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Home My WebLink About2/21/2007 - STAFF REPORTS - 1.A. 'P ALM Sw V 1/. • x x F "2yoieo`"�P` c'441p°R` City Council Staff Report DATE: February 21, 2007 Public Hearing SUBJECT: THE NICHOLS BUILDING, A MIXED-USE DEVELOPMENT — CASE NO. 5.1110 PLANNED DEVELOPMENT DISTRICT 327 FOR A PROJECT CONSISTING OF FOUR RETAIL STORES ON THE GROUND LEVEL AND EIGHT MULTIPLE-FAMILY DWELLING UNITS ON THE SECOND FLOOR LOCATED AT THE SOUTHWEST CORNER OF HERMOSA I PLACE AND NORTH PALM CANYON DRIVE. FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The Planning staff has received a letter from Mr. James Cioffi, on behalf of the applicant, requesting that Case No. 5,1110, PD 327 be pulled from the February 21, 2007 City Council Agenda indefinitely. Mr. Cioffi is working on some changes to the project and does not know at this point when that will be completed. RECOMMENDATION: 1. Continue this case indefinitely_ Staff will re-notify the area residents and re-advertise when the applicant is ready for a hearing. A grnin;gServices Thomas Wils� , Assistant City Manager Dir or of Pla David H. Ready, City ger Attachments: Letter from Mr. Cioffi received February 20, 2007 J v {�L ir► 11~rS i A-L_ aCr6rT ]. _� z�z o z11 zoo-7 CITY OF PALM SPRINGS CISO PLANNING DEPT. 1 1 1 ATT: FRED LOWNDES 3200 E. TAHQUITZ CANYON WAY a r c H I r c PALM SPRINGS, CA 92263-2743 RE: Continuance on case No- 5.1110 Dear Mr. Lowndes, Per our conversation this morning, I am writing this letter for Jim Cioffi in regards to his request to have the Nichols Building pulled from your hearing agenda indefinitely- He is working on some changes to the building and does not know at this point when that will be done. The case no. 5.1110 Planned Development 327 was scheduled to be on your Feb 21"� public hearing agenda. We will contact your office to have it rescheduled for a future meeting as soon as those changes have been completed- Thank you- Sergio Herrera Office Manager James Cioffi Architect r v1, 2121 E. TAHQEJITZ CANYON WAY, SUITE 3 PALM SPRIHCS, CALIFORNIA 42262-7021 760 325 1557 1AX 760 327 821,1 WW W-JAMESCIOFIIARCHITECT.COn1 PALM SA �0 4� y c V N k I e �ho9nrt "`'`P City Council Staff Resort DATE: February 21, 2007 Public Hearing SUBJECT: THE NICHOLAS BUILDING, A MIXED-USE DEVELOPMENT, CASE NO. 5.1110, PLANNED DEVELOPMENT DISTRICT 327, FOR A PROJECT CONSISTING OF FOUR RETAIL STORES ON THE GROUND LEVEL AND EIGHT MULTI-FAMILY DWELLING UNITS ON THE SECOND FLOOR LOCATED AT THE SOUTHWEST CORNER OF HERMOSA PLACE AND NORTH PALM CANYON DRIVE FROM: David H. Ready, City Manager BY: Office of the City Clerk SUMMARY The public hearing notice was scheduled for publication on February 10, 2007; however, due to an administrative error by the Desert Sun it did not get published in a timely manner. Staff has revised the public hearing notice and prepared a letter to the residents informing them of the revised public hearing date. RECOMMENDATION: 1) Continue to Wednesday, March 7, 2007, at 6:00 p.m.; and 2) Direct the City Clerk to re-notice the hearing. .10 J mes Thompson, City Clerk David H. Ready, City Mana sr Attachment: 1. Letter dated February 15, 2007 2. Revised Public Hearing Notice Item No. 1 A F 4ALM S d -x+�"��TP -'O•pi "1L City of Palm Springs ,* Office of the City Clerk °`•aen�c° 3200 Ta6yuiv.Cmyun Wiry•Pnlm Springs,Calif°miu 922(1 TEL (760)3)3-4104 •'1DD:(76U)s64-9517 February 16, 2007 Dear Resident: You were previously sent a public hearing notice that indicated the City Council would conduct a public hearing for Case No. 5.1110, the Nichols Building, for the property located at 135 West Hermosa Place, on February 21, 2007. In order to fully effectuate notice of a public hearing, the notice shall be mailed to property owners within a 300 foot radius of the proposed project, as indicated on the last equalized tax assessment rolls, and must be published in a newspaper of general circulation within the city. While City staff mailed the notice and ordered the notice for publication, the Desert Sun failed to publish the notice as requested by the City. This came to my attention after the legal deadline to provide published notice. Since notice was not fully effectuated I have recommended that the Public Hearing be continued to Wednesday, March 7, 2007, A revised public hearing notice is enclosed for your convenience and reference. Additionally, the revised notice will be published in the Desert Sun on Saturday, February 17, and Saturday, February 24, 2007. 1 apologize for any inconvenience this may have caused you with respect to providing written or oral testimony at the public hearing. Please do not hesitate to contact my staff, should you have any questions with respect to the scheduling of the public hearing. I look forward to meeting you on March 7, 2007. Sincerely, CITY OF PALM SPRINGS 4 ..�� ames Thompson City Clerk Post Office Box 2743 0 Palm Springs, California 92263-2743 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE NO. 5.1110 PLANNED DEVELOPMENT 327 THE NICHOLS BUILDING 135 WEST HERMOSA PLACE NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of March 7, 2007. The City Council meeting begins at 6:00 p.m. 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 Cioffi Architects on behalf of Nichols Properties to construct a two-story mixed-use structure consisting of four separate retail units on the first floor, eight residential apartments on the second floor, two spas, a pool, partially covered parking lot and associated landscaping located at 135 West Hermosa Place, Zoned C-1/R3, Section 10. ENVIRONMENTAL DETERMINATION: This project is Categorically Exempt under Section 15332 (In-fill Development Projects) of the Guidelines for the Implementation of the California Environmental Quality Act (CEQA). REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are also available for public review at the 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 (mail or hand delivery) to James Thompson, City Clerk 3200 East 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 Fred Lowndes, Associate Planner, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta carta, porfavor (lame a la Ciudad de Palm Springs y puede-habLar con Nadine Fieger (760) 323-8245. mes Thompson, City Clerk s Department of Planning Services w ++E Vicinity Map s a z =J�jTACHEVAH DR O } z 6 L S 0. Z C 2 1! O PL t � kLAMtOA z E -AL-AME DA z w y O � z ❑ � 4 Legend Project Ares Re 7 ^ 7ES L�J 400 Buffer Map Created Augul 1C,2006 Uiclnlry Map for APN SOS.ZG9.006 CITY OF PALM SPRINGS CASE NO: 5.1110 PD-327 DESCRIPTION: To consider an application by CiofF Architects on behalf of Nichols Properties to construct a APPLICANT: Cioffl Architects for two-story mixed-use structure consisting of four separate Nichols Properties retail units on the first floor, eight residential apartments on the second floor, two spas, a pool, partially covered parking lot and associated landscaping located at 135 West Hermosa Place, zoned C-1/R-3, Section 10. APN: 505-263-006. OF?ALM 3p�' u` N City ®f Palm Springs Office of the City Cleric H * C�HYOImfeO^1 � D200 H.'laliyuiiZ C.auynu Way • Palm SprUugs•, CaLlurmu 92262 <' �P Tcl: (760) 323-S204 • Pax: (760) 322-8332 • Wcb: wwwxi.pa1m-spring5.ca.u5 q�/FORS AFFIDAVIT OF MAILING 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 Cioffi Architects on behalf of Nichols Properties to construct a two-story mixed- use structure consisting of four separate retail units on the first floor, eight residential apartments on the second floor, two spas, a pool, partially covered parking lot and associated landscaping located at 135 West Hermosa Place, was mailed to each and every person set forth on the attached list on February 15, 2007, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (104 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. . ..Dated at Palm Springs, California, this 15t" day of February, 2007. AMES THOMPSON City Clerk /kdh H%USERSIC-CLK1Hear nq NoticesWLridavit-Nicholas Bldg-1.doc Post Office Box 2743 0 Palm Springs, California 92263-2743 NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE NO. 5.1110 PLANNED DEVELOPMENT 327 THE NICHOLS BUILDING 135 WEST HERMOSA PLACE NOTICE 15 HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of February 21, 2007, The City Council meeting begins at 6:00 p.m. 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 Cioffi Architects on behalf of Nichols Properties to construct a two-story mixed-use structure consisting of four separate retail units on the first floor, eight residential apartments on the second floor, two spas, a pool, partially covered parking lot and associated landscaping located at 135 West Hermosa Place, zoned C-1/R3, Section 10. ENVIRONMENTAL DETERMINATION: This project is Categorically Exempt under Section 15332 (In-fill Development Projects) of the Guidelines for the Implementation of the California Environmental Quality Act (CEQA). REVIEW OF PROJECT INFORMATION: The staff report and other supporting documents regarding this project are also available for public review at the 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 (mail or hand delivery) to: James Thompson, City Clerk 3200 East 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 Fred Lowndes, Associate Planner, Planning Services Department at (760) 323-8245. Si necesita ayuda con esta Carta, porfavor (lame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger (760) 323-8245. ?ees-Thompson, City Clerk r/ro ran 3�7 r / 505-261-0 505-261-006 505-261-007 Villa D Las Palmas Apartmen 1081 North Palm Canyon Lle Ralla E Horne 197 is Lola 21 993 N Patencio Rd PO Box 3389 Pa Springs, CA 92262 Palm Springs, CA 92262 San Rafael, CA 94912 505-261-008 505-261-009 505-261-010 eter Sauls *M* Peter Sauls *M* Joseph W Clayes M N Monterey Rd 648 N Monterey Rd 346 Tamarisk Rd 'alm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 305-261-011 505-261-012 505-261-021 Janet Brackey David M & Linda Morrow Allen Ravert 80 Arlington Ave E 220 W Hermosa P1 12161 Ventura Blvd Saint Paul, MN 55117 Palm Springs, CA 92262 Studio City, CA 91604 505-261-022 505-263-001 505-263-006 Allen Ravert .lay Jacobs Stephen C Nichols 12161 Ventura Blvd 950 N Prescott Dr 679 N Palm Canyon Dr. Studio City, CA 97604 Palm Springs, CA 92262 Palm Springs, CA 92262 505-263-007 505-263-009 505-265-002 ,eith W Volk Tr Wallau Margaret Mohr 1.75 W Hermosa Pl 615 Esplanade 704 N Oakhurst Dr 'alm Springs, CA 92262 Redondo Beach, CA 90277 Beverly Hills, CA 90210 605-265-003 505-265-004 505-265-005 3ieroty Prop Artisan Lofts Llc Sonia Carrera-Vanek 6022 Wilshire Blvd 201 195 S C St 250 250 E1 Camino 213 Los Angeles, CA 90036 Tustin, CA 92780 Tustin, CA 92780 505-265-006 505-265-007 505-265-008 Sonia Car=era-Vanek John Halderman Argyros D & 1 250 El Camino Real 213 30391 Marbella Vis 2613 Monogram Ave TusL•in, CA 92780 San Juan Capi, CA 92675 Long Beach, CA 90615 505-265-009 505-265-010 505-265-011 .&gyros D & 1 Argyros D & 1 John Halderman ?813 Monogram Ave 2813 Monogram Ave 30391 Marbella Vis -ong Beach, CA 90615 Long Beach, CA 90815 San Juan Capi, CA 92675 505-265-012 505-265-013 505-265-014 David Mackey John Pedicini John Pedicini 3146 John F Kennedy Blvd 20051 SW Cypress St 20051 SW Cypress St Jersey City, NJ 07306 Newport Beach, CA-92660 Newport Beach, CA 92660 505-265-015 505-265-016 505-265-017 John Pedicini Artisan Lofts Llc Sieroty Prop 20051 SW Cypress St 195 S C St 250 6022 Wilshire Blvd 201 Newport Beach, CA 92660 Tustin, CA 92760 Los Angeles, CA 90036 505-266- 505-266-002 505-266-003 Grego Can Matthew J Craig Scott A Stettaford 15 hlermosa P1 1 155 W Hermosa P1 2 155 W Hermosa Pl 3 alm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 505-266-004 505-266-005 505-266- Joan M Greer Rodney C Slusser Dougl Humphrey �sM 1931 Girard Ave S 155 W Hermosa P1 4S 33 W Venice Way /�- Minneapolis, MN 55403 Palm Springs, CA 92262 andler, AZ 85226 505-266-007 505-266- rim 505-266-009 Patricia Shaffer Lane er Matthew Striggles 10061 Riverside Dr 1013 6 Sepulveda Blvd 343 Pine St Toluca Lake, CA 91602 os 4 N Angeles, CA 90049 Bridgewater, MA 02324 505-266- 0 M 505-266-0 505-266-012 Glen Johanson r Loren eman 4�SI=- �'�)G Peter Rill 10 S Sunrise Way 423 13 Kellam Ave / 255 N E1 Cielo 14018 a1m Springs, CA 92262 os Angeles, CA 90026 Palm Springs, CA 92262 505-266-013 505-266-014 505-266-015 Stephen Lazar Losen Herbert E James A Luciani 239 Park Ave 416 Monterey Blvd PO Sox 1792 Long Beach, CA 90803 Hermosa Beach, CA 90254 Philadelphia, PA 19105 505-266-016 505-266-017 505-266-018 Roger Christiansen Gary J Kinley Gerard Kenzlea PO Box 77393 PO Box 77393 155 W Hermosa P1 25 San Francisco, CA 94107 San Francisco, CA 94107 Palm Springs, CA 92262 505-266-019 505-266-0 505-266-021 Charles L Wallau Glenn anson Jy John E Flores 615 Esplanade 204 155 Hermosa P1 27 1250 Cleveland Ave 112 Redondo Beach, CA 90277 m Springs, CA 92262 San Diego, CA 92103 505-266-022 505-283-002 505-283-003 Villa Spartan Sherrod E Turner Kyle W & Kathryn Corwin 275 Bruner St 860 N Prescott Dr 219 S Timm Rd Hinsdale, IL 60521 Palm Springs, CA 92262 Ridgefield, WA 98642 505-283-010 505-283-011 505-283-012 Robert Kuperman Prescott 5 & Stephen Nichols Stanley K & Deburha Clark 277 W E1 Portal 879 N Palm Canyon Dr 879 N Palm Canyon Dr Palm Springs, CA 92264 Palm Springs, CA 92262 Palm Springs, CA 92262 505-283-01.3 505-283-016 505-283-017 Prescott S & Stephen Nichols Wardens Rector Rec Wardens. & Vestrymen Of P 879 N Palm Canyon Dr 125 W ZI Alameda 125 W E1 Alameda Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 505-283-018 505-283-022 505-285-001 Julie Leverence Prescott Springs Homeowners Brent S & Dru Hall 4348 Van Nuys Blvd 200 5520 Pac Concourse 270 894 N Palm Canyon Dr Sherman Oaks, CA 91403 Los Angeles, CA 90045 Palm Springs, CA 92262 505-285-002 505-285-003 505-285:�PA Icty Brent J & Dru Hall Angel View Crippled Children �85�101tNth Palm Canyon 894 N Palm Canyon Dr 12379 Miracle Hill Rd lston Ave E Palm Springs, CA 92262 Desert• Hot Sp, CA 92240 atle, WA 98102 505-211-�0 �21� 505-285-9 � L 3 505-285- kIll 850 No . h Palm Canyon 13inkow amily :Paul<aSummers 1013oylston Ave E 777 Tahquitz Canyon Way 11 0lm Canyon Dr attle, WA 98102 dlm Springs, CA 92262. lmings, CA 92262 505-285-011 505-285-012 *** 71 Punted *** Wcr Holdings Llc Wcr Holdings Llc 1946 Long Lake Shore Or 850 Glenneyre St Bloomfield Hills, M1 48302 Laguna teach, CA 92651 505-266-011 505-285-006 Loren R. Freeman Sinkow Family 1319 Havenhurst Dr.,Apt. 11 1999 S Caliente Road West Hollywood, CA 90045-4512 Palm Springs, CA 92264-0310 Mr. Peter Frautschy Mr.Peter Frautschy Mr. Matthew Justin(Craig)Valentine 155 W. Hermosa Place,#1 2663 Sunset Street 155 W. Hermosa Place,#2 Palm Springs, CA 92262 San Diego, CA 92110 Palm Springs, CA 92262 Mr,Will Drake Ms.Greer Ms. Greer 155 W. Hermosa Place,93 155 W.Hermosa Place,#4 1931 Grand Avenue S. Palm Springs, CA 92262 Palm Springs, CA 92262 Minneapolis, MN 55402 Mr. Rod Slusser Ms, Beth Nicholas &Ms.Sue Coty Ms. Beth Nicholas&Ms. Sue Coty 155 W. Hermosa Place,#5 155 W.Hermosa Place,#6 224 Jasmine Avenue Palm Springs, CA 92262 Palm Springs, CA 92262 Corona Del Mar, CA 92625 Ms. Patti Shaffer Mr.Steve Pandolfo Mr. Sarah Bander 155 W. Hermosa Place,#7 155 W. Hermosa Place,#8 155 W. Hermosa Place, #9 Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 Mr. Glenn Jo son Mr. Glenn Johanson Mr. Loren Freeman 155 W.JjOrmosa Place,#27 P 0. Box 3010 155 W. Hermosa Place,#11 Pal prings, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 Mr. Loren Freeman Mr. Peter Mr Michael G er /Lr 1319 Havenhurst,#11 155 W. H osa Place, #12 155 W. H osa Place, #13 W. Hollywood, CA 90046 Palm rings, CA 92262 Palm ings, CA 92262 Mr. Michael Grazer Mr, Herb T osen Mr. Herb Thelosen 239 Park Avenue 155 W ermosa Place, #21 416 Montgomery Boulevard Long Beach, CA 90803 Pal prings, CA 92262 Hermosa Beach, CA 90254 Mr.Jim Lu no Mr.Jim Luciano Mr. Christi en IC1� 155 W ermosa Place,#22 r P.O. Box 1792 155 W ermosa Place,#23 Pa prings, CA 92262 Philadelphia, PA 19105 P Springs, CA 92262 Mr,Christiansen Mr.Micha agarine n Mr. Michael Gagarine P.O. Box 77393 155 W ermosa Place,#24 r^ 1 2501 Harrison Street San Francisco, CA 94107 Pa Springs, CA 92262 San Francisco, CA 94110 Mr. Ged Kenslea Mr.Ged Kenslea Mr.Tom Traulmann& 155 W. Hermosa Place,#25 6847 Radford Avenuc,#4 Mr.Andrew Bemoff Palm Springs, CA 92262 North Hollywood,CA 91605 155 W. Hermosa Place,926 Palm Springs,CA 92262 c., Lam. Mr.George F ele&Mr.John Flores Mr.George Fedele&Mr.John Flores 155 W. H osa Place,#26 1250 Cleveland Avenue,#112 Palm rings,CA 92262 u San Diego,CA 92103 �NEIGHBORHiO,Od"pa.O'ALI7I,ON ii F�EPS �Publ,lc'„.earin N�oti'ce MS APRIL HILDNER MR JIM LUNDIN (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) NlcliolsPPiropar4ies'i 'I 241 EAST MESQUITE AVENUE 1243 SO.SAGEBRUSH PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 ' PAC"Meetin' Ot:24',:0,7 MRJO HN HANSEN MS MALLIKA ALBERT MS ROXANN PLOSS (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION) (BEL DESIERTO NEIGHBORHOOD ) PO BOX 252 2241 NORTH LEONARD ROAD 930 CH IA ROAD PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MS DIANE AHLSTROM MR BOB MAHLOWITZ MS PAULA AUBURN (MOVIE COLONY NEIGHBORHOOD) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISE/VISTA CHINO AREA) 475 VALMONTE SUR 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BOB DICKINSON MR BILL SCOTT MR SEIMA MOLOI VISTA LAS PALMAS HOMEOWNERS (OLD LAS PALMAS NEIGHBORHOOD) (DESERT HIGHLAND GATEWAY EST) 755 WEST CRESCENT DRIVE 540 VIA LOLA 359 WEST SUNVIEW AVENUE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262-2459 MS LAURI AYLAIAN HISTORIC TENNIS CLUB ORG MR PETE MORU7_ZI 377 WEST BARISTO ROAD MOQCO,I PALM SPRINGS MODERN COMMITTEE PALM SPRINGS CA 92262 HISTiORIC'ISITE REP I 1 I PO BOX 4738 PALM SPRINGS CA 92263-4738 CITY OF PALM SPRINGS CASE 5A 110 PD 327 VERIFICATION'NOTICE I I I PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS ATTN SECRETARY 506 W. SANTA CATALINA ROAD PO BOX 2743 PALM SPRINGS, CA 92262 PALM SPRINGS,CA 92263-2743 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA AGUA,CALIENTE'BAND'OFCAHUILLA INDIANS INDIANS I 1' 'I I' ll' 1' 777 E TAHQUITZ CANYON WAY, STE.3 PALM SPRINGS CA 92262 MR STEPHEN NICHOLS MR JAMES CIOFFI —�— -r ••--'•ic--.m•,ri'�—^=^q NICHOLS PROPERTIES CIOFFI ARCHITECT '•`4' �� + M"gin• » ' - _•';'•,^, ;!`1 879 N. PALM CANYON DRIVE 2121 E.TAHQUITZ CANYON WAY,#3 OSORS-1'1,:,�I,•, __„;_; „_;, _, � PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92262 MR JOHN SANBORN SANBORN A/E, INC. 1227 S. GENE AUTRY TRAIL PALM SPRINGS, CA 92264