HomeMy WebLinkAbout5/17/2000 - STAFF REPORTS (14) DATE: May 17, 2000
TO: City Council
FROM: Director of Planning and Building
CASE NO.5.0830-PRELIMINARY PLANNED DEVELOPMENT NO.260-APPLICATION
BY PALM SPRINGS NEW MILLENNIUM DEVELOPMENT, INC. TO ALLOW FOR THE
DEVELOPMENT OF A PROPOSED MIXED-USE FACILITY WHICH INCLUDES A 198-
ROOM HOTEL, 176 VACATION OWNERSHIP UNITS, BANQUET AND MEETING
FACILITIES, RESTAURANT AND LOUNGE FACILITIES, POOL, SPA AND OTHER
ASSOCIATED RECREATIONAL AMENITIES ON AN 11.41 ACRE SITE LOCATED ON THE
WEST SIDE OF SOUTH PALM CANYON DRIVE, NORTH OF MESQUITE DRIVE AND
SOUTH OF SUNNY DUNES DRIVE IN THE R-3(MULTIPLE FAMILY RESIDENTIALAND
HOTEL) AND C-1 (RETAIL BUSINESS) ZONES, SECTIONS 22 and 23.
TENTATIVE TRACT MAP NO. 29691- APPLICATION BY PALM SPRINGS NEW
MILLENNIUM DEVELOPMENT, INC.TO ALLOW FOR THE SUBDIVISION OFAN EXISTING
11.41 ACRE PARCEL INTO NINE LOTS RANGING IN SIZE FROM .35 ACRES TO 3.23
ACRES,AS WELLAS FORTIMESHARE CONDOMINIUM PURPOSES,TO FACILITATE
THE DEVELOPMENT OF THE MIXED USE FACILITY WHICH IS THE SUBJECT OF
PLANNED DEVELOPMENT NO.260, LOCATED ON THE WEST SIDE OF SOUTH PALM
CANYON DRIVE, NORTH OF MESQUITE DRIVE AND AND SOUTH OF SUNNY DUNES
DRIVE, IN THE R-3 (MULTIPLE FAMILY RESIDENTIAL AND HOTEL) ZONE AND C-1
(RETAIL BUSINESS) ZONE, SECTIONS 22 AND 23.
RECOMMENDATION:
The Planning Commission recommends that the City Council adopt a Mitigated Negative
Declaration and approve Case No. 5.0830-Preliminary Planned Development No.260 and
Tentative Parcel Map 29691, said applications submitted by Palm Springs New Millennium
Development, Inc. for the development of a mixed use facility consisting of hotel and
vacation ownership units, as well as the subdivision of the 11.41 acre project site into 9
parcels as described above, subject to the conditions as contained in the attached
resolution. The officers of New Millenium Development are Art Gold, C.E.0. and Secretary,
J. Burton Gold, President, and Jason Gold, Vice President.
BACKGROUND:
Palm Springs New Millennium Development, Inc. has submitted applications for a
Preliminary Planned Developmentand a Tentative Tract Map to allow for the development
of a Radisson Hotel and vacation ownership unit project on the west side of South Palm
Canyon Drive, north of Mesquite Drive and south of Sunny Dunes Drive. The major
elements of the project include a hotel, vacation ownership units, outdoor recreational
amenities including pools, a waterslide, a formal restaurant, lounge and banquet facilities.
The Tahquitz Creek flood control channel abuts the site at its northerly property line, and the
Rock Garden Cafe is located north of, and adjacent to, the site. The Mac Magruder
Chevrolet dealership is located south of the site. Vacant Indian Land is located to the west.
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The basic site design for the project involves the clustering of the vacation ownership units
around a central pool/outdoor recreation area at the west portion ofthe project site,with the
main hotel structure oriented toward the front of the project site. The hotel development
would incorporate a single level of subterranean parking containing 183 stalls. Otherwise,
all off-street parking areas would be open/uncovered, and are primarily located at the
perimeterof the site,adjacentto exterior property lines and the vacation ownership buildings
The applicant's proposal involves a mixed use project with several components. In order
to provide clear and thorough information to the City Council,each part of the application will
be discussed in detail; including specific emphasis on the following major categories of
analysis:
1. Zoning and General Plan: This portion of the analysis will deal with the existing
zoning and General Plan designations and proposed Planned Development District
to facilitate development of the project. This section will also include a discussion
relative to the consistency of the proposed uses with the Planned Development
District.
2. Planned Development/Site and Architectural Review: This portion of the project
requests approval of the overall site and design concept, including the proposed land
uses, building type and design, orientation of project and other general areas of the
master project. The Planned Development application also contains the formal
request and reasoning for certain proposed deviations from zoning code
requirements relative to setbacks and open space for highrise building structures.
3. Highrise Ordinance: This section will deal with the applicant's request to construct
highrise buildings which exceed the C-1 and R-3Zone District respective maximum
building heights of 30 feet. The Highrise Ordinance defines a highrise building as a
structure which exceeds 35 feet in height. The maximum height of highrise buildings
shall be 60 feet(allowable projections allow additional 15 feet), and said buildings
shall be subject to approval of a Conditional Use Permit or Planned Development
District. The applicant's proposal to construct 60 ft. high buildings is being
requested as part of the Planned Development District application. The Highrise
Ordinance allows for deviations based upon site-specific circumstances.
4. Parking Analysis and on-site circulation: Due to the multiple uses which constitute
the proposed project, the report will contain a separate parking analysis which
analyzes parking and on-site circulation issues in detail. This portion of the
application involves a request for a ten percent reduction in the number of required
parking stalls.
5. Traffic and Off-site circulation issues:This section ofthe report will deal with on and
off-site circulation and traffic issues such as additional traffic impacts attributableto
the project, the future construction of the Belardo Road extension and bridge
crossing over the Tahquitz Creek flood control channel.
6. Outdoor recreational areas: This section will deal with the numerous types of Ila
outdoor recreational areas which are proposed within the project area.These include
the pool area, outdoor assembly area, landscaped areas and all other areas which
are common to both the hotel and vacation ownership facilities. Currently, there is
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an existing equestrian facility on site which staff is recommending be relocated on
site or to the flood control district right-of-way. As a portion of this analysis, certain
existing hotel developments will be used as examples of common outdoor
recreational amenities.
7. Tentative Tract Map:This portion of the project is to subdivide the existing 11.41 acre
(10.67 net acres)subject site into a total of 9 individual lots ranging in size from .35
acres to 3.23 acres and to create timeshare condominiums. The proposed
subdivision will create individual lots of record forcertain buildings and open space
areas as identified on the tentative tract map.
Staff Analysis:
1. Zoning and General Plan Analysis:The subject site consists of three parcels Two of the
parcels are zoned R-3(Multiple Family Residential and Hotel Zone), and the third parcel is
zoned C-1(Retail Business Zone). The R-3 Zone allows multiple family dwellings and hotel
facilities as permitted uses. The C-1 Zone allows hotels and resort hotels subject to the R-3
Zone Standards.The main portion of the hotel building is on the parcel which is zoned C-1.
Portions of the hotel and all of the time share buildings are on the parcels which are zoned
R-3.
The General Plan Land Use Element designates the C-1 zoned parcel as Resort
Commercial and the two R-3 zoned parcels as High Density Residential. The majority of
the proposed hotel development is on the parcel designated as Resort Commercial.
Portions of the hotel and all of the time share buildings are on the parcels which are
designated as High Density Residential.
The proposed planned development and subdivision are consistentwith the adopted General
Plan designations of Resort Commercial and High Density Residential and the Zone District
designation of R-3(multiple family residential and hotel zone). Approximately 70%of the
site is zoned R-3 and the remaining 30% is zoned C-1. The purpose of the Resort
Commercial designation is to provide for resort hotels, including a broad range of
convenience and tourist commercial services principally serving resort clientele; these
services include restaurants, entertainment and retail uses. The maximum residential
density for the R-3 zone district is 43 units per net acre for hotel purposes based upon the
R-3 zone district requirement of 1,000 square feet of net lot area for each dwelling unit of a
hotel or resort hotel with surface parking, and a minimum of 800 square feet of net lot area
for each such unit when all parking on the property is provided underground. For multiple
family dwellings there shall be a minimum of 2,000 square feet of net lot area for each
dwelling unit in a multiple family complex. The project as proposed is consistent with the
density limits of the General Plan and Zoning designations. Allowable density ranges from
232 multi-family residential units to 464 resort hotel units. The proposed 374 unit resort is
within the density range of the City's Zoning Ordinance and General Plan.
2. Planned Development; Site and Architectural Review: The Preliminary Planned
Development proposal involves the overall project site and architectural review and would
establish the basic building and site configurations. Further, the Planned Development
application is necessary inasmuch as the project involves highrise buildings, which are
defined in Section 9304.00 of the Palm Springs Zoning Ordinance as buildings or structures
which exceed 35 feet in height. Highrise buildings require approval of a Conditional Use
Permit or a Planned Development District,and are subject to the standards contained within
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that section. This portion of the request is discussed in detail in a subsequent portion of the
staff analysis section.
The site and architectural review for this project combines an analysis of the function and
integrity of site design with a review of the proposed building theme and architecture The
proposed building design has been modified several times based upon Design Review,
Planning Commission, and staff comments. Building massing has been reduced adjacent
to South Palm Canyon Drive and Belardo Road by increasing setbacks by stepping the
building back. Proposed building materials and finishes feature natural stone, hand-troweled
plaster,and two-piece barrel tile. The Planning Commission has recommended a condition
of approval which requires strict compliance with preliminary building design and materials.
Furthermore, a detailed on-site construction mockup is being required to show actual
workmanship prior to application of exterior materials and finishes.
The project incorporates a number of decorative elements that contribute to the Tuscan -
themed appearance of the project. Extensive use of stone and tile, decorative tower
features,functional clock towers, balconies and trellis structures and varying roof lines and
designs all contribute to the primary architectural style which the project is attempting to
convey. The front elevation adjacent to South Palm Canyon Drive incorporates a look-out
area with a rock and stone base which conveys the fortress-like quality of the lower
elevations of the main building. Asignificant amount of rock and stone are incorporated in
the lower portion of the main building to convey the theme of the project. Extensive
landscaping is also proposed to further accentuate and define the project both in it's natural
setting and as a Tuscan-themed resort. The project landscaping plan also incorporates a
number of palm trees at the main entryway to carry through the South Palm Canyon Drive
palm tree theme.
Section 9315.00 of the Zoning Ordinance sets forth the criteria for use or occupancy of land
on a time - share basis. This type of land use and occupancy require the approval of a
conditional use permit. For this particular application,the request has been incorporated into
the Planned Development District application in orderto streamline the application process.
Subsection"E"states that in determining whether,and underwhat conditions to allow time-
share uses, the City Council, among other things, may consider:
a. The impact of the time-sharing project on transient or permanent rental stock,
b. The impact of time-sharing on present and future city services;
C. Nonconformity with currentzoning regulations and the General Plan, and reasonable
conditions to eliminate same;
d. Nonconformity with existing uniform building and fire codes and reasonable
conditions to eliminate same;
e. The sign program proposed for the project;
f. The landscaping proposed for the project;
9. Traffic circulation and parking;
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h. The applicant's description of the methods proposed to be employed to guarantee
the future adequacy, stability and continuity of a satisfactory level of management
and maintenance of the time-share project;
i. The desirability of requiring an office of the managing agent or agency be located
locally or on-site, as appropriate;
j. Any otherfactors deemed relevant and any other information which the commission
or the applicant considers necessary or desirable to an appropriate and proper
consideration of the application.
In considering the proposed time share units and land use,the City Council should take into
consideration the above-noted factors,as well as the general acceptability of the proposed
use at the subject site and in conjunction with the hotel development. The Planning
Commission found thatthe proposal is consistentwith the objectives and findings of Section
9315.00,and thatthe City Council should approve of the time share land use and occupancy
as proposed by this application.
3. Highrise Ordinance:
Section 9304.00 oftheZoning Ordinance contains the regulations and guidelines relative to
the development of highrise structures.
Section 9304.00 B states that"Maximum heightof highrise buildings shall be sixty(60)feet.
An additional fifteen (15) feet maximum may be allowed for stairways, elevators, and
mechanical equipment on the roof, provided the bulk of the building does not appearto be
over sixty (60) feet."
Item "C" of that section states that "a highrise building shall have a minimum setback of
three(3)feet of horizontal setback for each one(1)foot of vertical rise of the building. This
setback requirement is to be measured from the property lines except when a site in
question abuts a street. Then itshall be measured from the right-of-way line on the opposite
side of the abutting street. The City's General Plan Street Plan shall be used to determine
the right-of-way line and, in no case,shall more than one hundred (100)feet of street right-
of-way be used in determining a setback distance. The minimum setback for any structure,
regardless of height, shall be as prescribed by the underlying zone."
Item"F"of that section states that"Highrise buildings shall be designed to insure that each
structure fits into the resort character of the community and blends in with the natural
surroundings." Finally, Item "G" allows for derivations based upon site specific findings.
Certain portions of the proposed highrise building structures do not comply with the
aforementioned criteria relative to required horizontal setback. Consequently, portions of
taller buildings would require a minimum setback ranging up to 180 ft. from property lines
in order to comply with the aforementioned code section. The Planning Commission and
City Council have the authority to grant certain reductions to the strict requirements of the
Zoning Ordinance. Subsequent to the original submittal, the applicant submitted plans
indicating certain modifications to reduce height and increase building stepbackforthe main f
hotel building adjacent to South Palm Canyon Drive. A portion of the hotel building is
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setback an average of40 ft.from South Palm Canyon Drive,and the majority of the building
is setback 200 to 300 feet from South Palm Canyon Drive
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Proposed building heights for the five-story building are 60 ft.to the plate line and 64 ft.to 68
ft. to the peak of the tile roofs. Elevator/stairwell towers have a maximum height of 68 ft.
Projections above 60 ft. are allowed provided the mass of the building is approximately 60
ft.
The proposed hotel building at the east portion of the site has a maximum height of64 feet.
This building is relatively narrow (76 ft.) and is visually and architecturally softened and
partially screened by the Rock Garden Cafe and the proposed restaurant. Considering the
width of the property, relatively narrow building projection, and architectural design, the
Planning Commission found that this portion of the building is acceptable
The maximum proposed building heightof60ft. is allowable if approved in conjunction with
a Planned Development District. The project includes seven structures with an indicated
height of five-stories,two structures with an indicated height of four-stories,two structures
with an indicated height of 3-stories, and two structures with an indicated height of two-
stories. The remaining structures are indicated as single story with maximum building
height of between 14 and 18 feet.
When considering the impactof the proposed highrise structures, it is importanttotake into
account all sides of the proposed project including setbacks, building massing, existing
conditions and the effectof the proposal on all viewsheds. Therefore,the analysis of project
aesthetics will include a visual analysis from all four directions as follows:
North: The view to the project site from the north is across an area that has a large number
of existing developments, vacant land, and the Tahquitz Flood Control Channel. This
elevation will encompass views of the hotel (60 ft. high), as well as time share buildings B,
D, and G (all proposed at 60 ft. in height). The proposed buildings range in height from 20
ft.to 60 ft. Buildings are setback from the property line 70 ft. The Highrise Ordinance uses
the right-of-way line on the opposite side of public streets as the point of measurement.
Sincethe RCFCWCDTahquitz Creek Channel cannotbe built upon,staff recommends that
the highrise setback be measured from the opposite side of the channel. In this condition,
the buildings are set back over 350 feet from the opposite side of the Channel easement.
Additionally, Sunny Dunes Road is located just north of the channel. If the opposite side of
Sunny Dunes Road is used for setback purposes,the building is setback approximately 445
ft. from this measurement point.The nearest developable land north of the subject property
is approximately 400 ft.
Based upon a detailed review of the north setback conditions, the Planning Commission
found that the proposed building setback conditions comply with the intent of the Highrise
Ordinance setback requirements.
South: The view to the project site from the south is across an area that is primarily
developed with a combination of commercial and residential uses. This elevation will
encompass views of the hotel(60 ft. high), restaurant(20 ft. high), ballroom (20 ft. high), as
well as time share buildings I, K, (both proposed at 60 ft. in height), and L (proposed at 40
to 50 ft. in height).
The project lies just north of Mac Magruder's Chevrolet automobile dealership. The mass
of the building is located adjacenttoa property line building wall condition which inclu des
the JJA0
main showroom and service area. The auto dealership takes no advantage of views to the
north. The proposed buildings along this frontage range in heightfrom 20 ft.to 60 ft. and are
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setback approximately 70 ft. Residential properties are located south of Mesquite Avenue
and are buffered by the auto dealership. These properties, an RV park, and mobile home
park are not designed to take advantage of northerly views.
Based upon the orientation of the existing building, land use, and proposed setback, the
Planning Commission recommends that the requested setback relief is a reasonable
request that will not cause significant view impacts. The Commission is recommending
increasing landscape areas adjacent to the building to soften the mass of the building and
screen the auto dealership from guest rooms.
East: The view to the project site from the east is across an area that is vacant with
residential uses in the distance. This elevation will encompass views of the hotel (60 ft.
high), restaurant(20 ft. high), aswell as time share buildings H and G(both proposed at 60
ft. in height).The main portion of the hotel is set back 40 ft.from South Palm Canyon Drive.
The balance of the eastside of the project is adjacentto the Rock Garden Cafe parking area.
This restaurant features outdoordining on the South Palm Canyon frontage(opposite of the
hotel) and parking area adjacent to the proposed hotel. The building is 20 ft. in height and
setback 25 ft.from the property line and 150 ft. from the proposed hotel. Residential land
uses are separated by an 11 acre vacant site zoned C-1 and are in excess of 700 ft. away.
This relationship is reasonable and will not diminish key views from the existing restaurant
West:The view to the project site from the west is across a largely undeveloped section of
alluvial plane which slopes down from the foot of the mountains. Asingle family residence
and the Tahquitz Interpretive Center, which is currently under construction, are the only
structures located to the west of the proposed development. This elevation will encompass
views of the hotel (60 ft. high), as well as time share buildings A(30-40 ft. in height), B(50-
60 ft. in height), L(40-50 ft. in height)and K(50-60 ft. in height).The applicant is requesting
relief from the highrise setbacks for limited portions of the building (Buildings I and B).
These buildings and frontage have been redesigned several times to reduce building mass,
increase setbacks and building height variations. Buildings I and B are 60 feet in height.
Other buildings range in height from 30 to 40 feet. Limited encroachments are being
requested. As shown in this building elevation, the majority of this street frontage has
buildings and/or landscape features in the 30 to 40 feet in height range. As noted in the
Environmental Assessment,the adjacent property slopes from west to east and has a grade
difference of 60 ft. Additionally,the properties are separated by Belardo Road. Based upon
proposed building design, setbacks, Belardo Road buffer, and topography of the adjacent
property,the requested highrise setback relief is reasonable and will not cause a significant
effect. The environmental assessment also recommended that the landscape/waterfall
feature be reduced in height by 10 ft. Plans have been revised. Please see the following
section regarding the Tahquitz Interpretive Center on page 12.
The applicant maintains their desire to construct the project as submitted with the highrise
buildings as shown on the conceptual plans. The Design Review Committee, the Planning
Commission, and City staff have expressed concerns relative to building mass and
setbacks. The applicant submitted revised plans incorporating building stepback from South
Palm Canyon Drive and Belardo Road,while creating a strong identity statement on South
Palm Canyon Drive. The City Council may wish to consider the viewshed issue from
several perspectives. First, the issue of long-term visual impacts associated with the
highrise portions of the project will affect future developments on the vacant properties
adjacent to, and within the immediate vicinity of, the subject property. The maximum
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proposed building height of60 feet will,in effect, reduce certain vistas of the mountains and
the valley floor. Once constructed, this effect will be permanent. Future development
potential of vacant properties will be affected by the highrise portions of this project.
Consequently, the City Council should consider both short term and long term visual and
aesthetic impacts of this proposal. The Planning Commission has recommended that the
City Council grant the deviation from the strict application of the building setback pursuant
to Section 9304.00.
Asa comparison,the Wyndham Hotel has a maximum height of75 feetand approximately
337,000 sq. ft. of building area. The building is setback approximately 300 feet from
Tahquitz Canyon Drive. The north -south building dimension is approximately 500 feet.
These dimensions are comparable to the subject proposal.
4. Off-Street Parking and Site Circulation:
A total of 557 parking stalls have been proposed for this project, which includes all of the
required parking for the hotel, vacation ownership units, restaurant, lounge, banquet and
office uses, as well as staff parking. Staff has done a thorough analysis of the proposed
parking relative to proposed uses and square footage of each.
PARKING ANALYSIS
Land Use Parking Required
Hotel 198 Rooms 161
Timeshare 176 Units 343
Restaurant 200 Seats plus employees 48
Observatory Lounge 200 Seats plus employees 48
Meeting Rooms/ballroom 1,000 square feet n/a (credits at 35 sf per
room)
Retail/Spa Staff 12 employees 12
Parking Required: 612
Ten Percent Reduction -61
Total required 551
Parking Proposed 557
The required number of off-street parking stalls for this project is 612. However, in the past
the Planning Commission and City Council have allowed a reduction in the number of
required parking spaces by approximately ten (10) percent for large resort hotels. A ten
percent reduction would decrease the required number of parking stalls to551. Therefore,
if the City Council granted the minor modification as part of the applicant's request,then the
current proposal of 557 stalls would fall within the allowable reduction. In reviewing this
portion of the request,the Planning Commission has taken into consideration the size and
scope of the project, the proposed uses contained within the project area and the size of I each use. Staff supports this parking reduction. Similar on-site parking reductions have
been approved in the past for comparable projects. As part of it's action on April 26, the
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Planning Commission recommended approval of the minor modification to the required
number of parking spaces.
5. Circulation
On-site circulation consists of private driveways which provide access to all portions of the
development. The primary drive aisle system encircles the development at its perimeter and
also provides access to the majority of the off-street parking stalls. Vehicular ingress and
egress to the site is provided by two driveways located off of South Palm Canyon Drive. The
northerly driveway is the primary project entrance and incorporates decorative palm tree
rows on either side to accentuate and define this main entrance. This driveway is
signalized. The proposed southerly driveway allows for right-turn-only traffic movements
in and out of the site. Finally, there is a proposed driveway on Belardo Road.
The Fire Department has requested that vehicular access for fire apparatus be provided
from the west. This would involve the construction of portion of the right-of-way of Belardo
Road from Mesquite Drive north along the western boundary of the project. The applicant
would therefore be responsible forthe construction of Belardo Road abutting the project site.
Also at issue relative to this portion of the project is the proposed Belardo Road bridge over
the Tahquitz Canyon flood control channel, located north of and abutting the project site.
There have been several discussions relative to the construction of this improvement for
purposes of completing the Belardo Road extension from its current terminus at Ramon
Road to Mesquite Drive. Completion of this portion of the Belardo Road right-of-way would
ease traffic congestion on South Palm Canyon Drive,as well as complete an important link
in the local circulation system. The City has maintained the position that the bridge
construction is necessary to complete the local circulation system in the area. The
applicant has been informed of the status of this project.
The Tribe and City have submitted a grant application to construct missing portions of
Belardo Road and the bridge over Tahquitz Creek. This grant has been ranked in the top
three in the state and should be funded within the next several years. Recommended
conditions of approval include dedication and construction of 661 feet of Belardo Road
adjacent to the subject property and an extension of Belardo Road to Mesquite Avenue.
Furthermore, the project will be required to pay its proportionate share of the cost to
construct the bridge. In the event that the grant is approved and improvements constructed,
the project should be relieved of these conditions.
The project will be required to construct any remaining ultimate improvements to South
Palm Canyon Drive along the project frontage. That right-of-way is currently improved with
paving, curb, gutter and a landscaped median with mature palm trees. The Engineering
Division is recommending that South Palm Canyon Drive be widened across the property
frontage from the north property line to Mesquite Avenue. The developer has asked the
Planning Commission and City Council to defer the South Palm Canyon Drive
improvements at this time.
A traffic study was conducted for this project by Endo Engineering. The study was
submitted and reviewed by the City Engineer, and identifies a number of project-specific
impacts relative to traffic both on and off-site. The circulation impact associated with the
proposed development is the generation of 4,070 daily trips, which includes 267 mid-day
peak hour trips, (152 inbound and 115 outbound) and 312 evening peak hour trips (174
inbound and 138 outbound). The identified impacts are based upon a number of
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assumptions determined as a part of the study as well as the plans as proposed by the
applicant.
Based upon the projected impacts and assumptions contained within the study, the traffic
engineer has proposed specific recommendations to mitigate the potential adverse traffic
impacts of the project both on and off site. The specific mitigations include improvements
to Belardo Road, including its connection to Mesquite Avenue to the south, project
participation in the construction of a raised median along South Palm Canyon Drive adjacent
to the site,signalization of the main project entrance adjacentto South Palm Canyon Drive,
coordination with the local transit agency regarding the need for on-site public transit
facilities, contribution of traffic impact mitigation fees by participation in the TUMF program,
contribution on a fair share basis to circulation improvements of area wide benefit, such as
the Belardo Road Bridge across Tahquitz Creek, and other mitigations as required by the
City Engineer upon specific review of the final development plans for the project. In addition
to the above-recommended mitigations, the Engineering Division has provided
recommended conditions of approval for the project which include specific traffic mitigations.
6. Outdoor Recreational Areas:
The project incorporates a substantial amount of landscaped areas(55%)as well active and
passive outdoor recreational areas. Landscaping for highrise building projects is required
to meet minimum zoning code standards as specified in Section. 9304.00 A. of the Palm
Springs Zoning Ordinance. For highrise projects, 60%of the site area shall be developed
as useable landscape areas. This section sets only minimum standards, and the City may
request enhanced landscaping based upon a particular project scope and design. Due to
the size and scope of this project, landscaping and open areas are an important functional
part of the overall project theme and aesthetics.
The proposed development incorporates a large water feature in the central courtyard area
consisting of a pool, children's pool,jacuzzis, sand beaches and rock grotto areas. This
area is the recreational focal point of the project and is generally surrounded by vacation
ownership unit buildings with a gap between buildings at the west elevation in order to
preserve views to the mountains. The eastern end of the pool area incorporates an outdoor
activity area with a seating area for outdoor activities and presentations. The seating area
is located to take advantage of the aforementioned westerly building gap to maximize
mountain views.
In reviewing the landscape and common area plans submitted by the applicant, staff has
determined that 55% of the site is landscaped pursuant to the definition contained in the
highrise building section. The applicant has requested relief from the 60%requirement. The
Planning Commission supports this request since the only way to achieve 60%open space
would be to construct more underground parking, increase building height, or reduce the
number of units.
By comparison,the proposed hotel which is the subject of this application has a maximum
height of 60 feet and approximately 68,000 sq. ft. of building area. The building is setback
approximately40 feet from South Palm Canyon Drive with the bulk of the building setback
two to three hundred feet from South Palm Canyon Drive. The north-south building
dimension is approximately 500 feet. The massing of the proposed hotel structure is similar
to that of the Wyndham Hotel in that both have large primary building structures which
dominate the viewshed from the public right-of-way and adjacent parcels.
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Currently, there is an equestrian tie up area located on-site adjacent to the Rock Garden
Cafe. This area is used several times a year by Desert Riders and other equestrian groups.
This tie up area is located between the Bud Furer Trail and South and North Lykken Trails
and is used to tie horses up while riders have lunch. The Planning Commission
recommends thatthe developer either relocate this facilityto the northeast corner of the site
or work with RCFCWCD to relocate it to the Tahquitz Creek Channel. If necessary, the
developer may want to either dedicate this area or grant an easement to the City for its on-
going use and operation. It is anticipated that one to two group rides per year would use this
facility and an occasional small group might use it. Group and private rides are usually
made up of individuals who ride on a frequent basis and are experienced riders. These trails
are not used by Smoke Tree Stables for rental rides due to location and experience needed
to ride these specific trails. All trails are for experienced riders.
7. Tentative Tract Map:
The applicant has filed a tentative tract map in order to subdivide the existing three parcels
which comprise the subject site into a total of nine parcels and to create timeshare
condominiums. The new parcels would range in size from .35 acres to 3.23 acres. The
purpose of the subdivision is to allow property development on individual parcels consistent
with the phasing plan described below. The largest parcel (Lot One)would be developed
with six vacation ownership buildings,the pools and outdoor amphitheater. LotTwo would
be developed with the hotel complex, lobby, ballroom, kitchen and office facilities, lot three
with a vacation ownership unit building and the spa,and lots four through eight with vacation
ownership unit buildings. Lot nine would be developed with the restaurant/]oungecomplex.
Off-street parking areas would be subdivided by the proposed map and each of the nine
proposed parcels would encompass a portion of the off-street parking areas. In order to
maintain parking and drive aisle continuityand continuing availabilityof all off street parking
and drive aisles, the applicantwill be required to record an irrevocable, reciprocal access,
parking and drive aisle easement over all parcels created by this subdivision. This
instrument is typical in association with subdivisions of land which propose property line
divisions in parking, access and drive aisle areas, as is often the case in commercial
subdivisions. The proposed subdivision meets the minimum requirements for lot area,width
and depth in both the R-3 and C-1 zone districts.
The applicant has submitted a tentative tract map for the purposes of condominium
subdivision. The condominium subdivision map is submitted for the purpose of creating
airspace forthe individual residential unitownership. Atotal of 176 condominium units are
proposed to be created by this subdivision. The condominium map forsubdivision purposes
is consistentwith the requirements forthis type of map as contained within the Subdivision
Map Act of the State of California. The applicant has stated that the timeshare owners will
receive a 1/52nd undivided fee interest in a condominium unit which has been dedicated to
the vacation ownership project. Usage will be governed by the Declaration of Covenants,
Conditions, and Restrictions and Public Report which will provide, among other things, for
a fully floating use period, meaning that owners may be assigned any one of the dedicated
condominiums for one week anytime during the year. It is the intent that rentals of unused
owner space and undedicated vacation ownership villas will be controlled and operated by
the vacation ownership owners association. Managementof the projectwill be conducted
on-site bythe vacation ownership owners association orathird party management company
to which the owners association will delegate certain of its management rights and
obligations. The applicant has stated that the proposed time share development would
Page 12 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
consist of fee ownership units.
Site and Building Lighting:
The proposed development is located adjacent to the mountains and borders a largely
undeveloped area. Lighting concerns will need to be addressed in order to protect night sky
views and generally provide for site and building lighting which is aesthetically pleasing and
does not cause light and glare impacts to adjacent properties and uses. Therefore, the
applicant has submitted a preliminary site and building lighting plan in order to allow an
assessment of these potential impacts. Site and building lighting is regulated by the
provisions of Section.9306.C.4of the Municipal Code. The goal of that section is to provide
for adequate site, building, and security lighting while protecting adjacent properties and
uses from negative light and glare impacts.
The zoning ordinance requires that light sources shall not be visible from off the property,
shall not direct light skyward, and shall be so arranged to reflect light away from adjoining
properties and the street. Light standard heights shall be as per manufacturer's
recommended photometrics, but in no case shall the height exceed the maximum permitted
building height of the zone in which it is situated or eighteen(18)feet,whichever is less. Up-
lighting in landscaping, low level walk lights, and lighting diffused off of wall surfaces are
also encouraged. Lighting plans shall take into account the placement and growth of
landscape materials. Light standards should be placed between parking spaces.
The applicant is aware of the requirements of the City's lighting ordinance and will be
required to submit plans and studies demonstrating compliance in the final development
plan package.
Project Phasing
As one of the recommended conditions of approval for the Planned Development, The
Planning Commission is recommending that Phases One and Two be merged into a single
first phase. This will assure construction of the hotel in conjunction with the first phase of
vacation ownership buildings. Otherwise,the City has no assurances thatthe hotel complex
will be developed in conjunction with the vacation ownership units. The applicant has been
informed of this requirement and is agreeable to merge Phases One and Two into a single
phase. The final dev7elopment plan will reflect the merger of the first two phases and the
renumbering of the subsequent phases. This will accomplish the aforementioned project
goal of unifying the first two phases into a single phase of development.
Tahquitz Interpretive Center
The Tribal Council is currently constructing an 1,800 square foot interpretive center on Tribal
Lands approximately 1,300-1,400 feet west of the proposed resort hotel. The Tahquitz
Interpretive Center is oriented to have views to the west, south and east. Parking and entry
areas will have views in all directions. The Tahquitz Interpretive Center has an elevation of
approximately 580 ft. and the eastern edge of the property an elevation of 480 ft. or less.
The Tahquitz Interpretive Center is approximately 100 ft. above the subject property's
highest point. The actual pad elevations for buildings within the proposed devlopment range
from 472.5 ft. to 482.5 ft. Buildings with frontage on Belardo Road range from 30 ft. to 60 'I j�
ft. in height. Views from the Tahquitz Interpretive Center will be affected in that lower
elevation views will be reduced. However, panoramic views of the City and valley should not
Page 13 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
be significantly affected since the tallest proposed building will be located 38 ft. below the
natural grade surrounding the Tahquitz Interpretive Center.
There is a 19 acre Indian Trust parcel located between the Tahquitz Interpretive Center and
the proposed resort hotel. This property is zoned R-3 and has a General Plan designation
of High Density Residential (43/21). Structures ranging in height from 24 to 30 ft. in height
are allowable by right of zone. In the future, this property will affect current views from the
Tahquitz Interpretive Center to a greater extent than the proposed resort hotel. A detailed
site cross-section and building elevations will be presented at the public hearing for this
project. Building setbacks,stepped building design and architectural detail work have been
incorporated into the projectto reduce the overall mass of the building and visual effects on
adjacent properties.
Environmental Assessment:
An Environmental Assessment was conducted forthis project pursuant to the requirements
of the California Environmental Quality Act (CEQA). Due to the nature of this project, a
considerable portion of the assessment was directed toward the potential traffic and
circulation, drainage and aesthetic impacts of the project. Where applicable, the
Environmental Assessment contains specific mitigation measures for reducing the potential
impacts caused by the project in the above-noted as well as other applicable areas of
impact as contained within the document. A copy of the Environmental Assessment has
been included as an attachment to this report. Also, the recommended conditions of
approval for the project contain specific conditions to reduce or eliminate certain potential
project impacts. Based upon the information and conclusions in the Environmental
Assessment,staff is recommending that Mitigated Negative Declaration of Environmental
Impact be adopted for the project
Public Notice:
All property owners within a 400-foot radius of the parcels which constitute the project site
were notified of the public hearing by U.S. Mail. Notice of this public hearing was printed in
the Desert Sun on April 27,2000. All correspondence received as of the writing of this report
has been attached for City Council consideration.
Page 14 of 14
Palm Springs New Millennium Development, Inc.
May 10, 2000
Planning Commission Action:
At it's meeting of April 26, 2000, the Planning Commission reviewed and recommended
issuance of a mitigated negative declaration and approval of Preliminary Planned
Development No.260 and Tentative Parcel Map 29691 (5-1-1 vote, Commissioner Jurasky
voting no, Chairman Mills abstaining). At that public hearing, certain recommended
conditions of approval were modified or deleted. Staff has indicated these changes in bold
type within the recommended conditions or approval which are attachment 3 to this staff
report. At the public hearing there was no opposition to the project.
0. .e
Douglas R vE ;ins
Planning and Building Director
1
Dallas Flicek
Interim City Manager
Attachments:
1. Vicinity Map
2. Site Plan
3. Conditions of Approval
4. Environmental Assessment
5. Executive Summary of Traffic Report
6. Draft Planning Commission minutes dated April 26, 2000.
7. Resolution
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CITY OF PALM SPRINGS
DEPARTMENT OF PLANNING AND BUILDING
INITIAL STUDY
Application No(s:): No. 5.0830 Planned Development 260 and Tentative Parcel Map 29691
Date of Completed
Application: March 14, 2000
Name of Applicant: Palm Springs New Millennium Development, Inc.
Project Description: (1)A Planned Development to allow for a mixed-use project consisting of
198 hotel rooms, 176 vacation ownership units, as well as lounge and
restaurant facilities, a spa, conference facilities and a gift shop.
(2)A Tentative Tract Map to allow for the subdivision of a single parcel
of land consisting of 11.41 acres into nine(9)parcels ranging in size from
.35 acres to 3.23 acres and for timeshare condominium purposes.
Location of project: The project site is located along the west side of South Palm Canyon
Drive, approximately 275 feet north of Mesquite Drive, east of and
abutting the future extension of Belardo Road.
General Plan
Designation(s): Resort Commercial and High density Residential.
Proposed General
Plan Designation(s): No changes proposed.
Present Land Use(s): Vacant.
Existing Zoning(s): C-1 (Retail Business ) and R-3 (Multiple Family Residential and Hotel).
Proposed Zoning(s): No changes proposed.
5.0830-Planned Development 260 and TPM 29691 Page I of 25 Initial Study
I Is the proposed action a"project' as defined by CEQA? (See section
2.6 of State CEQA Guidelines. If more than one project is present in
the same area, cumulative impact should be considered). YES
II If"yes" above, does the project fall into any of the Emergency Projects
listed in Section 15269 of the State CEQA Guidelines? NO
III If"no"on II., does the project fall under any of the Ministerial Acts listed
in Section 15268 (b) of the State CEQA Guidelines? NO
IV If"no"on III., does the project fall under any of the Statutory Exemptions
listed in Article 18 of the State CEQA Guidelines? NO
V If "no" on IV., does the project qualify for one of the Categorical
Exemptions listed in Article 19 of the State CEQA Guidelines? (Where
there is a reasonable probability that the activity will have a significant
effect due to special circumstances, a categorical exemption does not
apply). NO
VI Project Description:
Tentative Tract Map No. 29691 proposes to subdivide the 11.41 acre
site into 9 lots. The lots range in size from.35 acres to 3.23 acres. The
purpose of the proposed parcel map is to create lots which generally
correspond to the phases of development and to create timeshare
condominiums.
Planned Development No. 260 proposes a mixed use development
consisting of 198 hotel rooms, 176 vacation ownership units, lounge
and restaurant facilities,lounge and restaurant facilities,pool and spa
facilities, a ballroom, meeting rooms and a gift shop. The
development encompasses approximately 162,000 sq. ft. of building
area. Building heights range from 2 to 5 floors or 30 to 66 feet in
height as measured from pad elevation. Additionally, a parking
structure accommodating 304 vehicles in a single level is proposed
beneath the main hotel level. The total number of parking stalls
proposed is 557, which includes 244 surface parking stalls and 313
stalls within the parking structure.
The PDD is requesting modifications to City Zoning Ordinance
Highrise Ordinance provisions. Modifications include reductions in
hghrise building setbacks and required open space.
VII
Site Description: 7
5.0830-Planned Development 260 and TPM 29691 Page 2 of 25 MUM Study
The site is currently vacant. The vegetation is comprised of native
scrub scattered sparsely across the site. There are no trees on the site.
Curb, gutter and sidewalk are in place along the site's South Palm
Canyon Drive frontage,including mature palm trees within the public
right-of-way. The project site's Belardo Road frontage has no public
improvements. Equestrian tie racks are located on the site adjacent
to the Rock garden Cafe.
VIII
Surrounding Land Uses/Zoning:
North: Vacant Land, flood control channel, and restaurant
South: Automobile dealership
East: Vacant Land
West: Vacant Land
Surrounding General Plan:
North: Resort commercial and watercourse
South: Resort commercial and high density residential.
East: Resort commercial
West: High density residential
IX. Is the proposed project consistent with:
If answered yes or not applicable, no explanation is required)
City of Palm Springs General Plan ■ Yes ❑No ON/A
Applicable Specific Plan ❑Yes ONo ■N/A
City of Palm Springs Zoning Ordinance EYes ❑No O N/A
South Coast Air Quality Management Plan ❑Yes ❑No ■N/A
Airport Part 150 Noise Study ❑Yes ❑No ■N/A
Draft Section 14 Master Development Plan ❑Yes ❑No ■N/A
X. Are any of the following studies required?
1. Soils Report ■ Yes ❑No
5.0830-Planned Development 260 and TPM 29691 Page 3 of 25 Initial Study
2. Slope Study ❑Yes ■No
3. Geotechn ical Report MYes ❑No
4. Traffic Study ■ Yes ■No
5. Air Quality Study ❑Yes ■No
6. Hydrology MYes ❑No
7. Sewer Study ❑ Yes ■No
8. Biological Study ❑ Yes ■No
9. Noise Study ❑Yes ■No
10. Hazardous Materials Study ❑Yes ■No
11. Housing Analysis ❑Yes ■No
12. Archaeological Report ■ Yes ❑No
13. Groundwater Analysis ❑Yes ENo
14. Water Quality Report ❑Yes ■No
15. Other ❑Yes ■No
XI. Incorporated herein by reference is the Final Environmental Impact Report on the
General Plan Update, as well as the following studies:
1. A Cultural Resources Survey and Evaluation for the Star Canyon Development
Project, Palm Springs, California.
Volume I—Technical Report
Volume II—Confidential Site Maps and Records
ASM Affiliates, Inc., Jerry Schaefer, Ph.D., RPA, January 2000.
111qtj
5.0830-Planned Development 260 and TPM 29691 Page 4 of 25 Initial Study
2. Geotechnical Engineering Report for Star Canyon Village,South Palm Carryon Drive,
Patin Springs, California.
Earth Systems Consultants Southwest,Shelton L. Stringer,GE2266,March 17,2000.
3. Star Canyon Village Palm Springs Traffic Impact Study.
Endo Engineering, Vicki Lee Endo, P.E., TR 1161, February 14, 2000.
4. Preliminary Hydrology Study for Tentative Tract Ma 2p_9691
Mainiero, Smith, &Associates, Inc., Julian A. De La Torre, P.E., March 30, 1999.
5. Planning Commission Staff Report, dated April 26, 2000.
6. City Council Staff Report, dated May 17, 2000.
1 LAND USE AND PLANNING
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Conflict with general plan designation or
zoning? (Source#'s) ❑ ❑ ❑ ■
b Conflict with applicable environmental plans
or policies adopted by agencies with
jurisdiction over the project?
❑ ❑ ❑ ■
c Be incompatible with existing land use in ❑ ■ ❑ ❑
the vicinity?
d Affect agricultural resources or operations (e.g.
impacts to soils or farmlands,or impacts from
incompatible land uses)? ❑ ❑ ❑ ■
e Disrupt or divide the physical arrangement of an ❑ ❑ ❑ ■
established community(including a low-income
or minority community)?
5.0830-Planned Developmeut 260 and TPM 2969I Page 5 of 25 Initial Study
I I A
I a),b),d)and e)NO IMPACT The proposed planned development and subdivision are consistent with the adopted General Plan
designations of Resort Commercial and High Density Residential and the Zone District designation of R-3(multiple family residential
and hotel zone). Approximately 70%of the site is zoned R-3 and the remaining 30% is zoned C-L The purpose of the Resort
Commercial designation is to provide for resort hotels, including a broad range of convenience and tourist commercial services
principally serving resort clientele;these services include restaurants,entertainment and retail uses. The maximum residential density
for the R-3 zone district is 43 units per net acre for hotel purposes based upon the R-3 zone district requirement of 1,000 square feet of
net lot area for each dwelling unit of a hotel or resort hotel with surface parking,and a minimum of 800 square feet of net lot area for
each such unit when all parking on the property is provided underground. For multiple family dwellings there shall be a minimum of
2,000 square feet of net lot area for each dwelling unit in a multiple family complex. The General Plan designation for the site is Resort
Commercial and High Density Residential. The Resort Commercial designation allows the development of hotels and other visitor
serving residential uses at a maximum density of 43 guest rooms per net acre. The High Density Residential Designation allows for the
development of a threshold of fifteen(15) and a maximum of 21 dwelling unit per acre for multi-family apartments and similar
permanent housing. Hotels and similar types of resort housing are allowed with a threshhold of 30 and a maximum density of 43
dwelling units per acre. Mixed-use residential /commercial developments in conjunction with adjacent commercial properties may
be considered. The project as proposed is consistent with the density limits of the General Plan and Zoning designations. Allowable
density ranges from a maximum of 240 multi-family residential units to 491 resort hotel units. The proposed 374 unit resort is within
the density range of the City's Zoning Ordinance and General Plan. Commercial recreation and entertainment facilities are closely
associated with designation, but should be designed to be compatible with neighboring development and to assure safe and adequate
access from the highway and off-street parking. Resort commercial facilities are most appropriate for the Palm Canyon Drive/Tahquitz
Canyon Drive corridors outside the downtown area where an auto-oriented scale is established.
The proposed subdivision is consistent with applicable environmental plans,and is compatible with existing land uses in the immediate
vicinity of the project site, The project site does not encompass nor is it in the immediate vicinity of any agricultural resources or
operations. Finally,the project as proposed will not disrupt or divide any established communities,including low income or minority
communities. The subject site is adjacent to existing commercial developments which include arestaurant and an automobile dealership.
The development which is proposed on this site shall be subject to mitigation of any potential impacts to the adjacent commercial areas
such as noise,light,aesthetics,etc.
le) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The proposed planned development is
significantly larger in scale and scope than existing commercial developments in the immediate area. However,the City has approved
proposals of similar size developments,such as the resort hotel which was approved on the east side of South Palm Canyon Drive,
inmzediately across the street from the subject site. Through the design review process, the development will be required to be
compatible and consistent with adjacent developed sites in the immediate vicinity in terms of site design, architecture, noise, light,
drainage and traffic issues,as well as any site-specific issues that are part of the overall project review.
The property is isolated from any sensitive land uses including single family residential development. Surrounding land use designations
allow for development of resort hotels(property to the west)and commercial development. A more detailed analysis of surrounding
land use and site conditions is as follows:
SOUTH:Auto dealership with single story service bays. The proposed proj ect backs up to service area for approximately one-half
of the site area. Heavy landscape screening is needed for hotel, as well as a reduction in the number of parking spaces in the
southerly parking area to create a screen between lower level hotel rooms and the auto dealership.
EAST: Vacant,previously approved for large scale resorts including highrise development. No adverse impacts identified. The
subject property has 577'of South Palm Canyon Drive frontage and the hotel building closest to the street is only 76'wide. The
building is stepped back and provides architectural relief.
WEST: Vacant, Indian land, gently sloping,views oriented across subject property will be affected by proposed buildings.
Hillside,northerly and southerly views not affected. The proposed project incorporates a range of building heights from 2,3,and
5 story buildings along the western edge. This portion of the project complies with City highrise setbacks across most of this
frontage. The northern and southern wings of the building encroach into the highrise setbacks. The adjoining properly rises
approximately 44 feet from east to west. The land use and view relationship is not considered significant provided substantial
landscape is planted along the Belardo Road frontage.
5.0830-Planned Development 260 and TPM 29691 Page 6 of 25 Initial study
1/ x
NORTH:The project abuts the Tahquitz Creek Flood Control Channel(Creek). The Creek is approximately 80'wide acid it abuts
Sunny Dunes Road on the north which is a Secondary Thoroughfare(88'wide right-of-way). Based upon these conditions the
proposed resort building will have a substantial setback(approximately 500 feet)to the nearest developable property to the north.
This property has a General Plan designation of Resort and Commercial and is zoned C-2 and R-3. Additional landscaping adjacent
to the north property line would soften the appearance of the proposed building.
NORTH AND EAST:Rock Garden Cafe and associated off-street parking facility. This facility will experience no view loss as
a result of project development. Views and view reduction for restaurant customers are not considered significant This impact is
not considered significant.
MITIGATION MEASURES:
1. Extensive landscape adjacent to Belardo Road shall be provided to soften the buildings and create a soft edge.
2. The developer shall work with Riverside County Flood Control District(District)and Water Conservation District to enter into an
agreement to add landscape materials(trees)within portions of the District's right-of-way. The area between the subject property
and the District's access roadway where trees could be planted. Similar landscape agreements have been entered into in the past.
The project owner shall install and maintain this landscape buffer.
3. Reduce number of parking spaces on the southerly parking area to increase landscape screen for guest rooms which face the
automobile dealership.
2• POPULATION AND HOUSING
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Cumulatively exceed official regional or ❑ ❑ ❑
local population projections?
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
b Induce substantial growth in an area either directly ❑ ❑ ❑
or indirectly (e.g. through projects
in an undeveloped area or extension or
directly or indirectly (e.g. through projects in an
undeveloped area or extension of major
infrastructure)?
c Displace existing housing, especially
affordable housing? ❑ ❑ ❑ E
5.0830-Planned Development 260 and TPM 29691 Page 7 of 25 Initial Study
I I P))OX
2. a)and c)NO IMPACT. The proposed planned development and subdivision contemplate a resort hotel and timeshare development
and do not encompass any permanent residential uses. Sufficient housing exists within the area to meet the needs of employees of the
proposed planned development,which encompasses a hotel,lounge and restaurant and vacation ownership complex. Therefore,the
project will have no impact on regional or local population projections. No extension of any major infrastructure will be required which
could induce substantial additional growth in the area. Additionally,the project will not displace any existing housing and will provide
additional employment opportunities to residents of the area.
2. b)LESS THAN SIGNIFICANT IMPACT. The development of this project has some potential relative to inducing growth in the
area either directly or indirectly,e.g.through projects in adjacent undeveloped areas or extensions of the major infrastructure that will
service this project. However,any such developments will be reviewed independently and will be required to demonstrate compliance
with applicable city ordinances and development policies.
3. GEOLOGIC PROBLEMS
Would the proposal result in or expose people to
potential impacts involving:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Fault rupture? ❑ ❑ ■ ❑
b Seismic ground shaking? ❑ ❑ ■ ❑
c Seismic ground failure,including liquefaction? ❑ ❑ ■ ❑
d Seiche,tsunami,or volcanic hazard? ❑ ❑ ❑ ■
e Landslides or mudflows? ❑ ❑ ■ ❑
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
f Erosion, changes in topography or unstable soil
conditions from excavation, grading and
fill? ❑ ❑ ■ ❑
g Subsidence of the land? ❑ ❑ ■ ❑
h Expansive soils? ❑ ❑ ■ ❑
i Unique geologic or physical features? ❑ ❑ ■ ❑
5.0830-Planned Development 260 and TPM 29691 Page 8 of 25 Initial Study
thQ3
j Is a major landform, ridgeline, canyon, etc.
involved? ❑ p ■ ❑
3. a)-c) and e)-j) LESS THAN SIGNIFICANT IMPACT. A geotechnical engineering report was prepared for this
project. The subject site is located in a broad alluvial fan on the bottom of a mountain slope,and is underlain by deposits
of alluvium. There are no known geological hazards present on the site other than groundshaking potential associated with
earthquakes. The subject site is not located within any Alquist-Priolo or City adopted special study zone. There are no
known unstable earth conditions associated with the project site based on review of the Seismic Safety Element of the City
of Palm Springs General Plan.
The primary geologic hazard relative to site development is severe ground shaking from earthquakes originating on nearby
faults. A major seismic event originating on the local segment of the San Andreas Fault Zone would be the most likely
cause of significant earthquake activity at the site within the estimated design life of the proposed development.
The report specifically notes that other geologic hazards including ground rupture, liquefaction, seismically induced
flooding and landslides are considered low or negligible on this site.
The planned development project will be designed to comply with the Uniform Building Code which mandates
requirements for seismic safety construction. The developer will be required to submit a precise grading plan along with
a soils report for review and approval of the City prior to the issuance of any permits. The soils report will address
subsidence of the land and the possibility of expansive soils on the property, and the grading plan will be required to be
in compliance with the soils report. Therefore,there will be no geologic impacts as a result of the proposed subdivision
of land and Planned Development proposal.
d)NO IMPACT. The subject site is not subject to seiche,tsunami or volcanic hazard events.
MITIGATION MEASURES:
1. Implementation of all recommendations as per the Geotechnical Engineering Report prepared for this project by Earth
Systems Consultants dated March 17,2000. These recommendations are incorporated by reference into this report.
4. WATER
Would the proposal result in:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Changes in absorption rates, drainage
patterns, or rate and amount of surface
runoff? ❑ ■ ❑ ❑
5.0830-Planned Development 260 and TPM 29691 Page 9 of 25 Initial Study
b Exposure of people or property to water
related hazards such as flooding?
❑ ■ ❑ ❑
c Discharge into surface waters or other
alternation of surface water quality
(e.g. temperature, dissolved oxygen or
turbidity)? ❑ ❑ ❑ ❑
d Changes in the amount of surface water in any
water body? ❑ ❑ ❑ ■
e Changes in currents, or the course or direction
of water movements?
❑ ■ ❑ ❑
f Change in the quantity of ground waters, either
through direct additions or withdrawals,or through
interception of an aquifer by cuts or excavations,
or through substantial loss
of groundwater recharge capability? ❑ ❑ ❑ ■
g Altered direction or rate of flow of
groundwater? ❑ ❑ ❑ ■
h Impacts to groundwater quality? ❑ ❑ ❑ ■
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
i Substantial reduction in the amount of
groundwater otherwise available for public
public water supplies? ❑ ❑ ❑ ■
j Are there any on-site or any proposed wells? []Yes ■No
4. a)and b) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. a). Grading activities and subsequent
development of the parcels created by the proposed subdivision for purposes of implementing the planned development will change
the absorption rate,drainage pattern and rate and amount of surface run-off from this project. The developer prepared a preliminary
hydrology/drainage study identifying potential impacts in these areas and how site drainage will be dealt with,including how adjacent
properties will be protected from site run-off from this project. Drainage patterns and surface run-off will increase due to new
development,and will be discharged into Tahquitz Creek by way of a system of subsurface pipes.
The project site is located south of and abutting the Tahquitz Creek flood control channel.However,the site is not located in a flood
hazard zone,nor is it in a watercourse area. It is protected by the Tahquitz Debris Basin. To minimize potential impacts,the applicant
shall adhere to the following mitigation measure:
5.0830-Planned Development 260 and TPM 29691 Page 10 of 25 Initial Study
11�
Mitigation Measures:
I. Prior to the issuance of a grading permit,the applicant shall provide the city with detailed plans and documents which demonstrate
conclusively that buildings will be constructed outside the limits of the flood inundation area of the Tahquitz Creek flood control
channel. The existing site drainage pattern is to the southeast corner of the site. The site is proposed to drain into the flood control
channel. The applicant shall provide written verification from the Riverside County Flood Control District that this proposal is
acceptable to the district,
2. The applicant shall provide written documentation from the Riverside County Flood Control District that the proposed development
will not negatively impact any District facilities or rights-of-way. The project will be required to implement any requirements of the
District relative to improvements to its facilities,dedication of additional rights of way,etc.
4. c-j. NO IMPACT. Based upon the review of the City's General Plan and the knowledge of the Department of Planning and
Building and the City Engineer,due to the nature of the project and its location,the project will not create a change in the course or
direction of water movements,affect the quantity of ground waters,alter the flow of ground water and there ate no wells on the subject
site. The proposed project will require water service as provided by the Desert Water Agency. The agency draws groundwater from
local wells in the area. Thus,the proposed project will use groundwater resources in the area. The extent of this impact is minimal,and
this quantity will not significantly impact the local groundwater supply.
5. AIR QUALITY
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Violate any air quality standard or contribute
to an existing or projected air quality violation?
❑ ■ ❑
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
b Expose sensitive receptors to pollutants? ❑ ❑ ❑ ■
c Alter air movement, moisture, or
temperature,or cause any change in climate? ❑ ❑ ❑ ■
d Create objectionable odors? ❑ ❑ ❑ ■
5. a) POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The project is generally consistent with the
General Plan and Zoning Ordinance. With the adoption of the General Plan update in 1993, the City Council adopted a Statement of
Overriding Considerations regarding air quality. This statement acknowledges that it is not feasible to reduce city-wide growth related
impacts to air quality to a level of insignificance at this time. Also,the proposed project will be required to comply with the South Coast
Air Quality ManagemenlDistrict(SCAQMD)CEQA Air Quality Handbook.However,due to future grading activities on the individual
lots which will be created by this subdivision,short term impacts to air quality could occur. Therefore,the project will need to comply
with the City's Fugitive Dust and Erosion Control Ordinance. Due to the relatively small scope of the project on a regional scale,it is
5.0830-Planned Development 260 and TPM 29691 Page]] of 25 Initial Seedy
I/AA(p
not anticipated that any significant long-term impacts relative to regional air quality will occur as a result of the development and
operation of this project which consists primarily of hotel and vacation ownership units.
5. b)-d)NO IMPACT. The project will be located on a site that has vacant land to the west,commercial uses to the north and east,acid
a residential trailer park and commercial uses to the south. The size and nature of the proposed subdivision is such that sensitive
receptors will not be exposed to additional pollutants or objectionable odors and no changes in climate will occur. Therefore,no impacts
will occur as a result of this project to sensitive receptor and the current climate.
Mitigation Measures:
Short Term Impacts:
1. The applicant shall be required to submit a Fugitive Dust Mitigation Plan,prepared in accordance with Chapter 8.50 of the Palm
Springs Municipal Code regarding Fugitive Dust and Erosion Control,which shall be submitted for review and approval by the Building
Official prior tothe issuance of a grading permit.The plan shall specify the fugitive dust control measures to be employed Theproposed
project will comply with the provisions of Chapter 8.50 of the Palm Springs Municipal Code which establishes minimum requirements
for construction activities to reduce fugitive dust and PM10 emissions.
2. The project proponent shall comply with all applicable SCAQMD Rules and Regulations. In particular,SCAQMD Rule 403 shall
be adhered to,insuring the clean-up of grading related soils on approach routes to the site. Rule 403 prohibits the release of fugitive
dust emissions from any active storage,open storage pile, or disturbed surface area beyond the property line of the emission source.
Particulate matter deposits on public roadways are also prohibited.
3. A dust control deposit in compliance with the requirements of the Building Division will be required and made prior to grading
permit issuance.
4. Adequate watering techniques shall be employed to partially mitigate the impact of grading-generated dust particulates.
5. Grading operations shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour,per
the PMIO SIP.
Lang Term Impacts:
1. Comply with City Transportation Demand Ordinance.
6. TRANSPORTATIONURCULATION
Would the proposal result in:
Potentially Potentially Less Than No Impact
- Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Estimated Average Daily Trips generated by the
project? (S.F = 10; M.F. = 6; or from
ITE): ❑ ■ ❑ ■
The proposed development would generate 4,070
daily trips,which includes 267 mid-day peak
hour trips and 312 evening peak hour trips.
b Increased vehicle trips or traffic congestion? ❑ ■ ❑ ■
5.0830-Planned Development 260 and TPM 29691 Page 12 of 25 Initial Study
/�j
c Hazards to safety from design features(e.g.,sharp
curves or dangerous intersections)
or incompatible uses(e.g.,farm equipment)? ❑ ■ ❑ ■
d Hradequate emergency access or access
to nearby uses?
e Insufficient parking capacity on-site or off-
site?
❑ ❑ ❑ ■
f Hazards or barriers for pedestrians or
bicyclists? ❑ ❑ ❑ ■
g Conflicts with adopted policies supporting
alternative transportation (e.g. bus
turnouts, bicycle racks)? ❑ ❑ ❑ ■
It Rail,waterborne or air traffic impacts? ❑ ❑ ❑ ■
6.a)-c) . POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. The proposed development is significant
in terms of land use and building area. This project encompasses 11.41 acres and approximately 162,000 sq.ft.of building area. The
proposed planned development is primarily hotel and vacation ownership units,and involves approximately 4,070 daily vehicle trips
according to the traffic study that was prepared for this project by Endo Engineering.
According to the study,the project appears to comply with all General Plan circulation policies and standards. The project proponent
shall dedicate appropriate right-of-way to accommodate the ultimate improvement of both master planned roadways on - site. In
addition, master planned circulation improvements will be made on-site in conjunction with site development,as specified by the City
of Palm Springs. LOS D or better shall be provided and maintained at tile key intersections under average weekday peak hour conditions
during the peak season. The site plan includes sufficient parking spaces(557 spaces including valet parking)to meet City of Palm
Springs parking requirements. Under City Parking code,551 spaces are required. The project proponent will coordinate with Surd-me
Transit Agency regarding the need for on-site public transit facilities. The project proponent will comply with City requirements
regarding the master planned bikeways adjacent to the site along Palm Canyon Drive and Belardo Road. The proposed improvements
along Palm Canyon Drive adjacent to the site shall be completed in conjunction with the proposed development. A traffic signal shall
be installed at the main site access in conjunction with on-site development. The project proponent shall participate in the construction
of a raised median along Palm Canyon Drive when the City organizes the raised median program. Roadway improvements to Belardo
Road adjacent to the site shall be completed as specified by the City of Palm Springs in conjunction with the proposed development.
The City of Palm Springs has adopted a Transportation Demand Management(TDM)Ordinance. The project will comply with all
applicable provisions of the City's adopted TDM ordinance.
No additional traffic lanes are required to provide acceptable levels of service at the key intersections in the future. The proposed shared
access with the existing Rock Garden Cafe will require signalization upon development of the project. The project proponent will be
required to contribute to roadway improvements of regional benefit by participating in the TUMF program. ID addition,the project
proponent shall contribute on a fair-share basis to circulation improvements of regional benefit,such as the Belardo Road Bridge over
Tabquitz Creek,as specified by the City of Palm Springs. It is not anticipated that the Belardo Bridge will be constructed as a function
of development of this project.
5.0830-Planned Development 260 and TPM 29691 Page 13 of 25 Initial Study
The following are the specific recommendations from the study relative to mitigation of traffic impacts:
1. The design of the proposed parking lot layout and site driveways shall be subject to the review and approval of the City Engineer
during the development review process to insure compliance with City access and design standards.
2. Belando Road shall be improved to City design standards for secondary thoroughfares and the half-width constructed adjacent to
the site,as required by the City of Palm Springs,during Phase 1.
3. The project proponent shall implement bike lane striping and signage improvements required bythe City Traffic Engineer along Palm
Canyon Drive and Belardo Road adjacent to the site.
4. The project proponent shall participate in the construction and landscaping/irrigation of a raised median along Palm Canyon Drive,
adjacent to the site,as specified by the City of Palm Springs.
5. Streetlights will be installed on-site,as specified by the City Traffic Engineer.
6. A traffic signal controlling traffic at the main site access on Palm Canyon Drive shall be installed in conjunction with phase one
on-site development.
7. A STOP sign will control exiting site traffic and clear unobstructed sight distances shall be provided at the southern site driveway
on Palm Canyon Drive and at the potential access on Belardo Road(when constructed).
8. The project proponent will coordinate with SunLine Transit Agency regarding the need for on-site public transit facilities.
9. The project proponent shall contribute traffic impact mitigation fees,by participating in the TUMF program.
10. The project proponent shall contribute on a"fair-share"basis to circulation improvements of areawide benefit(such as the Belardo
Road bridge across Tahquitz Creek),as specified by the City of Palm Springs.
11. Dedicate and construct Belardo Road across the property frontage from Mesquite Avenue to the north property line of the subject
site.
The City Engineer has reviewed the study and determined that it accurately analyses the potential traffic impacts of the project.
Circulation and off-street parking within the project site will be adequate based upon the judgement of the City Engineer and the
Department of Planning and Building. Off-site traffic impacts as identified in the traffic study will be adequately mitigated as per the
recommendations on page ES-2 of the traffic study noted above),as approved by the City Engineer,and any other traffic mitigation
implementation programs of the City of Palm Springs. The specific recommendations in the traffic study will be incorporated into the
project conditions of approval. Compliance with these conditions will reduce traffic impacts to a level of insignificance.
Future bridge construction for Belardo Road extension over Tahquitz Canyon flood control channel.There has been considerable
discussion relative to the need to construct the Belardo Road Bridge over the Tahquitz Canyon flood control channel. Construction of
this bridge and the extension of Belardo Road from Mesquite Avenue to its current physical terminus at Ramon Road will improve the
local circulation system by providing a north-south arterial connection and thereby reducing a some traffic impacts on Palm Canyon
Drive. The possibility of grant funding for right-of-way acquisition and bridge construction has been the topic of discussion relative
to the financing of this project. The City and Tribe are seeking grant funding for this bridge. To date it has ranked high but funds have
not been appropriated. Belardo Road is designated as a secondary thoroughfare in the Circulation Element of the Palm Springs General
Plan with an 80 to 88 ft.right-of-way.
6.d)-h)NO IMPACT. The proposed development incorporates adequate emergency vehicle access as required by the Police and Fire
departments. The final development plan will be required to demonstrate precise emergency vehicle access to the satisfaction of the
Police and Fire Departments. As discussed previously,the development plan incorporates a sufficient number of off-street parking stalls
so as to comply with the requirements of the Palm Springs Zoning Ordinance. The plan does not present any hazards or barriers for
5.0830-Planned Development 260 and TPM 29691 Page 14 of 25 Initial Study
pedestrians or bicyclists,nor does it conflict with adopted policies supporting alternative transportation(e.g. Bus turnouts,bicycle racks
will be provided). Finally,the proposed development will not have any rail,waterborne or air traffic impacts inasmuch as it is not
located adjacent to or in the immediate vicinity of any transportation routes of these types.
7. BIOLOGICAL RESOURCES
Would the proposal result in impacts to:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Endangered,threatened,or rare species or their ❑ ❑ ❑
habitats (including but not limited to
plants,fish,insects,animals,and birds)?
b Locally designated species? ❑ ❑ ❑
c Locally designated natural communities(e.g.
oak forest, coastal habitat, etc.)? ❑ ❑ ❑ N
d Wetland habitat (e.g. marsh, riparian and
vernal pool)? ❑ ❑ ❑
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
e Wildlife dispersal or migration corridors? ❑ ❑ ❑
The site is not within any wildlife dispersal or
mitigation corridors.
f Is consultation with the California Fish and Game
or the Department of Fish and Wildlife
Service,as a trustee agency,required? ❑YES ■NO
7. a)-f) NO IMPACT, The project would not result in a potential for a significant effect on the environment from a loss of animal
habitat or the reduction of rare,unique,or endangered animals.
The site is located on the Tahquitz Canyon alluvial cone and is approximately 1600 feet away from the hillside. Existing development
exists between the hillside and the project site(a single family residence with fenced perimeter,the Tahquitz debris basin,with fenced
perimeter,and the Tribal Interpretive Center. The project site is located approximately 1600 ft. east of the base of the San Jacinto
Mountains.Based upon existing development patterns noted above the subject property has been separated from hillside areas. There
5.0830-Planned Development 260 and TPM 29691 Page 15 of 25 Initial Study
110, 30
is little likelihood that the property could be used by Peninsular Bighorn Sheep due to existing fencing and development patterns. Based
upon a review of the site and existing development patterns the project will not result in the loss of significant biological resources. No
significant mitigation is required.
The area surrounding the project site is generally urbanized. Animal life in the area is limited to common bird,reptile and mammal
species. No rare or endangered species live near or on the subject site. Therefore,proposed development will have no impact on the
diversity or number of animal species. The project site is generally surrounded by development which has significantly altered the
animal community in the area. No significant new species will be introduced through development of this project.
8. ENERGY AND MINERAL RESOURCES
Would the proposal create:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Conflict with adopted energy conservation
plans? ❑ ❑ ❑ ■
b Use non-renewable resources in a wasteful and
inefficient manner? ❑ ❑ ❑
c Result in the loss of availability of aknown mineral
resource that would be of a future value
to the region and the residents of the State? ❑ ❑ ❑ ■
8. a)-c) NO IMPACT. Due to the relatively small size on a regional scale and nature of the proposed planned development,the
project will not conflict or interfere with an energy conservation plan. The project will not conflict with any known energy conservation
plans or result in the loss of availability of a known mineral resource of value. Therefore,this project should not result in a negative
impact on energy and mineral resources.
The project site does not contain any mineral resources. The area surrounding the project site is generally urbanized. There are no
natural resource extraction activities on or near the site. The proposed use will have no impacts upon natural resources other than the
use of construction materials for the proposed future site improvements.
9. HAZARDS
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Be a risk of accidental explosion or release of
5.0830-Planned Development 260 and TPM 29691 Page 16 of 25 Initial Study
hazardous substances(including,but not limited
to: oil,
pesticides,chemicals,or radiation? ❑ ❑ ❑ ■
b Create possible interference with an
emergency response plan or emergency
evacuation plan? ❑ ❑ ❑ ■
c Create any health hazard or potential health
hazard? ❑ ❑ ❑ ■
d Create exposure of people to existing sources
of potential health hazards? ❑ ❑ ❑ ■
e Increase the risk of fire hazard in areas with
flammable brush, grass or trees? ❑ ❑ ❑ ■
9. a)-e) NO IMPACT. In thejudgement of the Department of Planning and Building,there are no aspects of the proposed operation
or of the project construction which would involve explosives,pesticides,radiation,chemicals or other hazardous substances. Nor is
there any known hazardous materials on the site. Therefore,there would be no risk of a release of or exposure to hazardous materials
which would result in a potential for a significant impact on the environment.
Although the site is near the base of the San Jacinto Mountains,it is not within the boundaries of the high fire hazard area as defined
by the City of Palm Springs Fire Department. Nor is it in the high fire hazard area that is illustrated on the Seismic Safety Map on the
General Plan. Therefore,high wildfire hazard would not represent a potential for a significant effect on the environment.
The proposed improvements will occur within the facility acid will not block roadways or routes used by fire fighters and police officers
during emergencies. The project will not require a revision or elimination of a designated emergency evacuation route. Thus,there will
be no impact to the existing Palm Springs Disaster Preparedness Plan.
10. NOISE
Would the proposal result in:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Increases in existing noise levels? ❑ ■ ❑ ❑
5.0830-Planned Development 260 and TPM 29691 Page 17 of 25 Initial Study
b Exposure of people to severe noise levels? ❑ ❑ ■ ❑
c Will the project be compatible with the noise
compatibility planning criteria according to Table
6-F of the Pahn Springs Municipal
Airport F.A.R. Part 150 Noise Compatibility
study? N/A
10. a).POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. During construction and upon completion of
this project, existing noise levels will increase and potentially effect residents and businesses in the immediate area. The primary
development will consist of a 198 unit hotel and 176 vacation ownership units. Given the amount of vehicular traffic and outdoor
resort-oriented activities associated with a project of this size,noise impacts are potentially significant unless mitigation measures are
incorporated.
During construction activities on-site,the following short-term mitigation measures shall be complied with:
Mitigation Measures:
Short Term:
1. Construction activities shall take place only between 7:00 a.m. and 8:00 p.m to reduce noise impacts per the Palm Springs noise
ordinance section 11.74.041.
2. All construction equipment,fixed or mobile,shall be equipped with properly operating acid maintained mufflers.
3. Stationary equipment shall be placed such that emitted noise is directed away from adjacent residential land uses.
4. Stockpiling and vehicle staging areas shall be located as far as practical from adjacent residential land uses.
Long Term:
1. Windows and doors in the"Star Bar"shall be closed during live and recorded amplified music events.
2. Project shall comply with Chapter 11.74 of the Palm Springs Municipal Code relative to music.
b.) NO IMPACT. The size and scope of the proposed development will expose people to higher noise levels than would a no-project
scenario. Due to the amount and type of vehicular and pedestrian traffic,as well as activities normally associated with hotel,vacation
ownership,restaurant,lounge and outdoor recreational areas associated with these types of uses,exposure of persons to increased noise
levels is unavoidable. However,in reviewing the proposed development in relation to adjacent existing land uses,staff does not believe
that persons will be subject to severe noise levels as a result of project development. An evaluation by the Department of Planning and
Building has concluded that with the mitigation measures contained within Section 10 a), the noise levels the project may generate
would not exceed the noise levels stated within the Palm Springs Municipal Code,Chapter 11.74. The project will be conditioned to
require limitations on homy of operations of certain outdoor activities such as the amphitheater, waterslide operations and large
gatherings for special events. This will insure'that to the extent possible, adjacent land uses will be protected from unwanted noise
impacts from the operation of the hotel/timeshare complex and its associated activities.
5.0830-Planned Development 260 and TPM 29691 Page 18 of 25 Initial Study
/103>
11. PUBLIC SERVICES
Would the proposal have an effect upon or result in a
need for new or altered government services in any of
the following areas:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Fire protection? ❑ ❑ ❑
Distance to nearest fire station 7,000 FT.
b Police protection? ❑ ❑ ❑
c Schools? ❑ ❑ ❑ N
d Maintenance of public facilities, including
roads? ❑ ❑ ❑ ■
e Other governmental services? ❑ ❑ ❑ ■
11. a)-e)NO IMPACT. The distance of the site from the nearest fire station is within the 5 minute response time established by the
Palm Springs Fire Department. All buildings will be required by the Fire Department to be fire sprinklered. The developer is required
to construct the extension of Belardo Road from Mesquite Avenue to the subject property. This will provide adequate Fire Department
access to the site. Therefore,there is no potential for a significant effect on the environment due to emergency services.
The project will be adequately serviced by other public services,aid school fees are required for all new construction to mitigate any
potential impacts to the school district. Palm Canyon drive is fully improved adjacent to the subject site,including existing curb,gutter
mid sidewalk. Additionally,a row of mature palm trees with landscaping lights exists in the parkway adjacent to the site. Therefore,
this project is not expected to significantly impact public services. The Fire Department is requiring that an access road from Mesquite
Avenue be constructed in Phase 1 to provide for vehicular access to the property for fire suppression and other emergency equipment.
This requirement will be made a recommended condition of approval for the Planned Development and Tentative Tract applications,
as well as any other requirements of that department or any agency/department providing public services to the project.
12. UTILITIES AND SERVICE SYSTEMS
Would the proposal result in a need for new systems or
supplies,or substantial alterations to the following
utilities:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Power or natural gas? ❑ ❑ ❑ ■
5.0830—Planned Development 260 and TPM 29691 page 19 Of 2$ Initial Study
11A 3(1
b Communications systems? ❑ ❑ ❑ ■
c Local or regional water treatment or
distribution facilities? ❑ ❑ ❑ ■
d Sewer or septic tanks? ❑ ❑ ❑
e Storm water drainage? ❑ ❑ ❑ ■
f Solid waste disposal? ❑ ❑ ❑ ■
g Local or regional water supplies? ❑ ❑ ❑ ■
12. a)through g)All utilities and services are currently provided to the subject area. Due to the nature and size of this project,there
should be no impacts to utilities and service systems as a result of this project.
Mitigation Measures:The installation of significant off-site water improvement facilities shall be a requirement of this project. The
extent of the said facilities shall be subject to the project's domestic/fire protection needs as the General Plan requirements of the Desert
Water Agency. All facilities shall be provided in accordance with the Operating Rules and Regulations of the Desert Water Agency.
13. AESTHETICS
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
hnpact Unless Impact
Mitigation
Incorporated
a Affect a scenic vista or scenic highway? ❑ ❑ ■ ❑
b Have a demonstrable negative aesthetic effect? ❑ ❑ ■ ❑
c Create light or glare? ❑ ■ ❑ ❑
13.a)and b)LESS THAN SIGNIFICANT IMPACT. The project site is located adjacent to the base of the mountains on an alluvial
fan,downslope from the mouth of Tahquitz Canyon. Based upon a site inspection by the Department of Planning and Building,the
proposed development has the potential to significantly alter the scenic vistato the mountains and Tahquitz Canyon due to its multi-story
components and the large scale of the project.
5.0830-Planned Development 260 and TPM 29691 Page 20 0f 25 Initial study
The applicant has prepared design guidelines for all development within the subject site which will be implemented during the design
review process. Additionally, the site and architectural plans for the project have been reviewed extensively by the Design Review
Committee. The applicant has incorporated the recommendations of those committees into the site and architectural design of the project.
Objectives and policies set forth in the General Plan regarding Scenic Corridors include but are not limited to the enhancement of visual
amenities of local and regional highway travel,the encouragement of landscape medians,the construction of bike trail links,etc. On-
site lighting will be required to comply with all applicable provisions of the Zoning Ordinance,including limiting lighting and glare
beyond the limits of the project site. In addition,future development on the subject parcels created by this subdivision will require
Design Review by staff, any applicable advisory groups, as well as final determination of design acceptability by the Planning
Commission. Therefore,this project should not result in negative impacts relative to aesthetic issues.
The project has been designed to be sensitive to the significant natural features to the west of the property by stepping the main hotel
building back from South Palm Canyon Drive and providing for lower profile buildings at the rear(west)portion of the site. Therefore,
negative aesthetic impacts of the project have been considered and mitigated to a less than significant category. Specifically, the
applicant has considered the recommendations of the Design Review Committee relative to site and building design,general design
theme and building scale and orientation.
c). POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED. Due to the size and scope of this project,site and
building lighting could have potentially significant impacts. Therefore,the applicant will be required to submit a detailed site and
building lighting plan which demonstrates compliance with applicable City ordinances. This will include limiting lighting and glare
beyond the limits of the project site
14. CULTURAL RESOURCES
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Disturb paleontological resources? ❑ ❑ ❑ ■
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
b Disturb archaeological resources? ❑ ■ ❑ ❑
c Affect historical resources? ❑ ❑ ❑ IN
d Have the potential to cause a physical change
which would affect unique ethnic cultural values? ❑ 0 ❑ ❑
e Restrict existing religious or sacred uses
within the potential impact area? ❑ ■ ❑ ❑
5.0830-Planned Development 260 and TPM 29691 Page 21 of 25 Initial Study
l�R
14.a)-c) NO IMPACT. A cultural resources survey and evaluation was prepared for this project by ASM Affiliates,Inc.
That survey provides certain recommendations and conclusions relative to the site and specific methods for dealing with
any significant cultural sites or materials that may be found on site during grading,excavation and construction activities.
b),d),e)POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED
An intensive pedestrian surface survey of the 11.5-acre Star Canyon project area in the City of Palm Springs revealed a
Late Prehistoric-Ethnohistoric period Cahuilla residential complex. The site represents a newly recorded and the eastern
most locus of the large Tahquitz Canyon site complex, CA-RIV-45. Designated as Locus O, surface remains include a
central habitation area surrounded by 10 or more rock cluster features,a 6-m diameter rock ring that may be a pit house,
and several other rock features and inhabited sandy wash areas. Subsurface testing revealed significant archaeological
deposits in several areas. CA-RIV-45,Locus O is evaluated as eligible American heritage values. CA-RIV-45 has already
been evaluated as eligible for the National Register of Historic Places and portions on the Agua Caliente Indian Reservation
are listed on tine National Register.
Testing in the main habitation areas indicate the surface rock clusters probably represent deflated cooking features with
little subsurface aspects. However,additional buried hearth features lie preserved below the surface in the sandy alluvial
fill. Ceramics,beads,milling equipment,some stone flakes,animal bone,and charcoal were found to depths of 70-80 cm
below the surface. While artifact densities were generally low, concentrations were found at specific levels to indicate
preserved subsurface components,possibly indicating several episodes of habitation.
Most unusual was the presence of an apparently flexed inhurnation(burial)in the center of the pit house. The burial was
made in a large pit under the floor level and then covered with large rocks. The structure appears to have then been burned.
A Cahuilla clay pipe was broken on top of the burial after it was filled. While burning of the structure and property,and
the use of the clay pipe,are typical aspects of Cahuilla mortuary ritual,the practice on inhumation rather than cremation
marks a divergence from traditional practice. The practice of inhumation may result from cultural changes following
exposure to Spanish missions at the end of the 18°i century. Other special circumstances may also explain the unusual
burial. While no Euro-American objects have yet been recorded anywhere at the site, the occupation is likely to date
between A.D. 1700 and 1860 based on previous research in Tahquitz Canyon.
Traces of a more traditional cremation burial were found dispersed by alluvial action during subsurface testing in a nearby
sandy wash on the property. Probably no more than one cremation is represented and integrity is expected to be low due
to erosion and redeposition in the wash channel.
Direct impacts are anticipated from the proposed hotel and time-share development. In situ preservation is not a practical
alternative given the unstable sandy context of most of the site and the high potential for indirect impacts. Data recovery
is therefore recommended to mitigate impacts to the site. In compliance with the California Health and Safety Code Section
7050.5(c)and the California Public Resources Code Section 5097.98(1993),notification has been given to the Riverside
County Coroner who has in turn notified the Native American Heritage Commission. They have designated the Agua
Caliente Band of Cahuilla Indians as the nearest likely descendants. The Agua Caliente Band was also notified by the
archaeological investigators on the same day of discovery. Disturbed human remains collected from both the inhumation
and cremation area have been repatriated to the Agua Caliente Band. It is recommended that data recovery include
consultation with the Agua Caliente Band,and in particular for the scientific and respectful removal of human remains and
associated grave goods for repatriation to the Agua Caliente Band. It is also recommended that collections resulting from
the data recovery be curated at the Agua Caliente Cultural Museum.
5.0830-Planned Development 260 and TPM 29691 Page 22 Of 25 lidtial Study
/1437
MITIGATION:
That the developer complete the data recovery program recommended in the archaeological report. Upon completion of
the recovery program archaeological impacts will be reduced to a level of insignificance.
15. RECREATION
Would the proposal:
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Increase the demand for neighborhood or
regional parks or other recreational facilities? ❑ ❑ ■ ❑
b Affect existing recreational opportunities? ❑ ❑ ■ ❑
15. a)-b) LESS THAN SIGNIFICANT IMPACT. The proposed development has a vacation ownership component which is a
residential land use. This will increase the demand for recreational facilities and will affect existing recreational facilities. However,
this demand is not expected to be significant due to the seasonal nature of the vacation ownership units,as well as the proposed on-site
recreational facilities which are proposed in conjunction with development ofthe project(pool,spa,common outdoor recreational areas,
etc.). Therefore,impact on off-site recreational facilities is expected to be less than significant.
16. PUBLIC CONTROVERSY
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
a Is the proposed project or action environmentally
controversial in nature or can it reasonably be
expected to become controversial upon disclosure
to the public?
❑ ❑ ❑ ■
16. NO IMPACT. The project,which consists of Planned Development 260 and Tentative Parcel Map No 29691.will be considered
during public hearings by the Planning Commission and City Council. In addition,the proposed project has been designed to minimize
the potential for public concern in the area. All property owners within a 400 ft.radius will be notified of the public hearing for the
tentative parcel map and planned development applications. Thus,in the judgement of the Department of Planning and Building,the
project is not known to be environmentally controversial,nor is it reasonably expected to become controversial upon disclosure to the
public.
5.0830-Planned Development 260 and TPM 2969I Page 23 of 25 Initial study
IT MANDATORY FINDINGS OF
SIGNIFICANCE
Potentially Potentially Less Than No Impact
Significant Significant Significant
hnpact Unless Impact
Mitigation
Incorporated
a Does the project have the potential to degrade the
quality ofthe environment,substantially reduce the
habitat of fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community,reduce the number or restrict the range
of a rare or endangered plant or animal, or
eliminate important examples of the major
periods of California history or prehistory?
❑ ❑ ❑ ■
b Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals? ❑ ❑ ❑ ■
Potentially Potentially Less Than No Impact
Significant Significant Significant
Impact Unless Impact
Mitigation
Incorporated
c Does the project have impacts that are
individually Ihnited, but cumulatively
considerable? ("Cmnulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects,the effects of
other current projects, and effects of
probable
future projects.) ❑ ❑ ❑ ■
d Does the project have environmental effects which
will cause substantial adverse effects on human
beings? ❑ ❑ ❑ ■
e Affect environment-(General description of
area. Provide more detailed information on
environmental factors likely to be affected by the
proposal.) ❑ ❑ ❑ ■
f Environmental Consequences - 1. Summary of
impacts(Include a tabel summarizing the potential
impacts by alternative. As much as possible,
quantify the iimpacts. All of the BLM "critical
5.0830-Planed Development 260 and TPM 29691 Page 24 Of 25 Initial Study
if -
elements"must be addressed whether or not they
are affected by the proposal.Affected elements will
be discussed in further detail in the following
section.
17. a)-f) NO IMPACT:This conclusion is based upon the responses in 1 through 16 of this environmental assessment. Therefore,
there should be no potential for a significant impact with the proposed mitigation measures as a result of this project.
18. LISTED BELOW TIE PERSON OR PERSONS WHO PREPARED OR PARTICIPATED IN THE
PREPARATION OF THE INITIAL STUDY:
Douglas R.Evans,Director of Planning and Building
Steve Hayes,AICP,Principal Planner
Brad Weekley,Associate Planner
19. DETERMINATION
On the basis of this initial evaluation:
I find the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
X I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because ofthe mitigation measures described
in the Mitigated Negative Declaration
I Find the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project is consistent with the Program EIR on:
—hfue ✓ All / Date: f
Douglas 4varis
Director of Planning & Building
5.0830-Planned Development 260 and TPM 29691 Page 25 of 25 Initial Study
A
TRAFFIC IMPACT STUDY
STAR CANYON VILLAGE PALM SPRINGS
PLANNED DEVELOPMENT
CITY OF PALM SPRINGS
FEBRUARY 14, 2000
Prepared For:
Palm Springs New Millennium Development
39-700 Bob Hope Drive, Suite 300
Rancho Mirage,CA 92270
(619)776-8350
Prepared By:
Endo Engineering
28811 Woodcock Drive
Laguna Niguel, CA 92677
(949) 362-0020
EXECUTIVE SUMMARY
a. Project Location
The vacant project site is a 11.41-acre parcel, generally located in the Southwest portion of
the City of Palm Springs.
b. Project Description
The proposed project is a hotel/vacation ownership resort, as shown in the Site Plan,
Figure 1-3. It could be built and fully occupied by the year 2007. The project, as
proposed, would include a 198-room hotel, a timeshare project consisting of 264 units
(176 two-bedroom lockoffs of which half will be sold as individual one bedroom units), a
200-seat quality restaurant, a 200-seat nightclub, and a 7,000 square-foot spa.
The project site is currently vacant. The project site is designated for resort commercial and
high density residential uses in the Palm Springs General Plan. The site is zoned WC-1
(commercial zone with a watercourse overlay) and WR-3 (multi-family residential with a
watercourse overlay). The proposed project includes an application for a Planned
Development District.
Site access is proposed via two driveways on Palm Canyon Drive, and one potential
driveway on Belardo Drive. The northern driveway is a shared access with the existing
Rock Garden Cafe, and is planned for signalization in conjunction with the project. The
southern driveway proposed on Palm Canyon Drive will be restricted to right-turn ingress
and egress only.
c. Project Study Area
The study area includes four existing signalized key intersections and the signalized main
access as shown in Figure 1-2. In addition, the traffic study provides future traffic
volumes at the southern driveway which will be restricted to right-turn ingress and egress
only.
d. Existing Traffic Conditions
All of the key signalized intersections currently operate at level of service B (LOS B) during
the mid-day and evening peak hours.
e. Traffic Impacts
The following are the circulation impacts associated with the proposed project:
1. The proposed development would generate 4,070 daily trips, which includes 267
mid-day peak hour trips (152 inbound and 115 outbound) and 312 evening peak
hour trips (174 inbound and 138 outbound).
2. The proposed project includes two driveways on Palm Canyon Drive, and one
potential driveway on Belardo Drive.
3. The northern driveway on Palm Canyon Drive is a shared access with the existing
Rock Garden Cafe, and will meet signal warrants upon development of the
proposed project.
ES-1 HA 7�
w
4. The southern driveway proposed on Palm Canyon Drive will be restricted to right-
turn ingress and egress only.
5. All four key intersections and the project driveways are projected to operate at
acceptable levels of service under year 2007+project conditions with existing lane
geometrics,except lane modifications proposed at the project driveways.
6. All of the key intersections will operate at the same level of service with or without
the addition of project-related traffic.
7. All four key intersections and the project driveways are projected to operate at
acceptable levels of service under year 2020+project conditions with existing lane
geometrics, except lane modifications proposed at the project driveways.
8. The proposed development with 551 parking spaces, will meet the Palm Springs
Municipal Code parking requirement for the proposed uses.
f. Recommendations
1. The design of the proposed parking lot layout and site driveways shall be subject
to the review and approval of the City Traffic Engineer during the development
review process, to insure compliance with City access and design standards.
2. Belardo Road shall be improved to City design standards for secondary
thoroughfares and the half-width constructed adjacent to the site, as required by the
City of Palm Springs.
3. The project proponent shall 'implement bike lane striping and signage
improvements required by the City Traffic Engineer along Palm Canyon Drive and
Belardo Road adjacent to the site.
4. The project proponent shall participate in the construction of a raised median along
Palm Canyon Drive, adjacent to the site, as specified by the City of Palm Springs.
5. Streetlights will be installed on-site,as specified by the City Traffic Engineer.
6. A traffic signal controlling traffic at the main site access on Palm Canyon Drive
shall be installed in conjunction with on-site development.
7. A STOP sign will control exiting site traffic and clear unobstructed sight distances
shall be provided at the southern site driveway on Palm Canyon Drive and at the
potential access on Belardo Road(when constructed).
8. The project proponent will coordinate with SunLine Transit Agency regarding the
need for on-site public transit facilities.
9. The project proponent shall contribute traffic impact mitigation fees, by
participating in the TUMP program.
10. The project proponent shall contribute on a "fair-share" basis to circulation
improvements of areawide benefit (such as the Belardo Road bridge across
Tahquitz Creek), as specified by the City of Palm Springs.
ES-2 IIPV3
1 . PROJECT DESCRIPTION
a. Project Location
The vacant project site is a 11.41-acre parcel, generally located in the southwest portion of
the City of Palm Springs. Figure 1-1 depicts the project site in its regional context.
The project site is more precisely located west of Palm Canyon Drive, and south of
Tahquitz Creek. Figure 1-2 illustrates the study area as well as the key intersections and
proposed site access points to be evaluated.
b. Project Description
The proposed project is a hotellvacation ownership resort, as shown in the Site Plan,
Figure 1-3. It could be built and fully occupied by the year 2007. The project, as
proposed, would include a 198-room hotel, a timeshare project consisting of 264 units
(176 two-bedroom lockoffs of which half will be sold as individual one bedroom units), a
200-seat quality restaurant, a 200-seat nightclub, and a 7,000 square-foot spa.
As shown in Figure 1-3, the proposed project includes two driveways on Palm Canyon
Drive, and one potential driveway on Belardo Drive. The northern driveway is a shared
access with the existing Rock Garden Cafe, and is planned for signalization in conjunction
with the project. The southern driveway proposed on Palm Canyon Drive will be restricted
to right-turn ingress and egress only.
c. Project Study Area
The study area includes four existing signalized key intersections and the signalized main
access (as shown in Figure 1-2) that were analyzed with 1994 Highway Capacity Manual
(HCM) methodologies as implemented by the Highway Capacity Software (HCS). The
proposed exclusive right-turn driveway on Palm Canyon Drive and the existing access to
the Rock Garden Cafe (a shared access with the proposed project) are restricted to right-
turn egress, carry low volumes and provide acceptable levels of service during peak hours
and therefore were not analyzed with the Highway Capacity Software. Future traffic
volumes at these driveways were projected, however, to ensure that appropriate approach
lanes were provided in the project design.
ild
1-1
I.
Figure 1-1
Regional Location
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EXHIBIT A
CASE NO. 5.0830
PLANNED DEVELOPMENT 260
TENTATIVE PARCEL MAP NO. 29691
STAR CANYON MIXED - USE PROJECT
PALM SPRINGS NEW MILLENNIUM DEVELOPMENT,INC.
APRIL 26, 2000
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, 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.
PLANNING DEPARTMENT:
1. The proposed development of the premises shall conform to all applicable regulations of
the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes,
ordinances and resolutions which supplement the zoning district regulations.
2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its
agents„ officers and employees from any claim, action or proceeding against the City of
Palm Springs or its agents, officers or employees to attach, set aside, void or amiul, an
approval of the City of Palm Springs, its legislative body, advisory agencies, or
administrative officers concerning Case No. 5.0830 /PD 260 / TPM 29691. The City of
Palm Springs will promptly notify the applicant of any such claim, action or proceeding
against the City of Palm Springs and the applicant will either undertake defense of the
matter and pay the City's associated legal costs or will advance funds to pay for defense
of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify
the applicant of any such claim, action or proceeding or fails to cooperate fully in the
defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold
harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the
right to settle or abandon the matter without the applicant's consent but should it do so,
the City shall waive the indemnification herein, except, the City's decision to settle or
abandon the matter following an adverse judgement or failure to appeal, shall not cause a
waiver of the indemnification rights herein.
110#
3. Pursuant to Fish and Game Code Section 711.4, a filing fee of$78.00 is required. This
project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption
shall be completed by the City and two copies filed with the County Clerk. This
application shall not be final until such fee is paid and the Certificate of Fee Exemption is
filed. Fee shall be in the form of a money order of cashier's check payable to Riverside
County.
4. The mitigation measures of the environmental assessment shall apply. The applicant
shall submit a signed agreement that the mitigation measures outlines as part of the
negative declaration or EIR will be included in the plans prior to City Council
consideration of the environmental assessment.
5. The final development plans shall be submitted accordance with Section 9403.00 of the
Zoning Ordinance. Final development plans shall include site plans, building elevations,
floor plans, roof plans, grading plans, landscape plans, irrigation plans, exterior lighting
plans, sign program, mitigation monitoring program, site cross sections,property
development standards and other such documents as required by the Planning
Commission. Final development plans shall be submitted within two (2) years of the
City Council approval of the preliminary planned development district. Final landscape
plans shall be approved by the Riverside County Agricultural Commissioner's Office
prior to submittal. Final plans shall be submitted and approved by the Planning
Connuission prior to issuance of building permits.
6. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance.
The applicant shall submit an application for Final Landscape Document Package to the
Director of Planning and Building for review and approval prior to the issuance of a
building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements.
7. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be
submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal
Code for specific requirements.
8. The grading plan shall show the disposition of all cut and fill materials. Limits of site
disturbance shall be shown and all disturbed areas shall be fully restored or landscaped.
9. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3'wide and 6"
deep. The irrigation system shall be field tested prior to final approval of the project.
Section 14.24.020 of the Municipal Code prohibits nuisance water from entering the
public streets, roadways or gutters.
10. 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 per City of
Palm Springs Engineering specifications.
11. In accordance with Planning Commission Resolution No. 1503, dated November 18,
SAW
1970, the developer is required to plant Palm trees (14 feet from ground to fronds in
height) 60 feet apart along the entire frontage of Palm Canyon Drive (replace or relocate
as necessary).
12. The applicant prior to issuance of building permits shall submit a draft declaration of
covenants, conditions and restrictions ("CC&R's") to the Director of Planning and
Building for approval in a form to be approved by the City Attorney, to be recorded prior
to issuance of occupancy permits. The CC&R's shall be enforceable by the City, shall
not be amended without City approval, shall require maintenance of all property in a
good condition in accordance with all ordinances and shall include the following special
conditions:
The applicant shall submit to the City of Palm Springs, a deposit in the amount of
Five Thousand Dollars ($5,000), for the review of the CC&R's, by the City Attorney.
13. Separate architectural approval and permits shall be required for all signs. A detailed
sign program shall be submitted for review and approval as part of the final development
plans.
14. All materials on the flat portions of the roof shall be earth tone in color.
15. All roof mounted mechanical equipment shall be screened from all possible vantage
points both existing and firture per Section 9303.00 of the Zoning Ordinance. The
screening shall be considered as an element of the overall design and must blend with the
architectural design of the buildings(s). The exterior elevations and roof plans of the
buildings shall indicated any fixtures or equipment to be located on the roof of the
building, the equipment heights, and type of screening. Parapets shall be at least 6"
above the equipment for the purpose of screening.
16. No exterior downspouts shall be permitted on any facade on the proposed building(s)
which are visible from adjacent streets or residential and commercial areas.
17. Perimeter walls shall be designed, installed and maintained compliance with the corner
cutback requirements as required in Section 9302.00.D.
18. The design, height, texture and color of building(s), fences and walls shall be submitted
for review and approval prior to issuance of building permits.
19. The street address numbering/lettering shall not exceed eight inches in height.
20. Construction of any hotel and/or residential unit shall meet minimum soundproofing
requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the
California Administrative Code. Compliance shall be demonstrated to the satisfaction of
the Director of Building and Safety prior to issuance of building permits.
21. An exterior lighting plan in accordance with the lighting ordinance in effect at the time
#04.so
shall be submitted for review and approval by the Director of Planning and Building prior
to the issuance of building permits. A photometric study and manufacturer's out sheets
of all exterior lighting on the building, in the landscaping, and in the parking lot shall be
submitted for approval prior to issuance of a building permit. If lights are proposed to be
mounted on buildings, down-lights shall be utilized.
22. Illumination levels in the parking area shall be an average of one-foot candle with a
ration of average light to minimum light of four to one (4:1).
23. Parking lot light fixtures shall align with stall striping and shall be located two to three
feet from curb face.
24. Submit plans meeting City standard for approval on the proposed trash and recyclable
materials enclosure prior to issuance of a building permit.
25. This project shall be subject to Chapters 2.224 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 the first $100,000 of
total building pennit valuation for individual single-family units exempt. Should the
public art be located on the project site, said location shall be review and approved by the
Director of Planning and Building 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.
26. Details of pool fencing (material and color) and equipment area shall be submitted with
final landscape plan.
27. No sirens, outside paging or any type of signalization will be permitted, except approved
alarm systems.
28. No outside storage of any kind shall be permitted except as approved as a part of the
proposed plan.
29. Vehicles associated with the operation of the proposed development including company
vehicles, employees' vehicles (hotel and timeshare) shall not be permitted to park off the
proposed building site unless a parking management plan has been approved.
30. Prior to the issuance of building permits, locations of all telephone and electrical boxes
must be indicated on the building plans and must be completely screened and located in
the interior of the building. Electrical transformers must be located toward the interior of
the project maintaining a sufficient distance from the frontage(s) of the project. Said
transformer(s) must be adequately and decoratively screened.
31. Loading space facilities shall be provided in accordance with Section 9307.00 if the
110, 511
Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior
to issuance of building permits.
32. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be
provided every 10 parking spaces. Additional islands may be necessary to comply with
shading requirements in# 33 below.
33. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning
Ordinance shall be met. Details to be provided with final landscape plan.
34. Parking stalls shall be delineated with a 4 to 6 inch double strip-hairpin or elongated "U"
design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall
provide wheel stops.
35. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end
parking spaces or end spaces shall be increased to eleven(11) feet wide.
36. Tree wells shall be proved within the parking lot and shall have a planting area of six feet
in diameter/width.
37. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall
be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet
wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap
spaces can share a common walkway. One in every eight(8) handicap accessible spaces,
but not less than one (1), shall be served by an 8 foot walkway on the right side and shall
be designated as "van accessible".
38. Handicapped accessibility shall be indicated on the site plan to include the location of
handicapped parking spaces, the main entrance to the proposed structure and the path of
travel to the main entrance. Consideration shall be given to potential difficulties with the
handicapped accessibility to the building due to the future grading plans for the property.
39. Compact and handicapped spaces shall be appropriately marked per
Section 9306.000OC 10 of the Zoning Ordinance.
40. Curbs shall be installed at a minimum of five (5) from face of walls, fences, buildings, or
other structures. Areas that are not part of the maneuvering area shall have curbs placed
at a minimum of two (2) feet froin the face of walls, fences buildings adjoining
driveways.
41. All awnings (if any) shall be maintained and periodically cleaned.
42. The project shall comply with the City of Palm Springs Transportation Demand
Management(TDM) Ordinance which establishes transportation demand management
1pq,
requirements for the City of Palm Springs. Refer to Chapter 8.4 of the Municipal Code
for specific requirements. The draft plan shall be submitted prior to issuance of building
permits and approved prior to issuance of the Certificate of Occupancy for Phase I.
43. That the developer either dedicate or grant an easement to the City for the relocation and
operation of an equestrian tie up area in the northeast corner of the site or alternatively
work with the City and Riverside County Flood Control District
and Water Conservation District to relocate existing on-site facilities to the
Tahquitz Creek Flood Control facility immediately adjacent to the subject property.
Pedestrian access to the Rock Garden Cafe shall also be provided for and constructed.
44. That the applicant shall work with Mac Magruder Chevrolet to create adequate sight
distance across the subject property to maintain reasonable sight access to existing signs
and the applicant shall work to develop a mutually agreeable site plan for the area
adjacent to South Palm Canyon Drive between the southerly site driveways and the
automobile dealership. These issues shall be resolved prior to approval of final
development plans, and detailed site improvement plans shall be submitted for review
and approval by the Planning Commission.
45. That the developer shall work with the City to prepare a South Palm Canyon Drive street
improvement program (between Sunny Dunes and Mesquite Avenue). This program
shall include median islands and landscaping thereof, decorative light fixtures, castle
banners, and entry statement (at Mesquite Avenue) and other streetscape amenities. The
plan shall be submitted as part of Final Planned Development District and the applicant
shall be responsible for constructing improvements adjacent to its property and for
required share of off- site improvements. (See Engineering Division - Median Island
requirements).
46. a) That the approval of this project is based upon the specific architectural design of the
buildings, site plan, building materials, landscape and other design elements. Final
development plans and construction documents shall contain the same level of detail and
high quality building materials. The City reserves the right to disapprove final
development plans and/or construction plans and specifications if architectural or
building materials are proposesd to be changed.
b) That prior to installation of exterior materials to the building, the
Contractor shall construct a full scale sample exterior material and finish Sample on
site construction materials, showing all workmanship and finishes. Said exterior material
and finish sample shall be approved by the Design
Review Committee (changed by the Planning Commission at its 4/26/00 meeting).
47. No time-share units shall be offered for sale or sold until there is a valid final subdivision
public report for the sale of such timeshare rights or entitlement issued by the Department
of Real Estate of the State of California. A copy of the final public report shall be
provided to the City by the applicant.
os3
48. That prior to approval of the final Planned Development District, the applicant shall
provide a detailed time-share management program, including, but not limited to all
methods to guarantee adequacy, stability, and continuity of a first class level of
management(including sales/marketing) and maintenance of the time-share component
of the project. This detailed program shall be submitted to and approved by the Director
of Planning and Building.
49. That a land use permit shall be required for the proposed free-standing restaurant and for
any proposed outdoor entertainment on the subject property.
50. That all employees of the hotel and timeshare project, including but not limited to time-
share sales staff and restaurant staff, shall be required to park on-site and shall not be
directed or encouraged to park off-site, unless a parking management plan is approved or
off-site parking is approved as an element of the Transportation Demand Management
Program.
51. On-site driveways shall meet City code requirements for width and design.
52. That Phase I and Phase II shall be constructed concurrently.
53. That the proposed architectural detail be approved subject to review of final development
plans and incorporation of specific details and materials as proposed. Prior to submittal
of full final development plans, the applicant shall submit progress architectural plans for
Design Review Committee review and approval.
54. That the perimeter landscape areas (Belardo Road, Tahquitz Creek, and south area) be
increased where possible and that large size and scale trees be utilized.
55. That pedestrian access facilities be added along the Belardo Road frontage, Tahquitz
Creek, and along South Palm Canyon Drive. Decorative paving, walk lights, and other
amenities shall be incorporated into the design. Design features of the Heritage Trail
project should be added along Belardo Road. Specific details shall be incorporated into
final development plans.
56. That decorative paving shall be added at project entries and pedestrian access points.
57. That the southerly portion of the proposed restaurant adjacent to South Palm Canyon
Drive shall be re-designed.
58. That the required CC&R's for the project shall include a provision that day use of on-site
pool and recreation areas by timeshare owners and other individuals not staying at the
facility shall be prohibited.
59. That the main entry driveway shall have one median island break to allow egress from
the Rock Garden Cafe parking lot.
POLICE DEPARTMENT;
60. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal
Code.
61. Developer shall consult with the Chief of Police regarding final design of the project
regarding public safety and security issues. Recommendation of the Chief of Police shall
be incorporated into the final design of the project and if necessary project CC&R's.
WASTE DISPOSAL SERVICES:
62.. The location of the trash enclosures is acceptable subject to approved construction
details approved by the Director of Planning and Building with approved City details.
BUILDING DEPARTMENT:
63. Prior to any construction on-site, all appropriate permits must be secured.
TIRE DEPARTMENT:
64. Construction shall be in accordance with the 1998 California Fire Code, 1998 California
Building Code, 1996 National Electrical Code, City of Palm Springs Ordinance 1570,
Desert Water Agency requirements plus NFPA 13, 14 and 24.
65. Fire Department access roads shall be provided and maintained in accordance with the
1998 California Fire Code, Article 9, Section 902. Fire apparatus access roads shall have
an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of
not less than 14'6". Cul-de-sac streets or curves shall be designed with a minimum
turning radius of 43 feet on center.
66. Construction site fencing required per City of Palm Springs Ordinance 1570.
67. Construction site fire department access gates shall be at least 14 ft. in width and
equipped with a frangible chain and padlock.
68. A construction site guard is required for combustible construction per City of Palm
Springs Ordinance 1570. The guard shall remain intact until buildings are stuccoed or
covered and secured with lockable doors and windows.
69. The guard must be on duty at the construction site during all normal non-working hours
or as the Fire Marshall deems necessary.
70. Where underground water mains are to be provided, they shall be installed, completed
and in service with fire hydrants or standpipes located as directed by the fire department,
but not later than the time when combustible materials are delivered to the construction
site.
71. Free access from the street to fire hydrants and to outside connections for standpipes,
sprinklers or other fire extinguishing equipment, whether permanent or temporary, shall
be provided and maintained at all times.
72. Access for fire fighting equipment shall be provided to the immediate job site at the start
of construction and maintained until all construction is complete.
73. Complex fire apparatus access gates are required and shall be an unobstructed 14 ft. in
width. Gates shall be equipped with a KNOX locking device/ switch or key box per
California Fire Code, Article 9, Section 902.4. Contact this office for KNOX application
form.
74. The KNOX fire/police/ambulance/rapid entry system is the only lock box, lock vault,
key cabinet,key switch, padlock, FDC cap, or decal approved for use by the City of Palm
Springs Fire Department,
75. Water supplies and fire hydrants shall be in accordance with 1998 California Fire Code,
Article 9, Section 903, and Desert Water Agency Specifications.
76. A complete automatic fire extinguishing system equipped with 24 hour monitoring is
required in accordance with 1998 California Fire Code, Article 10, Sec. 1003, 1998
California Building Code, Chapters 3,4,5,9,10, City of Palm Springs Ordinance 1570 plus
NFPA 13 and 24.
77. The design and installation of an automatic fire sprinkler system shall only be done by a
licensed C-16 Fire Sprinkler Contractor in accordance with the 1998 California Fire
code, 1998 California Building Code and NFPA Pamphlet 13.
78. Fire sprinkler contractor to submit detailed plans directly to this office as soon as
possible.
79. Submittal to include manufacturers data/out sheets and listings with expiration dates on
all equipment and materials used. Include hydraulic calculations with submittal.
80. Sprinkler heads shall be new, UL listed and California State Fire marshal approved.
81. Monitoring and alarms shall be in accordance with 1998 California Fire Code and NFPA
71 and 72.
82. Class III standpipes required and shall be installed in accordance with 1998 Uniform Fire
Code, Article 10, Section 1004, and 1998 California Building Code Chapter 9, Standard
9-2 and NFPA 14. Contact Building Official.
83. All fire service underground piping shall be installed in accordance with NFPA 24.
11056
84. All fire service underground pipe and thrust blocks to be inspected by the Fire
Department before backfilling.
85. Contact the Fire Department at least 24 hours in advance for all inspections and tests.
86. Fire alarm system is required. Installation and maintenance of a fire alarm system shall
be in accordance with 1998 California Fire Code, Article 10, Section 1007, NFPA 12.
Pamphlets 71, 72 and 760. A complete test of system shall be made by the Fire
Department. Contact the Fire Department to schedule testing.
87. Fire alarm contractor to submit detailed plans directly to the Fire Department for review
as soon as possible. Submittal to include manufacturers data/cut sheets and listings with
expiration dates on all equipment and materials used. Include battery calculations with
submittal.
88. Portable fire extinguishers shall be installed in accordance with 1998 California Code,
Article 10, Standard 10. Provide one 2-A:10-B:C fire extinguisher for every 75 feet of
floor or grade travel distance. Machine rooms require a minimum of a 10-B:C
extinguisher. Cooking lines require a minimum of a 2-A:1-B:C:K fire extinguisher per
NFPA Pamphlet 96 and UL-300. Final determination of the type of extinguishers and
spacing to be determined by field inspector.
89. A ventilating hood and duct system shall be installed in all restaurant kitchens in
accordance with the 1998 California Fire Code, 1998 California Building Code,NFPA
96 and UL-300.
90. An approved automatic hood and duct fire extinguishing system shall be provided for the
protection of commercial - type cooking equipment in accordance with the 1998
California Fire Code, Article 10, Section 1006. Systems shall be installed in accordance
with the NFPA 96 and UL-300.
91. Fire dampers shall be provided where air ducts penetrate fire-rated walls or ceilings.
Contact Building Official for requirements and testing.
92. Smoke dampers and activating smoke and/or heat detectors shall be in accordance with
the 1998 California Building Code and must be installed separately from the Fire Alarm
System. The signals for these devices shall not be included with any fire alarm or
waterflow signal. Contact Building Official for requirements and testing.
93. Exit doors, corridors , assemblies, gates, barriers, stairways and ramps shall be in
accordance with 1998 California Building Code. Contact Building Official.
94. Exit illumination and exit signs shall be in accordance with 1998 California Building
Code and shall be electrically illuminated. Contact Building Official.
95. Portable fire extinguishers shall be installed in accordance with 1998 California Code,
I to .4�7
Article 10, Standard 10. Provide one 2-A:10-B:C: fire extinguisher for every 75 feet of
floor or grade travel distance. Machine rooms require a minimum of a 10:B:C
extinguisher. Cooking lines require a minimum of a 2-A:1-B:C:K fire extinguisher per
NFPA Pamphlet 96 and UL-300. Final location and type are to be determined by the
field inspector.
96. Low level exit signs where required by 1994 California Building Code, Chapter 10 and
Building Official shall be nuclear type as approved by the Fire Department.
97. Flame retardant treatment and standards shall be in accordance with 1998 California Fire
Code. Submit certificates directly to the Fire Department as soon as possible.
98. Submit critical flux data for floor covering per 1998 California Building Code directly to
the Fire Department for file as soon as possible. Contact Building Official for farther
information.
99. Occupancy classification shall be in accordance with 1998 California Building Code,
Chapter 3. Contact Building Official.
100. Occupant load/room capacity shall be in accordance with 1998 California Building
Code, Chapter 10, Section 1002. Contact building official for calculation.
101. Posting of occupancy or room capacity shall be in accordance with 1998 California
Building Code, Chapter 10, Section 1002.3. Contact Building Official.
102. Provide the Fire Department with an 8 '/2"by 11" site plan.
103. A Fire Department access road providing access from Mesquite Avenue is required at the
western perimeter of this project. Fire Department access roads shall be provided and
maintained in accordance with the 1998 California Fire Code. They shall have an
unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 14' 6". Construction shall be all weather capable, able to support a fire truck
weighing 67,000 pounds. The minimum turning radius shall be 43 feet from centerline.
104. A Fire Department access gate is required and shall be at least 14' in width and equipped
with a KNOX locking device.
105. Further comments as conditions warrant.
ENGINEERING DEPARTMENT:
The Engineering Department recommends that if this application is approved, such approval is
subject to the following conditions being completed in compliance with City standards and
ordinances.
Before final acceptance of the project, all conditions listed below shall be completed to the
satisfaction of the City Engineer.
STREETS
1. Any improvements within the street right-of-way require a City of Palm Springs
Encroachment Permit. Work shall be allowed according to Resolution 17950 -
Restricting Street Work on Major and Secondary Thoroughfares.
2. Submit street improvement plans prepared by a Registered Civil Engineer to the
Engineering Department. The plan(s) shall be approved by the City Engineer prior
to issuance of any grading or building permits.
Minimum submittal shall include the following, IF applicable:
A. Copy of signed Conditions of Approval from Planning Department.
B. All agreements and improvement plans approved by City Engineer, IF
applicable.
C. Proof of processing dedications of right-of-way, easements, encroachment
agreements/licenses, covenants, reimbursement agreements, etc. required
by these conditions.
PALM CANYON DRIVE SOUTH
3. Dedicate an additional right-of-way of 10 feet to provide the ultimate half street
width of 50 feet along the entire property frontage of the subject property in
accordance with City of Pahn Springs Standard Drawing No. 105.
4. Easements shall be granted for the portions of the bicycle path that leave the
public right-of-way.
5. The property owner shall enter into a reciprocal access agreement with the
owner(s), master lease and all sub-leases of the ingress and egress easement and
provide a copy of same to the City Engineer prior to issuance of building permit.
6. Construct an 8 inch curb and gutter, 38 feet WEST of centerline along the entire
frontage of the subject property to the existing bus turn out per City of Palm
Springs Standard Drawing No. 200.
7. Construct BOTH sides of an 8 foot cross gutter and spandrel at the intersection of
PALM CANYON DRIVE SOUTH and MAIN ENTRANCE AND SOUTH
DRIVEWAY with a flow lhie parallel to the centerline of PALM CANYON
DRIVE SOUTH in accordance with City of Palm Springs Standard Drawing No.
200 and 206.
8. The south driveway approach shall be constructed in accordance with City of
Palm Springs Standards and have minimum width of 24 feet. It shall be
constructed to accommodate right turn in and right turn out turning movements
only.
The north driveway approach shall be constructed in accordance with City of Palm
Springs Standard Drawing No. 205 and have a maximum ingress and egress lane
widths of 16 feet (minimum width 14 feet).
9. Construct an 8 foot wide sidewalk adjacent to curb along the entire PALM
CANYON DRIVE SOUTH frontage. The sidewalk shall be constructed with
colored Portland Cement concrete. The admixture shall be Palm Springs Tan,
Desert Sand, or approved equal color by the Engineering Department. The
concrete shall receive a broom finish.
10. Construct a curb ramp meeting current California State Accessibility standards
both sides of the north and south driveways per City of Palm Springs Sid. Dwg.
Nos. 212 and 212A.
11. Construct a 14-foot wide landscaped, raised median island as specified by the City
Engineer from Mesquite Avenue West to the north property line. Provide a left
turn pocket on the north side of the Mesquite Avenue West at Palm, Canyon Drive
South intersection and on the south side of the Palm Canyon Drive South at Main
Driveway intersection. The nose width shall be 4 feet wide and shall have stone
cobbles to the point where the desertscape can begin. The length of the turn
pockets shall be determined per Caltrans Highway Design Manual Sec. 405 and
be approved by the City Engineer. Developer shall enter into a reimbursement
agreement with the City of Palm Springs prior to issuance of the grading permit.
12. Construct AC pavement with a minimum pavement section of 5 inch asphalt
concrete pavement over 4 inch aggregate base with a minimum subgrade of 24
inches at 95% relative compaction, OR equal, from edge of proposed gutter to
clean saw cut edge of pavement along the entire frontage in accordance with City
of Palm Springs Standard Drawing No. 110 and 340. The pavement section shall
be designed, using "R" values, by a licensed Soils Engineer and submitted to the
City Engineer for approval.
BELARDO ROAD SOUTH
13. Dedicate right-of-way of 40 feet to provide the ultimate half street width along the
entire property frontage of the subject property in accordance with City of Palm
Springs Standard Drawing No. 105.
14. Off-site 1/2 street improvements on Belardo Road South from Mesquite Avenue to
the project site shall be constructed and the developer may enter into the
reimbursement agreement with the City of Palm Springs prior to issuance of the
grading permit.
15. Construct an 8 inch curb and gutter, 32 feet EAST of centerline from Mesquite
Avenue to the north side of the proposed driveway , with a 35 foot radius curb
return at the intersection of Mesquite Avenue and Belardo Road per City of Palm
Springs Standard Drawing No. 200.
16. The driveway approach shall be constructed in accordance with City of Pahn
Springs Standard Drawing No. 201 and have minimum width of 24 feet.
17, Reconstruct the curb ramp meeting current California State Accessibility standards
at the intersection of Mesquite Avenue and Belardo Road per City of Palm Springs
Std. Dwg. Nos. 212 and 212A.
18. Construct AC pavement with a minimum pavement section of 3 inch asphalt
concrete pavement over 6 inch aggregate base with a minimum subgrade of 24
inches at 95% relative compaction, OR equal, from edge of proposed gutter to
centerline from Mesquite Avenue to the north side of the driveway approach in
accordance with City of Palm Springs Standard Drawing No. 110 and 325. The
pavement section shall be designed, using "R" values, by a licensed Soils
Engineer and submitted to the City Engineer for approval. Construct redwood
headers along the west side of the proposed pavement
19. The developer shall pay his proportionate share of the cost of the Belardo Road
Bridge prior to issuance of building permits. The proportionate share of the cost
shall be based on the project's estimated percent of traffic on Belardo Road as
approved by the City Engineer.
20. The Engineering Department recommends deferral of off-site improvement
ITEMS 21 dun 23 at this time due to lack of full improvements in the immediate
area. The developer shall enter into a covenant agreeing to construct all mentioned
improvements along the entire frontage upon the request of the City of Pahn
Springs City Engineer at such time as deemed necessary. The covenant shall be
submitted with the Grading Plan. The Grading Permit will not be issued until
completion of the covenant.
* 21. Construct an 8 inch curb and gutter, 32 feet EAST of centerline from the north
side of the proposed driveway to the north property line per City of Palm Springs
Standard Drawing No. 200.
* 22. Construct a minimum 8 foot wide sidewalk behind the curb along the entire
frontage in accordance with City of Patin Springs Standard Drawing No. 210.
* 23. Construct ac pavement with a minimum pavement section of 3 inch asphalt
concrete pavement over 6 inch aggregate base with a minimum subgrade of 24
inches at 95% relative compaction, OR equal, from edge of proposed gutter to
centerline from the north side of the proposed driveway to the north property to
the north property along the entire frontage in accordance with City of Palm
Springs Standard Drawing No. 110 and 325. The pavement section shall be
designed, using "R" values, by a licensed Soils Engineer and submitted to the City
Engineer for approval.
SANITARY SEWER
24. Connect all sanitary facilities to the City sewer system. Lateral shall not be
connected at manhole.
GRADING
25. A copy of a Title Report prepared/updated within the past 3 months and copies of
record documents shall be submitted to the City Engineer with the first submittal
of the Grading Plan.
26. Submit a grading plan prepared by a Registered Professional to the Engineering
Department for plan check. Grading plan shall be submitted to the Planning
Department for comments prior to submittal to the Engineering Department. The
Grading Plan shall be approved by the City Engineer prior to issuance of any
grading or building permits.
Minimum submittal includes the following:
A. Copy of final Planning Department comments.
B. Copy of signed Conditions of Approval from Planning Department.
C. Copy of Site Plan stamped approved and signed by the Planning
Department.
D. Copy of Title Report prepared/updated within past 3 months.
E. Copy of Soils Report, IF required by these conditions. ��
F. Copy of Hydrology Study/Report, IF required by these conditions.
G. Copy of the General Construction Activity Storm Water Permit from the
State Water Resources Control Board (Phone No. 916 657-0687) to the
City Engineer prior to issuance of the grading pennit.
27. The geotechnical engineer shall review the site design, development, grading and
foundation construction phases of the work to assure compliance with design
concepts, specifications and recommendations and allow design changes if it is
found that subsurface conditions differ from the geotechnical report.
28. Drainage swales shall be provided adjacent to all curbs and sidewalks - 3' wide
and 6" deep - to keep nuisance water from entering the public streets, roadways,
or gutters.
29. Developer shall obtain a General Construction Activity Storm Water Permit from
the State Water Resources Control Board (Phone No. (916)-657-0687) and
provide a copy of same, when executed, to the City Engineer prior to issuance of
the grading permit.
(This permit is required where construction activity results in land disturbance of 5
Ac. or more OR less than 5 Ac., but part of a larger common plan of development
or sale.)
30. In accordance with City of Palm Springs Municipal Code, Section 8.50.00, the
developer shall post with the City a cash bond of two thousand dollars ($2,000.00)
per acre for mitigation measures of erosion/blowsand relating to his property and
development.
31. Contact the Building Department to get PM10 requirements prior to request for
grading permit.
DRAINAGE
32. The developer shall accept all flows impinging upon his land and conduct these
flows to an approved drainage structure. On-site retention/detention or other
measures approved by the City Engineer shall be required if off-site facilities are
determined to be unable to handle the increased flows generated by the
development of the site. Provide calculations to determine if the developed Q
exceeds the capacity of the approved drainage carriers.
33. The project is subject to flood control and drainage implementation fees. The
acreage drainage fee at the present time is $7,271.00 per acre per Resolution No.
15189. Fees shall be paid prior to issuance of a building permit.
110-0
ON-SITE
34. The minimum pavement section for all on-site streets/parking areas shall be 2-1/2
inch asphalt concrete pavement over 4-inch aggregate base with a minimum
subgrade of 24 inches at 95% relative compaction, OR equal. The pavement
section shall be designed, using "R" values, determined by a licensed Soils
Engineer and submitted with the Fine Grading Plan to the City Engineer for
approval.
35. The on-site parking lot shall be constructed in accordance with City of Palm
Springs Zoning Ordinance, Section 9306.00.
GENERAL
36. Any utility cuts in the existing off-site pavement made by this development shall
receive trench replacement pavement to match existing pavement plus one
additional inch. See City of Palm Springs Standard Drawing No. 115. Pavement
shall be restored to a smooth rideable surface.
37. All existing and proposed utility lines that are less than 35 kV on/or adjacent to
this project shall be undergrounded. The location and size of the existing overhead
facilities shall be provided to the Engineering Department along with written
confirmation from the involved utility company(s) that the required deposit to
underground the facility(s) has been paid, prior to issuance of a grading permit.
All undergrounding of utilities shall be completed prior to issuance of a Certificate
of Occupancy.
38. All existing utilities shall be shown on the grading/street plans. The existing and
proposed service laterals shall be shown from the main line to the property line.
The approved original grading/street plans shall be as-built and returned to the
City of Palm Springs Engineering Department prior to issuance of the certificate
of occupancy.
39. The developer is advised to contact all utility purveyors for detailed requirements
for this project at the earliest possible date.
40. Nothing shall be constructed or planted in the corner cut-off area of any driveway
which does or will exceed the height required to maintain an appropriate sight
distance per City of Pahn Springs Standard Drawing No. 203.
41. 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 per
City of Palm Springs Engineering specifications.
42. hi accordance with Planning Commission Resolution No. 1503, dated November
18, 1970, the developer is required to plant palm trees (14 feet from ground to
fronds in height) 60 feet apart along the entire frontage of Palm Canyon Drive.
MAP
43. The Title Report prepared for subdivision guarantee for the subject property, the
traverse closures for the existing parcel and all lots created therefrom, and copies
of record documents shall be submitted with the Final Map to the Engineering
Department.
44. The Title Report prepared for subdivision guarantee for the subject property and
the traverse closures for the existing parcel and all areas of right-of-way or
easement dedication shall be submitted to the City Engineer for review and
approval with the Grant Deed.
45. The Final Map shall be prepared by a licensed Land Surveyor or qualified Civil
Engineer and submitted to the Engineering Department for review. Submittal shall
be made prior to issuance of grading or building permits.
TRAFFIC
46. The final traffic study shall be submitted to the City Engineer for approval prior to
issuance of the grading permit.
47. The developer shall provide a minimum of 48 inches of sidewalk clearance around
all street furniture, fire hydrants and other above-ground facilities for handicap
accessibility. The developer shall provide same through dedication of additional
right-of-way and widening of the sidewalk or shall be responsible for the
relocation of all existing traffic signal/safety light poles, conduit, pull boxes and
all appurtenances located on the PALM CANYON DRIVE SOUTH and
BELARDO ROAD SOUTH frontages of the subject property.
48. The developer shall replace all damaged, destroyed, or modified pavement
legends and striping that is required by the City Engineer on the PALM
CANYON DRIVE SOUTH frontage prior to issuance of a Certificate of
Occupancy.
49. Separate striping plans are to be prepared and submitted along with street
improvement plans for review and approval by the City Engineer.
50. A 30 inch "STOP" sign and standard "STOP BAR" and "STOP LEGEND" shall
be installed per City of Palm Springs Standard Drawing Nos. 620-626 at the
following locations:
Palm Canyon Drive South @ South Driveway
Belardo Road South @ Driveway
51. The developer shall install a 3-phase traffic signal at PALM CANYON DRIVE
SOUTH and MAIN ENTRANCE. The controller shall be designed for an 8-
phase signal. A reimbursement agreement for 50 % of the cost of the installation
shall be entered into by the developer and the City. The agreement shall be
executed and submitted to the Engineering Department prior to the issuance of
the building permit.
52. Construction signing, lighting and barricading shall be provided for on all
projects 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 State of California, Department of Transportation, "MANUAL
OF TRAFFIC CONTROLS FOR CONSTRUCTION AND MAINTENANCE
WORK ZONES" dated 1996, or subsequent additions in force at the time of
construction.
53. This property is subject to the Transportation Uniform Mitigation Fee based on
the LODGING ITE Code C land use.
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CITY OF PALM SPRINGS
CASE NO. �.0830 (PD260) DESCRIPTION
rTrl 2969/ N'PLICATION FOR A
APPLICANT PALl7 5PR1N65 NEW PLANNED DEVELOPI7ENr AND A TRAGT
MAP TO ALLOW FOR A RE50RT I10TEL
I'7ILLENNIUl7 DEVELOPP1ENT,INC. LOCATED NEAR Ti1E CORNER OF 50Ur l
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LAW OFFICES OF G
ERNEST G. NOIA
NOIA PROFESSIONAL BUILDING
429 E. TAHQUITZ CANYON WAY
PALM SPRINGS, CALIFORNIA 92262
TELEPHONE (760) 320-6912 FACSIMILE (760) 320-5739
May 9, 2000 <<, C LS L
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MAY 12 2C
Mr., Doug Evans, Planning Director
City of Palm Springs f�.h�'NING DIV! l iAl
3200 E. Tahquitz Canyon' Way _
Palm Springs, CA 92262
Re: Palm Springs New Millennium Project
Dear Mr. Evans:
I attended the yIndian Planning Commission Meeting of May 8`h, and heard the
presentation from Mr. Gold regarding the above mentioned project.
This office represents J. Patrick Patencio, a member of the Agua Caliente Band of
Cahuilla Indians. Mr. Patencio owns the property directly west of the project from
Mesquite to Sunny Dunes.
Obviously we have some concern regarding the height'of the building in such close
proximity to his 20 acre parcel. However, we must admit that the project is well
designed and believe it will be an asset to the City in general.
It is our understanding that the project is required to dedicate 40 feet for Belardo
Road but does not have to improve same at this time. We were told*that until the
bridge is completed the developer was not required to complete the improvements for
half of Belardo Road. We would prefer if the developer is obligated to complete the
improvements at its expense for the Belardo Road dedicated by them when and if the
bridge is completed.
If you have any questions, please feel free to call upon me. Thank you for your
attention.
Bes egard
Ernest G. Noia, Esq.
a I.
EGN:II
cc: J, Patrick Patencio ��54
Tom Davis
AFFIDAVIT
OF
MAILING NOTICES
I, the undersigned City Clerk of the City of Palm Springs, California, do
hereby certify that a copy of the Notice of Public Hearing before the City
Council of the City of Palm Springs, in conjunction with Cs5.0830/PD260
and TTM29691, Palm Springs New Millenium Development Inc., ., was
mailed to each and every person set forth on the attached list on the 27th day
of April, 2000. A copy of said Notice is attached hereto. Said mailing was
completed by placing a copy of said Notice in a sealed envelope, with
postage prepaid, and depositing same in the U.S. Mail at Palm Springs,
California.
I declare under penalty of perjury that the foregoing is true and correct.
Dated at Palm Springs, California,this 27th day of April, 2000.
ATRICIA A. SANDERS
City Clerk
is
NOTICE OF CITY COUNCIL HEARING
Case Nos. 5.0830/PD 260 and TTM 29691
Palm Springs New Millenium Development, Inc.
Project location: West side of South Palm Canyon Drive, approximately
275 feet north of Mesquite Drive, east of and abutting
the logical extension of Belardo Road.
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a
public hearing at it's meeting of May 17 , 2000. The City Council meeting begins at 7:00 p.m. in the City
Council Chamber, 3200 E. Tahquitz Canyon Way, Palm Springs.
The purpose of the hearing is to consider proposed Preliminary Planned Development District and
Tentative Tract Map applications for the development of a mixed - use facility consisting of a 198 - room
hotel, 176 vacation ownership units, banquet and meeting facilities, a 200-seat observatory lounge, a 200
seat restaurant and lounge, and outdoor recreational areas which include pools,jacuzzis, a waterslide,
amphitheater and other common outdoor areas. The proposed tentative tract map contemplates the
subdivision of the 11.41 acre ( 10.69 net acres) site, comprised of 3 separate parcels, into 9 lots ranging in
size from .35 acres to 3.23 acres, as well as a subdivision for condominium purposes for the timeshare
component. The project is proposed to be developed in a total of 8 phases. The subject site is located on
the west side of South Palm Canyon Drive, approximately 275 feet north of Mesquite Drive, east of and
abutting the logical extension of Belardo Road, Sections 22 and 23. The subject site is comprised of 3
contiguous parcels, the westernmost 2 zoned R-3 (Multiple family residential and Hotel Zone) and the
easternmost parcel zoned C-1 (Retail Business Zone). The subject site is currently vacant and
undeveloped, and consists of native terrain encompassing rock and vegatation typical of the alluvial fan.
An Environmental Assessment/Initial Study has been prepared and will be reviewed by the City Council
at the meeting. A draft Mitigated Negative Declaration of Environmental Impact has been prepared for
the subject proposal. Due to the projected increase in the amount of automobile traffic on South Palm
Canyon Drive in the immediate area of the project site, a traffic study has been prepared, which
recommends various traffic control mitigations and measures on South Palm Canyon Drive and on the
subject site itself. Other items discussed in the Environmental Assessment include noise, aesthetics, air
quality, geology, water, biological resources and energy and mineral resources. Members of the public
may view this document in the Department of Planning and Building, City Hall, 3200 East Tahquitz
Canyon Way, Palm Springs, and submit written comments to the City Council at or prior to the public
hearing described in this notice.
If any individual or group challenges the action in court, issues raised may be limited to only those issues
at the public hearing described in this notice or in written correspondence at or prior to the City Council
hearing.
Notice of Public Hearing is being sent to all property owners within four hundred (400) feet of the subject
property. An opportunity will be given at said hearing for all interested persons to be heard. Questions
regarding this case may be directed to Brad Weekley,Associate Planner, with the Department of
Planning and Building, at (760) 323-8245.
Patricia A. Sanders
City Clerk
121
Publish: April 24, 2000
Mail: April 27, 2000
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CITY OF PALM SPRINGS
CASE NO. �,08�0(PD2 ) DESCRIPTION
TTM 2969/ APPLCATION POP A
APPLICANT PALM 5PRlNG5 NEW PLANNED DEVELOPMENT AND A TP�1Gr
MAP r0 ALLOW POP A PE50Pr 170TEL
MILLENNIUM DEVELOPMENT,ING. LOGArED NEAR TI1E GOPNEP OP 50Ur17
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APN 003 6120 o6
WON JA LEE
1109 S PALM CANYON DR
PALM SPRINGS CA 92264-8333
Palm Springs New Millennium Dev.
39-700 Bob Hope Drive, Ste. 300
Rancho Mirage, CA 92270
APN 508-131-009 APN 508-131-015 APN 508-131-018
REDEVELOPMENT 3Cl'CITY OF PALM ROCCO &DEBRA DILUCCHIO JERRY &CHRISTOPHER FRANKEL
PO BOX 27 73464 SIESTA TRL 69 1010 KEANA PL F204
PAL - RINGS CA 92263-2743 PALM DESERT CA 92260-6106 KAMUELA HI 96743
SDgg 91'OD OI O 011 O CL
APN 508-162-001 APN 5U8-�61-0�� APN 508-171-001
6015.171-001,001
PROP WHITEHEAD COUNTY FLOOD CON T.RIVERSIDE MARTIN A.RUDERMAN
4511 E SUNNY DUNES RD#B PO BOX 1033 1157 E RIVERSIDE DR S
PALM SPRINGS CA 92264-1553 RIVERSIDE CA 92502-1033 PALM SPRINGS CA 92264-0632
APN 508-171-002 APN 508-171-005 APN 508-171-006
MICHAEL M.&SARA SACK JOHN &KATHE POLOS JAMES M.&ALINE G.JACKSON
1157 E RIVERSIDE DR S 777 S PALM CANYON DR 601 W AREANAS RD
PALM SPRINGS CA 92264-0632 PALM SPRINGS CA 92264-8126 PALM SPRINGS CA 92262
APN 508-171-007 APN 508-171-008 APN 508-171-009
COUNTY FLO ON T.RIVERSIDE JOHN &KATHE POLOS COUNTY FLO N T.RIVERSIDE
PO BO 3 PO BOX 1400 PO BO 3
RI SIDE CA 92502-1033 BIG BEAR LAKE CA 92315-1400 RIV SIDE CA 92502-1033
APN 508-172-005 APN 508-172-007 APN 508-172-00
FRANCAISE DE LORIEN T.BANQUE RUSSELL &JANE B.WADE COUNTY FL CON T.RIVERSIDE
633 W 5TH ST#21 ST ELDORADO COUNTRY CLUB PO BO 33
LOS ANGELES CA 90071-2005 INDIAN WELLS CA 92260 RIV SIDE CA 92502-1033
APN 508-172-009 APN 508-172-010 APN 508-172-011
FRANCAISE DE LORIEN T.BANQUE COUNTY FLOO S`T.RIVERSIDE COUNTY FLOO �VERSIDE
633 W 5TH ST 21 ST FL PO BO PO B 3
LOS ANGELES CA 90071-2005 R RSIDE CA 92502-1033 RI RSIDE CA 92502-1033
APN 508-172-012 APN 508-291-003 APN 508-291-004
COUNTY FL ON T.RIVERSIDE MICHAEL DEVEAU SCOTT P.TIMBERLAKE
PO B 33 137 E MESQUITE AV ;L -a* NE 3-3rd Am-,
RIV RSIDE CA 92502-1033 PALM SPRINGS CA 92264-8469 1'oi kl V-4�d Or- q 7 a-1 g-'
APN 508-291-005 APN 508-291-027 APN 508-291-028
CHARLES &ERNESTINE HAYWOOD DANIEL LEE WEEDON JEROLD J.HARRIS
2808 LAKEMONT DR 3929 COUNTRY CLUB DR 8830 RANGELY AVE
FALLBROOK CA 92028-9813 LAKEWOOD CA 93827 LOS ANGELES CA 90048-1717
APN 508-291-029 APN 508-291-034 APN 513-250-014
ERMINIA VERLENGIA JOSEPH A.BARRACO CHEVROLET MAC MAG
1080 S PALM CANYON DR PO BOX 2576 UNKNOWN
PALM SPRINGS CA 92264-8332 RANCHO MIRAGE CA 92270-1088 OD
O S S yi�4
APN 513-250-020 APN 513-250-003 APN 513-250-031
UNK OW �-� 601 ARENAS RD !601LLAN PETTY E.AW ARE LAN TTY
PALM SPRINGS CA 92262-6313 RINGS CA 92262-6313
APN 513-250-032 APN 513-250-024 APN 513-290-001
COUNTY FLOOD CON T.RIVERSIDE 513 USA JIM E.HEMSTREET
3133 7TH ST UNKNOWN 169 S SATURNINO NO 5
RIVERSIDE CA 92507-4138 �d -QSS PALM SPRINGS CA 92262-7146
APN 513-290-004 APN 513-300-005 APN 513-300-006)W-7
513 USA O l PARKV15W MOBILE ESTATES IN C FEY FAMILY INV LTD PARTNER SHIP
UNKNOW ,�� nn ,^, S 211 W MESQUITE AVE PO BOX 2849
j-d LVu S PALM SPRINGS CA 92264-8328 PALM SPRINGS CA 92263-2849
APN 513-300-007 APN 513-300-022 APN 513-300-030
FEY FAMILY I PAR�IP 513 USA D 6 _ _ (P GEORGE &DIANNE MARANTZ
PO B 49 NONE 6 PALOMINO RD
PACM SPRINGS CA 92263-2849 - PALM SPRINGS CA 92264-8425
APN 513-300-031 APN 513-300-036
GEORGE &DIANNE MARANTZ TAHQUITZ CANYON TRAILER PA RK INC
211 W MESQUITE AVE PO BOX 3828
PALM SPRINGS CA 92264-8328 BEVERLY HILLS CA 90212-0828
Springs
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GATTEM�D_ —�
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FROMWAIWOLOA HI APN i
08-131-01'8
JERRY &CH ISTOPHER FRANKEL
69101 KEAN' PL F204
KAMUELA'HI 96�43
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APf 5o"-Q 1 008
` JOHN &4-r1l'�,k)LOS
PO BOX 1'M'Ifl,,
BIG BEAR L CA 92315-1400
•
CITY OF PALM SPRINGS
PLANNING COMMISSION MEETING
April 1:30 p.m.
Councill Chambers,
ers, City Hall
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
FY 99-00
ROLL CALL Present Present Excused Absences
This Meeting To Date To Date
Chris Mills, Chr. X 19 2
Michael Fontana, V Chr. X 17 4
Ralph Raya X 19 2
Jeffrey Jurasky X 18 3
Philip Klatchko X 21 0
Jon Caffery X 21 0
Mark Matthews X 16 5
Staff Present
Doug Evans, Director of Planning & Building
Steve Hayes, Principal Planner
Hope Sullivan, Principal Planner
David Barakian, City Engineer
Michele Boyd, Planning Secretary
Chairman Mills called the meeting to order at 1:40 p.m.
REPORT OF POSTING OF AGENDA: The April 26, 2000 agenda was available for public access
at the City Hall exterior bulletin board and the Department of Planning & Building counter by 4:00
p.m., Friday, April 21, 2000.
APPROVAL OF MINUTES:
M/S/C (Jurasky/Caffery) 6-0, 1 abstained — Commissioner Mills abstained as he was not
present at the subject meeting. To approve minutes of April 12,2000 as presented, but with
the "Present This Meeting"tick removed from Commissioner Mills' name on the Roll Call.
untreated building area behind it, it was determined that the structure' not well-constructed. He
stated that all items must be legalized to meet code.
It was ve by Commissioner Fontana and seconded by Co issioner Raya to approve subject
to conditi s in staff report and with the following require ents:
No win ws allowed on the north side of th uesthouse;
Kitchen fa 'ities must be removed from t guesthouse;
3 ft. setback quired for the guesthou ;
The garage mu be returned to its i ended purpose;
The carport/trellis ucture will b Ilowed to remain.
Commissioner Matthews move , n ommissioner Jurasky move to amend the above motion to
remove the requirement to retur a garage to its intended purposed. After discussion, the
motion to amend was rescinde and a original motion was modified to the following:
M/SIC (Fontana/Raya) 4- , Caffery, Mat ko, and Mills dissenting. To approve subject to
conditions; and
A. That ere be no openings in the n h property wall;
B. R nquishing condition#9 regarding rage conversion;however,requiring
at any existing gas lines be removed d not replaced;
C. Removing condition #6; thereby, allowing trellis/patio cover to remain;
D. Establishing property line setbacks as follows.
3 Ft. setback requirement for garage.
3 Ft, setback requirement for guesthouse.
3 Ft. setback requirement for carport/trellis.
8 Ft, setback requirement for main house.
TTM 29691 - PD260: Application by Palm Springs New Millennium(Star Canyon Villas)for
a Tentative Tract Map to subdivide 11.41 acres into 9 lots for a resort development at South
Palm Canyon Dr. between Sunny Dunes Road to the north, Mesquite Avenue to the south,
Random Road to the east and South Belardo Road to the west, W-C-1 and W-R-3 Zones,
Sections 22/23.
Chairman Mills stated that he would abstain from considering this agenda item because he is a
consultant on this project.
Director explained that this is a mixed use proposal with several components. He referenced the
staff report and conditions of approval which address issues such as the Zoning and General Plan,
Planned Development,Tentative Tract Map, parking analysis, off-site circulation issues, common
outdoor recreational area, and Highrise Ordinance considerations. Key issues for the review
include high density residential areas, hotel zoning, multi-family residences, and timeshare units.
Planning Commission Minutes of April 26, 2000 Page 7 of 11
Director stated that the proposal includes a request for setback and open space reductions and
that other highrise buildings have been granted similar considerations. He also stated that,
although the applicant has proposed thatthe project be developed in two phases(1,timeshare and
recreation amenities and 2, hotel core) he recommends that both phases be developed
concurrently. He stated that the parking calculations confirm that the number of spaces proposed
is reasonable and sufficient. In addition to the proposal, staff is asking for an increase in
landscaping that will utilize an area equal to 8-10 parking spaces. Director submitted a report to
the Planning Commission which outlines the Design Review Committee's recommendations and
additional staff recommendations. He stated that the Design Review Committee did recommend
approval of the project based upon a commitment by the developer to the quality of materials and
workmanship. Director described the height, scale, and setbacks as similar to the Wyndam Hotel
although the interior courtyards are bigger than that property. Director reported that hotel rooms
are currently planned to be 15 ft. x 26 ft. and that the developer is currently doing value
engineering which may result in floor plan modifications.
Director reviewed posted plans for the Planning Commission. He stated that the Tahquitz Bridge
on Belardo Road will likely be funded next year. He pointed out the Riverside County Flood
Control District's 41 ft. easement and the nearest developable property which is over 400 ft. from
the property line. Director reported that a site visit confirmed that neighboring properties on the
eastside of South Palm Canyon Drive may lose up to 1/3 of their mountain view. He also stated
that the vacant land across the street from the subject property can also support this type and
intensity of land use. He stated that Parkview Mobile Estates, located on Mesquite Avenue, does
not take advantage of the northeast view and has a good landscape barrier.
Director reported that, in keeping with the project design's Old World Italian feel,the exteriorfinish
of the building will be a hand-troweled smooth plaster finish, antiqued and washed, and will
incorporate substantial stonework. The entire first level of the building exterior will be stone.
Director passed a sample of the material to the Commissioners. He also stated that the pad
elevations of the hotel and of the Rock Garden Cafe will be roughly the same at their closest
points. He stated that the existing palm trees are in the 50 ft. range. He reported that the
developer's intent is to hide, as much as possible,the mechanical and trash areas of the project
and he pointed the area out on the plans which has been designated for this use. He also stated
that the City has a written agreement with the Tribal Council for proportionate share funding for the
Belardo Road Bridge regarding new developments in this area.
Vice Chairman Fontana called the developer to the podium. Mr. J.B. Gold stated that he first
brought his project to the City only five months ago and thanked the Planning Commission and
staff for their intent review of his project. He stated that his team's objective for the design has
been to pull the synergy of Old World Italy into the project and create a beautiful frontage for Palm
Canyon Drive. He pointed out thesmall Radisson sign recently added to the plans and assured
the Planning Commission that all signage would be unobtrusive. He asked the Planning
Commission to consider relieving him of the requirement for an eight ft.sidewalk on Belardo Road
as he considers the width excessive for that location. If that relief was granted, he stated, he could
increase the soft landscaping as requested by the Director. He reviewed elevation drawings for
the Planning Commission,explaining that the view from the Tribal Interpretive Center will be pretty
elevations and softscape. He stated that he would like to use extra boulders from excavation for
lining the flood control channel area in addition to landscaping it. He stated that he has deleted
Planning Commission Minutes of April26, 2000 Page 8 of 11
units from the project in response to concerns regarding setbacks and massing. He further stated
that he does not want to hide the building and wishes to keep the tower as it is currently proposed.
He pointed out another focal point—the clock towers at the entry drive. As another focal point, he
stated that the 23 ft. rock outcropping will be a combination of real and artificial rock to maximize
safety and aesthetics. Mr. Gold reported to the Planning Commission that his studies suggest that
the economic impact to the City could increase the transient occupancy tax by$12.5 million over
the next decade. He summarized the peripheral economic benefits for the community; including
shopping, restaurant dining, and grocery purchases. He stated that no major hotel has been built
in the City in the past 12 years.
Vice Chairman Fontana opened the hearing to Public Comment:
Mr. Phil Tedesco, sub-chairman of the Palm Springs Coalition of Neighborhoods, thanked the
Director and the developer for assuring that the project complemented the residential quality of the
City.
Ms.Kathy Pollus,owner ofthe Rock Garden Cafe,addressed the Planning Commission and stated
that, as a neighboring business owner, she is happy and proud to have this project next door.
Mr. Marvin Roos, Maineiro, Smith and Associates, reported that he had just received revised
engineering conditions and would like to briefly address them. He asked that engineering condition
#6 (South Palm Canyon Drive curb and gutter) be deferred until the rest of the curb is built. He
stated that he would like to be able to work with City Engineer to determine the turn pockets rather
than have them determined by Caltrans' manual as proposed in condition#11. He stated that he
concurs with the deletion of condition #12. He asked that the Planning Commission consider
allowing a five ft.sidewalk on Belardo Road, ratherthan the eight ft.sidewalk required by condition
#19. He stated that he had questions regarding condition#22 and about the proportionate share
of the Belardo Road Bridge and payment of Tumf fees. Mr. Roos also stated that the main drive
under the portico share will be lined with pavers.
Mr. Christopher Mills,architectural consultant,reported to the Planning Commission that the focal
point of the project had been reworked and resculpted to create the dramatic visual from South
Palm Canyon Drive to the north, using the rock sculpture, tower,and skyline. He asked that the
Planning Commission not require that the tower be lowered. He asked the Commissioners to
consider the setbacks, height, and visual impact of the Hyatt downtown and described its
dimensions (e.g. he stated that the north wall of the Hyatt rises 65 ft. above the sidewalk and has
a 6 ft.setback from that sidewalk). He stated that he felt the comparison to the Wyndam Hotel was
not an accurate visualization due to this project's architecturally mitigated verticality. He stated
that the developer is only asking for a minor variance from City code for the west side of the
property which will exclude Mac Magruder's Chevrolet dealership. He stated that his studies
conclude that no other adjacent property meets the open space requirements. He further stated
that the interior space of this project will be unique beyond any other in the entire valley. He
concluded by endorsing this product to the Planning Commission.
Mr. Mac Magruder addressed the Planning Commission. He stated that he is completely in
agreement that this project should be developed at this site. He stated that he still has unresolved
Planning Commission Minutes of April 26, 2000 Page 9 of 11
property line issues with the developer but that they are working together to determine an
appropriate solution.
There being no further appearances, the Public Hearing was closed for comments.
In response to Commissioners'questions, Director stated that the extension of the Heritage Trail
was designed down to Ramon Road and conceptually to East Palm Canyon Drive on Belardo. He
stated that the current grant application's intent is to continue Heritage Trail to the Tribal
Interpretive Center. In addition, he stated that the Tribal Planning Commission is currently working
on establishing an access roadway along Tahquitz Creek.
Commissioners expressed their appreciation forthe excellent quality of the project, but expressed
the following areas of concern:
Possible need for a secondary entrance at the southern side of the site
Scale of building
Pedestrian and bike paths
Belardo entrance
Water retention
Applicant explained that access on Belardo Road is minimal due to the need for the depth of the
site design. He stated there will be a small Radisson sign at the Belardo Road entrance.
City Engineer explained that 85%of the property's drainage will be directed to the channel and that
Riverside County Flood Control District has responded with a written conceptual agreement to
allow that use. The remaining 15%will be routed to a designated retention area in the parking lot.
Director reported that the City's Manager of Government Affairs and Grants has expressed his
opinion that this development will present an opportunity for a series of co-authored grant
applications for transportation issues, Heritage Trail improvements, and improvements to the
Tahquitz Creek Corridor.
M/S/C(Jurasky/Raya)5-1; 1 abstain,Jurasky dissenting. To approve subject to conditions
in staff report and in report from Director dated April 26, 2000; and deleting mitigation
measure regarding tower; and that City Engineer will work with planning staff to re-draft
engineering condition #16 to include a reimbursement agreement forportions of Belardo
Road south of the subject property.
CONSENT AGENDA: None
* * * * *
COMMISSION/STAFF REPORTS/REQUESTS (continued):
Chairman Mills reopened this agenda item as it was tabled earlier to begin Public Hearings.
Commissioners discussed the potential problems that the advertising and sales of wooden
Planning Commission Minutes of April 26, 2000 Page 10 of 11
SX/%u
CAL/e���
R
OFCf1 lul�� May 10, 2000
six HUMCD Via Facsimile and
Hand Delivered
entT MHQUIT7 cnmon WY Mayor William Kleindienst and
City Council
C/o Doug Evans, Directof of Planning and Building
PALM MIKm 3200 EJahquitz Canyon Way
City of Palm Springs CA 92262
CCU OQmn Re: Case No. 50830-Preliminary Planned Development No. 260
(Star Canyon Resort)
92262
Dear Mayor Kleindienst and City Council:
TCLOHME The Tribal Council, at its meeting of May 9, 2000, reviewed the project
(760) 325-3400 proposal and considered the recommendations from the Indian
Planning Commission and Tribal membership regarding the project. It
was noted that, this proposal was scheduled for review by the Indian
rM Planning Commission for April 24, 2000, prior to the April 26, 2000,
(760) 325-0593 City Planning Commission hearing. It was also noted that the Tribal
Planning Department did not have accurate or complete exhibits at that
time and the applicant was unable to make their appointed
presentation at that time. The Indian Planning Commission did review
and received a presentation by the applicant at their meeting of May 8.
It is further recognized the project proposal is on fee land within the
Agua Caliente Indian Reservation and the project may affect views
from adjoining allotted Trust property to the west, as well as, views of
Tahquitz Canyon from the east.
Therefore, the Tribal Council, upon recommendation of the Indian
Planning Commission requests the following condition of approval be
added to the Preliminary Planned Development:
Prior to the review and approval of the Final Development
Plan, the applicant shall redesign the project to comply with
Section 9304.0 of the City Zoning Ordinance (high rise
buildings) and re-distribute the taller structures to the north
side of the project. The re-design shall be submitted to the
Indian Planning Commission for review and comment prior
to consideration by the City Planning Commission.
P�'JA CAL/E•�r�
FCgHU11�P\
Please contact me if you have any questions regarding the above.
Thank you for your considerations.
Sincier y
Tho as J. Davis, AICP
Tribal P,I nning Director
AGUA CALIENTE BAND
OF CAHUILLA INDIANS
TJ D/cm
C: Tribal Council
Dallas Flicek
J.B. Gold
P1LETTERS-M William Kleindienst 5-10-OO.doc
PROOF OF PUBLICATION This Is space for County Clerk's Filing Stamp
(2015.5.C.C.P)
N 0.4710 - --- _ - - - -- -
CITY OF PALM SPRINGS
i�i NOTICE OF CITY COUNCIL HEARING
_ Case Nos. 5.0830/ PD 260 and TTM 29691
''( y Palm Sprinos New Millenium Development Inc.
' •�' Pro ect location: West side of
t South Pam Canyon Drive, approximately
275 feet north of Mesquite Drive,
east of abutting the Loggical
extension of Belardo Fioad
NOTICE IS HEREBY GIVEN that the City Council
ci-;�` Ir✓1 of the City of Palm Springs, California, will hold a
�t, t public hearing at it's meeting of May 17, 2000.'
'� ,✓z is fhe City Council meeting begins at r00 p.m. In
0
the City Connell Chamber,32 0 E Tahqun'z Can-
__ STATE OF_CALIFOR_NIA _ ---�"' you Way, Palm Sorin9s.
_ _ Ida pyr5 1¢arin Is `^vo
County Of Riverside "pcseaP Ire iirimary Planned gDevelOpment District
and Tentative Tract Map applications for the de-
velopment of mixed - use facility consisting of a
198 - room hotel, 176 vacation ownership units,
banquet and meeting facilities, a 200-seat obser-
vatory lounge, a 200 seat restaurant and lounge,
and outdoor recreational areas which include
pools, Jacuzzis, a waterslide, amphitheater and
other common outdoor areas. The proposed ten-
tative tract map contemplates the subdivision of
the 11 41 sore (10.69 net acres) site, comprised
of 3 separate parcels, into 9 lots ranging insize
from 3� one.to 3.23 acres,as well as a subdiw-
Sion for condominium purposes for the timeshare
component.The pro ect is proposed to be Bevel-
I am a Citizen of the United States and a resident of oped in a total of phases The subject site is
located on the west side of South Pam Canyon
the County aforesaid; I am over the age of eighteen Drive, approximately 275 feet north of Mesquite
ears,and not a a to or interested In the Drive, east of and abutting the logical extension
y party of Belardo Road,Sections 22 and 23.The subject
above-entitled matter.I am the clerk of a site is comprised of 3 contiguous parcels, the
principalwestern most 2 zoned R-3 (Multiple family rest-
printer of the,DESERT SUN PUBLISHING denhal and Hotel Zone)and the easternmost par-
cel zoned C-I Retail Business Zone).The subject
COMPANY a newspaper of general circulation, site is crirrentfy vacant and undeveloped, and
consists of native terrain encompassing rock and
printed and published in the city of Palm Springs, vegetation typical of the alluvial fan
County of Riverside,and which newspaper has been
adjudged a newspaper of general circulation by the
Superior Court of the County of Riverside,State of
California under the date of March 24,1988.Case ,
Number 191236;that the notice,of which the
to
annexed is a printed copy(set in type not smaller
than non pariel,has been published in each regular jil _ti
and entire issue of said newspaper and not in any —
supplement thereof on the following dates,to wit:
April 27th
-- -- 1 PP II SPRI C fly0 T
Ali
been
prepared
aEnvironmental Assessment/India) Study has
been prepared and g. be received ed the aGity
re-
All in the year 2000 Council at the meutal A draft Mitigated prepared
y hen of EnvirSubic proposal
l Due has been prepared
far the subject proposal Due t0 the projected In-
Sent[, in o [he amount Drive
in the obi a traffic an
e.
I certify(or declare)under penalty of perjury that the South palm canon Drive In the immediate area
of the project sl e a traffic study has been pre-
foregoing is true and correct. 'mitt mitigations
nicn recommends venous Palm control
mdigatiod n t measures of South Palm Canyon
27th Drive and on the subject site itself Other items
Dated at Palm Springs,Californiaiscussed in the Environmental Assessment in-
clude[his-------------day elude noise, aesthetics, all quality, geology, wa-
A ril ter, biological resources and energy and mineral
p resources Members of the public may view this
of-----------------------------------,2000 document in the Department of Planning and
Building, City Hall, 3200 East Tahquitz Canyon
t/ V v` x/\l`✓`�_ Way. Palm Springs.and submR written comments
to the City Council at or prior to the public heel
' rig described in this notice
If any individual or group challenges the action in
-------------------------------------'---'---'-----------'— court, Issues raised may,be limited to only those
Signature issues at the public hearing described in this no-
tice or in written correspondence at or prior to the
City Council hearing.
Notice of Public Hearing is beenq sent to all prop-
erty owners within four hundred (400) feet of the
subject property An opportunity will be given at
said hearing for all interested persons to be
heard. Questions regaudi�q this case may be di-
rected to Brad Weekley. Associate Planner, with
the Department of Pl annmg and Budding, at
(760)323-8245.
Patricia A. Sanders
7_ f it
/`..Jinn,,. "
o?�] )
PROOF OF PUBLICATION r) , L is space for County Clerk's Filing Stamp
(2015.5.C.C.P)
< Q�=
No 4518
CITY OF PALM SPRINGS
NOTICE OF PLANNING COMMISSION
HEARING
Case Nos. 5.08301 260 and TTM 29691
Palm Springs New Millenium Development, Inc. ,
Prefect location: West side of
South Palm Canyon Drive, approximately
275 feet north of Mesquite Drive,
east of and abutting the logical
extension of nelardo Road.
STATE OF CALIFORNIA NOTICE IS HEREBY GIVEN that the Planning
Commission of the City of Palm Springs, Gaiter-
County of Riverside nia, will hold a public hearing ar it's meeting of
April 26, sure which begins at 1 so Pp m. (Public
10
1;-am iyer 300 Twah g✓m,t,.1 nr ale
z Canyon OW m
Springs
The purpose of the hearmq is to consider pro- -_
posed Preliminary Planned Development District
and Tentative Parcel Map appplications for the de-
velopment of a mixed-use facility consisting of a
hotel, vacarise ownership units, banquet and
meeting facilities, a restaurant and lounge, and
outdoor recreational areas which include pools,
jacuzns, a watershed, amphitheater and oth ei
common outdoor areas The proposed tentative
I am a citizen of the United States and a resident of parcel map contemplates the subdivision of the
the Countyaforesaid;I am over the a e of ei hteen 11.41 acre site, comprised of 3 separate parcels,
li g into 9 lots ranging in size from .35 acres to 3 23 •-^-
years,and not a party to or interested in the acres.The project e proposed to be developed in
a total of 8 phases The subject site is located on
above-entitled matter.I am the principal clerk of a the west aide of South Palm Canyon Drive, ap-
proximately 275 feet north of Mesquite Drive,east
printer of the,DESERT SUN PUBLISHING of and abutting the logical extension of Balance
COMPANY anewspaper of general circulation
Road The subject site is comprised of 3 conhqu-
, i ana pparcels, the westernmost 2 zoned R-3 (Multi-
rinted and published in the el of Palm Springs, ple Purdy residential and Hotel Zone) and the
P p city P � eastermost parcel zoned C-1 (Retail Business
County of Riverside,and which newspaper has been Zone.The Subject site is currently vacant and no-
dove oped and consists of native terrain encom-
adjudged a newspaper of general circulation by the passing rock and vegetation typical of the alluvial
Superior Court of the County of Riverside,State of mountains ich d is located at the base of the
California under the date of March 24,1988.Case ---
Number 191236;that the notice,of which the "
annexed is a printed copy(set in type not smaller
than non pariel,has been published in each regutar
and entire issue of said newspaper and not in any r t
supplement thereof on the following dates,to wit:
April6th -
All in the year 2000
I certify(or declare)under penalty of perjury that the An Environmental Assessmoutdribal Study has
foregoing is true and correct. been prepared and will be reviewed by the Plan-
ring Commission at the meeting A draft Mkigat-
6th ed Negative Declaration of Environmental Impact
has been prepared for the subject proposal. Due
Dated at Palm Springs,California this day to the projected increase in the amount of auto-
mobile traffic on South Palm Canyon Drive in the
April immediate area of the project site,a traffice study
ot---------- ,2000 has been prepared, which recommends various
traffic control mitigations antl measures on South
Palm Canyon Drive and on the subject site itself
Members of the pubhe may view this document in
the Department of Planning and Building, City
Hall, 3200 East Tahquitz Canyon Way, Palm
Springs, and submit written comments to the
Signature Planning Commission at or prior to the public
g hearing described in this ne'uce-
If any individual or group challenges the action in
court, issues used may be limited to only those
issues at ilia public heanng described in this no-
tice or in written correspondence at or prier to the
Planning Commission hearing.
Notice of Public Hearing is belnq sent to all prop-
erty owners within four hundred (400) feet of the
subject property An opportunity will be given at
said heanng for all interested persons to be
heard. Ones ions regarding this case may be di-
rected to Brad Wackier, Associate Planner, with
the Department of Planning and Building, at
(761,4323-8245
/ Doug/asR Evans
Director of Planning
ning and Building -
. _. 16 -In
AFFIDAVIT OF MAILING
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE)
I,the undersigned,say: I am and was at all times herein mentioned,a citizen of the United States
and employed in the County of Riverside, over the age of eighteen years, and not a party to the
within action or proceeding; that my business address is 3200 E. Tahquitz Canyon Drive, Palm
Springs, California; that on the 7th day of April, 2000 I served the within (NOTICE OF PUBLIC
HEARING)on PLANNING COMMISSION CASE NO. 5.0830/PD 260 and Tentative Tract Map
29691 to consider proposed Preliminary Planned Development District and Tentative
Parcel Map applications forthe development of a mixed-use facility consisting of a hotel,
vacation ownership units, banquet and meeting facilities, a restaurant and lounge, and
outdoor recreational areas which include pools,jacuzzis, a waterslide, amphitheater and
other common outdoor areas. The proposed tentative parcel map contemplates the
subdivision of the 11.41 acre site, comprised of 3 separate parcels, into 9 lots ranging in
size from .35 acres to 3.23 acres. The project is proposed to be developed in a total of 8
phases. The subject site is located on the west side of South Palm Canyon drive,
approximately 275 feet north of Mesquite Drive,east of and abutting the logical extension
of Belardo Road. The subject site is comprised of 3 contiguous parcels,the westernmost
2 zoned R-3(Multiple family residential and Hotel Zone)and the easternmost parcel zoned
C-1 (Retail Business Zone)on persons contained in Exhibit"A"attached hereto in said action or
proceeding by depositing a true copy thereof,enclosed in a sealed envelope with postage thereon
fully prepaid, in a mailbox,sub-post office, substation or mail chute, or other like facility, regularly
maintained by the Government of the United States in the City of Palm Springs, California,
addressed to the list of persons or firms indicated on the report received from the title company
dated February 7, 2000 and certified by the City's Planning Technician, and attached hereto as
Exhibit "A".
Notices (2) (along with stamped envelopes) were mailed to the Bureau of Indian Affairs, Palm
Springs Field Office, PO Box 2245, Palm Springs CA 92263, which they will in turn send.
I hereby declare under penalty of perjury that the foregoing is true and correct.
0
Judith A. Ni ols
Dated at Palm Springs, California, this 7th day of .April, 2000.
First American Title Insurance Company
3625 14th Street
Riverside, California 92502
Phone (909) 787-1700
Property Owners Certification
I LYSA SOBAMPO _ CERTIFY THAT ON FEB.7,00 THE ATTACHED PROPERTY
OWNERS LIST WAS PREPARED BY FIRST AMERICAN TITLE INSURANCE COMPANY PURSUANT TO
APPLICATION REQUIREMENTS FURNISHED BY THE RIVERSIDE COUNTY PLANNING DEPARTMENT.
SAID LIST IS A COMPLETE AND TRUE COMPILATION OF THE OWNER OF THE SUBJECT PROPERTY
AND ALL OTHER PROPERTY OWNERS WITHIN 400' FEET (PERSONS OWNING MULTIPLE
PROPERTIES SHALL ONLY BE COUNTED OUNCE) OF THE PROPERTY INVOLVED IN THE
APPLICATION AND IS BASED UPON THE LATEST EQUALIZED ASSESSMENT ROLLS,
NAME: LYSA SOBAMPO
TITLEIREGISTRATION: CUSTOMER SERVICE REPRESENTATIVE
I FURTHER CERTIFY THAT THE INFORMATION FILED IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. I UNDERSTAND THAT THE
INCORRECT OR ERRONEOUS INFORMATION AY BE GROUNDSFOR REIECTION OR DENIAL OF THE APPLICATION.
SIGNATURE '/ J
LY A 0 0 \
DATE: FEB.7,00 CASENO.SEE MAPS ATTACHED
APN 009-612-216
513-300-(-)2Z
WON JA LEE
1109 S PALM CANYON DR
PALM SPRINGS CA 92264-8333
I
i
1
APN 508-131-009 APN 508-131-015 APN 508-131-018
REDEVELOPM GENCY CITY OF PALM ROCCO &DEBRA DILUCCHIO JERRY &CHRISTOPHER FRANKEL
PO BO 3 73464 SIESTA TRL 69 1010 KEANA PL F204
PAL SPRINGS CA 92263-2743 PALM DESERT CA 92260-6106 KAMUELA HI 96743
6�Ld0,0Ntokl-
APN 508-162-001 APN 5�� -�61-UO2 APN 508-171-001
508 171- 607,004
PROP WHITEHEAD COUNTY FLOOD CON T.RIVERSIDE MARTIN A.RUDERMAN
4511 E SUNNY DUNES RD#B PO BOX 1033 1157 E RIVERSIDE DR S
PALM SPRINGS CA 92264-1553 RIVERSIDE CA 92502-1033 PALM SPRINGS CA 92264-0632
APN 508-171-002 APN 508-171-005 APN 508-171-006
MICHAEL M.&SARA SACK JOHN &KATHE POLOS JAMES M.&ALINE G.JACKSON
1157 E RIVERSIDE DR S 777 S PALM CANYON DR 601 W AREANAS RD
PALM SPRINGS CA 92264-0632 PALM SPRINGS CA 92264-8126 PALM SPRINGS CA 92262
APN 508-171-007 APN 508-171-008 APN 508-171-00
COUNTY F CON T.RIVERSIDE JOHN &KATHE POLOS COUNTY FL CON T.RIVERSIDE
PO 1033 PO BOX 1400 PO B 033
RIVERSIDE CA 92502-1033 BIG BEAR LAKE CA 92315-1400 RIERSIDE CA 92502-1033
APN 508-172-005 APN 508-172-007 APN 508-172-008
FRANCAISE DE LORIEN T.BANQUE RUSSELL &JANE B.WADE COUNTY FLO T.RIVERSIDE
633 W 5TH ST#21ST ELDORADO COUNTRY CLUB PO BOYyt 3
LOS ANGELES CA 90071-2005 INDIAN WELLS CA 92260 RSIDE CA 92502-1033
APN 508-172-009 APN 508-172-010 APN 508-172-011
FRANCAISE DE LORIEN T.BANQUE COUNT N T.RIVERSIDE COUNTY FL N T.RIVERSIDE
633 W 5TH ST 21ST FL PO B 33 PO B 033
LOS ANGELES CA 90071-2005 RIVERSIDE CA 92502-1033 R ERSIDE CA 92502-1033
APN 508-172-012 APN 508-291-003 APN 508-291-004
COUNTY FLOG T.RIVERSIDE MICHAEL DEVEAU SCOTT P.TIMBERLAKE
PO BOX 137 E MESQUITE AV .�1� �l1 £ _?g--4 thl�
RIVE IDECA 92502-1033 PALM SPRINGS CA 92264-8469 f Ls4(( C( aye 47272.
APN 508-291-005 APN 508-291-027 APN 508-291-028
CHARLES &ERNESTINE HAYWOOD DANIEL LEE WEEDON JEROLD J.HARRIS
2808 LAKEMONT DR 3929 COUNTRY CLUB DR 8830 RANGELY AVE
FALLBROOK CA 92028-9813 LAKEWOOD CA 93827 LOS ANGELES CA 90048-1717
APN 508-291-029 APN 508-291-034 APN 513-250-014
ERMINIA VERLENGIA JOSEPH A.BARRACO CHEVROLET M DER
1080 S PALM CANYON DR PO BOX 2576 UNKNO
PALM SPRINGS CA 92264-8332 RANCHO MIRAGE CA 92270-1088 o
APN 513-250-020 APN 513-250-003 j0,9 APN 513-250-031
513 USA E.ALLAN PETTY E.ALAN PET
UNKNOWN 601 W ARENAS RD 601 W AS RD
PALM SPRINGS CA 92262-6313 PA M SPRINGS CA 92262-6313
t
y
APN 513-250-032 APN 513-250-024 APN 513-290-001
COUNTY FLOOD CON T.RIVERSIDE 513 USA /; JIM E.HEMSTREET
RIVERSIDE CA 92507-4138 UNKNOWN 65 Adder S PALM SPRINGS CA 92262-7146
APN 513-290-004 APN 513-300-005 APN 513-300-0061U0l
513 USA p OQ PARKVIEW MOBILE ESTATES IN C FEY FAMILY INV LTD PARTNER SHIP
UNKNOWN I 211 W MESQUITE AVE PO BOX 2849
fl ,f d,u's-s PALM SPRINGS CA 92264-8328 PALM SPRINGS CA 92263-2849
APN 513-300-007 APN 513-300-022 APN 513-300-030
FEY FAMILY INV ARTNER SHIP 513 USA GEORGE &DIANNE MARANTZ
PO BOX NO Q 0 -' ��Z� 6 PALOMINO RD
P SPRINGS CA 92263-2849 PALM SPRINGS CA 92264-8425
APN 513-300-031 APN 513-300-036
GEORGE &DIANNE MARANTZ TAHQUITZ CANYON TRAILER PA RK INC
211 W MESQUITE AVE PO BOX 3828
PALM SPRINGS CA 92264-8328 BEVERLY HILLS CA 90212-0828
NOTICE OF PLANNING COMMISSION HEARING
Case Nos.5.0830/PD 260 and TTM 29691
Palm Springs New Millenium Development,Inc.
Project location:West side of South Palm Canyon Drive,approximately
275 feet north of Mesquite Drive,east of and abutting
the logical extension of Belardo Road.
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Palm Springs,California,will hold a public
hearing at it's meeting of April 26,2000 which begins at 1:30 p.m.(Public Hearings begin at 2:00 p.m.)In the City
Council Chamber,3200 E.Tahquitz Canyon Way,Palm Springs.
The purpose of the hearing is to consider proposed Preliminary Planned Development District and Tentative Parcel
Map applications for the development of a mixed-use facility consisting of a hotel,vacation ownership units,
banquet and meeting facilities,a restaurant and lounge,and outdoor recreational areas which include pools,jacuzzis,
a waterslide, amphitheater and other common outdoor areas.The proposed tentative parcel map contemplates the
subdivision of the11.41acre site,comprised of 3 separate parcels, into 9 lots ranging in size from .35 acres to 3.23
acres. The project is proposed to be developed in a total of 8 phases.The subject site is located on the west side of
South Palm Canyon Drive,approximately 275 feet north of Mesquite Drive,east of and abutting the logical extension
of Belardo Road. The subject site is comprised of 3 contiguous parcels,the westernmost 2 zoned R-3 (Multiple
family residential and Hotel Zone)and the easternmost parcel zoned C-1 (Retail Business Zone). The subject site is
currently vacant and undeveloped,and consists of native terrain encompassing rock and vegatation typical of the
alluvial fan on which it is located at the base of the mountains.
An Environmental Assessment/Initial Study has been prepared and will be reviewed by the Planning Commission at
the meeting. A draft Mitigated Negative Declaration of Environmental Impact has been prepared for the subject
proposal. Due to the projected increase in the amount of automobile traffic on South Palm Canyon Drive in the
immediate area of the project site,a traffic study has been prepared,which recommends various traffic control
mitigations and measures on South Palm Canyon Drive and on the subject site itself. Members of the public may
view this document in the Department of Planning and Building,City Hall,3200 East Tahquitz Canyon Way,Palm
Springs,and submit written comments to the Planning Commission at or prior to the public hearing described in this
notice.
If any individual or group challenges the action in court,issues raised may be limited to only those issues at the
public hearing described in this notice or in written correspondence at or prior to the Planning Commission hearing.
Notice of Public Hearing is being sent to all property owners within four hundred(400)feet of the subject property.
An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case
may be directed to Brad Weekley,Associate Planner,with the Department of Planning and Building,at(760)323-
8245.
Douglas R.Eva
Director of Planning and Building
Publish: April 6,2000
VICINITY /'-lAF
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CITY OF PALM SPRINGS
CASE N0. 50830 (P0260) DESCRIPTION
T7-t l 2%91 APPLICATION 0P f
APPLICANT pljL 5P?IN65 NEW PLANNED DEVELOPMENT AND h TPACT
MAP 7-0 ALLOW SOP It PE50P7-PIOTEL
I-WL -CNNIUM DEVELOPMENT, INC. LOC/tTED NEAP TYIE COPNEP O/=50UT11
PltL17 CANYON ANO MESOUITE/AVENUE, C-1
S P 3 ZONE, SEG. 29 ff 23,
RESOLUTION NO.
OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, APPROVING, SUBJECT TO
THE CONDITIONS STATED, CASE NO. 5.0830
(PLANNED DEVELOPMENT DISTRICT NO. 260) AND
TENTATIVE TRACT MAP NO. 29691 TO PALM SPRINGS
NEW MILLENNIUM DEVELOPMENT, INC., FOR A
PRELIMINARY PLANNED DEVELOPMENT DISTRICT
FOR THE DEVELOPMENT OF A MULTI-PHASED, MIXED
USE PROJECT CONSISTING OF A 198-ROOM HOTEL
FACILITY, A 176-UNIT VACATION OWNERSHIP
FACILITY,RESTAURANTS,A 200-SEAT OBSERVATORY
LOUNGE, A 7,000 SQUARE-FOOT SPA AND OTHER
ASSOCIATED RECREATIONAL AMENITIES, TOTALING
APPROXIMATELY 168,049 SQUARE FEET OF BUILDING
AREA ON 11.41 GROSS ACRES OF LAND, AND THE
SUBDIVISION OF THE 11.41 GROSS ACRE SITE INTO
NINE (9) PARCELS, RANGING IN SIZE FROM 0.35
ACRES TO 3.23 ACRES,AS WELL AS THE SUBDIVISION
OF THE SITE FOR CONDOMINIUM PURPOSES,
LOCATED ON THE WEST SIDE OF SOUTH PALM
CANYON DRIVE, APPROXIMATELY 275 FEET NORTH
OF MESQUITE DRIVE AND EAST OF THE FUTURE
EXTENSION OF BELARDO ROAD, C-1 AND R-3 ZONES,
SECTIONS 22 AND 23, AND MAKING FINDINGS IN
SUPPORT THEREOF.
WHEREAS, Palm Springs (the "Applicant") has filed an application with the City pursuant
to Section 9403.00 of the Zoning Ordinance, Case No. 5.0830 (Preliminary Planned
Development District No. 260) and pursuant to Section 9.60 of the Palm Springs Municipal
Code, Tentative Tract Map No. 29691 for the development of a multi-phased, mixed use
project consisting of a 198-room hotel facility, a 176-unit vacation ownership facility,
restaurants, a 200-seat observatory lounge, a 7,000 square-foot spa and other associated
recreational amenities, totaling approximately 168,049 square feet of building area on
11.41 gross acres of land, and the subdivision of the 11.41 gross acre site into nine (9)
parcels, ranging in size from 0.35 acres to 3.23 acres, as well as the subdivision of the site
for condominium proposes, located on the west side of South Palm Canyon Drive,
approximately 275 feet north of Mesquite Avenue and east of the future extension of
Belardo Road, C-1 and R-3 zones, Sections 22 and 23; and
WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm
Springs to consider Applicant's application for Case No. 5.0830 - Preliminary Planned
Development 260 (PD 260) and Tentative Tract Map No. 29691 were given in accordance
with applicable law; and
WHEREAS, on April 26, 2000, a duly noticed public hearing on the application for Case No.
5.0830 (PD 260) and Tentative Tract Map No. 29691 was held by the Planning
Commission in accordance with applicable law; and
WHEREAS, on April 26, 2000, the Planning Commission recommended approval 5-1-1 to
the City Council of Case No. 5.0830 (PD 260) and Tentative Tract Map No. 29691 subject
to the conditions contained in Planning Commission Resolution No. 4690; and I I
WHEREAS, notice of a public hearing of the City Council of the City of Palm Springs to
consider Applicant's application for Preliminary Planned Development 260 (PD 260) and
Tentative Tract Map No. 29691 were given in accordance with applicable law; and
WHEREAS, on May 17, 2000, a duly noticed public hearing on the application for Case No.
5.0830 (PD 260) and Tentative Tract Map No. 29691 was held by the City Council in
accordance with applicable law; and
WHEREAS, pursuant to Government Code Section 66412.3, the City Council has
considered the effect of the proposed Subdivision, Tentative Tract Map No. 29691, on the
housing needs of the region in which Palm Springs is situated and has balanced these
needs against the public service needs of its residents and available fiscal and
environmental resources; the approval of the proposed Subdivision represents the balance
of these respective needs in a manner which is most consistent with the City's obligation
pursuant to its police powers to protect the public health, safety, and welfare; and
WHEREAS, the proposed project (PD 260 and Tentative Tract Map No. 29691), is
considered a "project" pursuant to the terms of the California Environmental Quality Act
("CEQA"), and a Mitigated Negative Declaration has been prepared for this project and has
been distributed for public review and comment in accordance with CEQA; and
WHEREAS, the City Council 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, all environmental data including the initial study, the proposed Mitigated Negative
Declaration and all written and oral testimony presented.
THE CITY COUNCIL HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the City Council finds as follows:
The final Mitigated Negative Declaration has been completed in compliance with
CEQA, the State CEQA Guidelines, and the City's CEQA procedures contained in
the City's CEQA Guidelines. The Planning Commission has previously reviewed
and considered and the City Council has independently reviewed and considered
the information contained in the Mitigated Negative Declaration and finds that it
adequately discusses the significant environmental effects of the proposed project,
which includes mitigation measures for traffic and circulation such as, the payment
of Transportation Uniform Mitigation Fund (TUMF) fees upon issuance of building
permits, the contribution of intersection improvements at project entrance on South
Palm Canyon Drive, the dedication of the full half street right-of-way on Belardo
Road from Mesquite Avenue to the north project boundary, a roadway extension of
Belardo Road from Mesquite Drive to the westerly frontage of the project, mitigation
measures for water such as the construction of buildings outside the limits of the
flood innundation area of the Tahquitz Creek Flood Control Channel, mitigation
measures for aesthetics including, but not limited to, stepping the building massing
back from South Palm Canyon Drive and providing lower profile buildings along the
western perimeter of the site, and requiring a detailed site and building lighting plan
that demonstrates compliance with Zoning Ordinance requirements and mitigation
measures for Cultural Resources(completion of a data recovery program)and that,
on the basis of the initial study and comments received during the public review
process, there is no substantial evidence that there will be any significant adverse
environmental effects as a result of the approval of this Project. The City Council
further finds that the Mitigated Negative Declaration reflects its independent
judgment.
11 76awk
Section 2: Pursuant to Government Code Section 66473.5, the City Council finds that
the proposed subdivision and the provisions for its design and improvement
are compatible with the objectives, policies and general land uses and
programs provided in the City's General Plan and any applicable specific
plan; and
Section 3: Pursuant to Government Code Section 65567, the City Council finds that
the proposed subdivision and the provisions for its design and
improvements are compatible with the objectives, policies and general land
use provided in the City's local open space plan; and
Section 4: Pursuant to Government Code (Subdivision Map Act) Section 66474, the
City Council finds that with the incorporation of those conditions attached in
Exhibit A:
a. The proposed Tentative Map is consistent with applicable general and
specific plans.
The application entails subdividing 11.41 gross acres (10.67 net acres) into nine
(9) lots, generally corresponding with the phase lines proposed by the applicant,
for the development of a multiple-phased mixed use resort. In addition, the
application contemplates the subdivision of the property for condominium
purposes for the timeshare component of the project. The subject property is
designated as"RC" (Resort Commercial) and "H" (Residential High) on the City's
General Plan Land Use Map and "C-1" (Central Retail Business Zone) and "R-3"
(Multi-Family and Hotel Zone) pursuant to the Zoning Map consistent with the
existing General Plan designations. The purpose of the Resort Commercial
General Plan designation is to promote large-scale resort hotel complexes and
major commercial recreation attractions integrated with retail and entertainment
facilities, in areas outside the downtown area where automobile-oriented access
is most appropriate. Hotels and similar types of resort housing are also specified
as a recommended land use pursuant to the High Density Residential designation
in the General Plan. The project complies with the General Plan, in that the
development and uses proposed (resort hotel with related amenities, the
residential timeshare component and proposed restaurant) are consistent with
the intended uses within the applicable General Plan designations and, with the
mitigation measures recommended in the Environmental Assessment, will not
have a significant impact on the surrounding neighborhood.
b. The design or improvement of the proposed subdivision is consistent with
the General Plan and any applicable Specific Plan.
The subject site is designated"RC"(Resort Commercial)and"H" (Residential High)
pursuant to the General Plan Land Use Map and "C-1" (Central Retail Business
Zone) and "R-Y (Multi-Family and Hotel Zone) pursuant to the Zoning Map. The
project has been designed to be consistent with General Plan Policies 3.8.1 and
3.8.2 relative to High Density Residential development and General Plan Policies
3.22.1 through 3.22.5 relative to Resort Commercial development. The design and
improvement of the proposed subdivision and related mixed use project will also be
compatible with the existing General Plan designations as described above in
Section 4(a) and will be compatible with existing land use designations to the north,
where a restaurant currently exists and with the automotive dealership to the south
South Palm Canyon Drive will serve as a significant buffer from any land use(s) to
the east, where a Resort Commercial land use is contemplated per the General
Plan. Adjacent to the balance of the north property line is the Tahquitz Creek Flood
1133
Control Channel, and lands on the north side of the channel are designated Resort
Commercial pursuant to the General Plan, consistent with the designation of the
project site. Properties immediately west of the site are vacant and designated
High Density Residential per the General Plan. Belardo Road, which is designated
as a Secondary Thoroughfare on the General Plan Land Use Map, will serve as a
significant buffer between the project site and the property to the west, even though
the site designation is consistent with the westernmost portion of the property and
could be developed with a similar residential density to that of the proposed project.
Thus, the subdivision and related planned development should be compatible with
the surrounding neighborhood.
C. The site is physically suitable for the type of development contemplated by
the proposed subdivision.
The project is located on approximately 11.41 acres of vacant land that is
predominately covered with native scrub vegetation and rock outcroppings. Curb,
gutter, sidewalk and mature palms currently exist along the South Palm Canyon
frontage. The site slopes generally from northwest to southeast with approximately
35 feet of fall across the project site. The project falls within the range of allowable
densities permitted in the"C-1"and "R-3"zones, and has been designed to comply
with all property development and/or performance standards of these zones, as
required by the Zoning Ordinance, with the exception of the proposed building
height, landscape coverage, minimum lot sizes of the master plan and required
parking, all of which have been considered pursuant to Section 9403.00 of the
Zoning Ordinance (Planned Development District). The proposed subdivision is
consistent with all applicable environmental plans, and is compatible with existing
land uses in the immediate vicinity of the project site. Adequate street frontage
exists to allow for smooth and efficient vehicular and pedestrian access to the site
and to minimize interference with traffic flows on existing or planned thoroughfares
adjacent to the project site. Thus, the site is physically suitable for the type of
development contemplated by the proposed subdivision.
d. The site is physically suitable for the proposed density of development
contemplated by the proposed subdivision.
As described above, the site slopes generally from northwest to southeast with
approximately 35 feet of fall across the project site. The project falls within the
range of allowable densities permitted in the "C-1" and "R-3"zones, and has been
designed to comply with all property development and/or performance standards of
these zones, as required by the Zoning Ordinance, with the exception of the
proposed building height, landscape coverage, minimum lot sizes of the master
plan and required parking, all of which have been considered pursuant to Section
9403.00 of the Zoning Ordinance (Planned Development District). The proposed
subdivision and related mixed use project contemplated under Planned
Development District No. 260 will be compatible with existing General Plan land use
and zoning designations to the north, east and west, based on the proposed
density contemplated under the proposed development. Although there are lots
within the proposed subdivision that do not meet the minimum lot size of 20,000
square feet, as contemplated per the Planned Development District, the design of
the integrated, master-planned project will not give the appearance that lots do not
minimum lot size criteria. The project is consistent with the proposed density of
development previously contemplated but never completed on property immediately
east of the site, across South Palm Canyon Drive. Along the south property line,
where an automotive dealership currently exists, it will be required through the final
development plan process that a sufficient landscape buffer from the existing 11tq
automotive dealership to the south be incorporated into the project design to
mitigate any land use compatibility concerns. Thus, the density of the proposed
subdivision and related planned development will be compatible with surrounding
neighborhood.
e. The design of the proposed subdivision or the proposed improvements are
not likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat
Conditions of this subdivision and related planned development will require full
public improvements along South Palm Canyon Drive and Belardo Road to be
completed to the satisfaction of the City, with the development. The project site is
on the fringe of the urbanized area of the City with existing development in three
direction and has not been identified to be within an area of biological concern or an
area that would have any substantial impacts on fish or wildlife or their habitat.
With the required street improvements and other mitigations recommended
pursuant to conditions of approval for this project, the design of the proposed
subdivision and the proposed improvements contemplated under the proposed
planned development are not likely to cause substantial environmental damage.
f. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
All proposed conditions of approval are necessary to ensure public health and
safety including, but not limited to, the requirements for traffic signalization and a
landscaped median island on South Palm Canyon Drive, street widening and re-
striping (where applicable) on perimeter streets, and, a combination screen
wall/landscape buffer to minimize the potential noise and aesthetic impacts
between the proposed subdivision from the adjacent automotive dealership to the
south.
g. The design of the subdivision or the type of improvements will not conflict
with easements, acquired by the public at large, for access through or use
of, property within the proposed subdivision.
The off-site improvements,which are required by the Zoning Ordinance, are related
to the project since patrons and employees of the project must use South Palm
Canyon Drive and Belardo Road to access the site. Currently, the subject property
is vacant and therefore little or no usage of surrounding roads, sidewalks and
utilities is due to the subject property at this time. However, the future property
owner will benefit from any improvements made to the above streets such as street
widening, traffic signalization and other traffic controls and aesthetic features, such
as landscaped median islands.
Section 5: Pursuant to Section 9403.00 of the Zoning Ordinance,the City Council finds
that with the incorporation of those conditions attached in Exhibit A:
a. The use applied for at the location set forth in the application is properly one
for which a Planned Development District is authorized by the City's Zoning
Ordinance.
The proposed Planned Development District will allow for a mixed of commercial
and residential uses, including a 198-unit hotel facility, a 176-unit vacation !!II
ownership facility, restaurants, a 200-seat observatory lounge, a 7,000 square-foot
spa and other associated recreational amenities, totaling approximately 168,049
square feet of building area, is permitted pursuant to Section 9403.00 (Planned
Development District).
b. The proposed Planned Development District is consistent with the
applicable general and specific plans.
The subject property is designated as "RC" (Resort Commercial) and "H 43/21"
(High Density Residential) on the City's General Plan Land Use Map and "C-
1"(Central Retail Business Zone) and "R-3" (Multi-Family and Hotel Zone)
pursuant to the Zoning Map. The purpose of the Resort Commercial General
Plan designation is to promote large-scale resort hotel complexes and major
commercial recreation attractions integrated with retail and entertainment
facilities, in areas outside the downtown area where automobile-oriented access
is most appropriate. Hotels and similar types of resort housing are also
specified as a recommended land use pursuant to the High Density Residential
designation in the General Plan. The project complies with the General Plan, in
that the development and uses proposed (resort hotel with related amenities, the
residential timeshare component and proposed restaurant) are consistent with
the intended uses within the applicable General Plan designations and supports
its goals and policies.
C. The said use is necessary or desirable for the development of the
community, is in harmony with the various elements or objectives of the
General Plan, and is not detrimental to existing uses or to future uses
specifically permitted in the zones in which the proposed use is to be
located.
The proposed Preliminary Planned Development District application for a mixed use
project, consisting of a 198-unit hotel facility, a 176-unit vacation ownership facility,
restaurants, a 200-seat observatory lounge, a 7,000 square-foot spa and other
associated recreational amenities, totaling approximately 168,049 square feet of
building area will provide resort commercial services geared toward tourists of the
community, consistent with the objectives of the Resort Commercial and High
Density Residential components of the General Plan and the zones in which the
site is located (i.e. the site is zoned "C-1" and "R-3" with a Resort Overlay zone).
The planned development will provide additional tourist opportunities and
associated conveniences as well as an additional restaurant amenity for tourists
and residents alike, in a location within the City's Resort Overlay District along
South Palm Canyon Drive, outside of the immediate downtown area, where the
type of development proposed under this application is most appropriate to handle
the projected amount of automotive traffic and related on-site parking. The subject
project incorporates upgraded architectural styles and landscaping in order to blend
in aesthetically with surrounding developments. Additionally, driveways have been
located on the South Palm Canyon Drive and Belardo Road street frontages in a
manner that will provide safety and aesthetic benefits and is consistent with
policies of the General Plan.
d. The design or improvements of the proposed planned development are
consistent with the General Plan.
The subject site is designated"RC"(Resort Commercial) and"H"(Residential High)
pursuant to the General Plan Land Use Map and "C-1" (Central Retail Business
Zone) and "R-3" (Multi-Family and Hotel Zone) pursuant to the Zoning Map, The
project has been designed to be consistent with General Plan Policies 3.8.1 and
3.8.2 relative to High Density Residential development and General Plan Policies
3.22.1 through 3.22.5 relative to Resort Commercial development. The design and
improvement of the proposed subdivision and related mixed use project will also be
compatible with the existing General Plan designations as described above in
Section 4(a) and (b) and will be compatible with existing land use designations to
the north, where a restaurant currently exists and with the automotive dealership to
the south. South Palm Canyon Drive will serve as a significant buffer from any land
use(s) to the east, where a Resort Commercial land use is contemplated per the
General Plan. Adjacent to the balance of the north property line is the Tahquitz
Creek Flood Control Channel, and lands on the north side of the channel are
designated Resort Commercial pursuant to the General Plan, consistent with the
designation of the project site. Properties immediately west of the site are vacant
and designated High Density Residential per the General Plan. Belardo Road,
which is designated as a Secondary Thoroughfare on the General Plan Land Use
Map, will serve as a significant buffer between the project site and the property to
the west, even though the site designation is consistent with the westernmost
portion of the property and could be developed with a similar residential density to
that of the proposed project. Thus, the proposed planned development should be
compatible with the surrounding neighborhood.
e. The site for the intended use is adequate in size and shape to
accommodate said use, including yards, setbacks, walls or fences,
landscaping, and other features required in order to adjust said use to those
existing or permitted future uses of land in the neighborhood (i.e. the site is
physically suitable forthe type of development contemplated by the planned
development).
The project is located on approximately 11.41 acres of vacant land that is
predominately covered with native scrub vegetation and rock outcroppings. The
project falls within the range of allowable densities permitted in the "C-1" and "R-3"
zones, and has been designed to comply with all property development and/or
performance standards of these zones, as required by the Zoning Ordinance, with
the exception of the proposed building height, landscape coverage, minimum lot
sizes of the master plan and required parking, all of which have been considered
pursuant to Section 9403.00 of the Zoning Ordinance (Planned Development
District). The purpose of the Planned Development District is to provide for various
types of land uses which can be combined to create a compatible relationship with
each other while following good zoning practices and the General Plan and allow
desirable departures from the strict provisions of the specific zone classifications
where desirable. The Immediately to the east of the project site, across South
Palm Canyon Drive, a large-scale resort planned development was approved but
never built that encompassed pursuant to Section 9304.00 of the Zoning Ordinance
(Highrise Buildings). Adequate street frontage exists to allow for smooth and
efficient vehicular and pedestrian access to the site and to minimize interference
with traffic flows on existing or planned thoroughfares adjacent to the project site.
Thus, the proposed planned development is compatible with existing land uses in
the immediate vicinity of the project site and is physically suitable for the type of
development contemplated by the proposed planned development
f. The site is physically suitable for the proposed density of development
contemplated by the proposed planned development.
As described above, the site slopes generally from northwest to southeast with
approximately 35 feet of fall across the project site. The project falls within the n/
range of allowable densities permitted in the "C-1" and "R-3"zones, and has been
designed to comply with all property development and/or performance standards of
these zones, as required by the Zoning Ordinance, with the exception of the
proposed building height, landscape coverage, minimum lot sizes of the master
plan and required parking, all of which have been considered pursuant to Section
9403.00 of the Zoning Ordinance (Planned Development District). The proposed
mixed use project contemplated under Planned Development District No. 260 will
be compatible with existing General Plan land use and zoning designations to the
north, east and west, based on the proposed density contemplated under the
proposed development. As referenced above, the project is also consistent with
the proposed density of development previously contemplated but never completed
on property immediately east of the site, across South Palm Canyon Drive. The
project site is separated from existing land uses to the north by the Tahquitz Creek
Flood Control Channel, to the east and west by existing or future streets. Along the
south property line, where an automotive dealership currently exists, it will be
required through the final development plan process that a sufficient landscape
buffer from the existing automotive dealership to the south be incorporated into the
project design to mitigate any land use compatibility concerns. Thus, the density of
the proposed planned development will be compatible with surrounding
neighborhood.
g. The site for the proposed use relates to streets and highways properly
designed and improved to carry the type and quantity of traffic to be
generated by the proposed use.
The proposed Planned Development is bordered on two sides (east and west) by
existing or future roadways, one of which is a major thoroughfare (South Palm
Canyon Drive) and one of which is a secondary thoroughfare (Belardo Road). A
traffic report was conducted for the planned development which concluded that,
based on the estimate of 4,070 project related trips per day, no additional traffic
lanes will be required to provide acceptable levels of service at key surrounding
intersections in the future. However, the proposed shared access with the existing
restaurant to the north and east of the site will require signalization upon
development of the project. In addition, the project proponent will be required to
contribute to roadway improvements of regional benefit by participating in the
Transportation Uniform Mitigation Fund (TUMF)program and comply with the City's
Transportation Demand Management(TDM) Ordinance. All of these items, as well
as other secondary transportation related items, have been incorporated into the
recommended Conditions of Approval for the project (Exhibit A). With these
conditions in place, the vehicular circulation system will not be negatively impacted
by trips generated from this project.
h. The conditions to be imposed and shown on the approved site plan are
deemed necessary to protect the public health, safety and general welfare,
including any minor modifications of the zone's property development
standards.
All proposed conditions of approval are necessary to ensure public health and
safety including, but not limited to, the requirements for traffic signal installation,
street dedication,widening and/or construction, provisions for delivery truck access,
new curbs, gutters and sidewalks, and a landscape/wall buffer between the project
and the adjacent automotive dealership.
i. A nexus and rough proportionality have been established for requirement of
dedication of the additional right-of-way to the City and the off-site
improvements as related to the Planned Development District.
The conditions requiring off-site improvements which are required by City
ordinances are related to the proper function of the project in the proposed location.
Patrons and employees will utilize the three surrounding streets to access the site.
Conditions of approval require additional street dedication and widening, installation
of a traffic signal, and the construction of a raised, landscaped median island, the
installation of street lights along South Palm Canyon Drive, as well as the
installation of public improvements such as, but not limited to, pavement, striping,
curbs, gutters and sidewalks, and street lights on Belardo Road. All of the required
off-site improvements will provide direct and immediate safety benefits to the
patrons and owners of the proposed project and the requirements will provide for
an aesthetically pleasing site for its users to enjoy. The required improvements are
in rights-of-way immediately adjacent to the site, which must be utilized by those
accessing the subject site. These improvements and/or mitigation include the
payment of Transportation Uniform Mitigation Fund (TUMF) fees upon issuance of
building permits of all phases of the project, the installation of a bus bay turnout
along the South Palm Canyon Drive frontage, as well as the required improvements
mentioned above. Without the proposed project, which will provide for
approximately 168,049 square feet of resort-oriented commercial uses, generating
traffic and site users, these improvements would not be warranted since the site is
currently vacant and not currently impacting any City rights-of-way.
Section 6: Pursuant to Section 9315.00 of the Zoning Ordinance, the City Council finds
that:
a. Pursuant to the Zoning Ordinance Section 9315.00 B,the use or occupancy
of land on a timeshare basis is authorized by the City's Zoning Ordinance
within the "C-1" and "R-3" zones, subject to the provisions of Section
9402.00 of the Zoning Ordinance (Conditional Use Permit);
b. The use or occupancy of land on a "time-share" basis is being considered
pursuant to the provisions of Section 9403.00 of the Zoning Ordinance
(Planned Development District)whereby the Planning Commission and City
Council shall find that the proposed uses as shown on the preliminary
development plan are in conformity with said section as well as Section
9402.00 of the Zoning Ordinance (Conditional Use Permits) the General
Plan and sound community development. The findings for said planned
development are outlined above in Section 5 of this Resolution;
C. The "time-share" component of the project will require the applicant to
comply with the applicable provisions Section 9315,00 of the Zoning
Ordinance referenced above and Chapter 3.28 of the Palm Springs
Municipal Code (Time-Share Occupancy Tax), and the review of the
Covenants, Codes and Restrictions (C,C and R's) by the City;
d. The time-sharing project will not have a significant impact on transient or
permanent rental stock;
e. The time-sharing project does not create a nonconformity with current
zoning regulations and the General Plan; and
f. The time-sharing project does not create a nonconformity with existing
uniform building and fire codes.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council
hereby issues a mitigated negative declaration and approves Case No. 5.0830 (Planned
Development District No. 260) and Tentative Tract Map No. 29691 subject to those
conditions set forth in the in Exhibit A, which are to be satisfied prior to the issuance of a
Certificate of Occupancy unless other specified.
ADOPTED this _ day of 2000.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Interim City Manager City Clerk
REVIEWED AND APPROVED:
131U