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10/4/2006 - STAFF REPORTS - 1.F.
Palm Springs Economic Development Cor e&ion wN�„rmm c ftlrc murmur r'.. ' October 4, 2006 Mayor Ron Oden Members of the City Council City of Palm Springs Re: Rae] Development Project Dear Mayor and Council Members: The Palm Springs Economic Development Corporation's Project Review Committee has reviewed the plans for the Lawrence Rael Development Project located at the corner of Alejo and North Palm Canyon. The committee finds this to be an outstanding project for downtown Palm Springs. We believe Mr. Rael's project demonstrates positive revitalization for the City of Palm Springs and is well within the "Downtown Urban Design Guidelines" that the PSEDC Board of Directors has approved. View corridors, pedestrian walkways, outdoor dining, gathering areas and sleek modern architecture will frame the north end of our downtown. Mr. Rael and his team have displayed sensitivity to the concerns of the citizens of Palm Springs. They have even lowered the building one story. This project brings responsible revitalization to downtown Palm Springs and our community - In conclusion, the Palm Springs Economic Development Board of Directors continues its concerns about responsible economic growth and urges the City Council to stay on course and allow this project to move forward. Respectfully Edward Torres President PSEDC R UTA ATTORNEYAT LAW LHN IL i t : Lt.Lr,,, October 3, 2006 The Honorable Mayor and Members of the City Cotmcil City of Palm Springs 3200 Last Tahquitz Canyon Way Palm Springs, CA 92262 Re: Proposed Rae] Development Project — Planned Unit Development District, Case No. 5.1091, PD 324 Dear Ionorable Mayor and Members of the City Council: John A. Ramirez Direct Dlal: (714) 662-4610 F-mall jramu•cz(a)rutan.com This office represents Racl Development Corporation and Palm Springs, LLC, the latter of which is the applicant for the above -referenced development project ("Project"). The purpose of this letter is to provide further information to the City Council as it deliberates on the proposed Project. More specifically, this letter provides further information pertaining to the extraordinary public benefits that will be realized should the project be approved. In addition, at the outset, we would like to extend our sincere gratitude to the Mayor and Members of the City Council, Members of the City's various Boards and Commissions, City Staff, and the numerous members of the public who have spent the last twelve months working with us in a truly collaborative effort to bring the Project before the Council. Words cannot express the gratitude members of Rael Development Corporation's team have for all of the extraordinary time and energy that has been invested in this Project by Palm Springs citizens. Because the Council is well aware of the history of the Project site, we will provide only a brief overview here. The Project site is located within the City of Palm Springs Amended and Restated Redevelopment Plan (Merged Redevelopment Project No. 1) ("Redevelopment Plan Area" or "Redevelopment Plan") - By virtue of the City's adoption of the Redevelopment Plan and applicable provisions of the Health and Safety Code, property located within the Redevelopment Plan Area is deemed to be blighted and economically underutilized. Indeed, we have been informed that the former Monte Vista Hotel has a long and extensive history of municipal code violations, which diverted the use of City public safety resources and has cost the taxpayers of Palm Springs significant amounts of public funds to Rutan & Tucker, LLP 1 611 Anton Blvd, Suite 1400, Costa Mesa, CA 92525 PO Box 1950, Costa Mesa, CA 92628-1950 1 714-541-$100 1 Fax 714-546-9035 �PJf 1032 0(4 nool Orange County I Palo Alto I www,rutan.com 75081801z10/03106 RUTAN AT I'0KNEY] AT LAW The Honorable Mayor and Members of the City Council October 3, 2006 Page 2 police and prosecute Code violations occurring on site. Indeed, several of the attached photographs illustrate the condition of the Monte Vista Hotel prior to its recent demolition. To this end, one of the most obvious and far reaching public benefits that will accrue trom the Project's approval is the elimination of blight in the Redevelopment Plan Area and the creation of greater tax increment revenue to the Agency, which in turn can be used for a variety of purposes related to the further elimination of blight, in addition, the Project furthers and implements numerous goals, objectives and politics contained within the City's General Plan. Goal D.3.A states, as a principal Goal of the City's General Plan with respect to the Downtown/Central Business District, a goal of "[ejstablishment of the areas along Palm Canyon Drive and Indian Canyon Drive between Alejo and Ramon Roads as the principal activity center of and downtown to the City by intensification of commercial/entertaimnent-related uses and urban design improvements to achieve economic, physical, and visual unity." Further, Objective 3.15d states as a City planning objective the "[p]rovision of a strong residential base, including hotels, in and around the downtown, with increased emphasis on the Downtown as a mull ocus center for the year-round resident." Additionally, Policy J.15.18 requires the " jc]ncourage[ment] of higher -density housing at the perimeter of the downtown retail area." Indeed, in addition to those stated above, the City's General Plan contains numerous other goals, policies and objectives with which the Project is not only consistent, but also implements, including, but not limited to, Policies 3.15.14, 3.15.17, as well as textual directives encouraging high density uses in the North Gateway section of the Citv, in which the Project is located. Thus, in short, we believe that approval of the Project will create numerous public benefits that will accrue to the City, including. but not limited to, (1) the removal of blight and the removal oi'various illegal uses occurring on site; (2) the creation of increased tax increment revenues to the Agency; (3) the implementation of the City's General Plan: and, of course, (4) all of the additional open space, design, architectural, historic resources program and other amenities that are part of the design and planning aspects of the Project- * 'B Y, q, * * * * 1032/014084-0001 750818 01 3 10,0310 6 RUTAN i MkNVw, T IAW The Honorable Mayor and Members of the City Council October 3, 2006 Page 3 Again, we sincerely thank the City Council, City Commissioners, City Staff, and the hundreds of citizens who have worked with us on creating the Project that is being presented to the Cowlcil. We hope to have the Council's support. Thank you - Very truly yours, AN & TUCKER, LLP A. 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M• i• .rFl if iI 4 . +u•+ r. ° it "ac I ,n. n. i�•�i� it l]. __ 1 I b. .l •_ �Mr ilu ,r f r l AAL I J � r ter. .6 'F- us AAA I ;s .{ A1«w rryt YM'w � 1 , IYI F M14�F t I� � r�4Y✓t1�N Y�i� .dr1�1I� w} .., .,riirlgl�l,tIa1� 1M . AlNV it o'kg1* 1 •r AA �dl, I 'rl•,In r�` c '`I t '�rt4g1 1 1 Yy •1{y}�yry�j T' 1 ;Y1 1' I 0, yyrinnMln/IAi.�'NNxn.nw'I� i r 1 W l October 1, 2006 The Honorable Ron Oden Mayor of Palm Springs Palm Springs City Hall 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Dear Mayor Oden, RECEIVED prT 02 2006 i'ii'=Cisi'vr"_ 2095CCr -2 Ni C,:2© We are writing today regarding the proposed project by Rael Development of 118 condominium units and commercial space located at the southeast corner of North Palm Canyon Dr. and Alejo Rd. in Palm Springs - It is our understanding that the tentative tract map will come before the City Council on October 4 for your consideration. It is our desire to convey to you our strong support for the project. aii:_ fiID, ', _ C�1' ( CLE�, We have followed the planning process for the development, attending various meetings where the project was up for review, including the Historic Site Preservation Board, Architectural Advisory Committee, as well as the Planning Commission. In addition, we have attended a number of informational meetings held by Rael Development to educate the public on the project. We now feel that we are very familiar with most aspects of the development. After careful consideration of the project proposed by Rae] Development, we all feel strongly this is exactly the type of project the City of Palm Springs needs in the downtown area. It allows for a healthy mix of residential and commercial uses, which will bring much -needed residents into the downtown area, further serving to enliven the area both during the day and into the evening. The plans that we have reviewed indicate that the buildings will be stepped back from the street as the height of each building increases. We appreciate the developer's consideration of the overall appearance of the project and believe the development will only enhance the beauty of the downtown area. r�A-7 /� F Mayor Ron Oden October 1, 2006 Page Two In addition, we understand that project will include both a pedestrian walkway through the middle of the project and also a new road connecting Palm Canyon Dr. to Indian Canyon. Not only will this increase the public assess and enjoyment of the space, but it will also open up view corridors to our beautiful mountains. In fact, it is amazing how many of the recommendations made in the Downtown Urban Design Guidelines have been incorporated by Rae] Development in the planning of their project. Not only has the developer been incredibly sensitive to the wishes of the City, but he has also listened to ordinary citizens such as ourselves and actually made changes to the project to reflect our desires and concerns. We feel that Rael Development is to be congratulated for bringing such a quality development to our city. We had the pleasure recently to personally meet and talk with Mr. Lawrence Rael and Mr. Graeme Rael, developers of the project. We were amazed at their commitment to bringing the best possible project to the city. They spoke of their love for the city of Palm Springs and their strong desire to do what is right for the city and its citizens. As we listened to the developer speak of the soul of Palm Springs and of his desire to enhance that distinctive essence that defines Palm Springs, we were amazed at the personal connection the Rael's seem to have with Palm Springs, and frankly, thought how lucky we are that they chose to bring such a development to our city. We all own homes in the city, one of which is just a few blocks north of the proposed development. We have made significant investments in our homes and future development in the downtown area will certainly have an impact on home values in the city. The project proposed by Rael Development is exactly the type of quality development that will help to justify the investments we have made Mayor Ron Oden October 1, 2006 Page Three and go a long ways towards restoring the downtown and bringing life and excitement back into the area. We sincerely hope this project will set an example for what can and should be done in the downtown area. We would ask that you give this project your serious consideration and wholehearted support as a shining example of what the City of Palm Springs desires and deserves for its downtown area. We thank you for your consideration and humbly ask that you approve the proposed development. Respectfully, 1 A'rrr wra. �`► Patrick S. O'Dell W1113100-WIN 'il Palm Springs, CA 92262-6033 (951)906-5258 Matthew Tapscott 2766 E. Livmor Ave. Palm Springs, CA 92262-6928 (760) 553-1604 Kevin J. rlley Brian K. Hicks J-C IA4�"I Sp4' iy c � A RRoenTi�� CITY COUNCIL STAFF REPORT DATE: October 4, 2006 M PUBLIC HEARING O SUBJECT: PALM SPRINGS LLC, LAWRENCE RAEL— CASE NO. 5.1091 PLANNED DEVELOPMENT DISTRICT 324, AND CASE NO. 3.2933, VESTING TENTATIVE TRACT MAP NO. 34190 FOR THE DEVELOPMENT OF 118 CONDOMINIUM UNITS AND 25,000 SQUARE FEET OF COMMERCIAL SPACE ON 4.1 ACRES, LOCATED AT THE SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND ALEJO ROAD FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council will consider a proposed 118 condominium unit development and 25,000 square feet of commercial space on 4.1 acres within the downtown area. A Mitigated Negative Declaration is proposed for the proposed project. The project includes a Planned Development District to establish design standards and guidelines, and a Vesting Tentative Tract Map to result in a single lot condominium map. RECOMMENDATION: 1. Open the public hearing and receive public testimony. 2. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NUMBER 5.1091, PLANNED DEVELOPMENT DISTRICT 324, AND CASE NUMBER 3.2933, VESTING TENTATIVE TRACT MAP 34190, AND ARCHITECTURAL DESIGN FOR PALM, SPRINGS LLC, LAWRENCE RAEL, A PROPOSED 118 CONDOMINIUM UNITS PROJECT WITH 25,000 SQUARE FEET OF COMMERCIAL SPACE ON 4.1 ACRES LOCATED AT THE SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND ALEJO ROAD." 3. Adopt Resolution No. "A RESOLUTION OF THE CITY OF PALM SPRINGS, CALIFORNIA, AMENDING THE ZONING MAP BY APPROVING PLANNED DEVELOPMENT DISTRICT 324, FOR THE 4.1 ACRE PROPERTY ITEM NO.1'F' City Council Staff Report October 4, 2006 -- Page 2 5 1091 PO-324, TTM 34190 LOCATED ON THE SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND ALEJO ROAD" r PRIOR ACTIONS: a The proposed project was reviewed by the Architectural Advisory Committee (AAC) on Z May 22, 2006. Following changes in the project, the AAC reviewed the project again on Z September 25, 2006. The AAC made a number of favorable comments on the design, including the importance of the revitalization of the downtown street scene, the inclusion ill of the pedestrian way through the project, and the quality of the architectural design. O The Planning Commission considered the proposed project at its regularly scheduled meeting of September 13, 2006, and recommended approval of the project to the City Council (by a vote of 6-0-1, Commissioner Marantz recused herself due to conflict of interest). The Planning Commission included two changes to the conditions of approval, one to condition #28, requiring that the tandem parking be eliminated in the commercial Iih portion of the parking garage unless restaurant space in excess of 25% of the C commercial space is proposed; and condition #137, requiring approval of a rescue operation plan. The conditions of approval provided with this staff report reflect the m Planning Commission's amendments. r STAFF ANALYSIS: Q The project site is surrounded by commercial retail structures on the west and south, Frances Stephens Park on the north, and condominium and commercial structures on the east, across Indian Canyon. The site is identified as the northern gateway for the downtown area in the Downtown Design Guidelines. ill Z The proposed project includes the construction of 118 condominium units and 25,000 square feet of retail commercial space on a 4.1 acre site bounded on the north by Alejo Road, on the west by North Palm Canyon Drive, on the east by North Indian Canyon Drive, and on the south by existing commercial development. The project is proposing the retail space on the ground/first floor fronting on Palm Canyon, with residential units occurring above, on three stories. Wholly residential -.. buildings are proposed on Alejo Road and Indian Canyon, and on the interior of the project site (please see the project first floor site plan, part of Attachment 6). Buildings within the site will be three and four stories, within a range of 35' to 50'6' in height. The proposed project also includes the construction of an underground parking _ structure, which will accommodate 219 parking spaces for residential use, and 96 spaces for commercial use. The Planned Development Permit is requested to modify the open space requirement of the highrise provisions of the Zoning Ordinance, the setback requirements, and the City Council Staff Report October 4, 2006 — Page 3 5.1091 PD-324, TTM 34190 building height within the Central Business District Zone. The proposed Vesting Tentative Tract Map is consistent with the proposed project, and will create a single lot on which all units will be located, typical of a condominium map. Public Benefit As a Planned Development, the project may be subject to the provision of a "public benefit", as recognized by the Palm Springs General Plan.' No specific public benefit has been offered by the applicant; however, they have asserted that the project itself will constitute a public benefit by providing the northern anchor of the proposed downtown revitalization effort. The City Council has not adopted a policy for determining an appropriate Planned Development public benefit. In past project decisions, public benefits have ranged from dedications of right of way and landscape improvements to increased on -site amenities and public access. Given the nature of the proposal as an in -fill, mixed -use project, traditional dedications of on -site open space or other amenities may not be appropriate. The Planning Commission imposed a condition of approval (condition #30) that leaves the determination of contribution of public benefit to the City Council. Environmental Review Pursuant to the California Environmental Quality Act, an Initial Study was conducted for the proposed project. That study concluded that with the incorporation of proposed mitigation measures, any potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance, and that a Mitigated Negative Declaration can be adopted for the project. 1961GYMaITAIV_["I No fiscal impact. _E��g/la Ewing, P,�P( Director of Plan 1ng ervices Finance Director Review: D � D.a.� homas Wilso Assistant City Manager 1 'Traditionally, planned development districts have been used to provide flexibility and enable developers to increase buildable area and height, and alter other standard development regulations, above that permitted by zoning, conditioned on analyses and mitigation of impacts and contribution of specific "benefits" to the City (e.g. additional parking, community open space and meeting rooms, funds for community beautification, housing day care facilities and other similar amenities). All Planned Development Districts shall be consistent with the General Plan. (Palm Springs General Plan, Page 1-81) City Council Staff Report October 4, 2006 — Page 4 5.1091 PD-324, TTM 34190 David H. Ready, City Manage Attachments: 1. Vicinity Map 2. Draft Resolutions 3. Draft PD 324 Resolution 4. Draft Conditions of Approval 5. Planning Commission Staff report 9/13/06 6. Planning Commission Minutes dated 9/13/06 7. Copy of Vesting Tentative Tract Map 8. Copy of Site Plans and Elevations (11x17) 9. Copy of EIR Initial Study IN °,...s' department of Planning Services w E.Vicinity Map S .... CHINQ RJR II 0 a w w Legend i ® Project Site 400 Foot P.adius 0 Parcels Q0. VIA C©LLJ5.4 CITY OF PALM SPRINGS CASE NO.: 5.1091 PD 324, 3.2933 MAJ TTM 34190 APPLICANT: Palm Springs LLC, Lawrence Rael 7- 1. DESCRIPTION: To consider an application by Palm Springs LLC, Lawrence Rael, for a proposed Planned Development District 324, Major Architectural Approval and Tentative Tract Map 34190. The Planned Development and Major Architectural Approval would allow the construction of 118 condominiums and 25,000 square feet of commercial space- on a 4.1 acre site bounded by Alejo Road on the north, North Palm Canyon Drive on the west, North Indian Canyon Drive on the east, and existing commercial development on the south, APN 513-081-002 through 006 and 513-081-023, J RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING CASE NUMBER 5.1091, PLANNED DEVELOPMENT DISTRICT 324, AND CASE NUMBER 3.2933, VESTING TENTATIVE TRACT MAP 34190, AND ARCHITECTURAL DESIGN FOR PALM, SPRINGS LLC, LAWRENCE RAEL, A PROPOSED 118 CONDOMINIUM UNIT PROJECT WITH 25,000 SQUARE FEET OF COMMERCIAL SPACE ON 4.1 ACRES LOCATED AT THE SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND ALEJO ROAD WHEREAS, Palm Springs LLC (the "Applicant") has filed an application with the City pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, for the establishment and development of Planned Development District 324; and WHEREAS, the "Applicant" has filed an application with the City pursuant to Section 9.62,010 of the Palm Springs Municipal Code, for Vesting Tentative Tract Map 34190; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case Number 5.1091, consisting of Planned Development District 324, Vesting Tentative Tract Map 34190, and project architectural approval was given in accordance with applicable law; and WHEREAS, on September 13, 2006, a public hearing on the application was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the Planning Commission has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Case Number 5.1091, consisting of Planned Development District 324, Vesting Resolution No. Rage 2 Tentative Tract Map 34190, and project architectural approval was given in accordance with applicable law, and WHEREAS, on October 4, 2006, a public hearing on the application was held by the City Council in accordance with applicable law; and WHEREAS, pursuant to Section 66412.3 of the Subdivision Map Act, the City Council has considered the effect of the proposed project on the housing needs of the region, and has balanced these needs against the public service needs of residents and available fiscal and environmental resources: and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1: A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council found that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance. The City Council independently reviewed and considered the information contained in the MND prior to its review of this Project and the MND reflects the City Council's independent judgment and analysis. Section 2: Pursuant to Section 94.03.00 (E) and 94.02.00(B) of the Palm Springs Zoning Code, the City Council makes the following findings: a. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code. The proposed planned development includes retail commercial and multiple -family dwellings residential uses which are permitted uses in the underlying Central Business District (C-B-D) zone. b. That the 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 zone in which the proposed use is to be located, - The proposed mixed -use project will redevelop an underperforming and / or blighted area of the City's downtown area. Furthermore, the proposal is a significant development at the north end of the City's downtown core as envisioned by the Downtown Urban Design Guidelines. This is in Resolution No Page 3 conformance with Objective 3.1 of the General Plan Land Use Element, which states: New land use development which is reflective of and complements the overall pattern and character of existing uses, offers opportunities for the intensification of key "targeted" sites and mitigates any adverse impacts. The project also conforms to the Goals and Policies of the General Plan Land Use Element related to the Downtown / Central Business District, as follows: D.3.A Establishment of the areas along Palm Canyon Drive and Indian Canyon Drive between Alejo and Roman Roads as the principal activity center of and "downtown" to the City by the intensification of commercial / entertainment -related uses and urban design improvements to achieve economic, physical and visual unity. 3.15d. Provision of a strong residential base, including hotels, in and around the downtown, with increased emphasis on the downtown as a multi -focus center for the year-round resident. 3.15.17 Accommodate housing units, including high -quality housing, on the second level or higher or to the rear of buildings provided that the residential and commercial spaces are fully separated, the impacts of noise, odor and other adverse characteristics of commercial activity can be adequately mitigated, and a health, safe and well -designed environment is achieved for the residential units. The project's three and four story mixed use character will also contribute to the revitalization of the existing commercial neighborhood; establish a principal activity center at the south side of Alejo Road; between North Palm Canyon and Indian Canyon Drives; provide a strong residential base downtown; and accommodate high -quality housing and fully separated commercial activity, all of which will be of benefit to the public. C. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood; The project is adequate in size and shape to accommodate the proposed commercial and residential uses, but requires relief from required setbacks and common open space standards of the C-B-D zone and high- rise buildings standards (Section 93.04.00) in order to create a street - oriented urban presence, All other standards, including height and parking are met by the project. The reduced setbacks and common open space help the project achieve the General Plan goals and objectives stated Resolution No. Page 4 herein, and are reduced in accordance with the provisions of the Planned Development District (Section 94.03.00,C). d. That 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 project site plan is surrounded on three sides by Major or Secondary Thoroughfares, as designated on the General Plan. Vehicular access points to the site are properly located and designed to provide safe and efficient flow of the type and quantity of traffic to be generated by the proposed use within and surrounding the site. e. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. Conditions attached to and made a part of this resolution have been developed to mitigate potential adverse project effects and will assure the project contributes positively to the public health, safety and welfare of the City. Section 3: Pursuant to Section 66474 of the Subdivision Map Act, the City Council makes the following findings: a. The proposed Vesting Tentative Tract Map is consistent with all applicable general and specific plans. The Vesting Tentative Tract Map will facilitate the sale of condominium units within the project. The mixed use project is consistent with the General Plan Central Business District designation, insofar as it introduces permanent residents into the area, and provides new retail space. b. The design and improvements of the proposed Vesting Tentative Tract Map are consistent with the zone in which the property is located. The design of the map is consistent with the allowable uses under the Planned Development District for this property. The Planned Development District allows for variations from zoning standards. C. The site is physically suited for this type of development. The site is flat and surrounded by existing development and City streets. The construction of commercial and residential buildings on the site is appropriate at this location. Resolution No, Page 5 d. The site is physically suited for the proposed density of development. The site can accommodate the 118 units proposed. The zoning designation for the property allows up to 29 units per acre, and the project meets that density. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The Vesting Tentative Tract Map and associated Planned Development District have been reviewed under the California Environmental Quality Act, and a Mitigated Negative Declaration is proposed. Mitigation measures have been included which reduce potential impacts to less than significant levels. The site has been fully developed for many years, and does not include any natural habitat. The project will therefore not damage or injure fish, wildlife or their habitats. f The design of the subdivision or type of improvements is not likely to cause serious public health problems. The subdivision is designed to meet or exceed City standards. The homes and commercial spaces will be required to meet or exceed City building codes. The project will not cause public health problems. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There are no known public easements or access across the subject property, therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. Section 4: The City Council adopts the Mitigated Negative Declaration for Case Number 5.1091 — PD-324, and Vesting Tentative Tract Map 34190, and directs staff to file the associated Notice of Determination. Section 5: The City Council approves Case Number 5.1091, Planned Development District 324 and Vesting Tentative Tract Map 34190, subject to the Conditions of Approval attached hereto as Exhibit A, and as shown on the Vesting Tentative Tract Map 34190 and Development Plans attached to the City Council Staff Report dated October 4, 2006 and included herein by reference. ADOPTED THIS 4th day of October, 2006. David H. Ready, City Manager Resolution No. Page 6 ATTEST: James Thompson, City Clerk Resolution No. Page 7 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on October q, 2006, by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California RESOLUTION NO. A RESOLUTION OF THE CITY OF PALM SPRINGS, CALIFORNIA, AMENDING THE ZONING MAP BY APPROVING PLANNED DEVELOPMENT DISTRICT 324, FOR THE 4.1 ACRE PROPERTY LOCATED ON THE SOUTHEAST CORNER OF NORTH PALM CANYON DRIVE AND ALEJO ROAD WHEREAS, Palm Springs LLC (the "Applicant") has filed an application with the City pursuant to Section 94.03.00 (E) of the Palm Springs Zoning Code, for the establishment and development of Planned Development District 324; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case Number 5.1091, consisting of Planned Development District 324, Vesting Tentative Tract Map 34190, and project architectural approval was given in accordance with applicable law; and WHEREAS, on September 13, 2006, a public hearing on the application was held by the Planning Commission in accordance with applicable law; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and an Environmental Assessment has been prepared for this project and has been distributed for public review and comment in accordance with CEQA; and WHEREAS, the Planning Commission has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented, and has recommended that the City Council adopt a Mitigated Negative Delaration, and approve Case Number 5.1091 consisting of Planned Development District 324, Vesting Tentative Tract Map 34190, and project architectural design; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Case Number 5.1091, consisting of Planned Development District 324, Vesting Tentative Tract Map 34190, and project architectural approval was given in accordance with applicable law; and WHEREAS, on October 4, 2006, a public hearing on the application was held by the City Council in accordance with applicable law; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not Jimited to the staff report, and all written and oral testimony presented. Resolution No. Page 2 THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1. A Mitigated Negative Declaration (MND) has been completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines. The City Council found that with the incorporation of proposed mitigation measures, potentially significant environmental impacts resulting from this project will be reduced to a level of insignificance. The City Council independently reviewed and considered the information contained in the MND prior to Its review of this Project and the MND reflects the City Council's independent judgment and analysis. Section 2. Pursuant to Section 94.03.00 of the Palm Springs Zoning Code, the City Council makes the following findings: a. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs Zoning Code. The proposed planned development is consistent with the General Plan, which includes special provisions for the Central Business District. The project will bring revitalization to the Downtown area, and introduce a permanent population as well as new retail commercial space- b. The subject property is suitable for the uses permitted in the proposed planned development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. The project, as conditioned, is consistent with the Downtown Design Guidelines, and the vision of the area for the future. The site is physically suitable for the proposed project, and provides sufficient access points for all uses proposed- C . The proposed establishment of the planned development district is necessary and proper, and is not likely to be detrimental to adjacent property or residents. The Planned Development District modifies height and open space requirements in a manner which is conducive with the urban development sought for the site in the future. The inclusion of a redevelopment project in this area of the City will increase vitality and activity in the Downtown. Section 4. Pursuant to Section 94.07.00 of the Palm Springs Zoning Code, the official zoning map of the City of Palm Springs, referred to herein, is hereby amended to apply Planned Development District 324 onto the proposed project site that is designated CBD. The parcel of property legally shown on file in the Planning Services Department, Case 5.1091 — PD 324 and VTTM 34190, is approved for Planned Development District 324, specifically on the property located on the southeast corner of North Palm Canyon Drive Resolution No. Page $ and Alejo Road, ADOPTED THIS 4th day of October, 2006. David H. Ready, City Manager ATTEST: James Thompson, City Clerk Resolution No Page 4 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on October 4, 2006, by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California EXHIBIT A Case No. 5.1091 — PD-324, 3.2933 -- TTM 34190 Palm Springs LLC Southeast corner of Alejo Road and North Palm Canyon Drive ('4 One 4 North Palm Canyon") CONDITIONS OF APPROVAL October 4, 2006 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative 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 annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1091 PD — 324 and 3.2933, Tentative Tract Map 34190. 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 a ��1r1^ r7 Conditions of Approval Page 2 Case No. 5.1091 Tentative Tract Map 34190 decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 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 in the form of a money order or cashier's check payable to Riverside County, 5. This project shall be subject to Chapters 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 or industrial projects, 1/4% for new residential subdivisions, or 1/4% for new individual single-family residential units constructed on a lot located in an existing subdivision with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning Services 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. 6. Pursuant to Park Fee Ordinance No. 1632 and in accordance with Government Code Section 66477 (Quimby Act), all residential development shall be required to contribute to mitigate park and recreation impacts such that, prior to issuance of residential building permits, a parkland fee or dedication shall be made. Accordingly, all residential development shall be subject to parkland dedication requirements and/or park improvement fees. The parkland mitigation amount shall be based upon the cost to acquire and fully improve parkland, The applicant shall submit a property appraisal to the Planning Services Department for.the purposes of calculating the Park Fee. The Park Fee payment and/or parkland dedication shall be completed prior to the issuance of building permits. Conditions of Approval Case No. 5.1091 Tentative Tract Map 34190 Page 3 Environmental Assessment 7. The mitigation measures of the Initial Study shall apply to the proposed project. The applicant shall submit a signed agreement that the mitigation measures will be included in the Planning Commission consideration of the environmental assessment. Mitigation measures are included in the Initial Study, and hereby incorporated into these conditions by reference- S . The developer shall reimburse the City for the City's costs incurred in monitoring the developer's compliance with the conditions of approval and mitigation monitoring program, including, but not limited to inspections and review of developers operations and activities for compliance with all applicable dust and noise operations, and cultural resource mitigation. This condition of approval is supplemental and in addition to normal building permit and public improvement permits that may be required pursuant to the Palm Springs Municipal Code. CC&R's 9. The applicant prior to issuance of building permits shall submit three (3) sets of a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. The CC&R's shall be enforceable by the City, shall not be amended without City approval, and shall require maintenance of all property in a good condition and in accordance with all ordinances. 10. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $2000, for the review of the CC&R's by the City Attorney. A filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. Final Design 11. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 12. The final development plans shall be submitted in accordance 'with Section 94.03,00 of the Zoning Ordinance. Final development plans shall include site plans, building elevations, floor plans, roof plans, grading plans, landscape plans, Conditions of Approval Page 4 Case No 5.1091 Tentative Tract Map 34190 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 approval of the tentative tract map. 13. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping 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. No lighting of the hillside is permitted. General Conditions/Code Requirements 14. 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 Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.80 of the Municipal Code for specific requirements. 15. 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. 16. 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. 17. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 18. All materials on the flat portions of the roofs shall be earth tone in color. 19. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 93.03.00 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 building(s). The exterior elevations and roof plans of the buildings shall indicate 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. y, r� ^�a�7 Conditions of Approval Page 5 Case No. 5.1091 Tentative Tract Map 34190 20. 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. 21. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 93.02.00.D. 22. 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. 23. The street address numbering/lettering shall not exceed eight inches in height. 24. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safet 25. 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. 26. Modified architectural and landscaping designs shall be reviewed by the Architectural Advisory Committee prior to City Council action on the project. 27. Parallel parking stalls on Clovelly shall be modified to provide a length of 24 feet per space, as required by Section 9306. 28. Assigned parking spaces shall be dedicated to each residential unit in the parking garage. Tandem parking spaces shall be assigned to the same unit as the standard parking space in front of or behind it. These requirements shall be included in the CC&R's for the project. 29. The underground commercial parking area shall be revised to delete the tandem parking, providing 80 single loaded vehicle parking spaces. Tandem spaces may be re -introduced for restaurant or other uses which require additional parking, subject to approval by the Director of Parking Services of a parking management plan which shall minimize patron, employees or other parking conflicts. 30. Prior to issuance of building permits, the applicant shall provide or contribute a public benefit to the City in a form or amount as determined by the City Council as part of the Council's decision regarding the project. r' — rirn rr..� Conditions of Approval Page 6 Engineering Division STREETS Case No. 5.1091 Tentative Tract Map 34190 31. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 32. Submit street improvement plans prepared by a California Registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. PALM CANYON DRIVE 33. All existing decorative street improvements, landscaping, and lighting improvements shall be protected in place, except removals approved by the City Engineer. The applicant shall be responsible for the repair, removal and replacement of existing improvements damaged as a result of the construction of this project, as directed by the City Engineer. 34. Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. Existing decorative concrete pavers shall be removed and salvaged to the City Corporation Yard, or reused in replaced street improvements. New sidewalk shall be constructed of decorative concrete pavers to match existing. 35. Remove the existing street improvements as necessary to construct a 24 feet wide new street intersection with the centerline of the new street intersection located approximately 120 feet north of the south property line. The new street intersection shall be constructed with 25 feet radius curb returns and spandrels, and a 6 feet wide cross -gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Any removal or relocation of existing landscaping, irrigation, electrical and lighting improvements shall be coordinated with the City Engineer prior to removal or relocation. Existing decorative concrete pavers shall be removed and salvaged to the City Corporation Yard, or reused in replaced street improvements. Access shall be limited to left -turn ingress and egress only. 36. Construct a Type A curb ramp meeting current California State Accessibility standards on either side of the new street intersection in accordance with City of Palm Springs Standard Drawing No. 212. The curb ramps shall be constructed of colored Portland cement concrete to match existing decorative street improvements. 37. Construct a new decorative landscape planter to match existing planters along Palm Canyon Drive, on either side of the new street intersection. The applicant Conditions of Approval Page 7 Case No. 5.1091 Tentative Tract Map 34190 shall furnish and install new Washingtonia filifera palm trees within each new decorative landscape planter. The palm trees shall have a trunk height and diameter equal to other palm trees along the project frontage, as approved by the City Engineer. Irrigation, electrical and lighting improvements for the new palm trees shall be connected to the existing systems, as required by the City Engineer. 38. New palm trees shall be guaranteed for a period of 90 days from the date of acceptance by the City Engineer. Any palm trees that fail during the 90-day landscape maintenance period shall be replaced with a new palm tree of similar trunk height and diameter to the satisfaction of the City Engineer, and shall be subject to a subsequent 90-day landscape maintenance period. 39. All broken or off grade street improvements shall be repaired or replaced. INDIAN CANYON DRIVE 40. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 50 feet along the entire frontage. 41 All existing street improvements and palm trees shall be protected in place, except as otherwise required by the City Engineer. The applicant shall be responsible for the repair, removal and replacement of existing improvements damaged as a result of the construction of this project, as directed by the City Engineer. 42. Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. 43. Remove the existing curb and gutter located approximately 32 feet west of centerline, and construct a new curb and gutter located 24 feet west of centerline with adjacent sidewalk, where proposed curb "pop -outs" are proposed, in accordance with applicable City standards. 44. Remove the existing street improvements as necessary to construct an approximately 86 feet wide driveway approach for the northerly access point with the centerline of the driveway approach located approximately 290 feet south of the centerline of Alejo Road. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205. Any removal or relocation of existing landscaping and irrigation improvements shall be coordinated with the City Engineer prior to removal or relocation. Access shall be limited to left -turn ingress and egress only. 45. Remove the existing street improvements as necessary to construct,a 24 feet wide new street intersection for the southerly access point with the centerline of the new street intersection located approximately 95 feet north of the south property line. Conditions of Approval Page 8 Case No. 5.1091 Tentative Tract Map 34190 The new street intersection shall be constructed with 25 feet radius curb returns and spandrels, and a 6 feet wide cross -gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Any removal or relocation of existing landscaping and irrigation improvements shall be coordinated with the City Engineer prior to removal or relocation. Access shall be limited to left -turn ingress and egress only. 46. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the driveway approach and new street intersection, in accordance with City of Palm Springs Standard Drawing No. 212. 47. An application for an Encroachment Agreement shall be made through the Engineering Division to allow construction of decorative paving within the public right-of-way of Indian Canyon Drive. An application for the Encroachment Agreement shall be approved prior to issuance of a certificate of occupancy. 48. Remove and reconstruct the decorative pedestrian crosswalk across Indian Canyon Drive at Alejo Road, as necessary to align with the new curb ramp to be located at the southwest corner of the intersection. 49. All broken or off grade street improvements shall be repaired or replaced. ALEJO ROAD 50. Dedicate additional right-of-way to provide the ultimate half street right-of-way width of 50 feet along the frontage (where required). 51. Remove the existing curb and gutter located 32 feet south of centerline, and construct an 8 inch curb and gutter located 38 feet south of centerline along the frontage (where required), with a 25 feet radius curb return and spandrel at the southwest corner of the intersection of Alejo Road and Indian Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 52. Remove the existing catch basin and reconstruct a new catch basin and extend the existing storm drain connector pipe in accordance with Riverside County Flood Control standards and requirements, as necessary to relocate the existing curb and gutter along Alejo Road. 53. Remove the existing driveway approaches and replace with new street improvements (curb and gutter, and sidewalk) to match existing street improvements, in accordance with applicable City standards. 54. Remove the existing street improvements as necessary to construct minimum 24 feet wide driveway approach for the primary access point with the centerline of the driveway approach located approximately 140 feet east of the centerline of Palm Conditions of Approval Page 9 Case No. 5.1091 Tentative Tract Map 34190 Canyon Drive. The driveway approach shall be constructed in accordance with City of Palm Springs Standard Drawing No. 205. Access shall be limited to right - turn ingress and egress only. 55. Construct a Type A curb ramp meeting current California State Accessibility standards on each side of the driveway approach in accordance with City of Palm Springs Standard Drawing No. 212, 56. Construct a sidewalk from back of curb to property line along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 57. Remove the existing curb ramp and construct a Type A curb ramp meeting current California State Accessibility standards at the southwest corner of the intersection of Alejo Road and Indian Canyon Drive, in accordance with City of Palm Springs Standard Drawing No. 212, 58. Construct a 4 feet wide raised, decorative median island from Palm Canyon Drive to Indian Canyon Drive, The raised, decorative median shall follow the general alignment of the existing centerline striping. The interior of the median shall be constructed with decorative stamped concrete. 59. Construct pavement with a minimum pavement section of 5 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 96% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the frontage (where required) in accordance with City of Palm Springs Standard Drawing No. 110 and 340- If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using " R" values from the project site and submitted to the City Engineer for approval. 60. All broken or off grade street improvements shall be repaired or replaced. ON -SITE 61. All on -site drive aisles shall be privately maintained. 62. All on -site private two-way drive aisles shall have a minimum travel way width of 24 feet, and shall be constructed with standard 6 inch curb and gutter, a wedge curb, or other approved curbs along both sides of the drive aisle, as necessary to accept and convey on -site stormwater runoff to the on -site drainage system, in accordance with applicable City standards. 63. All on -site two-way parking garage ramps and drive aisles shall be a minimum of 24 feet wide. Conditions of Approval Page 10 Case No. 5.1091 Tentative Tract Map 34190 64. The minimum pavement section for all on -site pavement shall be 2'h inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 65. Parking shall be restricted along the drive aisles as necessary to maintain a 24 feet wide clear two-way travel way, except for designated parking spaces and parking bays. Regulatory Type R26 "No Parking" signs or red curb shall be installed along the drive aisles as necessary to enforce parking restrictions. A Home Owners Association shall be responsible for regulating and maintaining required no parking restrictions, which shall be included in Covenants, Conditions, and Restrictions required for the development. 66. An accessible pedestrian path of travel shall be provided throughout the development, as may be required by applicable state and federal laws. An accessible path of travel shall be constructed of Portland cement concrete, unless alternative materials meeting state and federal accessibility standards is approved by the City Engineer, SANITARY SEWER 67. All sanitary facilities shall be connected to the public sewer system. Existing sewer service laterals to the property may be used for new sanitary facilities. New laterals shall not be connected at manholes. 68. All on -site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on -site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 69. Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Conditions of Approval Page 11 Case No. 5.1091 Tentative Tract Map 34190 Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Grading plan. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. a. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of the Water Quality Management Plan. 70. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760- 346 7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to issuance of a grading permit. 71. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. 72. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Engineering Division with the first submittal of a grading plan. 73. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Rough Grading Plan. The California Department of Food and Agriculture office is located at 73 710 Fred Waring Drive, Palm Desert (Phone: 760-776 8208). F CS 1: e �I��.*1rrT.fy Conditions of Approval Page 12 Case No. 5.1091 Tentative Tract Map 34190 74. This project may be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre -treating stormwater runoff, may be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre -treat stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required, such measures shall be designed and installed on -site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development. 75. A Water Quality Management Plan (WQMP) shall be submitted to and approved by the City Engineer prior to issuance of a grading permit. The WQMP shall address the implementation of operational Best Management Practices (BMP's) necessary to accommodate nuisance water and storm water runoff from within the underground parking garage and the on -site private drive aisles. Direct release of nuisance water to adjacent public streets is prohibited. Construction of operational BMP's shall be incorporated into the Precise Grading and Paving Plan. GENERAL 76. Any utility trenches or other excavations within existing asphalt concrete pavement of off site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off -site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off -site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off -site streets, at the discretion of the City Engineer. The pavement condition of the existing off -site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. 77. All proposed utility lines shall be installed underground. Conditions of Approval Page 13 Case No. 5.1091 Tentative Tract Map 34190 78. All existing utilities shall be shown on the improvement plans required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 79. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD 2004 drawing file), DXF (AutoCAD ASCII drawing exchange file), and PDF (Adobe Acrobat 6.0 or greater) formats. Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 80. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as -built" information and returned to the Engineering Division prior to issuance of a final certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 81. Contact Whitewater Mutual Water Company to determine impacts to any existing water lines and other facilities that may be located within the property. Make appropriate arrangements to protect in place or relocate any existing Whitewater Mutual Water Company facilities that are impacted by the development. A letter of approval for relocated or adjusted facilities from Whitewater Mutual Water Company shall be submitted to the Engineering Division prior to issuance of a grading permit. 82. Nothing shall be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 83. 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 Standard Drawing No. 904. ADN 84, A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcels and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. Conditions of Approval Page 14 Case No. 5.1091 Tentative Tract Map 34190 85. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be approved by the City Attorney prior to approval of the Final Map. 86. In accordance with Section 66434 (g) of the Government Code, the easterly 10 feet of public right-of-way for Palm Canyon Drive adjacent to a portion of the parcel currently identified by Assessor's Parcel Number (APN) 513-081-006, generally described as the westerly 10 feet of the northerly 100 feet of Lot 4, Block 24, of Palm Springs Townsite, as shown in on map filed in Book 9, Page 432 (records of San Diego County), may be abandoned upon the filing of a Final Map identifying the abandonment of the right-of-way granted to the City of Palm Springs. Prior to approval of a Final Map, the applicant shall coordinate with each public utility company and determine specific requirements as to the abandonment and/or relocation of existing underground utilities that may exist within that portion of the public right-of-way to be abandoned. Prior to approval of a Final Map, the applicant shall provide the City Engineer a letter of approval regarding the proposed abandonment of a portion of public right-of-way for Palm Canyon Drive from each public utility agency. 87. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights -of -way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD 2004 drawing file), DGN (Microstation drawing file), DXF (AutoCAD ASCII drawing exchange file) ), and PDF (Adobe Acrobat 6.0 or greater) formats. Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 88. As determined by the Rael Development Traffic Impact Study submitted by RK Engineering Group, Inc. (as amended on 7/12/06), the following mitigation measures will be required: a. Pay a fair share contribution determined as 7.7% (or $15,400) for the future installation of a traffic signal at the intersection of Indian Canyon Drive and Tamarisk Road. The applicant shall pay the fair share contribution prior to approval of a final map. r i�r ",r7 Conditions of Approval Page 15 Case No. 5.1091 Tentative Tract Map 34190 b. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at all project access points, in accordance with City of Palm Springs Standard Drawing Nos. 620-625. c. The project access point on Alejo Road is restricted to right -turn ingress and egress only; install traffic striping and signage improvements to implement the access restrictions as required by the City Engineer. d. The project access points on Palm Canyon Drive and Indian Canyon Drive are restricted to left -turn ingress and egress only; install traffic striping and signage improvements to implement the access restrictions as required by the City Engineer. e. Install a "Private Street" sign on either end of the on -site private drive aisle between Palm Canyon Drive and Indian Canyon Drive. 89. Relocate and modify the existing traffic signal at the intersection of Indian Canyon Drive and Alejo Road, in conjunction with the associated street improvements at the southwest corner of the intersection. The applicant shall submit traffic signal modification plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. The traffic signal shall be relocated and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. 90. Revise the traffic striping on Alejo Road to accommodate construction of the four feet wide median, as required by the City Engineer. Submit traffic striping and signage plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the City Engineer. 91. All required traffic striping and signage improvements shall be completed in conjunction with required street improvements, to the satisfaction of the City Engineer, and prior to issuance of a certificate of occupancy. 92. A minimum of 48 inches of clearance for handicap accessibility shall be provided on public sidewalks or pedestrian paths of travel within the development. Minimum clearance on public sidewalks or pedestrian paths of travel shall be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk, or by the relocation of any obstructions within the public sidewalk along the Palm Canyon Drive, Indian Canyon Drive, and Alejo Road frontages of the subject property. 93. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. Conditions of Approval Page 16 Case No. 5.1091 Tentative Tract Map 34190 94. 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. 95. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. Waste Disposal 96. Trash cans shall be screened from view and kept within fifty (50) feet of the street. Police Department 97. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. Building Department 98. Prior to any construction on -site, all appropriate permits must be secured. Fire 99. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. (901.4.4 CFC) Show location of address on plan elevation view. Show requirement and dimensions of numbers in plan notes. Numbers shall be a minimum 4 inches, and of contrasting color to the background. 100. Public Safety CFD: The Project will bring a significant number of additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any h 11.1 � � L,- Conditions of Approval Page 17 Case No. 5.1091 Tentative Tract Map 34190 lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. 101. Radio Communications: The building will include all necessary wiring and antennas required for the "Built-in Radio Amplification System". This requirement is necessary for the fire department radio communications within the building "C". 102. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required for this development. 103. Trash Container Protection: If trash container space is within 5 feet of a building wall provide information on the type and size of trash container to be stored there. If it is a dumpster with a capacity of 1.5 cubic yards or greater, then the container must be protected by an approved automatic fire sprinkler. (1103.2.2 CFC) 104. Exterior soffits/canopies: Roofs or canopies must be protected with fire sprinklers if they are more than 4 feet wide unless the entire assembly is non-combustible. (5-13.8 NFPA 13 1999) Any exterior fire sprinklers require approval of the Planning Department. 105. Standpipe System: An approved standpipe system is required for the multi -story residential buildings. Standpipe system will be a wet system. (CBC 904.5.2) 106. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan and an electronic CAD version shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. 107. Fire Department Connections. Fire Department connections shall be visible and accessible, have two 2.5 inch NST female inlets, and have an approved check valve located as close to the FDC as possible. All FDC's shall have KNOX locking protective caps. Contact the fire prevention secretary at 760-323 8186 for a KNOX application form. 108. Location of Fire Department Connections: The connection inlets must face the street, and be located on the street side of the building. The face of the inlets shall be 18 inches horizontal from the back edge of sidewalk (or back of curb, if no sidewalk), and shall be 36 to 44 inches in height to center of inlets above finished grade. No landscape planting, walls, or other obstructions are permitted within 3 feet of Fire Department connections. The FDC and supporting piping shall be painted OSHA safety red. 109. Valve and water -flow monitoring: All valves controlling the fire sprinkler system water supply, and all water -flow switches, shall be electrically monitored where the Conditions of Approval Page 18 Case No. 5.1091 Tentative Tract Map 34190 number of sprinklers is one hundred or more. (Twenty or more in Group I, Divisions 1.1 and 1.2 occupancies.) (904.3.1 CBC) All control valves must be locked in the open position. 110. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location 3 to 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 111. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 112. Smoke Detector Installation: Provide Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) 113. Residential Smoke Detector Installation: Provide Residential Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) In new construction, detectors shall be interconnected so that operation of any smoke detector causes the alarm in all smoke detectors within the dwelling to sound. (2-2.2.1 NFPA 72) Provide a note on the plans showing this requirement 114. Audible Water Flow Alarms: An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) to alert the occupants shall be provided in the interior of the building in a normally occupied location. (904.3.2 CBC) 115. Audible Residential Water Flow Alarms: An approved audible sprinkler flow alarm (Wheelock horn/strobe # MT4-115-WH-VFR with WBB back box or equal) shall be provided on the exterior of the building in an approved location. An approved audible sprinkler flow alarm (FIREX # 0498 accessory module connected to multi - station FIREX smoke detectors or equal per dwelling and fire sprinkler flow switch) to alert the occupants shall be provided in the interior of the building in a normally occupied location. (904.3.2 CBC) 116, Commercial Cooking Hood & Duct Systems for proposed restaurants: 117. Ventilating Hood & Duct System: A ventilating hood and duct system shall 'be provided for commercial -type food heat -processing equipment that produces grease -laden vapors. (1005.1 CFC) Conditions of Approval Page 19 Case No. 5.1091 Tentative Tract Map 34190 118. Fire extinguishing system required: Approved automatic fire extinguishing systems shall be provided for the protection of commercial type cooking equipment. (1005.2.1 CFC) 119. Hood & Duct Fire Protection System Coverage: The automatic fire extinguishing system used to protect ventilating hoods and ducts and cooking appliances shall be installed to include cooking surfaces, deep fat fryers, griddles, upright broilers, char broilers, range tops, and grills. Protection shall also be provided for the enclosed plenum space within the hood above filters and exhaust ducts serving the hood. (10052.3.1 CFC) 120. Hood & Duct Fire Protection System plan submittal: The contractor should submit fire extinguishing system plans as soon as possible. Submittal shall include manufacturer's data/cut sheets and listings with expiration dates on all equipment and materials used. 121. Portable Fire Extinguishers for Food Processing Equipment: In addition to the fixed system, a fire extinguisher listed and labeled for Class K fires shall be installed within 30 feet of commercial food heat processing equipment, as measured along an unobstructed path of travel. (1005.2.7 CFC) The preferred location is near the exit from the cooking equipment area. Show proposed location on the plans. 122. Automatic Power and Fuel Shutoffs: The automatic fire extinguishing system shall be interconnected to the fuel or current supply for cooking equipment. The interconnection shall shut off all cooking equipment and electrical receptacles which are located under the hood when the system is actuated. (1005.2.4.1 CFC) 123. Systems Testing: The hood and duct fire extinguishing system shall be function tested prior to final acceptance. Call the fire prevention secretary at 760-323-8186 for an inspection appointment. 124. Elevator Stretcher Requirement: At least one elevator shall be designed to accommodate medical emergency service. The elevator(s) so designed shall accommodate the loading and transport of an ambulance gurney or stretcher 24 inches by 76 inches in the horizontal position. The elevator entrance shall have a clear opening of not less than 42 inches wide or less than 78 inches high. The elevator car shall be provided with a minimum clear distance between walls or between walls and door excluding return panels not less than 80 inches by 54 inches, and a minimum distance from wall to return panel not less than 51 inches with a 42 inch side slide door. (3003.5a CBC) Note: Two elevators meeting the stretcher requirement required for building "C". One located on the West side and one located on the East side. Conditions of Approval Page 20 Case No. 5.1091 Tentative Tract Map 34190 125. Elevator Recall: The elevator(s) designated the medical emergency elevator(s) shall be equipped with a key switch to recall the elevator nonstop to the main floor. (3003.5.4a CBC) 126. Elevator Designation: Medical emergency elevators shall be identified by the international symbol (Star of Life) for emergency medical services. The symbol shall be not less than 3 inches in size. A symbol shall be permanently attached to each side of the hoistway door frame on the portion of the frame at right angles to the hallway or landing area. Each symbol shall be not less than 78 inches and not more than 84 inches above the floor level at the threshold. (3003.6a CBC) 127. Elevator Smoke Detection Recall: When the elevator vertical travel is 25 feet or more, each associated elevator lobby or entrance area and associated machine rooms shall be provided with an approved, listed smoke detector for elevator recall purposes only. (3003.2 CBC) 128, Elevator Emergency Devices for Summoning Assistance: Add a note to the plans indicating that emergency devices for summoning assistance shall be provided per 3003-4.18 CBC 129. Fire Department Access: Fire Department Access Roads shall be provided and maintained in accordance with Sections 901 and 902 CFC. (902.1 CFC) • Minimum Access Road Dimensions: 1. Private streets shall have a minimum width of at least 20 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. The Palm Springs Fire Department requirements for two-way private streets, is a minimum width of 24 feet, unless otherwise allowed by the City engineer. No parking shall be allowed in either side of the roadway. 130. Access: Fire department access roads shall be provided so that no portion of the exterior wall of the first floor of any building will be more than 150' from such roads. CFC 902.2.1 131, Road Design or parking lot surface: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.22 CFC) The minimum inside turning radius is 30 feet, with an outside radius of 45 feet. 132. Vertical Clearance for Underground Parking. Palm Springs fire apparatus require an unobstructed vertical clearance of not less than 8 feet 6 inches. (90222-1 CFC) V' - �,61� f7)� Conditions of Approval Case No. 5.1091 Tentative Tract Map 34190 Page 21 133. Smoke Evacuation System for underground parking: Provide manual override system on the HVAC in the garage area for smoke evacuation 134. Fire Dampers: Fire Dampers shall be provided where air ducts penetrate fire -rated walls or ceilings. 135. Dampers and Detectors: Smoke Dampers and Activating Smoke and/or Heat Detectors shall be in accordance with the 2001 CBC and must be installed separately from the Fire Alarm System. The signals for these devices shall not be included with any fire alarm or water flow signal. These devices may be tied into the Fire Alarm Control Panel for annunciation purposes only. 136. Fire Apparatus Grade requirements. The gradient of fire apparatus access roads shall not exceed 12% to the subterranean parking. (902.2.2.6 CFC) 137. Prior to issuance of building permits, the applicant shall prepare and obtain approval of a rescue operation plan. Approval shall be sought from the Palm Springs Fire Department. 138. Access Gates: Fire/Police/Ambulance access gates shall be at least 14' in width when in the open position and equipped with a Knox (emergency access) key switch. A Knox key operated switch shall be installed at every automatic gate. Show location of switch on plan. Show requirement in plan notes for subterranean parking areas. 139. Location of Knox boxes: A Knox box shall be installed at every locked gate. Boxes shall be mounted at 6 feet above grade. Show location of boxes on plan elevation views. Show requirement in plan notes. 140. Knox (emergency access) key switch: A Knox key operated switch shall be installed at every automatic gate. Show location of switch on plan. Show requirement in plan notes. 141. Water Supply: The water supply and location/s of fire hydrants must be approved prior to any work being performed on the job site. (903.1 CFC) 142. Fire Hydrant & FDC Location: A commercial fire hydrant is required within 30 feet of the Fire Department Connection (FDC). Fire Hose must be protected from vehicular traffic and shall not cross roadways, streets, railroad tracks or driveways or areas subject to flooding or hazardous material or liquid releases. 143. Operational Fire Hydrants: An operational fire hydrant(s) shall be installed within 250' of all combustible construction. No landscape planting, walls, or fencing is permitted within 3 feet of fire hydrants, except groundcover plantings. (1001.7.2 CFC) Conditions of Approval Case No. 5.1091 Tentative Tract Map 34190 Page 22 144. Fire Flow: Fire flow for this project is estimated to be 2000 GPM 145. Fencing Required: Construction site fencing with 20 foot wide access gates is required for all combustible construction over 5,000 square feet. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. (8.04.260 PSMC) 146. Building or Complex Gate Locking Devices: Locked gate(s) shall be equipped with a Knox key switch device or Key box. Boxes shall be mounted at 6 feet above grade. Contact the Fire Department at 760-323-8186 for a Knox application form. (902.4 CFC) END OF CONDITIONS ;aF P F LM Sp4 r ,y a c+ V m Z t zxC °poxum •• » 4`11:0 P Planning Commission Staff Report m Date: September 13, 2006 Case No.: 5.1091 — PD 324; 3.2933 — TTM 34190 Application Type: Planned Development District, Vesting Tentative m Tract Map and Architectural Approval C Location: South side of Alejo Road, between North Palm m Canyon and North Indian Canyon Drives, 1I Applicant: Palm Springs LLC, Lawrence Rael O Zone: CBD General Plan: CBD M APNs: 513-081-002 through -006, -023 Z From: Craig Ewing, AICP, Director of Planning Services —I Project Planner: Edward O. Robertson, Principal Planner Nicole Sauviat Criste, Consulting Planner O PROJECT DESCRIPTION N The proposed project will result in the construction of 118 condominium units, 11 of which will be work/live units, and 25,000 square feet of retail commercial space on a 4.1 acre site. A Planned Development District is proposed to set standards for development of the site; and a condominium tract map will subdivide the site for sale. The project also ❑ includes: 1. The construction of a subterranean garage with 96 parking spaces for the ' retail uses and 219 spaces for the residential uses. II Planning Commisslon Staff Report 9113/06 Case: 5.1091 — PD 324 and 3.2933 —T FM34190 Page 2 of 13 2. The construction of multiple buildings within the site, ranging from 3 to 4 stories, with a maximum building height of 50'6". 3. The construction of two central courtyards with pool and recreational r amenities. 4. The creation of a new private street ("Clovelly Street") in the southern quadrant of the site connecting North Palm Canyon to North Indian Canyon Z Drives. Z 5. The creation of a publicly -accessible pedestrian way at the middle of the site connecting North Palm Canyon to North Indian Canyon Drives. m RECOMMENDATION 1. Approve the proposed application by Palm Springs LLC to develop 118 condominium units and 25,000 square feet of retail commercial space according to Planned Development District standards by: m • Considering and approving a Mitigated Negative Declaration for Case 5.1091 C -- PD-324 and Case 3.2933 -- TTM 34190; m • Approving Planned Development District 324 in accordance with the findings r of Section 94.02.00.13; and • Recommending to City Council conditional approval of a Vesting Tentative .p Tract Map 34190 to subdivide approximately 4.1 acres into a condominium map. 2. Approve the architectural design and landscaping for Case No. 5,1091. m Z PRIOR ACTIONS On May 22, 2006, the Architectural Advisory Committee (AAC) considered the applicant's request, which at the time consisted of 139 condominium units and 25,000 square feet of commercial retail space. The AAC made a number of favorable comments on the design, including the importance of the revitalization of the downtown street scene, the inclusion of the pedestrian way through the project, and the quality of the architectural design. The AAC also requested, as part of the final Planned Development District submittal, that the applicant bring back detailed plans for the Committee's consideration. Since the time of the AAC meeting, the project has been modified to reduce the total _ number of units, which has led to changes in the elevations relateflo mass, height and scale. The AAC has not reviewed the amended design (please see further discussion below). —� Planning Commission Staff Report Case: 5.1091 — PD 324 and 3 2933 — TTM34190 9/13r06 Page 3 of 13 BACKGROUND AND SETTING "13 The proposed project occurs on lands which have until recently been fully developed. r The site included (from Alejo Road southward) a Mexican restaurant, the NOW n restaurant building (previously the Hair of the Dog saloon), a large open parking lot, retail spaces in the Strebe building, the Monte Vista Hotel, and a small retail building, all Z north of the pedestrian signal on North Palm Canyon Drive. These structures have Z recently been demolished, and the site is now vacant. M The project site is surrounded by commercial retail structures on the west and south, CI Frances Stephens Park on the north, and condominium and commercial structures on the east, across Indian Canyon. The site is identified as the northern gateway for the downtown area in the Downtown Design Guidelines. ANALYSIS M Project Description < The proposed project includes the construction of IIS condominium units and 25,000 M square feet of retail commercial space on a 4.1 acre site bounded on the north by Alejo r Road, on the west by North Palm Canyon Drive, on the east by North Indian Canyon Drive, and on the south by existing commercial development. Q The project is proposing the retail space on the ground/first floor fronting on Palm Ma Canyon, with residential units occurring above, on three stories. Wholly residential ic buildings are proposed on Alejo Road and Indian Canyon, and on the interior of the project site (please see the project first floor site plan, part of Attachment 5). Buildings M within the site will be three and four stories, within a range of 35' to 50'6' in height. A Z total of 11 live/work units are proposed, to be located in building C at the center of the site. These units will have office/gallery space on the ground floor, and residential units above, and will be accessed via the pedestrian walkway through the site. Further detail of the building design is provided below. The proposed project also includes the construction of an underground parking O structure, which will accommodate 219 parking spaces for residential use, and 96 spaces for commercial use. Further detail and discussion of the parking provided is C0 included under "Parking" below. Access to the site will be from Alejo, Palm Canyon and Indian Canyon. The primary access for the residential component will occur on Indian Canyon. The primary access _ for the commercial component will be off Palm Canyon, onto the proposed Clovelly Street, which will provide vehicular and pedestrian connection between Palm Canyon and Indian Canyon. A pedestrian way is also provided through the center of the project, —4 connecting both these streets. Access is further discussed below. General Plan and Zoning n�r�1 Planning Commission Staff Report Case: 5.1091 — PD 324 and 3.2933 — TTM34190 9113/06 Page 4 of 13 The proposed project site has a General Plan and Zoning designation of CBD, or 7111 Central Business District. The proposed land use is consistent with the provisions of the r General Plan and Zoning Ordinance for that designation. The General Plan and Zoning a designations for surrounding properties are depicted in Table 1 below. Z Z Table 1: Project and Surrounding General Plan and Zoning Designations m Location General Plan Designation I Zoning Designation v Project Site CBD (Central Business CBD District) West CBD CBD South CBD CBD I East CBD C-1 and C-2 (Central Business and General Commercial) Irn North PR (Parks and Recreation) O (Open Space) C The proposed project is also generally consistent with the Downtown Design ill Guidelines. Under the Guidelines, the site is designated "High Intensity Mixed -Use r (Residential/Commercial) Gateway." The Guidelines describe the Gateways (one at this location and one at the south end of downtown at Ramon Road) as follows: 0 M "They should be taller (max. 60 ft.), high intensity mixed -use (residential/commercial) areas with distinctive landscaping and signage marking the entrance to downtown." The Guidelines further state: ill Z "New buildings should be sensitive to the historic context and complement the unique mix of architectural styles. In addition, new projects should strive for excellence in architectural design." and: v "Building height in the north and south gateway areas should be a maximum of 30 feet — on the street front stepping back to 60 feet in height with minor intrusions for (4 architectural features." —i and: X "Underground structured parking has the least impact on the visual quality of downtown 0 and is encouraged when feasible." All 'these provisions are considered in this staff report as part of the analysis of the project. Planning Commission Staff Report Case: 5.1091 — PD $24 and 3.2933 — TTM34190 Planned Development District 9/13/06 Page 5 of 13 The proposed project includes components which vary from the development standards of the Central Business District (CBD) Zone and High-rise buildings (Section 93.04.00). As a result, a Planned Development District approved under Section 94.02.00.B is required. Table 2, below, describes the development standards applicable to the designation, and the standards which the proposed project will implement. Table 2: Comparison of Existing Zoning and Proposed PD-324 Standards Type of Standard Underlying Proposed CBD PD-324 OP Density N/A 118 units ZO Density 29 d.u./acre, or 119 units 1 118 units Coverage 45% 41.8°% Front Setbacks 30 Feet, plus additional setbacks 0 feet for high-rise buildings Rear Setbacks 20 feet plus additional setbacks N/A for high-rise buildings Bldq Separations 15 feet 17' 9" Common Open Space 60% under high-rise provisions 42-66% Height 30 feet in CBD / 60 feet under 51 feet high-rise provisions with PDD Parking 190 Residential 237 Residential 77 Commercial* 96 Commercial *Assumes restaurant uses will not occupy more than 25% of the space. As shown in the Table, the Planned Development District is required in this case to address variations in common open space, setback and building height. Site Plan and Project Design The proposed project site plan creates a "presence on the street" through first floor retail space with zero setbacks and upper level residential on the Palm Canyon street frontage. Residential buildings are also located on the Alejo and Indian Canyon frontages with zero setbacks- The mass of these buildings creates a buffer to the residential amenities in the center of the site. These amenities are proposed to be gated, and will not be accessible to the commercial component of the project. Finally, the 11 units located in the center of the site, shown as building C on the site plan, are accessible via a pedestrian way, and will provide 11 live/work units, with an office/gallery space on the ground floor, and the associated residence above. The applicant proposes 71 one bedroom units, and 47 two bedroom units. Some units will be single story, while others will be two story. Unit sizes are proposed to range from r a Z Z m v v m C M r M Z v Cl) M Planning commission Staff Report 9113/06 Case: 6.1091 — PD 324 and 3.2933 — TrM34190 Page 6 of 13 740 square feet to 1,775 square feet, and vary considerably by building and in configuration. r A new private street, Clovelly Street, is proposed to extend east to west through the southern portion of the site, connecting Palm Canyon and Indian Canyon. Parallel parking is proposed to be allowed on Clovelly. Z The vast majority of parking is proposed to be accommodated in an underground Z parking garage. The garage will be accessed via three ramps: one located on Alejo M Road, one located at the center of the site on Indian Canyon (the primary residential access), and one located on the new Clovelly Street. All access points will be available for the residents' access. Only the Clovelly and Alejo access points will be available for the commercial users. The site plan provides for many of the amenities and highlights called for in the General ❑ Plan and Design Guidelines, including pedestrian access, bringing a mix of commercial M and residential land uses into the downtown, and providing connections between Palm Canyon and Indian Canyon. C m Some refinements of the site plan are expected at the final Planned Development r Permit, including the location of gate access keypads/intercom for the residential gate on Indian Canyon, to assure sufficient space for vehicle turnaround. Q Architecture The architecture proposed for the project reflects the mid-century modern style, and incorporates some of the features of the buildings that previously occurred on the site. m For example, a deep overhang on the Palm Canyon frontage, large areas of glass Z storefronts, and angular roof planes recall the Strebe building which once occupied the site. This was suggested by the architect, and required by the Historic Site Preservation Committee in their review of the former buildings. Although the architectural style of each building is consistent, the building design varies from one building to the next, providing for a varied streetscape and avoiding the potential for overbearing mass which could result from three and four story buildings. A — variation of shapes, materials and colors is provided in each of the buildings, so that they each show their own identity, while still clearly being part of the whole. The design also brings architectural focus to Indian Canyon, which has in many projects been the "back of the house" and therefore less attractively designed. In this project, the _ residential units in buildings B1, B2 and B3 will all face Indian Canyon, and have a significant presence on that street. n Building height also varies considerably through the project. The building heights are shown within Attachment 5 for each building elevation. The buildings are labeled on the site plan A through H. Building A, located wholly on Alejo Road is proposed to be 50'6" z. �R'' Planning Commission Staff Report 9113106 Case: 5.1091 — PD 324 and 3.2933 — TTM34190 Page 7 of 13 in height, and four stories. At the corner of Palm Canyon and Alejo, building H will be 35'6" at the corner, with a stepped back component reaching to 45 feet in height at a distance of about 50 feet from the property line. Buildings on Palm Canyon will be 34 to 41 feet, and three stories in height. Buildings on Indian Canyon will range from 36 to 42 feet. On the interior of the site, Building C, which occurs on either side of the pedestrian way, extends to 48 feet in height. Buildings B3 and D, which front on Clovelly, will be 42 and 36 feet in height, respectively. The buildings' heights are within the limits of the high-rise provisions of the Zoning Ordinance, and consistent with the height limits set forth in the Downtown Design Guidelines. The project proposes an urban environment for both residents and shoppers, which is of greater intensity than previous development, and consistent with the vision established for the Downtown through the on -going General Plan update process. As noted above, the design of the project has changed since the AAC review in May. In order to assure that the AAC still finds the project satisfactory, a condition of approval has been included which requires that the applicant present the project as it currently is planned to the AAC, prior to City Council action on the item. Open Space The Planned Development Permit is requested, in part, to modify the open space requirement of the highrise provisions of the Zoning Ordinance, which sets a minimum of 60% open space for highrise buildings. The project proposes 42.6% of the site in common area open space. This will include two courtyards and a pool available to project residents, as well as public plaza space in the center of buildings on Palm Canyon. The reduction in common area can be viewed positively when considering the Downtown Design Guidelines, and their goal of providing a "High Intensity Mixed Use" project at this location. In an urban setting, the area allocated to common area open space is usually reduced in exchange for the easy accessibility to downtown services and entertainment. If the goals of the Downtown are to be realized, exceptions such as the one sought by the applicant through this Planned Development Permit are necessary and appropriate. Access The project proposes access on all streets, as follows: ■ Primary access for the residents on Indian Canyon, at a gated entry. ■ General access from Indian Canyon, onto Clovelly Street. ■ Access to and from the parking garage on Alejo Road for both the residents and the commercial patrons/employees. ■ General access from Palm Canyon, onto Clovelly Street. m O r m Z Cn -1 X n Planning Commission Staff Report 9/13106 Case: 5 1091 — PD 324 and 3.2933 — 7rM34190 Page 8 of 13 ■ Access to and from the parking garage on Clovelly Street, for both the residents and the commercial patrons/employees. r In addition, a drive will be provided to access the rear of buildings D and E, where the a garages for the units are located. Z Clovelly Street also provides access to the parking garage for both the residents and Z the commercial patrons/employees at the site. Clovelly is proposed to be one lane in each direction, with parking bays on both sides. The street has been conditioned to be a M private street, maintained by the property owner's association. ❑ The access to and from the parking garage on Alejo is proposed to be located 105 feet easterly of the intersection of Palm Canyon and Alejo. This distance meets the City's minimum standard for driveways near intersections. The traffic analysis found, however, that left turn to or from Alejo into the parking garage would be hazardous, because of ❑ the short length of Alejo between Indian and Palm Canyon, and the amount of traffic on M that street. As a result, a condition of approval has been included which requires the C construction of a median at the centerline of Alejo, between Indian Canyon and Palm Canyon. The median will prevent left turn movements, and make circulation safer at this M location. The driveway will therefore have right -in -right -out access only. r Parking 0 As noted in Table 2 above, the proposed project includes sufficient parking to satisfy the requirements of the Zoning Ordinance. The parking plan provides 219 spaces in the underground garage for residents, 12 garage spaces for building D, 6 garage spaces for building E, and 96 spaces in the underground garage for commercial M patrons/employees. Z The parking calculations do not include on -street parking on Indian Canyon, Palm Canyon and Clovelly, where 39 spaces are currently (or proposed to be) available. Three design issues occur regarding parking: • Length of spaces on Clovelly Street, 0 • Tandem residential parking with the underground garage, and .... ■ Tandem commercial parking. N First, the parallel parking spaces on Clovelly are proposed to be only 18 feet in length. The Ordinance allows 18 foot long parallel spaces only when a "No Parking" area is provided for every second space, allowing vehicles the room to maneuver and parallel _ park. Otherwise, parallel parking spaces are required to be 24 feet in length. In this case, the applicant proposes a landscaped pop -out for every two parking spaces, eliminating the maneuvering area. The landscaped pop -outs are desirable to soften the hardscape of the project, and should therefore remain. Therefore, a condition of approval has been included which requires that the parallel parking be re -designed to ail _ i7) P Planning Commission Staff Report Case. 5.1091 — PD 324 and 3.2933 —T FM34190 9113106 Page 9 or 13 provide 24 foot long spaces. Since sufficient parking is provided on the site without the Clovelly parking, the loss of up to 7 spaces will not negatively impact the site. Secondly, the parking garage proposes tandem parking (parking stalls which allow one car to park in front of the other, with no drive aisle between). For the residents, 176 of the spaces are standard spaces, and 41 spaces are tandem. Since the units will be for sale, the homeowners' association will be responsible for managing the parking spaces. It can be assumed that the parking spaces will be assigned, and that a tandem space will be assigned to the same unit as the standard space behind it, so that individual homeowners would manage their parking spaces. However, to assure that this assumption is correct, a condition of approval is included which requires that tandem spaces be assigned to the same unit as the adjacent standard space, as part of the CC&R's. Finally, the commercial underground parking also includes tandem parking spaces. Unlike the residential side of the underground garage, it is not possible to control the use of the tandem parking spaces by related businesses. Therefore, potential conflicts could occur when a patron or employee parked in a tandem space finds his/her way blocked by a car behind. In the commercial portion of the garage, tandem parking will only function if it is controlled by one entity. As a result, a condition of approval has been included which requires that Valet Service be provided at all times on Palm Canyon for the commercial patrons, and that all the tandem spaces in the commercial part of the underground garage be reserved for Valet Service only. While staff is concerned that the long-term provision of valet parking may prove to be a significant cost burden to the project, staff cannot support tandem commercial parking without on- going parking management (valet service). Landscaping The landscaping plan for the proposed project includes drought tolerant plantings which soften the hardscape throughout the project. Shade trees are proposed for the Palm Canyon, Clovelly and Alejo frontage, and palm trees for the Indian Canyon frontage. Courtyard landscaping will provide an attractive and varied landscape for project residents. Public Benefit As a Planned Development, the project may be subject to the provision of a "public benefit", as recognized by the Palm Springs General Plan.' No specific public benefit t "Traditionally, planned development districts have been used to provide flexibility and enable developers to increase buildable area and height, and alter other standard development regulations, above that permitted by zoning, conditioned on analyses and mitigation of impacts and contribution of specific "benefits" to the City (e.g. additional parking, community open space and meeting rooms, funds for community beautification, housing day care facilities and other similar amenities). All Planned Development Districts shall be consistent with the General Plan. (Palm Springs General Plan, Page 1-81) 'G r a Z Z M v D M C M r O MIMI 9 M Z X n L �"y Planning Commission Staff Report 9113/06 Case: 5.1091 — Pi) 324 and 3.2933 - rrM34100 Page 10 of 13 has been offered by the applicant; however, they have asserted that the project itself will constitute a public benefit by providing the northern anchor of the proposed downtown revitalization effort. It should be noted that the Council has not adopted a policy for determining an > appropriate Planned Development public benefit. In past project decisions, public Z benefits have ranged from dedications of right of way and landscape improvements to Z increased on -site amenities and public access. Given the nature of the proposal as an in -fill, mixed -use project, traditional dedications of on -site open space or other amenities M may not be appropriate. 0 Staff believes that the City Council will be in the best position to judge the level of public benefit that might be required beyond the project itself. Consequently, staff recommends that the Commission consider a condition of approval that leaves the determination of contribution of public benefit to the City Council at the time they v consider the project. Proposed condition of approval number 30 has been added for this m purpose. C Public Utilities and Services M As the project occurs in the center of the existing downtown, all public utilities and r services are available to the site. Q Condominium Map The proposed Vesting Tentative Tract Map is consistent with the proposed project, and will create a single lot on which all units will be located, typical of a condominium map. M The Map has been conditioned to be consistent with the Subdivision Map Act. The Z vesting nature of the map is requested by the applicant, as allowed by the Subdivision Map Act and would "...confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time the vesting tentative map is approved or conditionally approved" (Section 66498.1 California Subdivision Map Act). v Staff has reviewed the proposed Vesting Map in light of the required findings and — prepared recommended conditions contained in the attached draft resolution. CIO REQUIRED FINDINGS ►X Findings can be made in support of establishing the proposed Planned Development District as follows: '—I a. The proposed planned development is consistent and in conformity with the general plan pursuant to Sections 94.07.00 (A)(1) and 94.02.00 (A)(4) of the Palm Springs Zoning Code. Planning Commission staff Report Case: 5.1091 — PD 324 and 3.2933 — TTM34190 9113106 Page 11 of 13 The proposed planned development is consistent with the General Plan, which includes special provisions for the Central Business District. The project will bring revitalization to the Downtown area, and introduce a permanent population as n well as new retail commercial space. Z b. The subject property is suitable for the uses permitted in the proposed planned Z development district, in terms of access, size of parcel, relationship to similar or related uses, and other relevant considerations. m The project, as conditioned, is consistent with the Downtown Design Guidelines, IV and the vision of the area for the future. The site is physically suitable for the proposed project, and provides sufficient access points for all uses proposed. C. The proposed establishment of the planned development district is necessary 0 and proper, and is not likely to be detrimental to adjacent property or residents. m The Planned Development District modifies height and open space requirements C in a manner which is conducive with the urban development sought for the site in M the future. The inclusion of a redevelopment project in this area of the City will r increase vitality and activity in the Downtown. 0 Additional findings are required for the proposed Vesting Tentative Map pursuant to Section 66474 of the Subdivision Map Act. These findings and a discussion of the project as it relates to these findings follow: a. The proposed Vesting Tentative Tract Map is consistent with all applicable M general and specific plans. Z The Vesting Tentative Tract Map will facilitate the sale of condominium units within the project. The mixed use project is consistent with the General Plan Central Business District designation, insofar as it introduces permanent residents into the area, and provides new retail space. 0 b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. N The design of the Vesting Map is consistent with the allowable uses under the Planned Development District for this property. The Planned Development District allows for variations from zoning standards. _ C. The site is physically suited for this type of development. n The site is flat and surrounded by existing development and City streets. The construction of commercial and residential buildings on the site is appropriate at this location. r Planning Commission Staff Report Case: 5.1091 — PD 324 and 3.2933—TTM34190 9/13/06 Page 12 of 13 d. The site is physically suited for the proposed density of development. r The site can accommodate the 118 units proposed. The zoning designation for the a property allows up to 29 units per acre, and the project meets that density. Z e. The design of the subdivision is not likely to cause environmental damage or Zr substantially and avoidably injure fish, wildlife, or their habitats. m The Vesting Tentative Tract Map and associated Planned Development District have been reviewed under the California Environmental Quality Act, and a Mitigated Negative Declaration is proposed. Mitigation measures have been included which reduce potential impacts to less than significant levels. The site has been fully developed for many years, and does not include any natural habitat. The project will therefore not damage or injure fish, wildlife or their habitats. m f, The design of the subdivision or type of improvements is not likely to cause serious public health problems. m The subdivision is designed to meet or exceed City standards. The homes and I commercial spaces will be required to meet or exceed City building codes. The project will not cause public health problems. O g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the ic property within the proposed subdivision. rn There are no known public easements or access across the subject property, Z therefore the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. ENVIRONMENTAL ASSESSMENT v The Planning Department has reviewed this project under the provisions of the _ California Environmental Quality Act (CEQA), and determined that the project had the N potential for significant impacts, but that the impacts would not be significant in this case because project modifications or mitigation measures incorporated into the Initial Study reduce impacts to less than significant levels. A Mitigated Negative Declaration has been prepared, and attached to this staff report as Attachment 3. _ NOTIFICATION n A public hearing notice was advertised and was mailed to all property owners within 500 feet of the subject property/adjacent property owners. As of the writing of this report, staff has not received any comment. Planning Commission Staff Report Case: 5.1091 — PP 324 and 3.2933 — 77M34190 ��r a ing, AICP Direof Planni 5 rvices ATTACHMENTS: 1, Vicinity Map 2. Draft Resolution / Conditions of Approval 3. Initial Study 4, Vesting Tentative Tract Map 34190 5. Reduced Site Plans and Elevations 9/13106 Page 13 of 13 E a z z m v A m C m r 0 .d rn v 0) X City of Palm Springs Planning Commission Meeting of September 13, 2006 6. Case 5.1091 PD 324 / 3.2933 MAJ / TTM 34190 - An application by Palm Springs LLC, Lawrence Rael, for a proposed Planned Development District 324, Major Architectural Approval and Tentative Tract Map 34190. The Planned Development and Major Architectural Approval would allow the construction of 118 condominiums and 25,000 square feet of commercial space on a 4.1 acre site bounded by Alejo Road on the south, between North Palm Canyon Drive and North Indian Canyon, APN's 513 081-002 through 006 and 513-081-023. (Project Planner: Edward Robertson, Principal Planner) Chair Marantz stated she has a business related conflict of interest and would not participate in the discussion and vote. She left the council chamber at 2:14 p.m. Nicole Criste, Contract Planner with Terra Nova, gave background information as outlined in the staff report dated September 13, 2006. Commissioner Scoff requested clarification on the determination of the live/work units. Scoff Ventura, Fire Marshall, addressed the fire safety pertaining to the aerial access and stated that they are currently working with the developer to resolve these issues. Commissioner Scott requested clarification on page 51 of the Mitigated Negative Declaration relating to the addition of a left turn lane and the elimination of the parking on the west side. Nicole Criste addressed the concern pertaining to Condition #28 relating to the tandem parking and the operating hours. Commissioner Hutcheson stated that live/work could be permissive rather than restrictive. The Commission discussed the parking in detail. Vice Chair Hochanadel opened the Public Hearing. Lawrence Rael, president, Rael Development Corp., gave a history and the vision of the project, introduced the development team and applicant rebuttal. Doug Hudson, architect, displayed a visual presentation of the proposed project including the location, site plan, project highlights, design evolution and a computer simulation of the project emphasizing on the architecture. Jade Nelson, Palm Springs, spoke in favor of the project. Murray Specktor, Palm Springs, spoke in favor of the proposed project. Dr. Jim Harris, Palm Springs, spoke in favor of the proposed project. City of Palm Springs Planning Commission Meeting of September 13, 2006 Jono Hildner, Palm Springs, spoke in favor of the proposed project. Ken Levin, Palm Springs, spoke in favor of the proposed project. There being no further appearances, the Public Hearing was closed. Commissioner Scott requested clarification on the landscape design and the architectural materials. David Snyder, landscape architect, gave additional information relating to the courtyards and landscaping. Commissioner Hutcheson complimented the development team on these 4 specific items: the simulation, the openness of the project with various entries and exits; the solar panels and the public walkways. Ringlein requested further clarification on the pedestrian walkway on Indian Canyon Way. Commissioner Cohen spoke highly in favor of the project. The Commission discussed the parking concern relating to traffic congestion at the intersection of Indian Canyon and Alejo Road, the valet and tandem valet parking M/S/C (Ringlein/Scott, 6-0, 1 abstained/ Chair Marantz) To recommend adoption of the Draft Mitigated Negative Declaration and approval of Case 5.1091 PD 324, Case 3.2933 and TTM 34190 to City Council, subject to Conditions of Approval; including the following revisions: 'Condition #28, requiring that the tandem parking be eliminated in the commercial portion of the parking garage unless restaurant space in excess of 25% of the commercial space is proposed; and ACondition #137, requiring approval of a rescue operation plan. Chair Marantz re-enter the Council Chamber at 3:53 p.m A recess was taken at 3:53 p.m. The meeting resumed at 4:03 p.m. INITIAL STUDY/MITIGATED NEGATIVE DECLARATION INITIAL STUDY/MITIGATED NEGATIVE DECLARATION I Project Title: Case No_ Assessor's Parcel No. Lead Agency Name and Address: Project Location: Project Sponsor's Namc and Address: General Plan Designotionjsl: Zoning: Contact Person: Phone Number: Dale Prepared City of Palm Springs August 2006 "4 One 4 North Palm Canvon"/Palm Springs LLC 5.1091 - PD 324: 3.2933, TTM 34190 513-081-002 through -006, -023 City of Palm Springs 3200 E. Tahquitz Canyon Way Palm Springs, California 92262 South side of Alejo Rood, between North Palm Canyon and North Indian Canyon. Palm Springs LLC 2415 Campus Drive, #140 Lawrence Rael Irvine, CA 92612 CBD CBD Edward O. Robertson, Principal Planner (760j323-8245 Auqust 7, 2006 "4 One 4 North Palm Canyon" Initial Study/Mitigated Negative Declaration INITIAL STUDY/NEGATIVE DECLARATION Description of the Project The proposed project will result in the construction of 118 condominium units and 24,474 square feet of retail commercial space on a 4.1 acre site. A Planned Development District is proposed to set standards for development of the site; and a condominium tract map will subdivide the site for sale. Addilionol applications may be required by the City to implement the proposed project. The project also includes, but is not limited to: 1. Demolition of existing structures within the project boundary. The site is fully developed. 2. The construction of a subterranean garage with 96 parking spaces for the retail uses and 2B1 spaces for the residential uses. 3. The construction of multiple buildings within the site, ranging from 3 to 5 stories, with a maximum building height of 56'6" 4. The construction of two central courtyards with pool and recreational amenities. 5. The creation of a new street in the southern quadrant of the site connecting North Palm Canyon to North Indian Canyon 6. The creation of a pedestrian way at the middle of the site connecting North Palm Canyon to North Indian Canyon. 7. A development agreement between the City and the applicant. Environmental Setting and Surrounding Land Uses The proposed project occurs in a fully developed portion of the City. The project site has been developed for many years, and portions of the site have become run-down and blighted in recent years. Specific uses surrounding the site include: North: Alejo Road, Frances Stevens Park, South: Fully developed Central Business District retail commercial uses. East: North Indian Canyon, fully developed two & three story condominium, two story commercial uses. West: Fully developed Central Business District, retail commercial uses. Other public agencies whose approval is required Redevelopment Agency of the City of Palm Springs Regional Water Quality Control Board City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 2 1�r-- �„_ 32'30 43 1920 PUY L I TON 4 Z AN'1,4 it Gd V, Pr ject Site YLIENTE I ZE1 11 t SERVATInN 414nyl P... t(Y hm 147 up Aad j:�j 7.1 is --I P W X IN . R JI3XA V,;tl ON 3 PALM SPRINGS Tr_.*Z UNSPRINGSPAL AIRPORT I I ; ;Z�q - Pl. "Tr4- A U C A L TE 00 T LIEN TE L A 64wfllx Elk Y I L jj1 :L T Al Source; USGS Quad Map 7.5 Minute Palm Springs, California 1988 It 4 One 4 North Palm Canyon Exhibit TERRA NOVA Vicinity Map Planning & Rcscarch, Inc, Palm Springs, California AUX ROAD LE ji 'H_ 1j _'i , F4 4 KDEMm SMUT MIN A i> I$ YZ CLOVELLY STMEET E7. MI =MR-Cj' . ..... . T _'c q f n L E .......... ... Source: Architecture Dernarest, L.P. r 7 4 One 4 North Palm Canyon L -A TERRA NOVA® Site Plan Planning & Res=ch. Inc. Palm Springs, California bo- N Exhibit INITIAL STUDY/NEGATIVE DECLARATION DETERMINATION: The City of Palm Springs Planning Department On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could hove a significant effect on the environment there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ 1 find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in on earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. August 7, 2006 Date City of Palm Springs 4 One 4 Palm Canyon August 2006 Initial Study/Mitigated Negative Declaration 6 ti L1 INITIAL STUDY/NEGATIVE DECLARATION (PURPOSE OF THIS INITIAL STUDY This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if the "4 One 4 North Palm Canyon" project, as proposed, may have a significant effect upon the environment. Based upon the findings contained within this report, the Initial Study will be used in support of the preparation of a Mitigated Negative Declaration. EVALUATION OF ENVIRONMENTAL IMPACTS 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the informalion sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact' answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on project -specific screening analysis). 2) All answers must take into account the whole action involved, including offsite as well as onsite, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more 'Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from 'Potentially Significant Impact" to a "Less Than Significant Impact." The [cad agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level miligotion measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in on earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significani wilh Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which They address site -specific conditions for the project. City of Palm Springs "4 One 4 Po,m Canyon" .August 2006 Initial Study/Mitigated Negative Declaration 7 Ln"t.,1 INITIAL STUDY/NEGATIVE DECLARATION 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impacts to less than significance. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 8 AESTHETICS Would the project: o) Have a substantial adverse crrecl on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Setting INITIAL STUDY/NEGATIVE DECLARATION Less Than Potenfiolly Significant Less Than No Significant With Significant Impact Impact Mitigotion Impocl Incorporofed ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ The proposed project is located in the City of Palm Springs, the western -most city in the Coachello Volley. The City is bordered on the west by the San Jacinto Mountains, on the north by the San Bernardino Mountains, on the east by the City of Cathedral City, and on the south by the Santa Rosa Mountains. The project site is located north of the center of the Palm Springs downtown core, in an area that is entirely built out. A two and three story condominium and two story commercial buildings occur on the cast. One and two story retail commercial buildings occur on the west and south sides of the site. Frances Stevens Park occurs north of the site. Views in the area or the project site are primarily to the west, and focus on the San Jacinto Mountains. Views to the east, north and south are limited by existing development, and limited visual resources In those areas. Discussion of Impacts a) Less Than Significant Impact. Development of the proposed project will result in 3 to 5 story buildings extending to heights ranging from 33 to 56 feet. The buildings vary considerably in elevation, and will be distributed as follows: from south to north on North Palm Canyon, buildings are proposed to be 33', 34' (with projections on either side of the plaza at 45'6", and 47' of the corner of Alejo and North Palm Canyon. From south to north on Indian Canyon, the buildings are proposed to be 35'6", 37'6", and 56'6" at the corner of Alejo and Indian Canyon. In the center of the site, the two buildings are proposed to be 55'. The larger masses of the buildings, therefore, are proposed for the center and northern portions of the site. As previously stated, views from surrounding properties are primarily to the west. As a result, the land uses to the east of the site, across Indian Canyon, will have the most potenlial for view obstruction from the proposed project. These buildings consist of a two City of Palm Springs August 2006 'A one 4 Palm Canyon" Initial Study/Mitigated Negative Declaration W 0r)f'-t INITIAL STUDY/NEGATIVE DECLARATION and three story condominium project, and one and two story commercial buildings. Persons in the ground and second floors of the condominium building will have limitations on their views of the foothills to the west. The top half of the hillsides and mountain ridge lines will still be visible above the top of the buildings. Persons in the commercial buildings on the east side of Indian Canyon will also experience some view obstruction, but due to the lower elevations of the buildings in this portion of the site, and the distance to the structures, more of the mountain hillside will be visible. Residential development on the northeast corner of Alejo and Indian Canyon will not be impacted by the height of the proposed buildings, insofar as the view Corridor through Alejo Road, and views through the pork will remain as they currently are. Commercial land uses on the west side of Palm Canyon currently have in their primary view the existing buildings on the site. There are no significant vistas to the east, although the Little San Bernardino Mountains and India Hills can be seen in the for distance through the existing parking lot. The views to the east will be blocked by the proposed project, but because of the lack of vistas in this direction, impacts are expected to be extremely limited. Views of the mountains from Calle Encilia and points to the east will not be significantly affected by development of the proposed project, insofar as distance from the site will allow the hillsides and ridge lines of the San Jacinto Mountains to be clearly visible above the structures. This view is expected to be similar to the view from Indian Canyon and Amado westerly, where the Hyatt hotel occurs, at a building height of approximately 60 to 70 feet. In summary, the primary area of impact will be from the east side of Indian Canyon, looking westerly. The residents and businesses will lose some of the views of the foothills of the San Jacinto Mountains, but are expected to retain the views of the upper hills and ridgelines. These impacts are not expected to be significant, b) No Impact. There are no significant trees, rock oulcroppings, historic buildings or other significant aesthetic resources on the project site. The project site is not located on o scenic roadway. c) Less Than Significant Impact. The proposed project site is currently occupied by older, poorly maintained buildings which have in recent times been the subject of code enforcement and public safety actions. The site in its current condition does not contribute to the successful redevelopment of the downtown area, as envisioned in the City's Redevelopment Plan. Under current conditions, therefore, the site degrades the visual character of this portion of the downtown_ The proposed project architecture includes components and elements which are consistent with the mid-cenfury modern style typical of Palm Springs. The buildings will add to the eclectic character of the Palm Canyon corridor, which currently is host to a broad range of styles. The proposed architecture includes a mix of materials and colors which will provide visual interest in this area. The height of the proposed buildings is consistent with the recently approved Downtown Design Guidelines, which were prepared to allow for the creative redevelopment of the Palm Canyon corridor, and encourage greater building heights. The proposed project will somewhat change the character of the block on which it is located, but not in a manner which will be significant. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 10 i� _ INITIAL STUDY/NEGATIVE DECLARATION d) Less Than Significant Impact. The proposed project is fully developed, and has generated light for many years. The proposed project will also generate light, both on site and from vehicles associated with the project. However, the site is located in the City's central business district, an area already impacted by high levels of night-time activity. The construction of the subterranean garage of the site may reduce light impocls, by removing vehicles from the street surface which would currently park on the streets surrounding the project site. The project will be required to comply with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards. Exterior lighting plans must be submitted to the Director of Planning Services for review and approval prior to the issuance of building permits. Therefore, impacts associated with light and glare are expected to be less than significant. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Sfudy/Mitigated NegafYe Declaration INITIAL STUDY/NEGATIVE DECLARATION II. AGRICULTURAL RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on ogriculture and farmland. Less Thon Potentially Significant Less Than No Significant With Significant Impact Impact Mitigolion Impocl Would the project; Incorporated a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act rantract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? Setting The City of Palm Springs is located in a desert environment. Soils are characterized as sandy and rocky. Due to their low organic content and dry, granular nature, most soils in the City are not well suited to support vegetation (Smith, Peroni and Fox, 1992). The project site is in the central business dist(ct, and is fully developed. Discussion of Impacts a) No Impact. The project site is not designated Prime Farmland, Unique Farmland, or Farmland of Statewide Importance under the Farmland Mapping and Monitoring Program of the California Resources Agency. The site is fully developed. No impact to farmland would occur. b) No Impact. The project site is not covered by a Williamson Act contract. Furthermore, no Williamson Act Contracts are located in the vicinity of the project site. No farming activity occurs within several miles of the project site. Therefore, no impacts to Williamson Act Contracts would occur. c) No Impact The project site is located in the City's central core, and no agricultural activities occur in the vicinity. Redevelopment of the site will therefore not cause the conversion of farmland to non-agricultural use. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 12 INITIAL STUDY/NEGATIVE DECLARATION Ill. AIR QUALITY Where available, the significance criterio established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Potentially Significant Less Than Less Than Significont With Significant Sign No Would the project: Impact p Mitigalion act Incorporated p Impact a) Conflict with or obstruct implementation of ❑ ❑ ❑ the applicable air quality plan? b) Violate any air quality standard or contribute substanlially to an existing or projected air ❑ ❑ ® ❑ quality violation? c) Result in a cumulatively considerable net increase of any criteria pollulont For which the project region is non-ottainment under an applicable federal or state ambient air ❑ ❑ ® ❑ quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Result in significant construction -related air El ❑ ® ❑ quality impacts? e) Expose sensitive receptors to substantial ❑ ❑ ® ❑ pollutant concentrations? f) Create objectionable odors affecting a El El ® ❑ substanlial number of people? Setting Air quality is evaluated based on Federal and State air quality standards and regulations and guidelines developed by individual air quality management districts. Mobile sources of air pollutants are primarily controlled through Federal and State agencies while stationary sources are regulated by the SCAQMD. Development within the City is governed by the 2003 Air Quality Management Plan (2003 AQMP) and the 2002 Coachella Valley PMio State Implementation Plan (CVPMlo SIP). The AQMP sets forth a comprehensive program to bring Palm Springs and the other areas within its jurisdiction into compliance with Federal and State air quality standards. CEQA requires that projects be consistent with the applicable AQMP_ The City of Palm Springs is in the Coachella Valley. Palm Springs' climate is characterized by low annual rainfall (2 to 6 inches per year) and low humidity with temperatures ranging from 809 F to 108 ° F in July and 401 F to 571 F in January. The City is located in the Salton Sea Air Basin, under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 13 f- �� INITIAL STUDY/NEGATIVE DECLARATION The SCAQMD maintains two stations in the Coachella Valley. The stations monitor criteria pollutants ozone, nitrogen dioxide, carbon monoxide, particulate matter under 10 microns (PMlo) and fine particulate matter 2.5 microns in size (PM2.5). Criteria air pollutants are contaminants for which the state and federal air quality standards have been established. They are show in Table III-1 and described in detail below. The Coachella Volley is currently designoled as a "severe-17" ozone non-ottainment area. This designation indicates that the attainment date for the federal ozone standards is November 15, 2007 (17 years from the date of enactment of the federal Clean Air Act). The South County Air Basin and Riverside County portion of the Salton Soo Air Basin are in attainment for the federal and State standards for lead. TABLE III-1 FEDERAL AND STATE AMBIENT AIR QUALITY STANDARDS PolluYanl'i... •. - . ,r;.r,'Aveitar;iNr�TiM'(19;�i';/._,, .r`v,.- •_'_State r rFedetaliPifrridrv'Staritl6rd � Sio_nddrd •_ .,.I Ozone (0y) 1-Hour _ 0.12 ppm _ 0,09 PPNi 8-Hour 008pom -• Carbon Monoxide (CO) I 8-Hour 9.0 ppm 9.0 ppm 1-Hour 35.0 ppm 20.0 ppm Nitrogen Oxide INO,) Annual 0.05 ppm -- )-Hour _ 0.25ppm Annual 0.03 ppm — Sulfur Dioxide (SOD) 24-Hour 0,14 ppm 0.04 ppm 1-Hour — 0 25 ppm ?MID Annual 500g/m3 30 og/mD 24-Hour 150 Dci/m3 50 Oa/m3 PM 2s Annual 15❑g/m3 -- 24-Hour 650g/m3 — Lead 30-DoyAvg. — I 1.511g/m, - -- Month Avg, 15 ❑a/m3 Source, Coliformo Air Resources Board. "Ambient Air Quality Standards." July 9. 2003 ppm = ports per million 0g/m3 = Micrograms per Cubic meter Ozone (Oa) is the most prevalent of a class of photochemical oxidants formed in the urban atmosphere. The creation of ozone is a result of complex chemical reactions between hydrocarbons and oxides of nitrogen in the presence of sunshine, Unlike other pollutants, ozone is not released directly into the atmosphere from any sources. The major sources of oxides of nitrogen and reactive hydrocarbons, known as ozone precursors, are combustion sources such as factories and automobiles, and evaporation of solvents and fuels. The health effects of ozone are eye irritation and damage to lung tissues. Carbon Monoxide (CO) is a colorless, odorless, toxic gas formed by incomplete combustion of fossil fuels. CO concentrations ore generally higher in the winter, when meteorological conditions favor the build-up of directly emitted contaminants. CO health warning and emergency episodes occur almost entirely during the winter. The most significant source of carbon monoxide is gasoline powered automobiles, as a result of inefficient fuel usage in internal combustion engines. Various industrial processes also emit carbon monoxide. Nitrogen Oxides (NOx) the primary receptors of ultraviolet light initiating the photochemical reactions to produce smog. Nitric oxide combines with oxygen in the presence of reactive hydrocarbons and sunlight to form nitrogen dioxide and ozone. Oxides of nitrogen are contributors to other air pollution problems including: high levels of fine particulate matter, poor visibility and acid deposition. City of Palm Springs "Al One 4 Palm Canyon" August 2006 Initial Study/Mitigated NegatNe Declaration 14 INITIAL STUDY/NEGATIVE DECLARATION Sulfur Dioxide (502) results from the combustion of high sulfur content fuels. Fuel combustion is the major source of S02, while chemical plants, sulfur recovery plants, and metal processing are minor contributors. Sulfates result from a relation of sulfur dioxide and oxygen in the presence of sunlight. S02 levels are generally higher in the winter than in the summer (when sunlight is plentiful and sulfate is more readily formed). Particulate Matter (Pll and PM2.5) consists of particles in the atmosphere as a by-product of fuel combustion, through abrasion such as fire wear, and through soil erosion by wind. Particulates can also be formed through photochemical reactions in the atmosphere. PMto refers to finely divided solids or liquids such as soot, dust, and aerosols which are 10 microns or less in diameter and can enter the lungs. Fine particles are those less than 2.5 micrometers in diameter and are also referred to as PM2.5. Lead is found in old paints and coatings, plumbing and a variety of other materials. Once in the blood stream, lead can cause damage to the brain, nervous system, and other body systems. Children are most susceplible to the effects of lead. The South County Air Basin and riverside County portion of the Salton Sea Air Basin ore in attainment for the federal and State standards for lead. The SCQAMD has daily significance thresholds for operational and construction -related emissions a shown in Table III-2. TABLE 111-2 EMISSIONS SIGNIFICANCE THRESHOLD CRITERIA POUNDS/DAY) Opera.. ""l': i`r1 Bollufanf�''-.a,;; ,o�'.. �•� �_%' �;'',,GOIr:;_'w+:-I;�.,�.kO�Yi.:�f'�'�;��r`"a,kMazP;:°)'i, ." _riSOz„'I �F') �:I� PMiot�'.�I tional Emissions I I Pounds/Doy 550 1 55 1 55 150 1 150 1 Construction Emissions I I I I Pounds/Day 550 I 75 100 150 I 150 I source. SCAahM, CCQA Air Ovahty Handbook. Novernber 1991 Projecls in Iho Coachella Volley Willi peak Ihlghral daily) operallon-reloled endsnlans Ihpl cxracd any or these emis:ierss Ihnn.holds should be considered slgnllicanl. a) No Impact. The proposed project is under the jurisdiction of the South Coast Air Quolity Management District (SCAQMD). Development at the project site will be governed by the 2003 Air Quality Management Plan (2003 AQMP) and the 2002 Coachella Valley PMm State Implementation Plan (CVPM)o SIP). CEQA requires Ihot projects be consistent with the applicable AQMP. The project is consistent with the General Pion land use designation in which it is located. Projects that are consistent with local General Plans are considered consistent with the air quality related regional plans including the current AQMP, the Coachella VolleyPMlo SIP and other applicable regional plans. No impacts associated with complionce with applicable management plans ore expected. b-d) Less Than Significant Impact The proposed project will generate air emissions from three activities on the site: demolition of existing structures, construction of new buildings, and operation of the project in the long term. Each of these categories is analyzed individually below. Demolition The air quality impacts associated with the demolition of the existing buildings on the site include emissions from heavy equipment associated with site demolition, and emissions from worker trips to and from the project site for work each day. The existing buildings on the site were demolished using limited equipment, due to the small size of the site. Three off highway trucks, three tractor/loader bockhoe and one rubber tired loader (as City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 15 INITIAL STUDY/NEGATIVE DECLARATION defined by the SCAQMD) were used for the demolition phase. These types of emissions are relatively short-term. The following table summarizes the moving emissions generated at the site by demolition related equipment. TABLE I11-3 AGGREGATE DAILY DEMOLITION RELATED EMISSIONS (POUNDS/DAY) I'.',a�jV,".?Fll:?ii:'.n',, :!Ey CO,^,; r�H'uTZQG.I�''r_�,��;c;�QzS%';ti.•"'�.'_SOn�^��1; u` P,M10'r%-fI I Demolition Equipment Emissions 117.3 3,75 91.3 15.69 3.78 I Workers' Vehicle Emissions 5.01 064 0.54 0,00 0.04 I Total Demolition Emissions 122.51 I 4.29 91.84 15.69 3.82 I SCAQMD Thresholds of Significance 550.0 I 75.0 100.0 150.0 150.0 I Sources u8BEM152002 Version 8 7 Cmivivn% E6mohan for Land use )c,clopment Protects Appendix H, South Coosi AA auallly Monagerrient Dotrict. April 2005, California Air kesources Word's EMFAC 2002 Ver.,on 2.2 Ernimpm Tables 5vanw,Q yev 2006. model years 1965 - 2006; SCOAMD, CEOA Air Qualify Handbook, Table A9•@•A November 1993. As shown in the Table, impacts associated with demolition of the existing structures did not exceed any of the SCAQMD thresholds of significance. Therefore, demolition of the project had a less than significant impact on air qualify. The removal of the existing buildings will involve buildings which were constructed or renovated between the 1920s and the 1990s. The applicant prepared asbestos sampling studies for the buildings on the site. These studies identified asbestos in a number of locations. Asbestos removal is subject to the requirements of the California Division of Occupational Safely and Flealih, which shall assure that impacts are reduced to levels below significance. Further discussion of the asbestos occurring on the site can be found under the Hazards and Hnzordous Materials section of this Initial Study. Construction Grading activities on the project site will generate fugitive dust. The City and surrounding region are in severe non -attainment for PM10, or particulate matter of 10 microns or less. The generation of fugitive dust on the site could contribute to PM10 concentrations, if it exceeds thresholds of significance established by SCAQMD. Table III-4, Fugitive Dust Potential, illustrales the onticipaled fugitive dust which would be generaled each day during grading of the site. The total of 108.24 pounds per day is below the threshold of significance of 150 pounds established by SCAQMD. Therefore, impacts associated with fugitive dust are expected to be less than significant. TABLE III-4 CALCULATIONS OF FUGITIVE DUST POTENTIAL TotalAres -`91 sr�4'""'""r;'f_§?Pucfar:� J;`L:i-"i/f'•r±�+„7Otdl"sRotentli ,. l s r L,1F.:. ifi?me�rlMyble'-yli:,.rye to be Dfst0r6edra'6uil'�dut 'G nera{I li3 a1 _ _ _ `'i � , ��.... „fir,}:;, ,'i;,rs ,�.ylE�_` 7-_N.wM.�ir•"a. .51'�_��:�= .6rn"C' I 4,1 26.4 108.24 Source: SCAOMO, CEOA Air Ouallry Handbook, Table Av 9, November 1993 Construction -related emissions associated with the proposed project include emissions from heavy equipment and emissions from worker trips to and from the project site for work each day, and are considered relatively short-term emissions. As previously stated, the site is small, and will require relatively few pieces of equipment to complete the grading process. For purposes of this analysis, it has been assumed that one scraper, two tractor/loader/bockhoe, two motor graders and one off -highway truck would be used on the site. The following table summarize the moving emissions generated at the site by construction related equipment. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 16 0C(7 INITIAL STUDY/NEGATIVE DECLARATION TAW III-5 AGGREGATE DAILY CONSTRUCTION RELATED EMISSIONS (POUNDS/DAY) Pollutant . I _.„':�.f:.COJ.: ,FROG":r(",'aNQ><;-: 1';;.SOx��+kl PMloc . Construction Equipment Emissions 99.48 12.06 79.49 B-53 3.38 Workers' vehicle Emissions 5.85 0.63 0.63 0,00 0,05 Total Construction Emissions 105.33 12.69 80.12 8.53 3,43 SCAQMD Thresholds of Significance 550.0 75.0 I 100.0 I 150.0 150.0 .Seurce:. l RaEMI57002 Versieq 87 Em,t,iens E:Iimplfnn for Land psr Prajcch. Appendix H. South Coast Air Quality Management D,slncl. April 2005. Coldornia Air Resources Board's EMFAC 2002 Version 2.2 Emissions ladles. Scenarlo year 2006, model years I965 - 200>, SCOAMD, CEQA Ar QuaOy Handbook Table A9 -4 November i993. As shown in the Table, emissions associated with grading and construction on the site are not expected to exceed SCAQMD thresholds of significance, and impacts are expected to be less than significant. Operations A number of sources of long term air emissions will result From build out of the proposed project, including power plant emissions, emissions associated with the consumption of natural gas and vehicular emissions. While the level of impact anticipated from project operation is not expected to be significant, there will be an incremental, if limited, increase to the cumulative impacts on air quality in the Coachella Valley region. As the majority of the area's electrical power is generated in the air basins outside the Coachella Valley, other projects within the City will also contribute to the cumulative impacts on air quality elsewhere. Air emissions associated with vehicle trips will be the most significant contributor to air emissions in the area. As described in the Traffic and Circulation section of this Initial Study, the proposed project will generate approximately 2,053 trips per day. These trips have been assumed in the analysis. The following table summarizes the potential generation and emission of pollutants associated with project build out. TABLE III-6 AGGREGATE DAILY OPERATIONAL EMISSIONS AT PROJECT BUILDOUT (POUNDS/DAY) • '�"=.Stationer - .` 7 11'f,M6ving'_ r'-l?oTotal',•;(� "$6uYce;Emrssidri r ' Soure'r:� ;y AiiticipQ}etl:"SCA'QAAD - .,i ..0 41..-,+{:;ii;�5 misiio'ns - r"+ Ij_; rn.ThresFiQld' Power Natural Gas .ERirssiofis'a,� ='Crifeliilc6 �'� Pollutant Plants Consumption vehicles 7otol Carbon Monoxide (CO) 0.6 0.4 394.8 395-8 550.0 Nitrogen Oxides (NOx) 3.5 2.5 41.9 47.9 I 55-0 1 Sulfur Oxides 1 0.4 0.0 42.6 43.0 I 150.0 1 I Particulates 1 0.1 0.0 3.5 3.7 I 150.0 I Reactive Organlc Gases 1 0.0 I 0.1 42.6 42.7 I 55.0 Sovrco: sources: UPWAIIS2002 Verson 8.7 Ern.sion: Fsnmolion for Land use Development Prgl ls, Appendsx H, South Coo,? Ar Quality Manp9cm9nt plshicp April 2005, Cphrprn,a rm Respurpay Boards EhIFAQ 2002 Version 22 Cmisi ru Tables. Scenario year 2006, model years 1965- Y007: SCQA D. CGQA Air Qyalily Wandbvak ipbles A9.&•4 A9.11-A & 0, A9.12•A & d November 19F3. As shown in the Table, no SCAQMD thresholds of significance will be exceeded as a result of operation of the proposed project. Impacts associated with long term operation of the project, therefore, will have a less than significant impact on air quality in the City and region. e) Less Than Significant Impact. The proposed project will result in increased auto and truck emissions, and demolition and construction activities- Residential development occurs to the east of the proposed project. Desert Hospital occurs approximately one mile north of the proposed project, and a school occurs about one mile northeast of the proposed City of Palm Springs August 2006 "4 One 4 Palm Canyon" Initial Study/Mitigated Negative Declaration 17 INITIAL STUDY/NEGATIVE DECLARATION project. The emissions generated by the proposed project during demolition, construction or operation, will not, however, exceed thresholds of significance established by SCAQMD. Therefore, impacts associated with sensilive receptors are expected to be less than significant. IJ Less Than Significant Impact, The proposed project may include restaurant uses, and will include residential kitchens. These are expected to generate odors associated with food preparation. However, These odors are not expected to be noxious or annoying to surrounding properties or to residents and customers within the project site. Impacts associated with odors are not expected to be significant. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negafiye Declaration 18 4 _ INITIAL STUDY/NEGATIVE DECLARATION IV. BIOLOGICAL RESOURCES Potentially Less Than Less Ihon No Significant �ignificonI Wilh Significant 'Would the project: P J pa Impacl Mitigation Impact Impact Incorporated a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or ❑ ❑ ❑ regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional ❑ ❑ ❑ plans, policies, or regulations or by the Califomia Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Woler Act (including, but not ❑ ❑ ❑ limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established nolive resident or ❑ ❑ ❑ migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a ❑ ❑ ❑ tree preservation policy or ordinance? f) Conflict with the provisions of on adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other ❑ ❑ ❑ approved local, regional, or state habitat conservation plon? Setting The project site is located in the City's core, an area which has been fully developed for a number of years. The project site is currently Fully developed. Limited ornamental vegetation from landscaped areas currently occurs throughout the site. No native habitats occur on the site. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mifigated Negative Declaration 19 I. ; rL��,rnnfi INITIAL $TLI )Y/NEGATIVE DECLARATION Discussion of Impacts a-e) The project site is fully developed, and is surrounded by development. No habitat for sensitive species occurs on or near the site. No sensitive species are expected to occur on the site. There is no riparian habitat or other native community on the site. No wetlands occur on the property. The site is not within a migratory corridor, nor is it suitable for a wildlife corridor. The proposed project will not interfere wilh any City policies regarding the preservation of plants or animals. F) No Impact. The City currently participates in the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan, and will participate in the Coachella Valley Multiple Species Habitat Conservation Plan, when adopted. The City will require the applicant to participate if required, through the payment of fees, in the applicable Plan at the time that building permits are issued. The project does not lie within the Aguo Coliente Tribal lands and not included within the Tribal Conservation Plan (Tribal HCP). City of Palm Springs August 2006 "4 One 4 Palm Canyon" Initial Study/Mitigated Negative Declaration 20 INITIAL STUDY/NEGATIVE DECLARATION 1f. CULTURAL RESOURCES Less Than Potenlially ;ignificant Less Than No Significant With Significant Impod Impact Mitigation Impact Would the project: Incorporated a) Cause a substantial adverse change in the significance of a historical resource as defined ❑ ® ❑ ❑ in 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource ❑ ❑ ❑ 23 pursuant to 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique ❑ ❑ ❑ geologic feature? d) Disturb any human remains, including those ® El outside of formal cemeteries Setting The City occurs in the traditional territory of the Desert Cehuilla, with a history dating back to 1,000 BC, Evidence of Cahuilla occupation in the Coachella Valley dates to over 500 years ago, when the Tribe settled around ancient Lake Cahuilla, in the area of present day La Quinto and Indio. The canyons surrounding the City also have yielded evidence of use by the Tribe, which took advantage of water sources, food sources from plants and animals, and rock for tool- making - The City's modern history began in the early 1870s, when John Guthrie McCallum purchased land in the area, and later subdivided it. Rapid expansion in the area began in the 1920s, with the City's spreading reputation as a health resort, and the increased interest from the Hollywood movie community. Until the end of World War II, architecture in the town site consisted primarily of Mission Revival and Spanish Colonial Revival structures. Development was centered around Palm Canyon Drive, as hotels and shops were constructed. After World War II, the style turned to modern architecture, as the traditional architectural styles were considered too traditional and old fashioned. The modern style of architecture flourished in Palm Springs in the 1950s and 1960s, with the work of architects Albert Frey, and Richard Neutro, among others. The City occurs well outside the boundary of ancient Lake Cahuilla, an area where paleontological resources have occurred. Further, soils in the City are generally post -Pleistocene age alluvium from the surrounding mountains, too new in the context of paleontology to yield fossilized remains. Discussion of Impacts a) As previously stated, the project site is currently fully developed_ Buildings within the project boundary range in age from the 1920s to 1969. A historic resource survey was conducted on the project site, because of the age of some of the structures within the City of Palm Springs "4 one 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 21 INITIAL STUDY/NEGATIVE DECLARATION project boundary'. The survey included extensive research into historical records, as well as on -site investigations and documentation. The research included numerous contacts with historical society representatives, as well as review of historic photographs provided by these individuals. The results of the survey are summarized below. Six buildings currently occur on the project site, at the following addresses: 155 and 179 East Alejo, 497 North Indian Canyon, and 414, 428-456 and 476 North Palm Canyon. 155 and 179 East Alejo were built in 1955 and 1960, respectively, and have no architectural, historic or aesthetic merit. 497 North Indian Canyon was built in 1958, and although a typical example of modernist architecture, but is not pn important example, and has no historic significance in terms of association with persons or events in Palm Springs' history. 476 North Palm Canyon was constructed in either 1936 or 1941 as a residence, but was completely remodeled between 1993 and 1998, thereby losing much of its historic character, and eliminating the historic style of its fagode. These buildings do not have historic potential, and do not warrant further consideration. The buildings located at 414 North Palm Canyon were formerly part of the Monte vista Hotel, portions of which were constructed in the 1920s. The hotel was originally owned by the Miller family, who acquired the property in 1922. The hotel consists of a complex of buildings, including three pre -World War II bungalows; a two story building constructed from 1947 to 1955; and a 1960s lobby building. The bungalows were originally in the Mission Revival style, but have been altered over lime. The two story building exhibits Spanish/Monterey elements. The lobby building reflects modern interpretation of the Mission Revival style. As a whole, however, the complex does not display a cohesive architectural style. 428-456 North Palm Canyon, known as the Strebe Building, was built in 1946, and designed by Albert Frey and John Porter Clark. The building was originally designed to include a movie theatre, office, restaurants, retail spaces and apartments. The theatre was never completed. A portion of the building housed the Desert Farmers Market in the 1950s, while offices and retail spaces have operated throughout the building over the years. Two fires have occurred at the property, one in 1954 and one in 1979, The latter fire forced the demolition of the northern end of the building in 1991. Over time, many additions and modifications have been made, both permitted and un-permitted, to the inside and outside of the building, including a southern extension of the original structure. The study considered the relationship of the two potentially significant buildings to the requirements of CEQA for historic resources, which require that "a resource shall be considered by the lead agency to be 'historically significant' if the resource meets the criteria for listing on the California Register of Historical Resources." These criteria state that a resource can be considered if it: Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. 2. Is associated with the lives of persons important to our past. 3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values. 4. Has yielded, or may be likely to yield, information important in prehistory or history. r "Histonc-Period Building Survey Report, Assessor's Parcel Numbers 513-081-002 to -006 and -023" prepared by CRM Tech, March 2006. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 22 INITIAL $TUDY1NEGATIVE DECLARATION On this basis, the Monte Vista Hotel property is not considered historically significant. The historical investigation found that the historic integrity of the buildings has been significantly compromised by the alterations and additions made to the various structures. The result of this remodeling is that the property no longer relates to the pre - World War II period, which is the period during which the buildings would have a historic significance. The study did find, however, that the heightened historical interest in the property, as a component of the City's history, was significant, and should be mitigated. Also on this basis, the Strebe building is not considered historically significant. The historical analysis found that allhough several of the elements of the structure hove the potential for significance, none is sufficient to make the building eligible for listing in the California Register of Historic Resources. The basis for this finding include: Although a good example of Desert Modern architecture, the building is not a significant example of the style. 2. The building is not an important example of locally significant architects Albert Frey and John Porter Clark. 3. Unlike other buildings built and operated by Earl Strebe, who was a locally significant civic leader, there is no close association between his life or career and this building. The historic survey further found that the property is not eligible for designation under the City's Historic Preservation Ordinance, because of the extensive remodeling and demolition which has occurred on the properly. The study did find, however, that the heightened historical interest in the building, as a component of the City's history, was significant, and should be mitigated. The Historic Site Preservation Board and the City Council considered the findings of the historic survey, and found that no historic structures occurred on the site. Mitigation Measures MM V-1 On -site cammemorctive displays of the Strebe building and the Monte Vista Hotel shall be incorporated into the proposed project's public spaces - MIA V-2 Selected features of the Strebe building should be incorporated into the architectural design of the proposed project. With implementation of these mitigation measures, the impacts associated with historic resources on the site will be reduced to less than significant levels. b) No Impact, Due to the existing construction on the project site, the probability for significant archaeological resources on the project site is considered low. Should buried deposits be encountered during construction activities, activities shall be halted and a qualified archaeologist shall be notified to analyze the deposits. An archaeologist may be required to prepare a mitigation plan for submission to the City prior to the resumption of work on the site. c) No Impact The City and project site ore outside the shoreline of ancient Lake Cahuillo. The site is underlain by alluvium which is not suitable for paleontological resources. No impact is expected to occur os a result of the proposed project. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 23 i��� INITIAL STUDY/NEGATIVE DECLARATION d) Less than Significant impact. The project site is not known to have been used as a burial ground or cemetery in the past. It is not anticipated that any human remains will be encountered during construction of the proposed project. However, should any previously unidentified or unanticipated human remains be discovered during project construction, the proposed project would be subject to State law regarding the discovery and disturbance of human remains. This requires that law enforcement be notified, that the coroner determine the nature of the remains (historic or pre -historic, human or not), and Thal the coroner supervise the proper removal and potential re -burial of the remains. Therefore, impacts to human remains are expected to be less than significant. City of Palm Springs "4 One 4 Palm Canyon" .August 2006 initial Study/Mitigated Negative Declaration 24 1F yr INITIAL STUDY/NEGATIVE DECLARATION Vl. GEOLOGY AND SOILS Potentially Significant Impact Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priclo Earthquake Fault Zoning Map issued by the State Geologist for the area ❑ or based on other substantial evidence of a known Paull? Refer to Division of Mines and Geology Special Publication 42. Strong seismic ground shaking? ❑ iii) Seismic -related ground failure, including Elliquefaction? iv) Landslides? ❑ b) Result in substantial soil erosion or the loss of Eltopsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in ❑ on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? Less Thon Significant With Mitigation Incorporated Less Than Significant Impact ❑ ❑ ❑ ❑ El N d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code ❑ ❑ El(1994), creating substantial risks to life or property2 e) Have soils incapable of adequately supporting the use of septic tanks or alternative ❑ wastewater disposal systems where sewers or( - not available for the disposal of wostcwatcr? Setting No Impact El IM OR The San Andreas Fault zone is the major fault in the Coachella Valley. Breaks associated with the Foul1 cover a generally northwest -southeast trending zone approximately 10 miles wide, north and eost of the project site (Smith, Peroni & Fox, 1992). Soils at the site have been previously compacted for the existing construction. As previously stated, soils in the City consist of alluvial deposits which originated in the surrounding mountains. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 25 e - INITIAL STUDY/NEGATIVE DECLARATION Discussion of Impacts a) i) Less Than Significant Impact, The San Andreas Fault system is located approximately five miles northeast of the project site. The San Jacinto Fault System is approximately 6 miles south of the project site. The project site is not located within an Alquist-Paolo Earthquake Fault Zone. Therefore, active fault rupture is unlikely to occur of the project site. Compliance with Uniform Building Code (UBC) requirements imposed by the City will reduce potential impacts to a less than significant level. ii) Less Than Significant impact. The project site will be subject to significant ground shaking during a significant earthquake on either the San Andreas or the San Jacinto foult. The project shot[ be designed and constructed to conform to the California Building Code (CBC) requirements for Seismic Zone 4, as required by the City. The implementation of these codes will assure that construction of the proposed project will result in less than significant impacts associated with ground shaking. III) No Impact. The project site does not occur in an area of shallow groundwater, and is located on primarily alluvial soils. The potential for liquefaction on the site is therefore considered negligible. In addition, the City will require site specific geotechnical analysis in conjunction with the submittal of building permits For the proposed project. This analysis will include analysis for the potential for liquefaction on the site. iv) No Impact. The project site is flat, and is surrounded by lands which are equally flat. The foothills of the San Jacinto Mountains occur to the west of the site, approximately one mile away. There is no potential for landslide hazards on the project site. b) Less than Significant Impact, The site will be subject to soil erosion during demolition and grading. This erosion can be caused by either wind or rain storms. The City will require that the applicant prepare a PMI O Management Plan to address the potential for wind erosion at the site, as a standard requirement of project opprovol. The City also enforces the requirements of the National Pollution Discharge Elimination System (NPDES), as a co- permittee with Riverside County. NPDES requirements include the implementation of best management practices (BMP's) to assure that during construction, sediment displaced by rain storms is not transported off the site. The City will require the implementation of necessary best management practices on the project site as a standard requirement of project approval. The City may also require, as a condition of approval, that the project install measures in accordance with applicoble National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's), including mechanical or other means for pre - treating storm water runoff during long term project operation, in compliance with the requirements of the Regionai Water Quality Control Board at the time that the project is constructed. Impacts associated with soil erosion, therefore, are expected to be less than significant. c) No Impact. The potential for unstable soils at the site is negligible. The site is currently constructed upon, and has therefore been stable for a number of years. The City will require geotechnical ❑nalysfs and structural engineering to accompany building plans City of Palm Springs "4 one 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaratio 26 rL 7r) 9 INITIAL STUDY/NEGATIVE DECLARATION for the proposed project. These analyses will include requirements for exccvalion, re - compaction and fill at the project site. These standard requirements are expecled fo assure that impacts associated with soil stability are less than significant. d) No Impact. The soils at the project site are not expansive. No impact is expected. e) No Impact. The proposed project will be required to connect to the City's sanitary sewer system. There will be no impact associated with the use of septic tanks. City of Palm Springs "4 one 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 27 INITIAL STUDY/NEGATIVE DECLARATION VII. HAZARDS AND HAZARDOUS MATERIALS Less Than Potenlially Significant Les Than No Significant With Signs icont Impact Impact Miligation Impact Would the prolect: Incorporated a) Creole a significant hazard to the public or the environment through the routine transport, use, ❑ ❑ ® ❑ or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the ❑ ❑ ® ❑ release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous moleriols, substances, or El ❑ Elwaste within one -quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials silos compiled pursuant to Government Code Section 65962.5 and, as ❑ ❑ ❑ a result, would it create a significant hazard to the public or the environment? e) For a project located within on airport land use plan or, where such a pion has not been adopted, within two miles of a public airport or ❑ El Elpublic use airport, would the project result in a EJ safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airslrip, would the project result in a safety El ❑ Elhazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or ❑ ❑ ❑ emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to ❑ ❑ ❑ urbanized areas or where residences are intermixed with wildlands? City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 28 6 ' INITIAL STUDY/NEGATIVE DECLARATION Setting The project site was fully developed. Buildings on the site were constructed belween the 1920s and the 1990s. The time period for construction poses a potential that asbestos products were used in the existing buildings. Discussion of Impacts a)-b) Less Than Significant Impact. The proposed project includes the demolition of existing buildings built or remodeled between the 1920s and the 1990s- Due to the age of the buildings, the potential for asbestos in construction materials was suspected, and a Phase I Environmental Site Assessment was requested of the applicant. The applicant submitted test results from samples taken in all the structures within the project site. The tests indicated that asbestos -containing materials, including roof and floor the mastic, acoustical ceiling materials, insulation materials, floor tile, and similar materials occurred. Asbestos is not considered hazardous until disturbed, when particles of the materials can affect the air. The removal of asbestos materials is highly regulated by regional and state agencies. Therefore, the removal of these moteriols is subject to the requirements of the California Division of Occupational Safety and Health. Prior to demolition, the City required the proper remediation of asbestos materials in conformance with state standards. This requirement assures that potential impacts associated with hazardous asbestos removal were reduced to less than significant levels. Once operational, the residential units and commercial retail space users are likely to store small amounts of cleoning Fluids and similar materials on the site. The City contracts with Polm Springs Disposal Services for the disposal of household hazardous waste. These programs include an ABOP (Acid, Batteries, Oil, Paint) facility, located immediately west of the airport on Alejo Road. In addition, regional household hazardous waste programs are held throughout the year in various Coachella Valley cities. These existing programs will assure that household hazardous waste is disposed of properly, and that potential impacts associated with these materials are less than significant. The long term operation of the project site is not expected to result in the transport, use or storage of hazardous materials. c) No Impact. There are no schools located or planned within one quarter mile of the project site. Further, the uses within the project are not expected to store or use hazardous materials. There will be no impact to schools. d) No Impact. The project site is not listed as a potential hazardous materials dump or leak site on the Department of Toxic Substances' (DTSC) Hazardous Waste and Substance Site List (Cortese List). The subject property is not known to previously have been a hazardous moleriols site, and therefore, the proposed project is not expected to create a significant hazard to the public or the environment. e-f) No Impact. The Palm Springs Internationol Airport is located two miles east of the project site. The project site is not located within the boundaries of the airport's land use plan. There are no private airstrips in Palm Springs. g) No Impact. The proposed project includes access through the site on the new Clovelly Street, as well as multiple access points to the underground parking garage. The Fire Department will continue to review project plans, and require adequate access 10 and City of Palm Springs "b One b Palm Canyon" August 2006 Initial Study/Mlligated Negative Declaration 29 INITIAL STUDY/NEGATIVE DECLARATION from the property, according to City standards. The proposed project will not obstruct existing roadways which would be used by emergency personnel in implementing emergency response plans. No impact is expected. h) No Impact, The site is not located within a wild land area. Lands to the west are fully developed. Lands in the foothills of the San Jacinto Mountains are located approximately one mile west of the project sife. The proposed project will not expose people or structures to a significant risk of loss, injury, or death involving wild land fires. Therefore, no impact is expected. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Sfudy/Mitigated Negative Declaration 30 i`� INITIAL STUDY/NEGATIVE DECLARATION VIII. HYDROLOGY AND WATER QUALITY Less Than Potentiolly Significant Less Than No significant With Significant Impact Impact Mitigation Impact Would the project: Incorporated a) Violate any water quality standards or waste ❑ ❑ ® ❑ discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the ❑ ❑ ® ❑ production role of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or ❑ ❑ ❑ river, in a monner which would result in substantial erosion or siltation on- or off-sile? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or ❑ ❑ ❑ river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? e) Create or contribute runoff wafer which would exceed the capocity of existing or planned stcrmwater drainage systems or ❑ ❑ ® ❑ provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water ❑ ❑ quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazord ❑ ❑ ❑ Boundary or Flood Insurance Rate Mop or other flood hazard delineation map? (Source: h) Place within a 100-year flood hozard area structures which would impede or redirect ❑ ❑ ❑ flood flows? Expose people or structures to a significant risk El ❑ Elof loss, injury or death involving flooding, including flooding as a result of the failure of a City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Miligated Negative Declaration INITIAL STUDY/NEGATIVE DECLARATION Wil. HYDROLOGY AND WATER QUALITY Would the project: levee or dam? Inundation by seiche, tsunami, or mudflow? Setting Less Than Potentially Significant Less Than No Signficanl With Significant Impact Impact Mitigation immpad Incorporated ❑ .❑ ❑ Groundwater has historically been the principal source of domestic water in the City. The project site will be served by Deserf Water Agency (DWA), which supplies domestic water to the City. The DWA pumps water from a number of wells throughout the area for domestic use. DWA also recharges groundwater through recharge basins located in the northwestern portion of the City. Sanitary sewer services at the project site ore currently provided at the City treatment plant, and will continue to be so. The proposed project is located outside the boundaries of a flood zone, in an area of the City which is fully developed. The site is currently covered with impervious surfaces, including structures and parking lots. Very little if any percolation currently occurs on the site. Discussion of Impacts a) Less Than Significant Impact. The proposed project will result in the demolition of existing structures and parking lots, and the censtruclion of 118 residential units and over 24,000 square feet of commercial retail space. Demolition and construction at the site will be subject to NPDES regulations implemented by the City for all project construction octivilies. The applicant shall be required to implement these requirements, including the preparation of a Storm Water Pollution Prevention Plan (SWPPP), which must include best management practices to assure that storm water leaving the site is not polluted, and does not impact water quality standards_ The project will be required to meet all applicable water quality standards or waste discharge requirements of the City. These standard requirements will assure that impacts associated with water quality are less than significant. b) Less than Significant Impact. The proposed project site has hod domestic water service for some time. It is expected that the use of domestic water will increase at the site, because of the increase in residential units. Commercial retail water use would be approximately equivalent to current conditions. Residential water use at the site previously consisted of the approximately 34 rooms of the Monte Vista Hotel. The proposed project will construcl 118 condominiums on the site. Therefore, residential domestic water use will increase. However, due to its age, it is likely thot fixtures and plumbing within the hotel were not efficient, and that water use was higher on a per unit basis than would occur in a modern structure. [cased on a consumption rate of 4A 3 acre feet/acre/year for condominiums2, the residential units on the project site will generate a need for 16.6 acre feet of water per year, while the commercial space will generate a need for 0,99 acre feet of water annually, for a total wo ler demand of 17.59 acre feet. 2 Water consumption factors 2004, Coachella Valley Water District. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 32 ;7^�� INITIAL STUDY/NEGATIVE DECLARATION The Desert Water Agency (DWA) has adopted on Urban Water Management Plan which delails the availability of water for its service area Through the year 2030, As demonstrated in that document, DWA has sufficient supplies, or plans for additional supplies to service ils service area through that period. Since the Plan is based on General Plan land uses, and the proposed project is consistent with the General Plan, the proposed project has been included in the DWA's assumpfions for water use. DWA will continue to plan for the recharge and supplementation of groundwater to serve the City. In addition, the City requires the implemeniotion of water conserving measures in all new development. These standards and policies will help to reduce potential impacts on water resources. Impacts are expected to be less than significant, c-d) Less Than Significant Impact. The proposed project site is fully developed. At the time development initially occurred on the site, storm water planning was limited. The site is currently covered with impermeable surfaces consisting of structures and parking lots which drain to the surrounding streets. As previously stated, the project will be required to comply with the City's standards associated with surface water management, including the preparation of an NPDES permit for non -point pollution associated with construction activities. A SWPPP is also required to be prepared for this project to ensure compliance with NPDES. These requirements assure that storm water is not contaminated by on -site pollutants, silts or debris during construction. Compliance wilh NPDES requirements would reduce the potential of erosion and siltation durng the short term construction and long term operation phases of the project. The Best Management Practices (BMPs) that are required in these documents will prevent construclion pollutants from impacting storm water. A hydrology study will be required by the City Engineer for the proposed project to assure compliance with City standards relating to storm water. Additionally, the recreational areas within the site, which are designed to include landscaped zones, may actually increase the amount of permeable land on the project site, as compared to existing conditions. The City's standard requirements for the control of on and off site storm flows, both during construction and operation of the proposed project, will assure that impacts associated with storm water ore reduced to less than significant levels. e) Less Than Significant Impact. The downtown area, as with most of the Cily, uses City streets for the conveyance of storm flows. The proposed project, as a currently developed property, already drains to surrounding streets. The City Engineer will review project plans, including SWPPP and NPDES best management practices, to assure that storm flows entering the streets do not exceed current volumes, and are not polluted. These are standard conditions of approval which will assure that impacts associated with storm flows are reduced to less than significant levels. f) No Impact. Potential impacts associated with storm water quality will be controlled through the implementation of existing City standard requirements. No other potential impacts to woter quality will be created by development of the project site. No impacts are expected. g-h) No Impact. The project site is located in Flood Zone C, which designates areas that are not subject to flooding_ The City Engineer will review hydrologic and hydraulic analyses for the project site to ensure that storm water generated on and off the site does not impact downstream facilities. No impacts associated with flood zones are expected. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Inifial Study/Mitigated Negative Declaration 33 1rL �r INITIAL STUDY/NEGATIVE DECLARATION i)- j) No Impact. The project site is not in the vicinity of a levee or dam. The Whitewater River is located approximately 3 miles north and east of the project site. The City is not located in the vicinity of a body of water which could be subject to either seiche or tsunami. The project site is located one mile east of the nearest hillsides, and will not be subject to hazards associated with mudflows. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 34 -) 5 INITIAL STUDY/NEGATIVE DECLARATION 0 IX. LAND USE AND PLANNING Lessihan Polenliolly Significant Less Than No Significant With Significant Impact Impact Mitigation Impact VIrould the project: Incorporated a) Physically divide an established community? ❑ ❑ ❑ 19 b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local ❑ ❑ ❑ coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community ❑ ❑ ❑ conservation plon? Setting The proposed project is located in the City's downtown core, an area that was recently the subject of a planning effort to establish Downtown Design Guidelines, which hove been approved by the City Council. The site is fully developed, but structures within the project area are currently vacant. The project site consists of retail commercial structures and a hotel property. The entire site is designated and zoned Central Business District. Lands to the south and west are developed with commercial land uses. Lands to the north consist of Frances Stevens Park. Lands to the east include condominium units and commercial retail and office development. The City currently implements the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. The City has also approved the Coachella Valley Multiple Species Habitat Conservation Plan, whose implementation is pending permitting by stale and federal agencies. Discussion of Impacts a) No Impact. The project site is currently fully developed with commercial retail and a hotel property. There is no established neighborhood on the project site. The intent of the project is to further the goals of the City's Redevelopment Plan, General Plan and Downtown Design Guidelines, and create a mixed use neighborhood on Palm Canyon Drive. There will be no impact on established community - la) No Impact. The proposed project is designed, in part, to comply with the recently approved Downtown Design Guidelines. To that end, the project provides fesidentiol development in the central business disrrict. It also creates an entry statement at Alejo Road, the northerly extension of the downtown core. Finally, it implements the additional height included in the Guidelines to create an urban space for downtown. The project is also consistent with the General Plan in its goal to revitalize the downtown area. The project's implementation of a Planned Development District will assure that the project is consistent with zoning ordinance requirements. No impacts associated with plans or policies are expected. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration KT.7 INITIAL STUDY/NEGATIVE DECLARATION C) No Impact. The City will require the applicant to comply with the requirements of either the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan, or the Coachella Valley Multiple Species Habitat Conservation Plan, whichever is active at the time of issuance of building permits. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 36 ilr�r INITIAL STUDY/NEGATIVE DECLARATION X. MINERAL RESOURCES Less Than Potentially Significant Less Than No significant With Significant Impac} Impact Mitigation Impact Would the project: Incorporated a) Result in the loss of availability of a known mineral resource that would be of value to ❑ ❑ ❑ the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site El Eldelineated an a local general plan, specific plan or other land use plan? setting The majority of the City is located in Mineral Resource Zone 3 MRZ-3 (on area containing mineral deposits the significance of which cannot be evaluated from available data). Minerals in the Palm Springs area are limited to sand and gravel for aggregate and/or decorative stone purposes and limestone (Smith, Peroni and Fox, 1992). Discussion of Impacts o-b) No Impact. The proposed project occurs within the City's urban core. Although alluvial soils which may be suitable for aggregate production underlie the site, the area has never been one reserved for mineral extraction. There will be no impact to mineral resources. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative DeOarotlon 37 INITIAL STUDY/NEGATIVE DECLARATION Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Setting Potenlially Significant Impact n El 01 Less Than Significonl With Mitigation Incorporated Less Than No Significant Impact Impact ® ❑ ❑ ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ The City of Palm Springs requires that the community noise equivalent level (CNEL) does not exceed 65 dB at the exterior living areas (reor yards) or 45 dB at the habitable interior living area for residential land uses. The project area is located in the downtown core, which is an area of considerable activity, and which currently experiences higher noise levels. Existing noise levels at the project site currently range from 63.0 dBA CNEL to 65.8 dBA CNEL. The primary source of noise in and around the project site is that generated by vehicular traffic, as is the case with most of the City. An acoustical study was prepared for the proposed project to assess both impacts of existing and future noise on the project, and the project's contribution to area noise levels3. The study's findings ore summarized below. 3 "Rael Development Preliminary/EIR Acoustical Study," prepared by RK Engineering, June 2006. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 38 INITIAL STUDY/NEGATIVE DECLARATION Discussion of Impacts a) Less Than Significant Impact with Mitigation Incorporated. The project site will result in temporary noise impacts associated with demolition and construction, as well as long term noise impacts associated with operation of the project. The most intense short term noise generating activities at the site would be those associated with grading activities. The peak noise level for most of the equipment that would be used during construction ranges from 70 1c, 95 dBA at a distance of 50 feet. A reduction of 6 dBA can be expected with each doubling of distance, so that it can be expected that the noise levels at the condominiums on the east side of Indian Canyon, approximately 80 feet away, would experience noise levels ranging from 66.5 to 91.5 dBA during construction activities immediately adjacent to the west side of Indian Canyon Drive, As grading equipment is mobile, it would be expected that these noise levels would be of short duration, and would not exceed the City's noise ordinance. The City's Municipal Code prohibits construction before 7:00 AM or after 8:00 PM, Monday through Friday, before 8:00 AM or after 5:00 PM on Saturdays, and of any time on Sunday or any federal holiday. Compliance with these restrictions and the mitigation measures identified below would reduce construction noise impacts to less than significant levels. In the long term, two potential noise impacts were analyzed: the noise environment on the project site for residential units, which are considered sensitive receptors; and that noise level increase resulting from the addition of project traffic to area roadways. On - site impacts are analyzed below. Off site noise levels are discussed under item (c), below. On -Site Noise Levels The existing noise levels at the project site range from 63.0 to 65.8 dBA CNEL. In order to determine the potential noise levels on the project site, noise modeling was conducted using the project site plan, to determine the noise levels at the patios or balconies of the affected units. The units on Alejo Road and Indian Canyon have the potential to experience unacceptable noise levels (in excess of 65 dBA CNEL on their patios or balconies. As a result, noise impacts will be potentially significant, and require mitigation. The buildings affected, and the barrier height required, is illustrated in the Table below. Table 6 Future Exterior Patio/Balcony Noise Levels (dBA CNEL) Noise Final Unmi igafed Exterior Noise Level From Barrier Projected Alejo Indian Palm Combined Minimum Exterior Rd. Canyon Canyon Noise Height (in Noise Building Floor Sources feel) Level 1 64.6 67.2 69.1 I 5.5 I 64.2 A 1 2 64.5 67,1 69.0 I 4.0 I 63.1 4 64.0 66.5 68.4 I 3.0 I 59.7 1 67.8 5.0 I 63.9 Bl & B2 3 67.3 4.5 62.0 1 66.7 I 5.5 61.0 D 2 66.6 - I 4.0 60.9 1 3 1 66.4 I 3.0 60.1 Source: "noel Development Preliminary/ER Acoustical Study," oreoored by RK Engineering, June 2006 City of Palm Springs August 2006 "4 One 4 Palm Canyon" Initial Sfudy/Mitigated Negative Declaration 39 INITIAL $TuDy/NEGATIVE DECLARATION As demonstrated in the Table, exterior noise levels for buildings along Alejo and Indian Canyon can be reduced to less than significant levels with the implemenialion of mitigation measures. Interior noise levels are required to be 45 dBA or less for all residential units. The noise protection provided by buildings and windows results in a noise reduction of 12 dBA with the windows open, and 20 dBA with the windows closed (from the noise levels shown in Table 6)_ With the windows open, buildings depicted in Table 6 will experience noise levels in excess of 45 dBA. Even with a "windows closed" condition, the units in buildings A, 61, B2 and D will still experience interior noise levels in excess of 45 dBA. In order to achieve an interior noise level of 45 dBA in the units in buildings A, B1, B2 and D, mitigation measures are required. Mitigation Measures In order to assure that noise impacts are reduced to less than significant levels, the following mitigation measures shall be implemented. MM XI-1 Construction activities on -site shall occur only between 7:00 a_m. and 8:00 p.m., Monday -Friday, and 8:00 o_m. and 5:00 p.m. on Saturdays, as specified by the Palm Springs Noise Ordinance (11,74.041), The Construction Site Regulations (Chapter 8.04.220) also identify specific limits on hours of operation for construction equipment as not between 5 p.m. and 8 a.m. if the noise produced is of such intensity or quality that it disturbs the peace and quiet of any other person of normal sensitivity. MM XI-2 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and the engines shall be equipped with shrouds. MM XI-3 All construction equipment shall be in proper working order and maintained in a proper state of tune to reduce backfires. MM XI-4 Stockpiling and vehicle staging areas shall be located as far as practical from the northeast corner of the site. MM XI-5 Parking, refueling and servicing operations for all heavy equipment and on - site construction vehicles shall be located as far as practical from the northeast corner of the site. MM XI-6 Stationary equipment should be placed such that emitted noise is directed away from noise -sensitive receptors. MM XI-7 Noise barriers shall be constructed for all units located in buildings A, 131, B2 and D, as depicted in Table 6. The barrier's weight shall be a minimum of 3.5 pounds per square foot of face area, with no decorative cutouts or line of sight openings beiweeri the shielded areas and roadways. The following materials may be used: masonry block; stucco veneer over wood framing: f- inch tongue and groove wood of sufficient weight per square foot; '/4 inch thick glass or other transparent material with sufficient weight per square foot: earthen berm (potios only). All gaps, except for weep holes shall be filled. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 40 a � Y INITIAL STUDY/NEGATIVE DECLARATION ` MMXI-8 All units in buildings A, B1, B2 and D will be constructed with mechanical ventilation, as specified in the "Roe] Development Prcltminory/EIR Acoustical Study," prepared by RK Engineering, to allow for a "windows closed" condition. MIA XI-9 The final acoustical study for the proposed project shall include interior noise analysis and recommendations for upgraded windows to assure that interior noise levels in any of the units in buildings A, el, B2 and D are maintained at 45 dBA or better. b) Less Than Significant Impact. Ground borne vibration may occur during demolition and construction of the project. However, this would be short term in nature and is not expected to be a significant impact. In addition, any potential impacts would be reduced by implementation of best management construction practices. Operation of proposed project will not result in exposure of persons to groundborne vibration. c) Less Than Significant impact. The proposed project will generate noise from the vehicle trips it will add to area roadways. The acoustical study considered these trips, when added to existing conditions, to determine whether the proposed project would significantly increase noise levels on area roadways. Existing, year 2007 and year 2025 noise levels were modeled for the proposed project, based on the project traffic study4. The findings of the noise modeling are depicted in the Tables below. Table 7 Existing Noise Contours CNEL I Distance to Contour Line in feet) Roadway Segment at 100' 70 d6A 65 dBA 160 dBA 55 dBA Aleio Rd._ Palm Canyon to Indian Canyon 62.4 17 _ 54 172 544 Indian Tamarisk to Aleio 65.1 32 102 323 1,021 Canyon Aleio to Amado 61.8 15 48 153 484 Amado to Tahquitz Canyon 62.3 17 54 170 538 Palm I Tamarisk to Aleio 64.7 30 94 296 936 Canyon I Aleio to Amado 60.1 10 32 102 323 I Amado to Tahquitz Canyon I 60.7 12 37 1188 373 4 "Roel Development Traffic Impact Study (revised 5/16/061," prepared by RK Engineering. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative declaration 41 INITIAL STupY/NEGATIVE DECLARATION 0 Table 8 Year 2007 Noise Contours, with and without Project CNEL CNEL I I Road -way Segment Ia 100' B� 10D' 70 dBA 70 dBA 65 dBA 65 dBA 60 dBA 60 dBA w/out w/ W/out w/ W/out W/ w/out vdout Alejo Palm Canyon to prolecl project 62.6 project 18 project 18 pralecl 58 project 58 arolect 182 orolecf 183 62.6 Indian Canyon Tamarisk to Alejc 65.8 1 65.9 1 38 38 120 122 1 380 1 385 Indian I Alejo to Amado Canyon Amado to Tahquilz 62.6 62.9 62.6 63.0 I 18 20 18 20 _ 57 62 1 58 I 63 182 197 184 199 Canyon I Tamarisk to Alejo 1 65.3 1 65.4 34 34 108 109 341 344 Palm Alejo to Amodo Canyon Amado to Tahquitz I 60.9 61.4 61.0 61.5 12 14 13 14 39 I 44 I 40 44 123 I 139 126 140 Canyon Rood-woy I Segment Alejo Indian Canyon Palm Canyon Table 9 Year 2025 Noise Contours, with air d withcut Proiect CNEL CNEL I 0 too, Hsu 1 00, 70 dBA 70 dBA 65 dBA 65 dBA 60 dBA w/oul w/ w/oul w/ w/out W/ W/out project project project project Proiect project proloct Palm Canyon to 64.1 64.1 1 26 1 26 82 82 258 Indian Canyon Tamarisk to Alejo 1 Alejo to Amado Amado to Tahquitz Canyon 1 Tamarisk to Alejo I Alejo to Amado Amado to Tohquitz Canyon 67.2 67.2 1 52 53 64.0 1 64.0 1 25 25 64.3 1 64.4 1 27 1 27 1 66.7 66.7 1 47 47 62.3 62.3 1 17 17 62.8 1 62.8 1 19 19 165 167 522 79 79 248 86 87 271 148 150 469 53 54 168 60 61 191 I 55 dBA 55 dBA W/out W/ ❑relecl rO OCI 575 580 1,203 1,217 1 574 582 622 629 11,077 I 390 1 438 60 dBA 55 dBA W/oul w/cul project project 260 615 527 1,652 261 785 274 858 473 1,485 170 531 192 603 As can be seen in the tables, the noise generated by the proposed project will increase area noise levels by 0.0 to 0.1 dBA CNEL in both 2007 and 2025. The human ear is not capable of discerning noise increases of less than 3 dBA. Therefore, the off -site traffic noise generated by the project will not significantly impact the noise environment, either when it opens or in the long term. No mitigation is required. d) Less Than Significant Impact. Please see response (b), above e, f) No Impact. Palm Springs International Airport is located two miles east of the proposed project, and does not conduct flight operations over the proposed project. There are no private airstrips in Palm Springs. No impacts associated with aircraft operational noise levels are expected. City of Palm Springs August 2006 "4 One 4 Palm Canyon" Initial Study/Mitigated Negative Declaration 1,087 397 443 55 dBA w/ projed 821 1,666 793 865 1,495 1 539 1 608 1 42 INITIAL STUDY/NEGATIVE DECLARATION :KII. POPULATION AND HOUSING Less Than Potentially Sigmriicanl Less Than No Significant With Significant Impact Would the project: Impact Mitigation Incorporated Impact a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or ❑ ❑ ® ❑ indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of ❑ ❑ ❑ replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of ❑ ❑ ❑ replacement housing elsewhere? Setting The City of Palm Springs population grew from 40,181 to 42,807 from 1990 to 2000. This represents a 6.5 increase over the ten year period. In 2006, the City's population is estimated at 46,437, an increase of 8.5% in five years. Housing units increased from 30,517 to 30,823 from 1990 to 2000, and to 32,841 in 2006. The City has an average of 2.1 persons per household. The downtown area has in the post included limited housing opportunities. Many commercial buildings built prior to the 1970s included apartments on the second floor. Discussion of Impacts a) Less Than Significant Impact. The proposed project will add 118 units to the City's housing inventory. Given the rapid growth in population and housing units in the last 6 years, this addition is consistent. Based on current household size, the proposed project will add 248 persons to the City's population. This represents an increase of 0,06%, and will not be a significant increase in population. b, c) No Impact. The existing structures on the property have provided some transient housing, of the Monte Vista Hotel. However, the hole[ had limited function in the last several years, and with only 34 rooms did not represent a substantial housing stock. The existing structures are currently vacant, including the hotel, and have been for al least six months. No one will be displaced by the proposed project. Impacts are expected to be less than significant_ City of Palm Springs August 2006 "4 One 4 Palm Canyon" Initial Study/Mitigated Negative Declaration 43 INITIAL STUDY/NEGATIVE DECLARATION XIII. PUBLIC SERVICES Less Than Polentially Significant Less than No Signifcanl with Significant Impact Impact Miligalion Impact Would the Iproiect result in: Incorporated Substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? ❑ ❑ ® ❑ b) Police protection? ❑ ❑ ® ❑ c) Schools? ❑ ❑ ® ❑ d) Parks? ❑ ❑ ® ❑ e) Other public facilities? ❑ ❑ ® ❑ Setting Fire Protection. The Palm Springs Fire Department will provide service to the proposed project site. The Department currently operates five fire stations located throughout the city. The station closest to the project site is station #441, located at 277 North Indian Canyon, less than one mile from the project site. The station houses one 75' ladder truck, one medical response vehicle, and one Quick Attack vehicle. The station is manned on a 24 hour basis with one Captain, one Engineer, and one Firefighter/Emergency Medical Technician. Also available to serve the project site ore station #443, located at 590 E. Racquet Club Road, about two miles from the project site, and station #442, located at 300 N. El Clelo, also about two miles from the project sl le. The City has established maximum fire response time at five minutes. Areas located outside of the 5 minute threshold are required by the City's Fire protection Plan to install automatic fire sprinklers. Residential fire flows are 1,250 gallons per minute (gpm) and commercial/industrial flows are 1,500 gpm. The Department currently has an Insurance Office Rating (ISO) of 3. The Department receives funding for operational and capital improvements through the City's General Fund (Smith, Peron! & Fox, 1992). Police Protection. The City of Palm Springs Police Department provides law enforcement services within the City Limits. The Department has a Services Division and an Operations Division. The Department does not have a standard ratio of officers to population, but does have a desired response time of 6 minutes for emergency calls and 20 minutes for non - emergency calls. The Department is funded from the City's General Fund (Smith, Peroni & Fox, 1992), Schools. The Palm Springs Unified School District (PSUSD) provides educational services for grades K-12 in the City of Palm Springs. Currently, there are 4 elementary schools, 1 middle school and 1 City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 44 �r ^f INITIAL STUDY/NEGATIVE DECLARATION high school in the City. PSUSD receives funding from school facilities fees, state funding, and local funding. PSUSD is authorized to collect school facilities fees as provided for in Government Code Section 53060 et. seq. and 65995 et seq. in the amount of $2.35 per square foot of residential development. Parks. The City of Palm Springs has seven parks located on approximately 140-acres within its boundaries. These include Desert Highland Park, Victoria Park, Ruth Hardy Park, Sunrise Park, Baristo Park, Demuth Park and Palm Springs dog pork. The City has a standard park ratio of 5 acres of parkland for every 1,000 population as required by City Ordinance 1632. Discussion of Impacts a) Less Than Significant Impact. The proposed project will generate additional need for fire protection for the City Fire Department, but is not expected to require additional services beyond those currently available. The site is currently built out, and the Fire Department has been providing service to the site for a number of years. The addition of the residenliol component of the project, however, is likely to marginally increase the numbers of calls made to the project site. The Fire Department will continue to review project plans to assure that the site design can be effectively serviced in case of emergency, and will provide conditions of approval for the project_ The City includes, as a standard condition of approval, requirements that projects participate in Community Facilities District(s) to assure that the costs associated with added emergency services are recovered. This standard requirement will assure that impacts to fire services are reduced to less than significant levels. b) Less Than Significant Impact. The proposed project will generate additional need for police protection, because of the addition of the residential component to the project site. As with fire protection, the existing properties on the site have generated a need for police service for a number of years. The Police Department will be provided building plans for review prior to the approval of the project, to assure that defensible space is provided within the project boundaries. The City includes, as a standard condition of approval, requirements that projects participate in Community Facilities Districts) to assure that the costs associated with added police services ore recovered. This standard requirement will assure that impacts to police services are reduced to less than significant levels. c) Less Than Significant Impact. School services for the project site are provided by the Palm Springs Unified School District (PSUSD). The project proponent will be required to pay the mandated school fees in place at the time that building permits are issued. The payment of these fees is designed to offset the additional students generated by the proposed project. This fee will assure that the impacts to schools are reduced to less than significant levels. d) Less Than Significant Impact. The City has implemented a "Quimby" or park fee ordinance to assure that adequate park space is provided for future residents. The project proponent will be required to pay the park fees in place at the time that building permits are issued. This fee will assure that the impacts to City parks are reduced to less than significant levels. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 45 L o)r-r•j INITIAL STUDY/NEGATIVE DECLARATION e) Less Than Significant Impact. The addition of 118 housing units and about 25,000 Square feet of retail commercial space will not impact general government or other municipal services. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitlgated Negative Declaration 46 L7+ 9 INITIAL STUDY/NEGATIVE DECLARATION XIV. RECREATION LCss Than Poleniially Significant Less Than Significant with No Signiticonl Impact Impact Miligolion Impact Would the project: Incorporated a) Increase the use of existing neighborhood and regional parks or other recreational facilities El M El such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facililies or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment$ Setting In addition to the 140-acre5 of developed parkland and public and private golf courses which occur in the City, the City also includes the Whitewoler Wilderness Study Area and the Murray, Andreas and Palm Canyon recreation areas which are operated by the Agua Caliente Band of Cahuilla Indians (Smith, Fox & Peron!, 1992). Discussion of Impacts a-hJ Less Than Significant Impact. The proposed project will include recreational facilities for residents, including pool and spa facilities. In addition, the proposed project will participate in the City's parkland fee program, to offset impacts associated with parks generaled by the 292 new residents of the project. Impacts are expected to be insignificant. City of Palm Springs August 2006 "4 One 4 Palm Canyon" Initial Study/Mitigated Negative Declaration 47 INITIAL STUDY/NEGATIVE DECLARATION I XV. TRANSPORTATION/TRAFFIC Less Than Polenlially Significant Less Than No significant with Significant Impact Impact Miiicgoibn Impact Would the proiect: Incorporated a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a ❑ ® ❑ substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulalively, a level of service standard established by the El ® El ❑ county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either on increase in traffic levels or a ❑ ❑ ❑ change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous El ® El ❑ intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ f) Result in inadequate parking capacity? ❑ ❑ ❑ g) Conflict with adopted policies, plans, or programs supporting alternative transportation ❑ ❑ ❑ bus turnouts, bicycle racks)? Setting The project site is surrounded by roadways on Three sides. North Palm Canyon and North Indian Canyon provide cross-town access through the City. Alejo Road is a local roadway which provides east -west access through the project area. A Traffic Impact Analysis was prepared for the proposed projects. The study was conducted based on coordination and scoping with the City Engineer. A total of 10 intersections were studied. Because of the project site's location in the downtown core, existing and future conditions were evaluated for typical weekday morning and evening peak hours, but also for Thursday night conditions (during Village Fest), and for Saturday morning and afternoon conditions. During Village Fest, Palm Canyon is closed to traffic from Amodo Road to Barislo Road, south of the project site. The findings of the study ore summarized below. 5 "Roel Development Traffic Impact Study (Revised 5/16/06)," prepared by RK Engineering. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Miligated Negative Declaration 48 INITIAL STUDY/NEGATIVE DECLARATION Alejo Road adjacent to the project site includes a 60-foot pavement width, with a 6-foot Class II bikeway and a 6-foot Sidewalk within a 20-foot wide parkway on the south side of Alejo Road. Discussion of Impacts a-b) Less than Significant with Mitigation Incorporated. The traffic study for the proposed project determined that the studied intersections are all operating at Level of Service (LOS) C or better during the weekday noon -time peak, the Thursday evening peak and the Saturday noon -time peak hours. The current delay, and LOS for all three time periods are shown in Table 10, Table 10 Existing Intersection Delay and Level of Service Delay (seconds) Level of Service Tuesday Thurs. Saturday Tuesday Thurs. I Saturday Inter5oction AM PM PM AM PM AM PM PM AM PM Palm Conyon o1: Tahquitz Canyon 16.8 16.9 - 15.8 16.4 B B - 8 B Amado 10.0 8.8 7.9 8.9 8.7 B A A A A Alejo 17.9 15.2 15.8 22.0 18.2 B B B C B Tamarisk 5.0 4.7 5.1 5.3 62 A A A A A Visio Chino 12.7 12,2 13.8 13.7 12.8 B B B B B Indion Canyon at: Tahquttz Canyon 14.9 15.3 14.0 15.5 14.8 B B B B B Amado 7.7 7.5 13.0 9.8 8.5 A A B A A Alejo 15.8 16.1 14.9 16.3 15.8 B B B C B Tamarisk 20.1 23.8 13.4 24.3 24.8 C C B A C Vista Chino 10.1 10.3 10.1 10.7 9.8 B B B B A I Source: "Rael Development Trafi.c Impac. Sludy (Revised 5/1G/06)," prepared by RK Engineerinq. The study further determined that the proposed project would generate 2,053 overage daily trips, 102 of which would occur during the AM peak hour, and 151 of which would occur during the PM peak hour. The study also onolyzed the traffic generated by the existing structures on the site, and found that the existing square footage generated 1,010 daily trips, of which 47 occurred during the AM peak hour, and 71 occurred during the PM peak hour. The analysis determined, therefore, that the proposed project will add 1,043 daily Trips to area roadways, 55 of which will be in the AM peak hour, and 80 of which will be during the PM peak hour. Based on the number of trips generated, the trips were then distributed to surrounding roadways, and assumptions about through trips and turning movements were made. Impacts to the studied intersections were then assessed for opening year 2007, and for year 2025. Development anticipated in the vicinity of the proposed project was also included in year 2007 projections. For year 2025, a growth factor of 2% annually was applied. The resulting intersection delays, and LOS both with and without the project are shown in Tables 11 through 14. City of Palm Springs August 2006 "4 One 4 Palm Canyon" Initial Study/Mitigated Negative Declaration 49 INITIAL STUDY/NEGATIVE DECLARATION Table 11 Intersection Anahrsis, Year 2007 wit lout Project I Delay (seco ids) Lev -:I of Sen ice � Tuesday Thurs, Saturday Tuesday Thurs. Sot,rrday Intersection I AM PM PM AM PM AM I PM PM AM _ PM Palm Canyon at: Tahquitz Canyon 17.6 18.3 - 15.0 11.5 B B - B B Amado 10.3 9.0 9.5 9.0 9.1 B A A A A Alejo 21.6 17.3 17.8 26.6 22.4 C B B C C Tamarisk 7.1 7.4 7.6 7.4 8.3 A A A A A Vista Chino 12.8 12.7 142 14.2 13.7 B B B B B Indian Canyon at: Tahquitz Canyon 15.6 15.9 14.7 15.8 15.5 B B B B B Amodo 8.1 8.1 13.5 9.9 9.0 A A B A A Alejo 16.4 17.3 16.7 17.4 17.4 B B B B B Tamarisk 30.5 86.9 22.2 54.0 97.9 D F C F F Vista Chino 10.2 10.5 10.7 10.2 10.2 B B B B B I Source: "Roe[ Develoornenl Tra6ic Imoac Study (Revised 5/16/54prepared by RK Engineerina Table 12 Intersection Analysis, Year 2007 with Project, with Improvements Delay (seconds) Level of Service Tuesday Thurs. Saturday Tuesday I Thurs. Sat irday Intersection AM PM PM AM PM AM PM PM AM PM Palm Canyon at: Tahquitz Canyon 17.7 16.9 - 15.1 17.5 B B - B B Amado 10.3 8.8 9.5 9.0 9.1 B A A A A Alejo 21.6 15.2 18.1 26.7 22.9 C B B C C Tamarisk 7.1 4.7 7.7 7.4 8.3 A A A A A Vista Chino 12.8 122 14.6 14.3 14,0 B B B B B Indian Canyon at: Tahquitz Canyon 15.6 15.3 14.8 15.8 15.5 B B B B B Amado 8.1 7.5 13.5 9.9 9.0 A A B A A Alejo 16.5 16.1 16.8 17.6 17.4 B B B B B Tamarisk 31.6 23.8 24.9 57.0 113.9 D F C F F -w/improvemts. 6.5 7.3 7.0 68 A A A A Vista Chino 10.2 102 10.7 10.2 10.3 B B B B B Source. "Roel Development Traffic Impac Study fRevised 5/16/061," prepared by RK Engineerina As shown in Tables 12 and 13, the level of service al Indian Canyon and Tamarisk will fall to unacceptable levels, with or without the project, if the intersection in not signalized. With signolization, the intersection will operate within acceptable levels of service, with or without the proposed project. City of Palm springs August 2006 "4 One 4 Palm Canyon" Initial Study/Mitigated Negative Declaration 50 ,.D l'2, INITIAL STUDY/NEGATIVE DECLARATION Table 13 Intersection Analvsis, Year 2025 without Proiect I Delay Iseco ids) I Level of Sep ice Tuesday Thurs. Saturday I Tuesday I Thurs. Sat irday I Intersection I AM ' PM PM i AM I PM AM PM PM AM PM Palm Canyon at: Tahquitz Canyon 24.1 26.8 - 18.0 21.8 C C - B C Amado 11.9 9.5 10.1 9.8 9.9 B A B A A Alejo 68.5 27.9 28.1 82.6 64.5 E C C F E Tamarisk 6.7 5.3 5.7 6.7 7.1 A A A A A Vista Chino 13.8 13.7 17.7 18.4 15.8 8 B B B B Indian Canyon at- Tahquitz Canyon 18.3 18.3 15.5 19.9 172 B B B B B Amado 8.5 8.2 15.6 11.2 9.7 A A B B A Alejo 25.0 25.0 22.2 41 A 28.3 C C C D C Tamarisk 41.7 86.9 20.0 125.1 96.1 E F C F F Vista Chino 11.0 11.5 14.8 10.9 10.9 B B B B B I Source: "Roel Development Traffic Impact Study (Revised 5/16/061." prepared by RK Enaineenna- Table 14 Intersection Analysis, Year 2025 with Project with Improvements 11 Delay (seconds) Lev=l of Semite Tuesday Thurs, Saturday Tuesday Thurs. Saturday Intersection AM PM PM AM PM AM PM PM AM PM Palm Canyon at: Tahquitz Canyon 24.5 27.3 - 18.4 220 C C -- B C Amado 11.9 9.5 10.0 9.9 9.9 B A B A A Alejo 35.4 25.1 29.9 59.1 38.3 D C C E D -w/improvemts. 46.1 33.0 D C Tamarisk 5.8 5.3 5.8 6.7 7.2 A A A A A Vista Chino 13.8 14.1 18.5 18.5 16.3 B B B B B Indian Canyon at: _ Tohquitz Canyon 18.3 18.3 15.5 20.0 17.3 B B B B B Amado 8.5 8.2 15.7 11.2 9.7 A A B B A Alejo 25.7 25.6 22.5 427 23.6 C C C D C Tamarisk 43.2 97.1 24.6 732.8 108.3 E F C F F -w/improvemts. 5.6 6.6 6.5 5.7 A A A A Vista Chino 11.0 11.6 14.8 10.9 11.0 B B B B B Source"Roel Development Traffic ImDoc Study (Revised 51161061," prepared by RK Engineerinq. As shown in Tables 13 and 14, in the year 2025, the intersections of Palm Canyon and Alejo will operate at unacceptable levels of service, with or without the project_ With the addition of a left turn lane for southbound traffic on Palm Canyon onto Alejo, that intersection will operate at acceptable levels of service. As with the 2007 condition, the intersection of Indian Canyon and Tamarisk will also require signalization in 2025 in order to operate at acceptable levels of service. As shown in the Tables above, the proposed project will not significantly impact levels of service for area intersections in and of itself. The proposed project will, however, contribute to the two deficiencies identified, as well as reductions in levels of service through additional trips, and must mitigate these impacts, as follows: MM XV-1 The project proponent shall contribute its fair share to the addition of a left turn lane for soulhbound Palm Canyon Iraffic, to include re -striping and City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mifigated Negative Declaration 57 INITIAL STUDY/NEGATIVE DECLARATION elimination of parking on the west side of Palm Canyon (estimated in the traffic study at 2.5%). MM XV-2 The project proponent shall contribute its fair share to the signalization of Indian Canyon and Tamarisk (estimated in the traffic study at 5.1 %). MM XV-3 The project proponent shall pay required traffic impact fees to the City of Palm Springs. MM XV-d The project proponent shall pay required Transportation Uniform Mitigation Fees (TUMF) to mitigate for incremental increases in traffic on regional roadways. With implementation of these mitigation measures, impacts associated with levels of service and traffic increases will be reduced to less than significant levels. c) No Impact. The proposed project will hove no impact on air traffic patterns. d) Less than Significant with Mitigation Incorporated. The project includes driveways and ramps to the underground garage which must be of sufficient length to accommodate cuing, and sufficient height to accommodate large vehicles, including emergency vehicles. The City will provide conditions of approval for the project to assure that these design elements ore sufficient to safely convey traffic through the site, thus reducing potential impacts 10 less than significant levels. The proposed project includes an access point onto Alejo Road, approximately 100 feet east of Palm Canyon. Although the distance is sufficient to provide clearance for right tum lanes, the narrowness of Alejo, and the short distance to the intersection, makes left turns in or out of the project dangerous. In order to mitigate this condition, the traffic analysis included an analysis of options available to block traffic from the proposed project from turning left onto Alejo, as follows: MM XV-5 Traffic accessing the project driveway on Alejo Road shall be restricted to right in -right out only. In order to achieve this, either Texas dots along the centerline of Alejo from Indian Canyon to Palm Canyon, a raised driveway chonnelization ("Pork Chop") at the project driveway, or a raised median along the centerline of Alejo from Indian Canyon to Palm Canyon shall be installed prior to occupancy of any building on the project site. With implementation of this mitigation measure, impacts associated with vehicle safety shall be mitigated to less than significant levels. e) No Impact. The Fire Department will continue to review the proposed project to assure that sufficient emergency access, as currently provided through access points on Palm Canyon, Indian Canyon, and the proposed Clovelly Lane, are maintained. This on -going review will assure that impacts associated with emergency access are less than significant. f) No Impact. The proposed project includes sufficient parking to accommodate project uses, consistent with Zoning Ordinance requirements. The project proposes the inclusion of Tandem parking spaces, which require the approval of the Planning Director. This City of Palm Springs 'A One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration INITIAL STUDY/NEGATIVE DECLARATION XVI. UTILITIES AND SERVICE SYSTEMS Less Than Potentially significant Less Than No Significant With Significant Impact Impact Mitigation Impact Would the project: Incorporated a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control ❑ ❑ ® ❑ Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction ❑ ❑ ® ❑ of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of El ❑ ❑ existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient wafer supplies available to serve the project from existing entitlements ❑ ❑ ® ❑ and resources, or are new or expanded entitlements needed2 c) Result in e determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to ❑ ❑ ® ❑ serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid ❑ ❑ ® ❑ waste disposal needs? g) Comply with federal, state, and local statutes ❑ El® ❑ and regulations relaled to solid waste? Setting The City owns a wastewater treatment plant (WWTP) located of 4375 Mesquite Way. The plant has a capacity of approximately 10.9 mgd and demands typically range from 7 to 8 mgd. Water service is provided by the Desert Water Agency (DWA)_ DWA obtains most of its water supply from groundwofer. The City is located within two subbasins of the Coachella Valley Ground Water Basin: The Mission Creek subbasin; and the Garnet Hill and Palm Springs subareas of the WhitewoterSubbasin. Solid waste service is provided by Palm Springs Disposal Service. Solid waste generated in the City is sent to the Edam Hill transfer station located in the City of Cathedral City. Permitted throughput of the facility is 2,600 Ions per day. Solid waste from the transfer station is disposed of CRY of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 54 INITIAL STUDY/NEGATIVE DECLARATION at one of three landfills: Lambs Canyon (remaining capacity 25,967,000 cubic yards); Badlands Landfill (remaining capacity 15,036,809 cubic yards); or El Sobronte Landfill (remaining capacity 184,930,000) (City of Palm Springs, 2005). Drainage from the surrounding mountains drains to the valley floor and is directed by sheet flow, channels, and other improvements including levees, reinforced concrete pipe and drainage channels to the Palm Canyon Wash and the Whitewater Wash (Smith, Peron!, Fox, 1992). The project site is located in Flood Zone C, which designates areas that are not subject to flooding. Discussion of Impacts a-b, e) Less Than Significant Impact. The proposed project is currently, and will continue to be connected to the City's existing sewer system. Wastewater will be conveyed to the Palm Springs Wastewater Treatment Plant. The plant is regulated by the California Regional Water Quality Control Board, and standard permitting and monitoring ensure that treatment requirements for waste discharges ore not exceeded. The projected capacity of the plant is 10.9 million gallons per day (mgd), with demands typically ranging from 7 to 8 mgd per day. Domestic wastewater flows average about 100 gallons per capita per day4. The project could generate a population of 292 persons, which cold generate 29,200 gallons per day, or 0.029 mgd. Given the plant's current current demands, available capacity exists to serve the proposed project. Therefore, no significant wastewater related impacts would occur. c) No Impact. The proposed project is currently fully developed. Redevelopment of the site will not change current storm water conditions of the site. The addition of a somewhat greater amount of open space on the site may decrease storm water flows from the site_ The City Engineer will require hydrologic analysis with the preparation of grading plans for the site, which will be required to demonstrate that flows from the site do not exceed the current conditions. No impact is expected_ d) Less Than Significant Impact, The project proponent will be required to connect to existing DWA water infrastructure to provide domestic water to the site. The developer will be required to comply with all rules, regulations, and other requirements of the DWA. Existing infrastructure is in place to service the project site. For a discussion of water consumption, please see Hydrology and Water Quality, above. f-g) Less Than Significant Impact. Palm Springs Disposal Service provides solid waste disposal services for the project site, with waste hauled to facilities including the Badlands Landfill and the Lambs Canyon Landfill, both of which have adequate capacity to accommodate the proposed project. In addition, on -site recycling and solid waste source reduction programs will be implemented at project build -out in accordance with local and state requirements, including AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling Access Act of 1991). Impacts are expected to be less than significan I. s Environmenlol Analysis Handbook, John Rau and David Wooten, 1980. City of Palm Springs "4 One 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 55 i� jj L " INITIAL STUDY/NEGATIVE DECLARATION _ n XVII. MANDATORY FINDINGS OF SIGNIFICANCE DOTE: If there are significant environmental impacts which cannot be mitigated and no feasible project alternatives are available, then complete the mandatory findings of significance and attach to this initial study as an appendix. This is the first step for starting the environmental impact report (EIR) process. Potentially Less Than LeSS Than No Significant significant significant Impact Impact With Impact Mitigation Does the project: Incorporated a) Have the potential to degrade the quality of the environment, substantially reduce the habitat of a 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) Have impacts that are individually limited, but cumulatively considerable@ ("Cumulatively 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 the effects of probable future projects)? c) Have environmental effects which will cause substantial adverse effects on human beings, ❑ ® ❑ ❑ either directly or indirectly? a) Less Than Significant Impact. The proposed project does not hove the potential to significantly degrade the quality of the environment, substantially reduce the habitat of a 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, because the site is fully developed and does not contain native habitats or species of concern. Impacts associated with cultural resources have been analyzed above, and the mitigation measures included in this Initial Study assure that impacts will be less than significant. b) Less Than Significant Impact. The proposed project will result in the redevelopment of an existing project area. The impacts of the project will not be cumulatively considerable, insofar as the project will not significantly contribute to degradations in the environment, The addition of 292 persons to the City will be absorbed by market growth rates in the community. Impacts are expected to be less than significant. c) Potentially Significant Impact Unless Mitigation Incorporated. The proposed project has the potential to result in significant impacts related to cultural resources, traffic and City of Palm Springs "4 one 4 Palm Canyon" August 2006 Initial Study/Mitigated Negative Declaration 56 INITIAL STUDY/NEGATIVE DECLARATION circulation, and noise, without mitigation. All polentiol impacts have been identified and reduced to less than significant levels through the imposition of the mitigation measures as outlined in this Initial Study and the associated special studies. REFERENCES 2000 Census, California Department of Finance, www,daf ca.aov, 2001, Ambient Air Quality Standards, California Air Resources Board, July 2003, EMFAC 2002 Version 2.2 Emissions Tables. Scenario years 2006 and 2007, model years 1965 — 2007 California Air Resources Board, December 2002. Environmental Analysis Handbook, John Rau and Dovid Wooten, 1980. South Coast Air Qualify Management District, CEQA Air Quality Handbook, November 1993 Smith, Peroni & Fox. Palm Springs General Plan Update Draft Environmental Impact Report. December 1992. Soil Survey of Riverside County, California, Coachella Valley Area, US Deportment of Agriculture Soil Conservation Service, September 1980. URSEMIS2002 Version 8.7 Emissions Estimation for Land Use Development Projects, Appendix H, South Coast Air Quality Management District, April 2005. Roel Development Traffic Impact Study (revised 5/16/06), RK Engineering Group, Inc., 2006 Rael Development Preliminary Acoustical Study, RK Engineering Group, Inc.2006 Commercial Structure Asbestos Surveys, Infotox, Inc., 2005 Historic Period Building Survey Report Assessor's Parcel Numbers 513-081-002 to -006 and -023, CRM Tech, 2006 City of Palm Springs August 2006 "4 One 4 Palm Canyon" Initial Study/Mitigated Negative Declaration 57 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS Cases: 5-1091, PD 324, 3.2933-MAJ, TTM 34190 MIXED USE COMMERCIAL / RESIDENTIAL DEVELOPMENT (RAEL PROJECT) Southeast corner of Alejo Road and North Palm Canyon Drive NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of October 4, 2006- The City Council meeting begins at 6:00 pm, in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Palm Springs LLC, Lawrence Rae[, for a proposed Planned Development District 324, Major Architectural Approval and Tentative Tract Map 34190. The Planned Development and Major Architectural Approval would allow the construction of 118 condominiums and 25,000 square feet of commercial space on a 4.1 acre site bounded by Alejo Road on the north, North Palm Canyon Drive on the west, North Indian Canyon Drive on the east, and existing commercial development on the south. ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declaration was prepared for this project under the guidelines of the California Environmental Quality Act (CEQA) and will be reviewed by the City Council at the hearing. Members of the public may view this document at the Planning Services Department, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs, and submit written comments at, or prior to, the City Council hearing. REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are also available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday- Please contact the Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these documents. COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council by letter (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public,hearing. (Government Code Section 65009[b][2]). An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Edward O. Robertson, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta carta, porfavor [lame a la Ciudad de Palm Springs y puede hablar cdn Nadine Fieger telefono (760) 323-8245. es Thompson, City clerk -1. 0"� Department of Planning Services N Vicinity Map � + S ---....0 1- I , . _.__...-.-..,, L_J J I A CO LUSH 'IL EJO RD J CJ ICI 2 � q o I z I d I I L.� I -, J Legend t ProjectSite -- ---i-------- 400 Foot Radius . --_ _ -_ I _____ Parcels j CASE NO: 5.1091 PD 324, 3.2933 MAJ TTM 34190 APPLICANT: Palm Springs LLC Lawrence Rael DESCRIPTION: To consider an application by Palm Springs LLC, Lawrence Rael, for a proposed Planned Development District 324, Major Architectural Approval and Tentative Tract Map 34190. The Planned Development and Major Architectural Approval would allow the construction of 118 condominiums and 25,000 square feet of commercial space on a 4.1 acre site bounded by Alejo Road on the north, North Palm Canyon Drive on the west, North Indian Canyon Drive on the east, and existing commercial development on the south, Section 15, APN 513-081-002 through 006 and 513-081-023. D4 PROOF OF PU13LICATION (201 s.s.C.C.P) STATE OF CALIFORNIA County of Riverside I am a eitizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years, and not a party to or interested in the ,lbove-entitled matter. 1 am the principal clerk of a printer of the, DESERT SUN PUBLISHING COMPANY a newspaper of general circulation, printed and published in the city of Palm Springs, 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 dale of March 24, 198S, Case Number 191Z36; that the notice, of which the aunered is a printed copy (set in type not smaller than non pariel, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to wit: September 23id, 2006 I his Is spti for County CIcrl: n I'ihu4 Skimp No. a048 NOTICE OF PUBLIC 14EARING CITY COUNC I CITY OF 14ALM SPRINGS Cases: 5,1001, PD 324. 3.2983-MAJ, TTM 34190 MIXED USE COMMERCIAL / RESIDENTIAL DEVELOPMENT (RAEL PROJECT) Southeast corner of Alei Road and North Palm Canyon DrIvL NOTICE IS HEREBY GIVEN that thr City Council o1 the City of Palm Sprin!!1s, Callorma, will hold a public hearing ax Its mooting of October 4, 2005. The City Council meeting begins Ins It 0 00 pm in the Council Chamber at City Hall, 3200 Cast Yah- qultz Caii Way, Palm Springs. The purpose of this hearing is to consider an ap- pllcatlon by Palm Spnnrts I.LC, Lawrence Ra01, for a proposed Planned 13ovolopm,'m District 32•I, Major Archllactural Approval .1nd Tent alive Traci Map 34190. The Planned Development and Major Amr)1tccturai Appproval would allow the construc- tion of 118 contlominiums and 26 DUO -.quare lac t of commurcial sprco on a 41 acre sna bounded by Alolo Poad on the north North Palm Canyon Dove on tqu west, North hdl�n Canyon Drive on the east, and existing commercial dcvelopmnnt on the south. All in the year 2006 ENVIRONMENTAL DETERMINATION: A Draft Mitigated Negative Declara4on eras Frei for this Project under the uidel,ncs of tu. Celifain, I Del'tlly for declare) under penalty of Perjury that die Environmental Dualityry Act fCECA) and will be ro- vlewod by tlic City Counci at the hearing. Mem- fOrL'guing IS true and correct. bers of the public mly view t1b5 document at ilia Planningg ServIcus Department, Cifyy Hall, 3200 Enat Tanquila Canyon Way, IS rim Sprin , and Ili submit wrMen comments a , or prior to, the City Dated at Palm Springs, California this ---- 26, --- day council heann9. \ REVIEW OF PROJECT INFORMATION: The c lalf +-___________ 200G report and oruor supporting documents regarding '----`-'""""-" this i'olect are also ovaila6le for public review 11 uf------Septumhcr - � pp fl Clry }I5 between the hours of 8:00 a.m. and 5:00 �s ppoi, Monday through Fridayy Ti contact the r� Olfce of me Clry Clerk at (760) 323-320a If you would Ilka to schedulo an appointment to review these documents. —'���--------- �_---- '-""""' COMMENT ON THIS APPLICATION: Response ,,,www''' to this notice may be made vurbally at Iho Public '^T SignatureHewing and/or in writing befora the hraringCJ Writ- ten Comments may be made to Me Clry COnflpil tl by loner (tor mall of hand dellvcry) to. .""J James Thom Clerk I;_"• 3200 E. Taliqus Caulyyan Way Palm Springs CA `)2262 Any challenge of the proposed project In court L- f CG1 — U �In may be limited to raring only those iscuos raised at the public heaving desonbed In this nmec; or ;•;(� ^ r - In written corrospontl6nce delivered to the City r— Clerk at, or prior, tq the public hearing (Govern- ment Code Section 63008(61[2]I. An opportunity will bo given al ;aid hearng for all U S/ interested person^ to be hoard. questions regurd- _= Ing this case may be directed to Edward C. Rob- ertson, Planning Services Department at (760) 323-8246. Si necesda ayuda con said earls porFavor Ilamu a la Ciudad de Palm Spemgs y pucde haul a con Nadine Flegur telet000 (780) 323-02d5. James Thompson, Clry Clc•rl•r Published! 9/23/2006 �Z</FORr'� City of Palm Springs Office of the City Cleric ,'00 C T.1hquicc Cnnyun \Vay' • Palm Springs, Calilbrma 9"_6'_ Tel: (760; 323-8204 • Fax: ('60) 322-53j' • W'Vb www.a.p.drn-springs.ca.us 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, to consider an application by Palm Springs LLC, Lawrence Rael, for a proposed Planned Development District 324, Major Architectural Approval and Tentative Tract Map 34190, a Planned Development and Major Architectural Approval on a 4.1 acre site bounded by Alejo Road on the north, North Palm Canyon Drive on the west, North Indian Canyon Drive on the east, and existing commercial development on the south, was mailed to each and every person set forth on the attached list on the 22nd day of September, 2006, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (164 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. -Dated at Palm Springs, California, this 22th day of September, 2006. J MES'THOMPSON ity Clerk /kdh H:WSERS\C-CLK\Heanng Notces\Affidavjt-Rael Project 010406.doo Post Office Box 2741 0 Palm Springs, California 92363-2743 NEIGHBORHOOD COALITION REPS Notice of Intent (ONLY) MS APRIL HILDNER MR TIM HOHMEIER Case 5.1091 PD-324, 3.2933 (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) CC Meeting 10.04.06 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MS ROXANN PLOSS (BEL DESIERTO NEIGHBORHOOD) 930 CHIA ROAD PALM SPRINGS CA 92262 MS DIANE AHLSTROM (MOVIE COLONY NEIGHBORHOOD) 476 VALMONTE SUR PALM SPRINGS CA 92262 MR BOB DICKINSON VISTA LAS PALMAS HOMEOWNERS 755 WEST CRESCENT DRIVE PALM SPRINGS CA 92262 MS LAURI AYLAIAN HISTORIC TENNIS CLUB ORG 377 WEST BARISTO ROAD PALM SPRINGS CA 92262 VERIFICATION NOTICE I I 1 AGUA CALIENTE BAND OF CAHUILLA INDIANS I 1 1 SPONSORS..... -...- MR JOHN HANSEN (WARM SANDS NEIGHBORHOOD) PO BOX 252 PALM SPRINGS CA 92263 MR BOB MAHLOWITZ (SUNMOR NEIGHBORHOOD GROUP) 246 NORTH SYBIL ROAD PALM SPRINGS CA 92262 MR BILL SCOTT (OLD LAS PALMAS NEIGHBORHOOD) 540 VIA LOLA PALM SPRINGS CA 92262 MODCOM AND HISTORIC SITE REP I I I CITY OF PALM SPRINGS PLANNING SERVICES DEPARTMENT ATTN SECRETARY PO BOX 2743 PALM SPRINGS, CA 92263-2743 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA INDIANS 777 E TAHQUITZ CANYON WAY, STE. 3 PALM SPRINGS CA 92262 MR LAWRENCE RAEL PALM SPRINGS, LLC 2415 CAMPUS DRIVE, STE. 140 IRVINE, CA 92612 MS MALLIKA ALBERT (CHINO CANYON ORGANIZATION) 2241 NORTH LEONARD ROAD PALM SPRINGS CA 92262 MS PAULA AUBURN (SUNRISE/VISTA CHINO AREA) 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 MR SEIMA MOLO1 (DESERT HIGHLAND GATEWAY EST) 359 WEST SUNVIEW AVENUE PALM SPRINGS CA 92262-2459 MR PETE MORUZZI PALM SPRINGS MODERN COMMITTEE PO BOX 4738 PALM SPRINGS CA 92263-4738 CASE 6.1091 PD-324 MRS. JOANNE BRUGGEMANS 506 W. SANTA CATALINA ROAD PALM SPRINGS, CA 92262 MR JAMES CIOFFI, ARCHITECT 2121 E. TAHQUITZ CANYON WAY, #3 PALM SPRINGS, CA 92262 MR DAVID DEMAREST MR K. MENDENHALL TBG PARTNERS 2923 CANTON STREET KCT CONSULTANTS 302 MARKET STREET, STE. 450 DALLAS, TX 75226 4344 LATHAM STREET, STE. 200 DALLAS. TX 75202 RIVERSIDE, CA 92501 508-531.001 508-531.002 50&531-003 BIA USA BIA USA BIA USA 277 E ALEJO RO UNIT 101 277 E ALEJO RD UNIT 102 277 E ALEJO RD UNIT 103 PALM SPRINGS CA 92262-6082 PALM SPRINGS CA 92262.6082 PALM SPRINGS CA 92262-0082 503-531.004 508531-005 50B-531-006 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 104 277 E ALEJO RD UNIT 106 277 E ALEJO RE) UNIT 107 PALM SPRINGS CA 92262-8082 PALM SPRINGS CA 92262-6062 PALM SPRINGS CA 92262.6082 608-531-007 508-531-008 508-531-009 503 USA 508 USA BIA USA 277 E ALEJO RE) UNIT 105 277 E ALEJO RD UNIT 109 277 E ALEJO RD UNIT 110 PALM SPRINGS CA 92262.6082 PALM SPRINGS CA 92262-6082 PALM SPRINGS CA 92252-0084 508-5$1-010 508-531-011 508-531-012 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 111 277 E ALEJO RD UNIT 112 277 E ALEJO RD UNIT 113 PALM SPRINGS CA 92262-6084 PALM SPRINGS CA 92262-6084 PALM SPRINGS CA 92282-6084 508-531.013 508-031-014 508-531.015 508 USA 50B USA 503 USA 2T7 E ALEJO RD UNIT 114 277 E ALEJO RD UNIT 115 277 E ALEX RD UNIT 116 PALM SPRINGS CA 92262-6084 PALM SPRING$ CA 92262-6084 PALM SPRINGS CA 92262-6084 508-531-016 508-561-017 508-531.013 BIA USA 505 USA BIA USA 277 E ALEJO RD UNIT 117 277 E ALEJO RD UNIT 118 277 E ALEJO RD UNIT 119 PALM SPRINGS CA 92262-6084 PALM SPRINGS CA 92262-6084 PALM SPRINGS CA 92262-6083 508-531-019 508-531-020 508-531-021 503 USA BIA USA 508 USA 277 E ALEJO RD UNIT 120 277 E ALEJO RD UNIT 121 277 E ALEJO RD UNIT 122 PALM SPRINGS CA 92262.6083 PALM SPRINGS CA 92262-6083 PALM SPRINGS CA 92262-6083 506-531-022 508-531-023 508-531.024 BIA USA BIA USA BIA USA 277 E ALEJO RE) UNIT 123 277 E ALEJO RD UNIT 124 277 E ALEJO RD UNIT 125 PALM SPRINGS CA 92262-6083 PALM SPRINGS CA 92262.6033 PALM SPRINGS CA 92262-6083 508-031-025 508-531-026 508-531.027 BIA USA 508 USA BIA USA 277 B ALEJO RD UNIT 125 277 E ALEJO RD UNIT 201 277 E ALEJO RD UNIT 202 PALM SPRINGS CA 92262-6083 PALM SPRINGS CA 92262.6085 PALM SPRINGS CA 92262-0085 508-531.028 508-531.029 508531-030 BIA USA BIA USA BIA USA 277 E ALEJO RA UNIT 203 277 E ALEJO RD UNIT 204 277 E ALEJO RD UNIT 205 PALM SPRINGS CA 92262-6085 PALM SPRINGS CA 92262-6085 PALM SPRINGS CA 92262-6085 508531-031 508-5W-032 508.531-033 BIA USA SUNDEAN GRACE C TRUST BIA USA 277 E ALEJO RD UNIT 205 500 HIGH ST 277 E ALEJO RD UNIT 208 PALM SPRINGS CA 92262.6085 SANTA CRUZ CA 95060.2643 PALM SPRINGS CA 92262-6085 508-531-034 508-5st-035 508-531-036 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT209 277 E ALEJO RD UNIT 210 277 E ALEJO RD UNIT 211 PALM SPRINGS CA 92262-6085 PALM SPRINGS CA 92262-S086 PALM SPRINGS CA 92262-8086 508-531-037 508-531-038 508-531.039 BIA USA 508 USA BIA USA 277 E ALEJO RD UNIT 212 277 E ALEJO RD UNIT 213 277 E ALEJO RD UNIT 214 PALM SPRINGS CA 92262-8086 PALM SPRINGS CA 92262-6086 PALM SPRINGS CA 92262.6086 506-531-040 508-531-041 505-631-042 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 215 277 E ALEJO RD UNIT 216 277 E ALEJO RD UNIT 217 PALM SPRINGS CA 92262-6086 PALM SPRINGS CA 82262.6086 PALM SPRINGS CA 92262-6086 508-531-043 506-531-044 508-531.045 BIA USA 508 USA BIA USA 277 EALEJO RD UNIT218 277EALEJO RD UNI7219 277EALEJORD UNIT220 PALM SPRINGS CA 92262-6087 PALM SPRINGS CA 92262-6087 PALM SPRINGS CA 92262-6087 508-531.046 506531-047 508531.048 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 221 277 E ALEJO RD UNIT 222 277 E ALEJO RD UNIT 223 PALM SPRINGS CA 92282-6087 PALM SPRINGS CA 92262-8087 PALM SPRINGS CA 92262-6087 508-531-049 506.5314D50 508-531.051 ROBERT M. QUARTAROLA BIA USA 508 USA 4650 STAUFFBR PL 277 E ALEJO RD UNIT 225 277 E ALEJO RD UNIT 226 OAKLAND CA 94619-3032 PALM SPRINGS CA 92262-6087 PALM SPRINGS CA 92262-6089 508.531-052 506.531-053 508-531.054 BIA USA BIA USA 81A USA 277 E AI.EJO RD UNIT P7 277 E ALEJO RD UNIT P2 I 277 E ALEJO RD UNIT P3 PALM SPRINGS CA 92262.6059 PALM SPRINGS CA 92282-6089 PALM SPRINGS CA 92262.6089 508-531-055 506531-056 506531-057 5011 USA 508 USA BIA USA 277 E ALEJO RD UNIT P4 277 E ALEJO RD UNIT P5 277 E ALEJO RD UNIT PS PALM SPRINGS CA 92262-6089 PALM SPRINGS CA 92262.5089 PALM SPRINGS CA 92282-6089 508-531-058 508-531-059 50&531-080 BIA USA 508 USA BIA USA 277 E ALEJO RD UNIT P7 277 E ALEJO RD UNIT P8 277 E ALEJO RD UNIT F9 PALM SPRINGS CA 92262-6089 PALM SPRINGS CA 92262.6081 PALM SPRINGS CA 92=-6081 5118-531.061 BIA USA ` 277 E ALEJO RE) UNIT P10 PALM SPRINGS CA 92262-6061 508-531.062 SIA USA 277E ALEJO RD UNIT P11 PALM SPRINGS CA 92262-6081 I I 507-W-00ZMICFL,)& 507-540-002 1 507-540-003 I NICHOLASSHLEY 'A 521 W LIN �-�" I MARK WILSON 550 NINDIAN CANYON DR RANDY L. DORT 595 THALIA ST PALM INGS CA 92262-7318 PALM SPRINGS CA 92262.6030 LAGUNA BEACH CA 92651-2517 I I 507.540�004 507-540.005 507-540.006 PHIL KIEFFER KENNETH LEVIN JOHN M. & JERALDINE R HERBEL 546 N INDIAN CANYON DR 54-4 N INDIAN CANYON DR 542 N INDIAN CANYON DR PALM SPRINGS CA 92262.6030 PALM SPRINGS CA 92202-6030 PALM SPRINGS CA 92252-6030 507-540-007 507-540.008 513-081.022 HEAVENSTONE COLLECTIONS, THE HEAVENSTONE COLLECTIONS, THE ERNEST L. & ANITA M G05LE 1 560 N INDIAN CANYON DR 707 E TAHQUITZ CANYON WAY STE 23 390 N PALM CANYON OR PALM SPRINGS CA 92262-6030 PALM SPRINGS CA 92262-6774 PALM SPRINGS CA 92262.5642 513-061-007 513-081.021 5134181.006 KM PROP WHITEHEAD G & W PARTNERS WHITE THERS INVESTMENTS CO 4511 SUNNY DUNES RD NO B 73612 HIGHWAY 111 144 SUNRISE WAY STE 104 PALM SPRINGS CA 92264 PALM DESERT CA 92260.4022 LM SPRINGS CA 92262.3700 513-081.020 513-081-017 513.081-016 T. PRENESTI CARMINE ESTHER LEVY HARRY NOSCATFL ttrl 360 N PALM CANYON DR 43755 LOUISIANA S7 335C E PALM SPRINGS CA 92262.5642 PALM DESERT CA 92211-7579 P SPRINGS CA 92262.4211 513-081-015 513-082.038 513-082-026 ALI & VIDA MOLAZADEH ROMAN CATHOLIC BISHOP OF $6 RICHARD J. & LINDA M. RICCIO 310 N PALM CANYON DR 1201 E HIGHLAND AVE 2155 W PALM CYN DR PALM SPRINGS CA 92262-5642 SAN BERNARDINO CA 92404-4607 PALM SPRINGS CA 92252 513-082-002 513-082.034 513-082-005 SCOTT A. & A R. LYLE �u l ALEXANDER & BORIS REX ROSE LARRY & CONNIE BRAMOWETH 1111 E T QUITT CANYON WAY STE 109 PO BOX 5625 911 W RACQUET CLUB RD PAL PRINGS CA 92262-0113 PALM SPRINGS CA 92263-5626 PALM SPRINGS CA 92262-1841 61$-082.007 513-082.023 513-082-008 JAMES JAY GAUDINEER REDEVELOPMENT AGENCY CITY OF PALM PROP CAVANAUGH 600 W PANORAMA RD 3200 E TAHOUITZ CANYON WAY 445 N PALM CANYON DR PALM SPRINGS CA 92262.2742 PALM SPRINGS CA 92262.6959 PALM SPRINGS CA 92262-5602 513-082-040 513.082-039 513-032.022 REDEVELOPMENT AGENCY CITY OF PALM SALVATORE J. BIANCO COFFMAN POST 519 AMERICAN LEGION PO BOX 2743 435 N PALM CANYON DR 400 N BELARDO RD PALM SPRINGS CA 92263.2743 1 PALM SPRINGS CA 92262.5602 PALM SPRINGS CA 92262.5654 513-082-011 513-082-027 513-082-042 MICHAEL S. HOFFMAN JOSEPH GARCIA 1 STREET FO0 OUR7 MAIN 650 S EUGENE RD 419 N PALM CANYON OR 121 S P CANYON DR PALM SPRINGS CA 92264-1514 PALM SPRINGS CA 92262.5602 PAL RINGS CA 92262.6338 on 507.195.017 507-195.014 507.193-001 CYNTHIA A. & MARIO BERARDI DAVID MILOT VERA GAJITCH 343 E VIA COLUSA 11555 SE 8TH ST STE 200 333 E VALMONTE SUR PALM SPRINGS CA 92262-6048 BELLEVUE WA 98004-0447 PALM SPRINGS CA 92262-6036 513-082.040 513-081-011 REDEVELOPMENT AGENCY CITY OF PALM HARRY N. CATEL `UH PO BOX 2743 335 C NO NORTE PALM SPRINGS CA 92263-2743 P SPRINGS CA 92262.4211 507-540-001 507-540-002 507-540.003 NICHOLAS MI AEL & ASHLEY MARK WI�CA'N'� 11.rS" RANDY L DORT 521 W LIN VISTA DR 550 N IN ON DR �•Y I 595 THALIA ST PALM RINGS CA 92262-7$18 PAL PR92262-5030 LAGUNA BEACH CA 92651-2517 $07-540.004 507-540-005 507.540-006 PHIL KIEF KENNETH IN J0HN M. & JE 'IN E R. H E R 6 E L 546 N I IAN CANYON DR Y I 544 N I AN CANYON PR i� ..Y 542 N IN CANYON DR PA SPRINGS CA 92262-6030 I P SPRINGS CA 02262.6030 l�f/✓ PAL RINGS CA 92262-5030 507-540-007 HEAVENST E COLLECTIONS, THE 560 N I AN CANYON DRn' PAL PRINGS CA 92262.6030 507-193.011 WILLIAM R. & ELIZABETH A WICKHAM 330 E VIA COLUSA PALM SPRINGS CA 92262.6049 513.081-007 PRDP WHIT AO n n 4511 SUN DUNES RD NO S PALM RINGS CA 92264 513-031-020 T PRENEST RMINE 360 N P CANYON DRKk PAL RINGS CA 92262-5642 I 513-081-017 ESTHER L I�.-,y� 43755L ISIANA ST '�jlr� PAL ESERT CA 92211-7579 507-540.006 HEAVENSTON OLLEOTIONS, THE 707E TAM ITZ CANYON WAY STE 23 n PALM INGS CA 92262-6774 {`"/µl{/ 508-0$1-002 RICHARD & STANTON GROMAN 12165 SUMMIT PL BEVERLY HILLS CA 90210-1366 ' 513-081.027 G & W PAR' 4RS 73612 WAY 111 PA DESERT CA 92260.402,2 i 1513-081.009 T. PRENESTI CARMINE 360 N PALM CANYON DR PALM SPRINGS CA 92262.5542 513-081.018 G & W PARTNERS 73612 HIGHWAY 111 PALM DESERT CA 92260-4022 507-195-018 COLONY PALMS PACIFICA 5220 PACIFIC CONCOURSE DR LOS ANGELES CA 90045.6277 508-031-001 VIEW CRIPPLED CHILDRENSFOUNOATION 12370 MIRACLE HILL RD DESERT HOT SPRINGS CA 922404010 513.081-022 ERNEST L. & ANITA M GOBLE 390 N PALM CANYON OR PALM SPRINGS CA 92262-5642 513-081-008 WHITE BROTH INVESTMENTS COo,, 1445 N SU E WAY STE 104 PALM S INGS CA 02262.3700 51$-081.019 G & W PARTNERS 73612 HIGHWAY 111 PALM DESERT CA 922604022 513-081.010 G & W PARTNERS 73512 HIGHWAY 111 PALM DESERT CA 022604022 66> 513-081-016 513-081-015 513.082.038 HARRY N CATEL 1� " ALI & VIDA MOLAZADEH ROMAN CATWOLIC HOP DF 58 335 C 10 NORTE 310 N PALM CANYON DR 1201 E HIGH AVE J P SPRINGS CA 92262-4211 PALM SPRINGS CA 92262.5642 SAN BBR ❑INO CA 92404-4507 513-082-025 1 513-082-002 513-082-034 RICHARD J. NDA M RICCIO SCOTT A & GINA R LYLE ALEXANDER & IS REX ROSE 2155 W M CYN DR 1111 E TAI•IQUITZ CANYON WAY STE 109 PO 8OX 562 1 PAL PRINGS CA 92262 PALM SPRINGS CA 92262-0113 PALM SP GS CA 92263.5626 513-082-006 513-082-007 513-082-023 LARRY &,p6NIr BRAMOWETH JAMES JAY UDINEER REDEVELOPMENT ENCYCITYOF�M 911 W CQUET CLUB RD �,,W_ 600 W P DRAMA RO 3200 E TAHQU CANYON WAY 1 PA SPRINGS CA 92262-1841 PAL PRINGS CA 92262.2742 PALM SPR S CA 92262.6959 513-082-008 51$-082-030 513-082-022 PROP CAV AUGH SALVATOR BIANCO 'f�y�,�'y� COFFMAN POST AMERICAN LE ION 445 N P 'IC CANYON OR 435 N P CANYON DR v I' 400 N BELAR D PAL PRINGS CA 92262-5602 PA SPRINGS CA 92262-5502 / PALM SP GS CA 92262-5$54 513-082.011 513-082-029 518-082-027 MICHAEL S. PFMAN POST 0519 AMERICAN LEGION OEPT OF JOS�EP GAR50 S E NE RD 400 N SELAROO RD 419 A CANYON DRA PRINGS CA 92264-1514 PALM SPRINGS CA 92262-5654 PALRINGS CA 92262-5602 513.082.013 513-082-043 513-082-042 MICHAEL S. & SHEILA I. HOFFMAN COMMUNITY REDEV AGENCY CITY OF PALM STREET FOO CURT MAIN ul 650 S EUGENE RD 3200 E TAFIQUITZ CANYON WAY 121 S PAL ANYON DR PALM SPRINGS CA 92264.1574 PALM SPRINGS CA 92262-6959 PALM INGS CA 92262-6338 1513-082-035 SPRINGS ENTS LLC PALM 369 N PALM CANYON DR PALM SPRINGS CA 92262-5601 I 1 513-082-036 513.070.010 I 333 N PALM CANYON CITY OF PALM SPRINGS 201 WILSHIRE BLVD STE A28 PO BOX 2743 SANTA MONICA CA 90401.1209 PALM SPRINGS CA 92263.2743 I 513-070-008 505.322.004 505-322-D01 i CITY OF PALM SPRINGS UNIVERSITY LA SIERRA UNIVERSITY LA SIERRA PO BOX 2743 4700 PIERCE ST 1 4700 PIERCE ST PALM SPRINGS CA 92263-2743 RIVERSIDE CA 92505-3331 RIVERSIDE CA 92505-3331 505322-002 505-324-002 505-324-001 UNIVERSITY LA SIERRA REDEVELOPMENT AGENCY CITY OF PALM SHAUL & CAROL MEZRAHI 4700 PIERCE ST PO BOX 2743 PO BOX 2399 RIVERSIDE CA 92506-$301 PALM SPRINGS CA 92263-2743 RANCHO MIRAGE CA 92270-1086 .07 507-105-017 CYNTHIA A. & 0 BERARDI 343 E VIA C SA PALM SPMINGS CA 92262-5048 507-195-014 .ion L DAVID MILD (�, �q 115558 HST $TE 200 bY' U BEL UE WA 98004.6447 513-082.040 REOEVELop T AGENCY CITY OF PALM PO BOX 2 PALM RINGS CA 92263-2743 N10'all:1<ami VERA GA"TC 333 E VA NTE SUR PAL RINGS CA 92262-6036 'i 513-081-017 HARRY N. M A7EL 335 CAM NORTE PAL PRINGS CA 92262-4211 507-540-001 DIBARI NICHOIAS MICHAEL & ASHLEY 552 N INDIAN CANYON DR PALM SPRINGS CA 92262 508-031-001 ANGEL VIEW CRIPPLED CHILDRENSFOUNDATION 462 N INDIAN CANYON DR PALM SPRINGS CA 92262 513-081-008 WHITE BRO RS INVESTMENTS CO 383 N I N CANYCN DR Ir`r"'M� PA PINS CA 92262 513-081-010 G & W PARTNERS 351 N INDIAN CANYON OR PALM SPRINGS CA 92262 513-062-038 ROMAN CATHOLIC BISHOP OF SB 151 W ALEJO RE) PALM SPRINGS CA 92262 513-082-034 ROSE A ER & BORIS REX 463 N P CANYON DR d'" " pAL RINGS CA 92262 513-082-011 HOFFMAN MICHAEL S 423 N PALM CANYON DR PALM SPRINGS CA 92262 513-082-036 333 N PALM CANYON 333 N PALM CANYON DR PALM SPRINGS CA 92262 505-324-001 MEZRAHI SHAUL& CAROL 515 N PALM CANYON OR PALM SPRINGS CA 92262 508-031-017 AGUA CALIENTE BAND OF 901 EAST 7AHOUITZ CANYON WAY PALM SPRINGS CA 92262 507-540-003 507-195-018 DOR7 DY L..� PACIFICA ONY PALMS 548 INDIAN CANYON DR 572 N IAN CANYON DR P M SPRINGS CA 92262 P,ALM SPRINGS CA 92262 513-081.007 513.081-021 WHITEHEAD PROP G & W PARTNERS 391 N INDIAN AVE 378 N PALM CANYON DR PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 513-081-020 613-081-017 CARMINE T PRENESTI LEVY ESTHER 368 N PALM CANYON DR 342 N PALM CANYON DR PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 513-081-016 513-061-015 MOSCATEL HARRY N MOLAZADEH ALI & VIDA 340 N PALM CANYON DR 324 N PALM CANYON DR PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 513-082-026 513-082.002 RICCIO RICHARD J & LINDA M LYLE SCOTT A. & GINA R. 493 N PALM CANYON DR 483 N PALM CANYON OR PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 513-082-DO6 513-082-007 BRAMOWETH LARRY & CONNIE GAUDINEER JAMES JAY 461 N PALM CANYON DR 457 N PALM CANYON DR PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 513-082-013 513-082-042 HOFFMAN MICHAEL S. & SHEILA I MAIN STREET FOOD COURT 407 N PALM CANYON DR 395 N PALM CANYON DR PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 505-322-001 505-324-002 LA SIER IVERSITY REDEVELOPMENT AGENCY CITY OF PALM 575 N M CANYON DR SPRINGS P SPRINGS CA 92262 151 W ALEJO RD PALM SPRINGS CA 92262 507-195.014 MILOT ID 375 IA 00LUSA v M SPRINGS CA 92262 508-031-017 AGUA CALIENTE BAND OF CAHUILLA INDIANS 600 EAST TAHOUIZ CANYON WAY PALM SPRINGS CA 92262 513-081.011 1 41 'TEL RY N I l/�.✓,f/ 311 N IN CANYON DR PALM RINGS CA 92262 1 508-031-018 AGUA CALIENTE BAND OF 901 EAST TAHQUITZ CANYON WAY PALM SPRINGS CA =62 508-531-049 QUARTAROLA ROBERT M 4650 STAUFFER Pl. OAKLAND CA 94619 5OM31-018 AGUA CALIENTE BAND OF CAHUILLA INDIANS 600 EAST TAHOUITZ CANYON WAY PALM SPRINGS CA 92252 508-531-032 SUNDEAN GRACE C TRUST 500 HIGH STREET SANTA CRUZ CA 95060 RECEIVED - rrw\ 3'AtRtb MAY 2 4 2006 PLANNING SERVICES rt� 5D5-325-D03 CITY OF PALM SPRINGS PO BOX 2743 PALM SPRINGS CA 92253-2743 PALM SA ;H l�� * c COFeOI�aiE� �9 `A�*¢/ q(IIF Tr rlA' City ®f balm Springs Office of the Cicv Clerk 3200 L Vignu� Canyon Way • Palm Springs, California 92262 Tel: (760) 23-8204 • Pax- (760) �22-8332 • Web• www.ri.palm-sprines.cu.us September 22, 2006 Ms. Claudia Salgado Bureau of Indian Affairs P.O. Box 2245 Palm Springs, CA 92263 Dear Ms. Salgado: RE: City Council Meeting — October 4, 2006 Palm Springs LLC, Lawrence Rael Planned Development District 324, Tentative Tract Map 34190 The City Council of the City of Palm Springs will be conducting a public hearing relating to the above referenced on October 4, 2006- Enclosed are twenty-five (25) copies of the public hearing notice to be forwarded to the appropriate Indian landowner(s) within the 400 ft. radius of the project location and postage paid envelopes, and mailing labels identifying each parcel of land. Attached to this correspondence is Exhibit A listing each parcel for recordkeeping purposes. Please feel free to contact me if there are any questions or concerns, 323-8206. Sincerely, Kathie Hart, CIVIC Chief Deputy City Clerk /kdh l-KUSERS\C-CLKOdeanng NouceslPHN to BIA- Wwcncc Real 10-04-06 doc Encl-. Exhibit A Public Hearing Notice (25 copies) Postage Paid Envelopes (25 each) Mailing Labels Post Office Box 274• Palm Springs, California 92263-2743 5M531-001 508-531-002 508.531-003 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 101 277 E ALEJO RD UNIT 102 277 E ALEJO RD UNIT 10S PALM SPRINGS CA 92262-6082 PALM SPRINGS CA 02262-SC82 PALM SPRINGS CA 92262.6082 50&531-004 508-531-005 5DB-531-006 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 104 277 E ALEJO RD UNIT 106 277 E ALEJO RD UNIT 107 PALM SPRINGS CA 92262.6082 PALM SPRINGS CA 92262.6082 PALM SPRINGS CA 92262-0082 508-531-007 508-531-008 508-531-009 508 USA 508 USA BIA USA 277 E ALEJO RD UNIT 108 277 E ALEJO RD UNIT 109 277 E ALEJO RD UNIT 110 PALM SPRINGS CA 02262-6082 PALM SPRINGS CA 92262.6082 PALM SPRINGS CA 92262-0084 505-531-010 508-531-011 508-531.012 BIA USA BIA USA BIA USA 277 E ALEJO RP UNIT 111 277 E ALEJO RD UNIT 112 277 E ALEJO RD UNIT 113 PALM SPRINGS CA 92262-6084 PALM SPRINGS CA 92262-5084 PALM SPRINGS CA 92262.6084 508-031.013 508-531-014 508-531-015 508 USA 503 USA 508 USA 277 E ALEJO RD UNIT 114 277 E ALEJO RD UNIT 115 277 E ALEJO RD UNIT 116 PALM SPRINGS CA 92262-6084 PALM SPRINGS CA 92252-0064 PALM SPRINGS CA 92262-6084 503-531-016 508-531-017 503531-018 BIA USA 508 USA BIA USA 277 E ALEJO RD UNIT 117 277 E ALEJO RD UNIT 118 277 E ALEJO RD UNIT 119 PALM SPRINGS CA 92262-6084 PALM SPRINGS CA 92262-6084 PALM SPRINGS CA 92262.6083 508-531-019 50&531-020 508-531-021 508 USA BIA USA 503 USA 277 E ALEJO RD UNIT 120 277 E ALEJO RD UNIT 121 277 E ALEJO RD UNIT 122 PALM SPRINGS CA 92262-608$ PALM SPRINGS CA 92262-6083 PALM SPRINGS CA 92262-0083 508-531-022 508-531-023 508-531-024 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 123 277 E ALEJO RD UNIT 124 277 E ALEJO RD UNIT 125 PALM SPRINGS CA 92262-6083 PALM SPRINGS CA 92262.6083 PALM SPRINGS CA 92262-6083 508-531-M 508-531.026 508331-027 BIA USA 508 USA BIA USA 277 E ALE.JO RD UNIT 126 277 E ALEJO RD UNIT 201 277 E ALEJO RD UNIT 202 PALM SPRINGS CA 92262-6083 PALM SPRINGS CA 92262-6085 PALM SPRINGS CA 92262-6085 50&531-028 508-531-029 508-531.030 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 203 277 E ALEJO RD UNIT 204 277 E ALEJO RD UNIT 205 PALM SPRINGS CA 92262-6086 PALM SPRINGS CA 92262-6085 PALM SPRINGS CA 92262-5085 508-531-031 508-531-032 508-531-033 BIA USA SUNDEAN GRACE C TRUST BIA USA 277 E ALEJO RD UNIT 206 500 HIGH ST 277 E ALEJO RD UNIT208 PALM SPRINGS CA 92262-6085 SANTA CRUZ CA 9506C-2643 PALM SPRINGS CA 92262-4�085 508-531.034 SM-531.035 5013-531-036 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 209 277 E ALEJO RD UNIT 210 277 E ALEJO RD UNIT 211 PALM SPRINGS CA 92262-6085 PALM SPRINGS CA 92262-6086 PALM SPRINGS CA 92262.6086 508531-037 508-531-038 508.531.039 BIA USA 508 USA BIA USA 277 E ALEJO RD UNIT 212 277 E ALEJO RD UNIT 213 277 E ALEJO RD UNIT 214 PALM SPRINGS CA 92262-6086 PALM SPRINGS CA 92262-6086 PALM SPRINGS CA 92262.6085 508531-040 508-531-041 508531-042 BIA USA BIA USA 61A USA 277 E ALEJO RD UNIT 215 277 E ALEJO RD UNIT 216 277 E ALEJO RD UNIT 217 PALM SPRINGS CA 92262-0086 PALM SPRINGS CA 92262-6036 PALM SPRINGS CA 92262-6086 508531.043 508-531-044 508-531-045 BIA USA 508 USA BIA USA 277 E ALEJO RD UNIT 218 277 E ALEJO RD UNIT 219 277 E ALEJO RD UNIT 220 PALM SPRINGS CA 92262-WS? PALM SPRINGS CA 92252-6087 PALM SPRINGS CA 92262-0087 508-531-046 508531-047 508-5314M BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT 221 277 E ALEJO RD UNIT 222 277 E ALEJO RD UNIT 223 PALM SPRINGS CA 92262-6087 PALM SPRINGS CA 92262-6087 PALM SPRINGS CA 92262-6037 508-531-049 508-531-050 508-531-051 ROBERT M. QUARTAROLA BIA USA 508 USA 4650 STAUFFER Pl. 277 E ALEJO RO UNIT 225 277 E ALEJO RD UNIT 226 OAKLAND CA 94619.3032 PALM SPRINGS CA 92262-6087 PALM SPRINGS CA 92262-�089 508531-052 508-531-053 508-531.054 BIA USA BIA USA BIA USA 277 E ALEJO RD UNIT P1 277 E ALEJO RD UNIT P2 277 E ALEJO RD UNIT P3 PALM SPRINGS CA 92262-6089 PALM SPRINGS CA 92262.6089 PALM SPRINGS CA 92262-6089 508531-055 508-531-056 5DB-531-057 508 USA 508 USA BIA USA 277 E ALEJO RD UNIT P4 277 E ALEJO RD UNIT P5 277 E ALEJO RD UNIT P6 PALM SPRINGS CA 92262.6039 PALM SPRINGS CA 92262-5089 PALM SPRINGS CA 92262-6089 508-531-058 508-531-059 508-531.060 BIA USA 508 USA BIA USA 277 E ALEJO RD UNIT P7 277 E ALEJO RD UNIT P8 277 E ALEJO RD UNIT P9 PALM SPRINGS CA 92262-6089 PALM SPRINGS CA 92262.6031 PALM SPRINGS CA 92262-6081 508-531-061 BIA USA 277 E ALEJO R❑ UNIT P10 PALM SPRINGS CA 92262.6081 506.531-062 BIA USA 277 E ALEJO RD UNIT PI PALM SPRINGS GA 92262.6061 CONTENTS Landscape Plan Floor Plans Elevations Site Sections Tentative Tract Map DATE August 31, 2006 M Rael Development Corporation (Developer) Architecture Demarest (Project Architect) Doug Hudson (Design Architect) Fong Hart Schneider Partners (Landscape Architect) KCT Consultants (Civil Engineer) k .I i l � _� \ \ � V I\J I I • lll� e 1 10104106 ITEM F a I �� Itl❑IAN fANVE18 E1RiVF ] PAf1A CANYON DRIVE LEGEND x nmsne,rau WE H I C U A " 9 1 Y U, AY, V! 3 PALAI 0M01 O>1:f RCCEIITFAi.YG P!Yp < 9 CIHSTRfE iifES RI REVAI4 fie• " 5 01 ssPv757 1+�� ° %,lAVS s1: x"Ine wof SPAMD S 9 OUTP103 FA91iOOS4R105'IONFRS M3 PCOL AREA xo SY BE.F. r \ \ \ x[ 5[1.11 PJIATE CAlkl. a FOOL FEU[ INDGTi 33 HS'ICIIXr^RCCc55 A'.1P yam\ 14 O=rOxAL5Pa55'111H14 Fr111'ST PAr4 15 P.'MT thW?GaTE5 [6 4'AM4 T09£ IN AUAIL FA55RGC v OUEOU.i LL SE05F ARM {, 4 �[ WRIER FUTUIE -, Y[PN birmIM1. T`INFEMA: P.ES LV:pSVFFOIER�:.CfS i L xx POOICOpRF ..ITxVIAgR FEATURE A:] 1IMT1. AS 'x POSCUF F9C ALURI1RFa ACRRIIFR 1R[WS 33 1116'OFEP FOOifOJ4rCY x{ SF:.r.YALT1'all I ; :I S •S SCIkc AE f� f ] t i C OEpllllp 6}RCE4 Ehm S LAN DSCAP E CONCEPT PIAN - - - - �4 ONE 4 NORTH PALPA CANYON DRIVE PALM S PRI NGS, CALIFORNIA p !O O3 '0 Li:; xiVAT'IC.:mSCARAFP: Rs c'�:ncs r=n Fc-: r:o- i' 1 Ex<c1c'.�r�e uaoseuEPu.11 oieslx 7� -- `- 1 I l! [ lit sn O mrn urcz wFi _ SERA( I. r � f LI riti�r \\ \\\\\\\\ I \\ \\ \\\\ ILANU USE CALCULA11ONS I w M'w ° � � si: I n�,a. sm ^• L4..a �� �14C0 1 F�23 N AA0 �rvmcm,rx�Fm vi iwssn�ewie+.+ m F� w VICINITY MAP Z v_, N O z U Q \ Q V Z W C7 W Z a Z 0 N � a K 0Z a � N IC[C'IA W! A102 \ \ ILANO USE CALCULATMNS _ Mt. r .wrs wmm.. srs n,� sr yr F.w.,.a n V� I 1M�WJf�S IDA9 �+�, S�Z] �V'CNm10. tl fJ21 I ,mx �i:o-+s .si�v i,ok race, .M"-msual SITEg $r Y a 1 INOIAN CANYON DRIVE YIClNLTY MAP /\ . _. _.., _._ _._. _._, _, .._._, _._. BUILDINGXx I � �x N --- a,..I p ` m 3 Kul I BUILD G A+ - - - -- _--_-- — w wen g ] BLULOING 0 wr u - - - uurwuu MT11 -M1 L a rtn 111jil _ r„ COURTYARD r BI!€UiL01MG C a'"f ti BUILNN_G C COURTYRRO I �_ J__ L L ' J 0U OFO. O --,w, BUII�01 G E 4 PENTHOUSE Y F f PENTHOUBE �. B B I 1 PENTHOUSE.. ❑ ❑ ❑ ❑ ❑ � ' ❑ f--- I E1 ❑ me ❑ ❑ [[ ❑ - PALM CANYON 0RI4E (:15ECO"D FLOOR SITE PLAN- - GRAM r � ❑ \ s°re P � �� z 0 z U L J d 2 06 z C6 LL a Z m o \ \ ` \ILANN 115E CALCl1LAIlQYSI I �i6� � 1 � R Y•6 i' �F`�ar�{�m N ss —f ��cw SIR i6f� \\ I 1 1rjHim �r :s PENTHOUSE INDIAN CANYON DRIVE — .—._.—. _.—.—._,—,__ — BUILDING ea I — �w N Ivuwuu• m nu:!u Him 0 Cl L— El El❑ ❑ n I� r� n ❑ PALM CANYON BRIO€ THIRD FLOOR SITE PLAN VICINITY MAP N xl WA c Cr-LliOC Li. swc r-cr \MN A AJ O4 - — f \ 1 PENTHOUSE PENTHOUSE PENTHOUSE MPENTHOUSE ILAND USE CALCULATIONS IHTI.+• �o� 91II5� INDIAN CANYON DRIVE TF4 9 ffM7 m 7 W . BUILDING i1rt P I I I BUILDING 133 _ Zf LE BUILDING D r r. R 9 m I BUILDING E \\� �r.—.—....... ...... ...... ...... ...... ❑ ❑ ❑ ❑ ❑ n r1 r1 r ❑ ❑ El PALM CANYON DRIVE FOURTH FLOOR SITE PLAN 0mr_u-r MAW sm ❑ snc rj� �� I MaNITY MAP N w L.L n Z O z U a O I, zC6 z Lu Z a N 0 < a A105 f \\ \ LAStiO DSf CALCl1LATICNS I \ 0.S4X]Mww¢ 1Ya'+rO6 a i ssl� a 113! '11 f6 I W�'IW R Il lAa I N. �L �E�1916^ T 11pET llAlll R !kE INDIAN CANYON DRIVE . . ... . . . . . . ��uii�I u�nu i UNE%CAVATEO I RESIDENCE PARKING !0'Y. lA9 311 �1111f II�i1Ii � I VICINITY MAP n 1 "'P uRExcnvATEo � — ti ' � Y I I � I C r \ s ' i I \ r I l 3 1 r � — I I J ow a 9� I —�: mop _. I 1 I�IL � -- - — — — — —— I I I I I 1I� � BUIDING E � RETAIL PARKING lIALIM lX9 N nxzv lxa a �Ilrll�ll!�Inllllllf�ll��'I�Ili�ll��ll�l��llnllnll .� . — - — - — - — - — - 1 1 - — - — a — - — a — - — - — - — - — - — a — - — El ❑ ❑ ❑ ❑ n F--I PALM CANYON DRIVE i— ON GRADE x m ua ulwa � "xaxo 9A9 mru --.--:_,_.� ❑ n ❑ 017 f CGARAGE PLAN n1-Ir-a tl1ARiC SAE A101 i i I`mow. . 4 g�f llll I I 1 .iii. '' j i ...�. �� HIM �nii� la Ili�lli s two ' �� III •�i� ��i� � l —j x 3 i E jt� 7 3 i inb N'nm31 1"w Dw: Idr N.nn.: Ro i,i%,n Wtv ARCHITECTURE OEMAREST ; .3 l.r. — I i 1.. f\ '.r f:N: Ys II I.ia•1.1,. El NORTH ELEVATION p WEST ELEVATION Q SOUTH ELEVATION p EAST ELEVATION BUILDING B1 ELEVATIONS 0 S 16 32 FT 1� RAEL DEVELOPMENT CORP. PALM SPRINGS, CA Jnh Nn: oso37 [�klc na,r. Fi Ir Nana: ❑sir: Rcii., Rnc. ❑r, o n Lv. ARCHITECTURE DEMAREST Q PEDESTRIAN STREET ELEVATION 0 COURTYARD ELEVATION BUILDING C ELEVATIONS 0 0 16 32 FT 0� RAEL DEVELOPMENT CORP. PALM SPRINGS, CA ➢a'. Rn pan¢ ❑al%: ❑ran n L.,. ARCHITECTURE DEMAREST 41 EAST ELEVATION BUILDING C ELEVATIONS 0 8 16 32 FT 1� RAEL DEVELOPMENT CORP. PALM SPRINGS, CA p NORTH ELEVATION Ia6Nn M31 ham ❑:Ir: Pil. Nam.: Nw Df,"A by ARCHITECTURE DEMAREST 0 WEST ELEVATION BUILDING E ELEVATIONS 0 8 /6 32 FT RAEL DEVELOPMENT CORP. PALM SPRINGS, CA ]nb K." ON31 I .oc ❑am. Pm, Ehaan 6r: ARCHITECTURE DEMAREST p EAST ELEVATION © WEST ELEVATION BUILDING F ELEVATIONS 0 0 16 32 FT mmmm� RAEL DEVELOPMENT CORP. PALM SPRINGS, CA Da' Wtv: 0 _ SOUTH ELEVATION BUILDING F ELEVATIONS Q 6 16 32 FT mp� ARCHITECTURE DEMAREST RAEL DEVELOPMENT CORP. PALM SPRINGS, CA -', =11 --1- I I 1 IMF olli i ilor ]nb Kn ams I Jr Nmn.. ITIe R VI'E.2 I].n. Praw IN I• ARCHITECTURE DEMAREST I Li'pue. , .,,.,.c.e V a kill e H� z -.-1-1 -11F - &- 1- -UL = = i _ EK ��. i I. i , ::� 'l :� li :i I� � �� � li �. ..I ..I. .I :i �.'i :: •'I III II I � � � � �I; :�� � JI 'I :: � �� I I. I II I! II iI . i1: �:� I I l �� II � . i •i II. II : 'll .:III , i1 : I 'k1 .'I : II IF: . 'il f1 11 1 © EAST ELEVATION r p WEST ELEVATION BUILDING G ELEVATIONS 6 a 16 32FT RAEL DEVELOPMENT CORP. PALM SPRINGS, CA hb 7:n: mm 1%'ll[ u.IIC. Fle Nana. ❑alc kc%Roll Pale: ARCHITECTURE DEMAREST .,I[ �,[lil.,!\'4::. p WEST ELEVATION BUILDING H ELEVATIONS 0�6 32 FT RAEL DEVELOPMENT CORP. PALM SPRINGS, CA �I 3 ( x 1 •1 9� 3 3 S IF Mail Itlill I El EAST ELEVATION 13 NORTH ELEVATION lk No: OU31 b,or [lair: I'i Ir N•nnr: D.w R.+i.um 0.irc. ❑n,ui Lr. ARCHITECTURE DEMAREST 0 SOUTH ELEVATION NORTH CLOVELLY BUILDING (133) ELEVATIONS a a 16 32 FT mmmmp� RAEL DEVELOPMENT CORP. PALM SPRINGS, CA D WEST ELEVATION jl� -1 114-Ir daill6l.i 13 EAST ELEVATION OW3t Dm. Re% i,iLih D.il.: Di.nby: ARCHITECTURE DEMAREST Q11 9 I m F-1 L;7 F-1 F1 17�7-1 77771 El SOUTH ELEVATION will .;,I 0 NORTH ELEVATION SOUTH CLOVELLY BUILDING (D) ELEVATIONS 0 8 16 32 FT mmmw� RAEL DEVELOPMENT CORP. PALM SPRINGS, CA BUILDING C C NORTH TRANS4 SE SITE SECTION BUILDING A BUBDING C BULGING C Plrlwm I —a-] us7r c_� 67/l3M B3 BUILDING C .11-x I W T C-P -- -F C-i I I LNT 7 Lo O1 I LNi IYx\ Vl wi++ L�ttMD I.xx o-+ lNi o-+ CWR AkG ` 4Ni er+ II II I■illl II I II >� I I Ilo 0 olfi l II II � f C EAST LONGITUDINAL SITE SECTION Lust YYi F]�� II4T C-2 Tuw, II 1 CdIRNFRD ' z- COURTYARDuvr o-t �' LTTi o-+ .�rx CWEST- LONGITUDINAL SITE SECTIGN Q M3C 1 YF n n zae +•-m w z O z Q' U J Q d MAP. ."'W...—W:.Am, � I rl" 5 I E175E4. ia[4: I + -THE EE-1 'v E•SRC1 DiIC I asnv, wa D.E I ELNIDl 3.•13, osrv_1 Ra's= ; 1 I 1 if LJ L Lv17 •L Eu9'Ess osr._i 1c4 INDIAN CANYON ,L D DTVE - Li u5 --_ - - �� II I[]` • £ `T2'I 'LyJ�❑ r L Pr __J r ✓� lJEIIIB,J 2'N', [N ]• Cetl1_oled . I II 1 c LLnD.rt DSc. 'r !I jr 11 1 Cnaszmm xs1H1 i l E.6LY]Il,Sy IIIrII95e,.B L°•AICG i] CIL fsY izD.+o nESnc rxv_Dc_R EcO11`, PV181. 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B'o-7n N .AS ioT_[E EWTIE➢1.11LA IT IS'B'_.1 IT nxlu.>_ PROJECT NOTES: I 1H1 .1..111 .w I`T o6 I'll LEES rvE D!T„ cc:. -101s u1-1E,>IP 0l TE- "In n%I, i 2 Ill O, N'1AGC FLCIIRCS N'L EE �'S1.'.'c'G 1D 1V1111 THE lCp-.L AA STONY R01+5 S ETS r4.^.IITY S TALL MVPLY 61111 CIIRREyT I Z. IEED ALOES, P wsEV Lr] < iiF .1 NB ELL1]] FY V'.E 61 -iz 5 c i TTc SITE 15 I.OT 6111-1'1 1.4 R'ClST-Ffl] 0 SE,1.11 SR•YE- z".- yI.. IAIi J%S 1LVT z11E.. JHI.11]1 M.E S Tlc 517 Is I..T AITH'. A FLn]] zcll C. EAS:p I.. i RIMI, C! EFIIA PILL I1D ..D 5 3.-1 M1. APir In. 1--O, TEA, CC9LFATCN 2C•.0 C ] rt. r' _a0 4� A& FnIRATCH PV:1S Y'LL BC 54E JIaTEB M1101 ED ELIIL<I.G PuIIT EIVIHL 9 FFOF-CS SM4LL CCIIPEI W 1F L°TRE el CC Th- VIII CFII IHE W1_ 9 TICS FRO}y IS A]T PArCr TD O%EFRC.L :: J'.]AiX4. Cn- TI P4Z11 l0 mS [a5n4431 Ln n'. n'Ol Y-I=CICE ISV0%EL` HIS m,-I TMC PHDCCr aannsv •= To BE REPOrn 11 ttC?C R?E IIO IIE11 S1FEE15 FRY'J $=� I. 1RE?E e'[ I.0 L1. A,. MCPIr[l , AA] / C4 I15u4lJj $FL02ruRC5 C'.-SITC iS 1 E ARE N] NI:.'.I:1 E'IDNI{AEO Oi 5'[OVEII I,r T411]'1 Ln;/,Tp 0'1-STC 1. 1.0 reOl_Cr rAnsl.G IS P9CPCSE9 TENTATIVE TR4 C T NO. 34190 FOR CONDOMINIUM PURPOSES LEGAL DESCRIPRON: PROJECT REPRESENTATIVES: [ee 1 i ]4 -1 IT rm- eu vs Fr�a 11-- r. eLr „RIJi ANi YIATER ism i c: Lc'1 _ EL.]CR A, ]r m CF]n! IF 2r . G Hie 3- r'N! : ReL LE+LLSHC'1i 4-1 •/S.[3 o.T A x. �� .. I `nE E C�nlo "lE 1, O V'F5. PC_C-+LS CE SA pry] r.]LAn -V"FL, 09�E 4 5 . " LAAHINIE -1L 50 s---5as] ZONING AND LAND USE. ;ZCFHONE OAVER E.N�n' PU VL L'J'.IM1C IC tl,i 'l L1P ]FV SEO) LEM13aL C]V11: ��Y_ 2.]rv_ jC-�i Nio �L .'ITED '911.r i1]4TAHN5,,:••'_• - j160! ]�O-9ic, LEE C•I]11'1.'. Vl+] FTSI.f3L51':_Sc S C•VFL' O' 11f0 PP:t]$D 1F.0 VEL 11 •7] - Fc A• /RzsIErhH, 4c,,% ]V HLYI E,IC, rV $51_ C6. AIT LS �PCIILE �•R E_EC I:i C 1N.14 :'nn1: L'I5.'.:r [:•»�.- FY n' r�<31 e.a-e215 . ew -in. 1. - - ' oo PARCEL NUMBERS: iaoo;-,D-I:H- ASSESSORS qr ENG 51]-BIH-Wa, 2. Cas. Ccw. o,u]s Y nl] RN 6Ccalrnlx s]u LL-?cL GI xo SE 1,aal .surf _ - u =e1,1 un 6 PA{u 35 R, (9511 3<1-5]<B E`i Ri] -11 Ar C .F Clli` .. PROJECT DATA: sn1 oc'. ¢ap. 1rL s�zao 1EEo.1 GAS liRBl 5P]-e]5• TO I S l H, noas Ea ET [ . 95 L]B[s7 1a1:1 Aa:A N'3 v1,15R ED rr 1 ] 9; rB[51 9E cu ¢PP Am CABLE 1981 L:F'J.VC VC '? caEEE . a].c1. s. cF .1]:5-a]cR F o I. uoss 9:.If Erq re. ] TOPOGRAPHY - - / IIn An•1 Pw. PE^.c r. Ral >lc-s.= l raor 9.1__11 Lw. PEl Av IAL Yw,=a➢FlL UAF1AC Ccu4mD IV 11.u'413 .EnAL C•.L, 09-+]-e G] l 1➢ CIE-1 EY r.0 LEGEND.' _ E, $ E,. uCNr Er 1n4: .1-III -_ D1c11. rEr 1CR. 1 nIRLI AX "I'Ll YELI'pn:: - .- !SREI£C15L i RIX - - E.1s :+: L•S u4E =cE G nu [P1 Llr: as rc =omx Pa. rlK 01 loll. I'll E il�Liq 13,i FC' I L A}AP PREPARED UNDER DIRECTION OF. PE-iv37114R•C aCr WM1SLLiA15. :; Hr nM1IE -r- nr c4•ro a cc'am�aE 51at = sirE_=' s'a 'I - llllll m = r!o ]Ar prASI:N5 E � a z _ _ I I I qF pllli2 LYN elY 1 I I I I I , I KCT CONTSULTANTS, INC. LOCATION MAP ME 5 IN R P.111 BIBS ..1 1.5. FG IRS. I., 1' IR FEE PTr OF P4W SPFING5, ii} 1C OF CALFCFNIA B14M! R.4HH I TENTATIVE TRACT On No. 34j90 B lO 40 EO 12D LEO ZPTA A [cI�IC-V Gi FOP COAlOO14lINIUI.f PURPOSES c ALL 1 INCH - w ,� T 1 P ._I. o or L9DA. n Iss_R, u.l ro-s