Drawing No. 200, 206, and 340.
ENG 6. Construct three proposed driveway approaches (2 - 55’ wide approaches
and 1 – 26’ wide approach) in accordance with City of Palm Springs
Standard Drawing No. 205.
ENG 7. Construct an 8 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 8. Construct a Type A curb ramp meeting current California State Accessibility
standards at the southwestern corner of the intersection of Indian Canyon
Drive and 18th Avenue in accordance with City of Palm Springs Standard
Drawing No. 212.
ENG 9. Construct a 12-feet wide raised, landscaped median island as specified by
the City Engineer from 19th Avenue to north property line and existing
signalized intersection. Provide left turn pockets as required and allowed by
the City Engineer. The median nose width shall be constructed 4 feet wide
and shall have stamped concrete. The left turn pockets shall be designed
in accordance with Section 405 of the current edition of the Caltrans
Highway Design Manual, as approved by the City Engineer.
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ENG 10. Submit landscaping, lighting and irrigation system improvement plans for
review and approval by the City Engineer. The irrigation system and lighting
shall be separately metered from the parkway landscaping. Maintenance of
the median island under an agreement between the City (city to provide
agreement) and Applicant (entity and their successors or assignees) for
perpetual maintenance by the applicant. The plans shall be approved in
conjunction with the street improvement plans for the median and prior to
issuance of encroachment or building permits, unless otherwise allowed by
the City Engineer.
ENG 11. All median landscaping shall be guaranteed for a period of one year from
the date of acceptance by the City Engineer. Any landscaping that fails or
is destroyed during the one-year landscape maintenance period shall be
replaced with similar plant material to the satisfaction of the City Engineer,
and shall be subject to a subsequent one year landscape maintenance
period.
ENG 12. Construct pavement with a minimum pavement section of 5 inches asphalt
concrete pavement over 4 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter to clean sawcut edge of pavement/centerline along
the entire frontage in accordance with City of Palm Springs Standard
Drawing No. 110. (Additional pavement removal and replacement may be
required upon review of existing pavement cross-sections, and to ensure
grade breaks of the pavement cross-section do not occur within a travel
lane.) If an alternative pavement section is proposed, the proposed
pavement section shall be designed by a California registered Geotechnical
Engineer using "R" values from the project site and submitted to the City
Engineer for approval.
ENG 13. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 14. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
18th AVENUE
ENG 15. Dedicate 44 feet to provide the ultimate half street right-of-way width along
the entire frontage.
ENG 16. Construct a 6 inch curb and gutter, 32 feet south of centerline along the
frontage of the project in accordance with City of Palm Springs Standard
Drawing No. 200 and 330.
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ENG 17. Construct an 8 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 18. Construct a Type A curb ramp meeting current California State Accessibility
standards at the southeastern corner of the intersection of 18th Avenue and
Noble Drive (private street) in accordance with City of Palm Springs
Standard Drawing No. 212.
ENG 19. Construct pavement with a minimum pavement section of 4 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter pavement to clean sawcut edge of
pavement/centerline along the entire frontage in accordance with City of
Palm Springs Standard Drawing No. 110.
ENG 20. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 21. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
19th AVENUE
ENG 22. Dedicate 44 feet to provide the ultimate half street right-of-way width along
the entire frontage, together with a dedication of right-of-way of an additional
14’ feet to accommodate a turn pocket along the frontage.
ENG 23. Construct a 6 inch curb and gutter, 46 feet north of centerline along the
entire frontage in accordance with City of Palm Springs Standard Drawing
No. 200 and 330.
ENG 24. Construct a 24 feet wide driveway approach and a 52 feet driveway
approach in accordance with City of Palm Springs Standard Drawing No.
205.
ENG 25. Construct a 8 feet wide sidewalk behind the curb along the entire frontage
in accordance with City of Palm Springs Standard Drawing No. 210.
ENG 26. Construct pavement with a minimum pavement section of 4 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter pavement to clean sawcut edge of
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pavement/centerline along the entire frontage in accordance with City of
Palm Springs Standard Drawing No. 110.
ENG 27. Remove and replace existing asphalt concrete pavement where required,
in accordance with applicable City standards.
ENG 28. All broken or off grade street improvements along the project frontage shall
be repaired or replaced.
PRIVATE STREET (NOBLE DRIVE)
ENG 29. Dedicate a 50 feet wide reciprocal easement for roadway, utility and
personnel for the benefit of parcels 1 and 2 along the entire frontage.
ENG 30. Construct a 6 inch curb and gutter, 20 feet from centerline on each side of
the private street along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 200.
ENG 31. Construct a 24 feet wide driveway approach for parcel 2 and a 55 feet wide
driveway approach for parcel 1 and a 55 feet wide driveway approach for
parcel 2 in accordance with City of Palm Springs Standard Drawing No.
205.
ENG 32. Construct pavement with a minimum pavement section of 4 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter pavement to clean sawcut edge of
pavement/centerline along the entire frontage in accordance with City of
Palm Springs Standard Drawing No. 110.
PRIVATE STREET (INDIGO DRIVE)
ENG 33. Dedicate a 50 feet wide reciprocal easement for roadway, utility and
personnel for the benefit of parcels 1 and 2 along the entire frontage.
ENG 34. Construct a 6 inch curb and gutter, 20 feet from centerline on each side of
the private street along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 200.
ENG 35. Construct two 24 feet wide driveway approaches and two 55 feet wide
driveway approaches for parcel 1 in accordance with City of Palm Springs
Standard Drawing No. 205.
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ENG 36. Construct pavement with a minimum pavement section of 4 inches asphalt
concrete pavement over 6 inches crushed miscellaneous base with a
minimum subgrade of 24 inches at 95% relative compaction, or equal, from
edge of proposed gutter pavement to clean sawcut edge of
pavement/centerline along the entire frontage in accordance with City of
Palm Springs Standard Drawing No. 110.
ON-SITE
ENG 37. The minimum pavement section for all on-site pavement (drive aisles,
parking spaces, etc.) shall be 4 inches asphalt concrete pavement over 6
inches crushed miscellaneous base with a minimum subgrade of 24 inches
at 95% relative compaction, or equal. If an alternative pavement section is
proposed, the proposed pavement section shall be designed by a California
registered Geotechnical Engineer using "R" values from the project site and
submitted to the City Engineer for approval.
ENG 38. On-site drive aisles or parking lot shall be constructed with curbs, gutters,
and cross-gutters, as necessary to accept and convey street surface
drainage of the on-site streets to the on-site drainage system, in accordance
with applicable City standards.
ENG 39. The gated entry (Parcel 1 and 2) is subject to review and approval by the
City Engineer and Fire Marshall. The applicant shall provide an exhibit
showing truck turning movements around the entry, demonstrating the
ability of standard size vehicles to maneuver through the entry (without
reversing) if unable to enter the project. A minimum of 50 feet shall be
provided between the back of sidewalk on the adjacent street and the gated
entry directory/control panel, with an approved maneuvering area provided
between the directory/control panel and the entry gates. The ingress and
egress lanes shall be a minimum of 20 feet wide, unless otherwise approved
by the Fire Marshall. A Knox key operated switch shall be installed at every
automatic gate. Secured automated vehicle gates or entries shall utilize a
combination of a Tomar Strobeswitch™, or approved equal, and an
approved Knox key electric switch when required by the fire code
official. Secured non-automated vehicle gates or entries shall utilize an
approved padlock or chain (maximum link or lock shackle size of ¼ inch)
when required by the fire code official. In the event of a power failure, the
gates shall be defaulted or automatically transferred to a fail safe mode
allowing the gate to be pushed open without the use of special knowledge
or any equipment. If a two-gate system is used, the override switch must
open both gates.
SANITARY SEWER
ENG 40. Construct a private sanitary sewer system in accordance with City of Palm
Springs Ordinance No. 1084. The record property owner shall enter into a
covenant agreeing to extend the private sewer lines the necessary distance
to connect to the public sewer system within one year of official notice that
an operating public sewer has been completed within 500 feet of the lot.
The covenant shall be executed and notarized by the property owner and
submitted to the City Engineer prior to issuance of a grading permit. A
current title report or a copy of a current tax bill and a copy of a vesting grant
deed shall be provided to verify current property ownership. A covenant
preparation fee in effect at the time that the covenant is submitted shall be
paid by the applicant.
ENG 41. The City recommends that the applicant contact the Riverside County
Health Department for requirements related to the construction of private
septic systems. Private septic systems may require additional
environmental requirements from Riverside County Health Department
and/or the Regional Water Quality Control Board. A “Plan Check Clearance”
for septic tank systems will be performed by Riverside County Health
Department and/or Regional Water Quality Control Board, following permits
for construction of the septic system will be issued by the City of Palm
Springs.
ENG 42. This project is subject to the requirements of the Mission Springs Water
District (MSWD). Provisions for domestic water supply and public sanitary
sewer service must be arranged for directly with MSWD. The applicant
should contact MSWD (at 760-329-6448) and determine what requirements
MSWD may have for provisions of domestic water and/or sanitary sewer
service to the property.
ENG 43. Pay the Indian Canyon Commercial sewer line extension area fee of
$19,469 per EDU in accordance with Resolution No. 24899. Fees shall be
paid prior to issuance of a building permit.
GRADING
ENG 44. Submit a Precise Grading Plan prepared by a California registered Civil
engineer to the Engineering Services Department for review and approval.
The Precise Grading Plan shall be approved by the City Engineer prior to
issuance of grading permit.
a. A Fugitive Dust Control Plan shall be prepared by the applicant
and/or its grading contractor and submitted to the Engineering Services
Department for review and approval. The applicant and/or its grading
22
contractor shall be required to comply with Chapter 8.50 of the City of Palm
Springs Municipal Code, and shall be required to utilize one or more
“Coachella Valley Best Available Control Measures” as identified in the
Coachella Valley Fugitive Dust Control Handbook for each fugitive dust
source such that the applicable performance standards are met. The
applicant’s or its contractor’s Fugitive Dust Control Plan shall be prepared
by staff that has completed the South Coast Air Quality Management District
(AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or
its grading contractor shall provide the Engineering Services Department
with current and valid Certificate(s) of Completion from AQMD for staff that
have completed the required training. For information on attending a
Fugitive Dust Control Class and information on the Coachella Valley
Fugitive Dust Control Handbook and related “PM10” Dust Control issues,
please contact AQMD at (909) 396-3752, or at http://www.AQMD.gov. A
Fugitive Dust Control Plan, in conformance with the Coachella Valley
Fugitive Dust Control Handbook, shall be submitted to and approved by the
Engineering Services Department prior to approval of the Grading plan.
b. The first submittal of the Grading Plan shall include the following
information: a copy of final approved conformed copy of Conditions of
Approval; a copy of a final approved conformed copy of the Site Plan; a
copy of current Title Report; a copy of Soils Report; and a copy of the
associated Hydrology Study/Report; a copy of the project-specific Final
Water Quality Management Plan.
ENG 45. Prior to approval of a Grading Plan (or issuance of a Grading Permit), the
applicant shall obtain written approval to proceed with construction from the
Agua Caliente Band of Cahuilla Indians, Tribal Historic Preservation Officer
or Tribal Archaeologist ( a copy of the written approval must be provided to
the City) . The applicant shall contact the Tribal Historic Preservation Officer
or the Tribal Archaeologist at ACBCI-THPO@aguacaliente.net to determine
their requirements, if any, associated with grading or other construction. The
applicant is advised to contact the Tribal Historic Preservation Officer or
Tribal Archaeologist as early as possible. If required, it is the responsibility
of the applicant to coordinate scheduling of Tribal monitors during grading
or other construction, and to arrange payment of any required fees
associated with Tribal monitoring.
ENG 46. In accordance with an approved PM-10 Dust Control Plan, temporary dust
control perimeter fencing shall be installed. Fencing shall have screening
that is tan in color; green screening will not be allowed. Temporary dust
control perimeter fencing shall be installed after issuance of Grading Permit,
and immediately prior to commencement of grading operations.
ENG 47. Temporary dust control perimeter fence screening shall be appropriately
maintained, as required by the City Engineer. Cuts (vents) made into the
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perimeter fence screening shall not be allowed. Perimeter fencing shall be
adequately anchored into the ground to resist wind loading.
ENG 48. Within 10 days of ceasing all construction activity and when construction
activities are not scheduled to occur for at least 30 days, the disturbed areas
on-site shall be permanently stabilized, in accordance with Palm Springs
Municipal Code Section 8.50.022. Following stabilization of all disturbed
areas, perimeter fencing shall be removed, as required by the City
Engineer.
ENG 49. A Notice of Intent (NOI) to comply with the California General Construction
Stormwater Permit (Water Quality Order 2022-0057-DWQ as adopted
September 8, 2022) is required for the proposed development via the
California Regional Water Quality Control Board online SMARTS system. A
copy of the executed letter issuing a Waste Discharge Identification (WDID)
number shall be provided to the City Engineer prior to issuance of a grading
or building permit.
ENG 50. This project requires preparation and implementation of a stormwater
pollution prevention plan (SWPPP). As of September 4, 2012, all SWPPPs
shall include a post-construction management plan (including Best
Management Practices) in accordance with the current Construction
General Permit. Where applicable, the approved final project-specific Water
Quality Management Plan shall be incorporated by reference or attached to
the SWPPP as the Post-Construction Management Plan. A copy of the up-
to-date SWPPP shall be kept at the project site and be available for review
upon request.
ENG 51. In accordance with City of Palm Springs Municipal Code, Section 8.50.022
(h), the applicant shall post with the City a cash bond of two thousand dollars
($2,000.00) per disturbed acre. (if there is disturbance of 5,000 square feet
or more) at the time of issuance of grading permit for mitigation measures
for erosion/blowsand relating to this property and development.
ENG 52. A Geotechnical/Soils Report prepared by a California registered
Geotechnical Engineer shall be required for and incorporated as an integral
part of the grading plan for the proposed development. A copy of the
Geotechnical/Soils Report shall be submitted to the Engineering Services
Department with the first submittal of a grading plan.
ENG 53. The applicant shall provide all necessary geotechnical/soils inspections and
testing in accordance with the Geotechnical/Soils Report prepared for the
project. All backfill, compaction, and other earthwork shown on the
approved grading plan shall be certified by a California registered
geotechnical or civil engineer, certifying that all grading was performed in
accordance with the Geotechnical/Soils Report prepared for the
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project. Documentation of all compaction and other soils testing are to be
provided even though there may not be a grading plan for the
project. Required prior to issuance of Building Permits.
ENG 54. The applicant shall provide Grading Certification for all building (or
structure) pads in conformance with the approved grading plan to the
Engineering Services Department for review and approval prior to issuance
of Building Permits.
ENG 55. In cooperation with the California Agricultural Commissioner and the
California Department of Food and Agriculture Red Imported Fire Ant
Project, applicants for grading permits involving a grading plan and involving
the export of soil will be required to present a clearance document from a
Department of Food and Agriculture representative in the form of an
approved “Notification of Intent To Move Soil From or Within Quarantined
Areas of Orange, Riverside, and Los Angeles Counties” (Revised - RIFA
Form CA-1) prior to approval of the Grading Plan (if required). The California
Department of Food and Agriculture office is located at 6819 East Gage
Avenue, Commerce, CA 90040 (Phone (760)782-3271, (562)505-6415),
Sonia.Oran@cdfa.ca.gov
WATER QUALITY MANAGEMENT PLAN
ENG 56. This project shall be required to install measures in accordance with
applicable National Pollution Discharge Elimination System (NPDES) Best
Management Practices (BMP’s) included as part of the NPDES Permit
issued for the Whitewater River Region from the Colorado River Basin
Regional Water Quality Control Board (RWQCB). The applicant is advised
that installation of BMP’s, including mechanical or other means for pre-
treating contaminated stormwater and non-stormwater runoff, shall be
required.
ENG 57. A Final Project-Specific Water Quality Management Plan (WQMP) shall be
submitted to and approved by the City Engineer prior to issuance of a
grading or building permit. The WQMP shall address the implementation of
operational Best Management Practices (BMP’s) necessary to
accommodate nuisance water and storm water runoff from the site. Direct
release of nuisance water to the adjacent property (or public streets) is
prohibited. Construction of operational BMP’s shall be incorporated into the
Precise Grading and Paving Plan.
ENG 58. Prior to issuance of any grading or building permits, the property owner shall
record a “Covenant and Agreement” with the County-Clerk Recorder or
other instrument on a standardized form to inform future property owners of
the requirement to implement and maintain the approved Final Project-
Specific Water Quality Management Plan (WQMP). Other alternative
25
instruments for requiring implementation of the approved Final Project-
Specific WQMP include: requiring the implementation of the Final Project-
Specific WQMP in Home Owners Association or Property Owner
Association Covenants, Conditions, and Restrictions (CC&Rs); formation of
Landscape, Lighting and Maintenance Districts, Assessment Districts or
Community Service Areas responsible for implementing the Final Project-
Specific WQMP; or equivalent. Alternative instruments must be approved
by the City Engineer prior to issuance of any grading or building permits.
ENG 59. For industrial facilities subject to the General Permit for Stormwater
Discharges Associated with Industrial Activity as defined by the Standard
Industrial Classification (SIC) code, prior to issuance of certificate of
occupancy (OR of “final” approval by City), the applicant shall demonstrate
that General Permit coverage has been obtained by providing a copy of the
Notice of Intent submitted to the SWRCB and a copy of the notification of
the issuance of a Waste Discharge Identification (WDID) Number or other
proof of filing.
DRAINAGE
ENG 60. All stormwater runoff passing through the site shall be accepted and
conveyed across the property in a manner acceptable to the City Engineer.
For all stormwater runoff falling on the site, on-site retention or other
facilities approved by the City Engineer shall be required to contain the
increased stormwater runoff generated by the development of the property.
Provide a hydrology study to determine the volume of increased stormwater
runoff due to development of the site, and to determine required stormwater
runoff mitigation measures for the proposed development. Final retention
basin sizing and other stormwater runoff mitigation measures shall be
determined upon review and approval of the hydrology study by the City
Engineer and may require redesign or changes to site configuration or
layout consistent with the findings of the final hydrology study. No more than
40-50% of the street frontage parkway/setback areas should be designed
as retention basins. On-site open space, in conjunction with dry wells and
other subsurface solutions should be considered as alternatives to using
landscaped parkways for on-site retention.
ENG 61. The project is subject to flood control and drainage implementation fees.
The acreage drainage fee at the present time is $7,746.89 per acre in
accordance with Resolution No. 15189. Fees shall be paid prior to issuance
of a building permit.
ENG 62. All on-site storm drain systems shall be privately maintained by the property
owner.
GENERAL
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ENG 63. Any utility trenches or other excavations within existing asphalt concrete
pavement of off-site streets required by the proposed development shall be
backfilled and repaired in accordance with City of Palm Springs Standard
Drawing No. 115. The developer shall be responsible for removing,
grinding, paving and/or overlaying existing asphalt concrete pavement of
off-site streets as required by and at the discretion of the City Engineer,
including additional pavement repairs to pavement repairs made by utility
companies for utilities installed for the benefit of the proposed development
(i.e. Desert Water Agency, Southern California Edison, Southern California
Gas Company, Time Warner, Verizon, Mission Springs Water District, etc.).
Multiple excavations, trenches, and other street cuts within existing asphalt
concrete pavement of off-site streets required by the proposed development
may require complete grinding and asphalt concrete overlay of the affected
off-site streets, at the discretion of the City Engineer. The pavement
condition of the existing off-site streets shall be returned to a condition equal
to or better than existed prior to construction of the proposed development.
ENG 64. All proposed utility lines shall be installed underground.
ENG 65. All existing utilities shall be shown on the improvement plans if required for
the project. The existing and proposed service laterals shall be shown from
the main line to the property line.
ENG 66. Upon approval of any improvement plan (if required) by the City Engineer,
the improvement plan shall be provided to the City in digital format,
consisting of a DWG (AutoCAD drawing filetype) and PDF (Adobe Acrobat
document filetype) formats. Variation of the type and format of the digital
data to be submitted to the City may be authorized, upon prior approval by
the City Engineer.
ENG 67. The original improvement plans prepared for the proposed development
and approved by the City Engineer (if required) shall be documented with
record drawing “as-built” information and returned to the Engineering
Services Department prior to issuance of a final certificate of occupancy.
Any modifications or changes to approved improvement plans shall be
submitted to the City Engineer for approval prior to construction.
ENG 68. Nothing shall be constructed or planted in the corner cut-off area of any
intersection or driveway which does or will exceed the height required to
maintain an appropriate sight distance per City of Palm Springs Zoning
Code Section 93.02.00, D.
ENG 69. All proposed trees within the public right-of-way and within 10 feet of the
public sidewalk and/or curb shall have City approved deep root barriers
installed in accordance with City of Palm Springs Standard Drawing No.
904.
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ENG 70. This property is subject to the Coachella Valley Multiple Species Habitat
Conservation Plan Local Development Mitigation Fee (CVMSHCP-LDMF).
The LDMF shall be paid prior to issuance of Building Permit.
MAP
ENG 71. 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. The Parcel Map shall be approved by the
City Council prior to issuance of building permits.
ENG 72. Upon approval of a final parcel map, the final 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.
TRAFFIC
ENG 73. A traffic study has been submitted by Ganddini Group, Inc. and will need to
be submitted to the City Engineer for review and approval prior to issuance
of a grading permit. Any further mitigation measures that become required
as part of the review and approval process are incorporated herein by
reference and any subsequent plans and/or studies to be required will need
to be approved by the City Engineer prior to issuance of grading permits as
well. As determined so far by the traffic study, the following mitigation
measures will be required:
Indian Canyon Drive at 19th Avenue
• Install a traffic signal, including right-turn overlap signal head for
eastbound approach.
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• Modify westbound striping to provide a dedicated left turn lane and
shared through-right lane.
Indian Canyon Drive at Garnet Avenue
• Modify signal phasing for eastbound and westbound to split phasing.
• Restripe existing eastbound through lane to a shared left-through
lane.
• Modify eastbound-westbound traffic signal phasing to split phasing.
ENG 74. A minimum of 48 inches of clearance for accessibility shall be provided on
public sidewalks. Minimum clearance on public sidewalks shall be provided
by either an additional dedication of a sidewalk easement if necessary and
widening of the sidewalk, or by the relocation of any obstructions within the
public sidewalk along the frontage of the subject property.
ENG 75. All damaged, destroyed, or modified pavement legends, traffic control
devices, signing, striping, and street lights, associated with the proposed
development shall be replaced as required by the City Engineer prior to
issuance of a Certificate of Occupancy.
ENG 76. Submit traffic striping and signage plans for North Indian Canyon Drive and
18th Avenue, prepared by a California registered civil engineer, for review
and approval by the City Engineer prior to issuance of any encroachment
or building permits. All required traffic striping and signage improvements
shall be completed in conjunction with required street improvements, to the
satisfaction of the City Engineer, and prior to issuance of a certificate of
occupancy.
ENG 77. Construction signing, lighting and barricading shall be provided during all
phases of construction as required by City Standards or as directed by the
City Engineer. As a minimum, all construction signing, lighting and
barricading shall be in accordance with Part 6 “Temporary Traffic Control”
of the California Manual on Uniform Traffic Control Devices (CAMUTCD),
dated November 7, 2014, or subsequent editions in force at the time of
construction.
ENG 78. This property is subject to the Transportation Uniform Mitigation Fee which
shall be paid prior to issuance of building permit.
FIRE DEPARTMENT CONDITIONS
FID 1. These Fire Department conditions may not provide all requirements.
Owner/developer is responsible for all applicable state and locally adopted
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fire codes. Detailed plans are still required for review. Conditions are
subject to final plan check and review.
FID 2. Fire Department Conditions were based on the 2022 California Fire Code
as adopted by City of Palm Springs, Palm Springs Municipal Code, PSFD
Appendix “T” Development Requirements and latest adopted NFPA
Standards. Three (3) complete sets of plans for fire sprinkler/alarms
systems must be submitted prior to a building permit being released.
FID 3. Conditions of Approval – “Conditions of Approval” received from the Palm
Springs Planning Department must be submitted with each plan set. Failure
to submit will result in a delay of plan approval.
FID 4. Plans and Permits (CFC 105.1): Permits and scaled drawings are required
for this project. Plan reviews can take up to 20 working days. Submit an
electronic file or a minimum of three (3) sets of drawings for review. Upon
approval, the Fire Prevention Bureau will retain one set.
Plans shall be submitted to:
City of Palm Springs
Building and Safety Department
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Counter Hours: 8:00 AM – 6:00 PM, Monday – Thursday
A deposit for Plan Check and Inspection Fees is required at the time of Plan
Submittal. These fees are established by Resolution of the Palm Springs
City Council.
Complete listings and manufacturer’s technical data sheets for all system
materials shall be included with plan submittals. All system materials shall
be UL listed or FM approved for fire protection service and approved by the
Fire Prevention Bureau prior to installation.
Plans shall include all necessary engineering features, including all
hydraulic reference nodes, pipe lengths and pipe diameters as required by
the appropriate codes and standards. Plans and supporting data,
(calculations and manufacturers technical data sheets) including fire flow
data, shall be submitted with each plan submittal. Complete and accurate
legends for all symbols and abbreviations shall be provided on the plans.
FID 5. Access During Construction (CFC 503): Access for firefighting
equipment shall be provided to the immediate job site at the start of
construction and maintained until all construction is complete. Fire
apparatus access roads shall have an unobstructed width of not less than
30
24 feet and an unobstructed vertical clearance of not less than 13'-6". Fire
Department access roads shall have an all-weather driving surface and
support a minimum weight of 73,000 lbs.
FID 6. Fire Department Access Roads/Driveways: Shall be provided so that no
portion of the exterior wall of the first floor of any building will be more than
150 feet from such roads.
FID 7. Required access (CFC 504.1): Exterior doors and openings required by
this code or the California Building Code shall be maintained readily
accessible for emergency access by the fire department. An approved
access walkway leading from fire apparatus access roads to exterior
openings shall be provided when required by the fire code official.
FID 8. Designated Fire Lanes: in private developments shall be not less than 24
feet wide (curb face to curb face) with no parking on either side and shall
be identified as afire lanes with red curb, stating in white lettering “ NO
PARKING FIRE LANE”, or by approved signage, or by both red curb with
lettering and signage.
FID 9. Key Box Required to be Installed (CFC 506.1): Where access to or within
a structure or an area is restricted because of secured openings or where
immediate access is necessary for life-saving or fire-fighting purposes, the
fire code official is authorized to require a key box to be installed in an
approved location. The key box shall be flush mount type and shall contain
keys to gain necessary access as required by the fire code official.
Secured emergency access gates serving apartment, town home or
condominium complex courtyards must provide a key box in addition to
association or facility locks. The nominal height of Knox lock box
installations shall be 5 feet above grade. Location and installation of Knox
key boxes must be approved by the fire code official.
FID 10. Key Box Contents (CFC 506.1): The Knox key box shall contain keys to
all areas of ingress/egress, alarm rooms, fire sprinkler riser/equipment
rooms, mechanical rooms, elevator rooms, elevator controls, plus a card
containing the emergency contact people and phone numbers for the
building/complex.
FID 11. NFPA 13 Fire Sprinkler Systems Required: An automatic fire sprinkler
system is required. Only a C-16 licensed fire sprinkler contractor shall
perform system design and installation. System to be designed and
installed in accordance with NFPA standard 13, 2016 Editions, as modified
by local ordinance. Fire pumps maybe also be required due to the size of
the building (spa, yoga studio, and gym).
31
FID 12. Fire Alarm Systems Required: An automatic or manual fire alarm system
is required. Only a C-10 licensed fire alarm contractor shall perform system
design and installation. System to be designed and installed in accordance
with NFPA standard 72, 2016 editions, as modified by local ordinance.
FID 13. Private Fire Hydrants: Additional private hydrants may be required.
FID 14. Turning Radius: Fire access road turns and corners shall be designed with
a minimum inner radius of 25 feet and an outs radius of 43 feet.
FID 15. Dead Ends: Dead-end fire apparatus roads in excess of 150 feet in length
shall be provided with an approved area for turning around a firs apparatus.
END OF CONDITIONS
First Industrial Realty Trust, Inc.
898 N. Pacific Coast Highway, Suite 175
El Segundo, CA 90245
T: (310) 414-5400
F: (310) 648-3137
www.firstindustrial.com
August 2, 2023
Mr. Glenn Mlaker
Associate Planner
City of Palm Springs
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
RE: Letter of Justification 23-002
First Desert Commerce Center
SEC 18th. & Indian Canyon Drive
Palm Springs, CA
Dear Glenn, First Industrial Realty Trust (FIRT), owns the approximate 92-acre site at the SEC of
18th. And Indian Canyon, in Palm Springs. The site is zoned industrial and we intend to entitle
and build two large industrial buildings on the property. Building 1 will be on the northerly 73-
acre site and will be an approximate 1,500,000 sf speculative industrial building. Building 2 on
the southern parcel will be approximately 395,000 sf and will be speculative also. Both building
will be parked to code and we are not anticipating needing any variances. FIRT will plan on
entitling the project in a single phase, and would like to kick off the CEQA process as soon as
possible.
The two building will bring significant construction jobs while they are being built, and
warehouse jobs created by the tenants of the buildings. Depending on the tenant s, there could
be a significant amount of ecommerce sales out of the premises’ generating sales tax to the
City.
FIRT looks forward to working in partnership with the City of Palm Springs to get these buildings
approved and build. Part of the development will be to construct some vital infrastructure for
the adjacent properties.
Please let us know next steps, as we are anxious to move forward.
Thank you.
Very truly yours,
Paul Loubet
Entitlement Officer
ploubet@firstindustrial.com
First Industrial Realty Trust, Inc.
898 N. Pacific Coast Hwy, Suite 175
El Segundo, CA 90245
Direct: (310) 321-3805 | Mobile: (909) 230-3892
(Revised 03 26 19)
PUBLIC INTEGRITY DISCLOSURE REPORT
Name (Print last, first, middle initial) E-mail Address
Position/Title
Address
Work Phone Reporting Status
New Official
Annual
Update
If New Official, Date of Election or
Appointment:
(mm/dd/yy)
Reportable Information – Every official shall disclose each and all of his/her interests, wherein
he/she serves as a voting member of a board of directors of a non-profit entity without
compensation, as an attorney or accountant for such an entity who provides pro bono services,
or as the trustee of a charitable trust.
Organization: (include the address, city and state where the the organization is located)
Type of organization: Position: No
longer
held:
1 □Voting Board Member
□Attorney
□Accountant
2 □Voting Board Member
□Attorney
□Accountant
3 □Voting Board Member
□Attorney
□Accountant
4 □Voting Board Member
□Attorney
□Accountant
5 □Voting Board Member
□Attorney
□Accountant
6 □Voting Board Member
□Attorney
□Accountant
Check here if additional pages attached.
Loubet, Paul, A ploubet@FIRT.com
Entitlement Officer
3536 Concurs Ste 340 Ontario, CA 91764
909-230-3892
First Industrial Realty Trust Publicly traded REIT
Docusign Envelope ID: C1824B16-E667-4945-8628-D9073A8342A1
(Revised 03 26 19)
Reportable Information – Every official shall disclose each and all of his/her rented or
leased interests in real property located in the City of Palm Springs. This disclosure shall
include leases executed with the Agua Caliente Band of Cahuilla Indians in relation to real
property that you own.
Property Address: Type of Property: Term of Rental
Agreement/
Lease:
No
longer
held:
1 □Home/Residence
□Business/Commercial
□Investment/Other
2 □Home/Residence
□Business/Commercial
□Investment/Other
3 □Home/Residence
□Business/Commercial
□Investment/Other
4 □Home/Residence
□Business/Commercial
□Investment/Other
5 □Home/Residence
□Business/Commercial
□Investment/Other
6 □Home/Residence
□Business/Commercial
□Investment/Other
I DECLARE UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF
CALIFORNIA THAT THE FOREGOING IS TRUE AND CORRECT.
Signature of Disclosing Party Date
On the basis of information contained in this report, I conclude that the filer is in
compliance with Palm Springs Municipal Code Section 2.60, except as noted in the
“comments” box below.
Comments:
Signature and Title of Agency’s Final Reviewing Official
Check here if additional pages attached.
SEC Indian Canyon and 18th St
No street address, raw land x NA
Docusign Envelope ID: C1824B16-E667-4945-8628-D9073A8342A1
July 10, 2025